Island Manor is a 169-unit, 1973 condominium of 17 two-story garden buildings across North Collier Boulevard from the Marco Island beach. Units sold at a $325,000 median over 24 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Island Manor
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Island Manor is a 169-unit, 1973 garden condominium of 17 two-story buildings on the inland side of North Collier Boulevard in Marco Island, Florida, directly across the road from the beachfront towers of Seaview Court and a short walk from the Marco Island Civic Association’s Residents’ Beach. It is not on the sand, which is why it is one of the least expensive ways to own a condominium on this stretch of the island: its one- and two-bedroom units of 536 to 787 square feet sold at a median of $325,000 on the Southwest Florida MLS in the 24 months to 2026-10-07. The beachfront towers across the road are covered in our Marco Island Gulf-Front Condos guide. If you are choosing who should sell or buy your unit here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
Island Manor is a 169-unit condominium complex built in 1973 at 87 North Collier Boulevard, Marco Island, FL 34145, on a 6.6-acre parcel east of the boulevard. Its units are one-bedroom flats of about 536 to 540 square feet and two-bedroom flats of 722 to 787 square feet, spread across 17 two-story buildings lettered A to R, with no building Q, according to the City of Marco Island’s parcel and building layers (City of Marco Island GIS).
The recorded name on the Collier County roll is “ISLAND MANOR APARTMENTS OF MARCO ISLAND INC, THE A CONDOMINIUM,” and the association is Island Manor Condominium Association, Inc., a Florida not-for-profit corporation filed on April 17, 1972 under its earlier name, The Island Manor Apartments of Marco Island, Inc. (Florida Division of Corporations). The state condominium register lists the project as “ISLAND MANOR APTS CONDO,” 169 units (DBPR condominium public records). Everything else on this page is built from the county roll and county GIS layers, the City of Marco Island’s GIS and permit records, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records, Florida statute text and City of Marco Island rules.
Island Manor faces North Collier Boulevard between the Aquarius condominium on the north and the Mariner Apartments condominium on the south and east, about 0.1 mile from Admiralty House on Seaview Court and about 0.3 mile from Residents’ Beach in a straight line (U.S. Census Bureau geocoder points, Census geocoder). The Census geocoder places 87 North Collier Boulevard on the east side of the road, and the City’s zoning layer puts the parcel in the RMF-16 multi-family district, with single-family RSF-4 lots behind it to the east.
| Item | Island Manor | Source |
|---|---|---|
| Recorded name | ISLAND MANOR APARTMENTS OF MARCO ISLAND INC, THE A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Address | 87 North Collier Boulevard, Marco Island, FL 34145 (all 169 unit parcels) | Collier County roll |
| Units | 169 (county roll and DBPR agree) | County roll; DBPR project PR1S016139 |
| Year built | 1973 | Collier County roll |
| Heated area | 536 to 787 sq ft; median 722 sq ft | Collier County roll |
| Bedrooms | One bedroom, one bath; or two bedrooms with one bath or one and a half baths | Southwest Florida MLS, 60 months to 2026-10-07 |
| Building type | Low Rise (1-3) on 30 of 31 MLS sales in five years | Southwest Florida MLS |
| Buildings | 17 two-story residential buildings (20 ft), lettered A to R with no Q, plus four one-story accessory structures | City of Marco Island GIS buildings layer |
| Land and zoning | One common parcel of about 6.6 acres, zoned RMF-16 | Collier County GIS parcels; City zoning layer |
| Water position | Inland side of North Collier Boulevard; not on the beach | Collier County GIS parcels; FEMA NFHL |
| Association | Island Manor Condominium Association, Inc., document 723184, Active, filed 1972-04-17 | Florida Division of Corporations |
| FEMA flood zone at the buildings | AE, base flood elevation 9 ft NAVD88 (the southernmost building maps AE 10) | FEMA NFHL, effective 2024-02-08 |
| 24-month MLS closings | 14, median $325,000, 24 months to 2026-10-07 | Southwest Florida MLS |
| Milestone inspection | Not applicable on the record: two-story buildings, no City milestone case | City GIS; City permit portal |
“Island Manor” is a name used by several unrelated Florida companies and properties. This page covers only the Marco Island condominium governed by Island Manor Condominium Association, Inc., Sunbiz document 723184, whose principal address is 87 North Collier Boulevard. The Sunbiz name list also shows the same name, “Island Manor Condominium Association, Inc.,” as a former name under document 728794, a different and unrelated entity, so match the document number 723184 when you search (Florida Division of Corporations). Listings for the complex use the MLS name “ISLAND MANOR APTS.”
If you’re searching for the best realtor for Island Manor in Marco Island, Florida, whether you’re ready to sell your Island Manor home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026), and the honors below are the career record behind that rank.
Recent Island Manor track record (24 months to 2026-10-07, Southwest Florida MLS, the first window with ten or more closings): 14 Island Manor resales total in the market · highest-priced Island Manor sale: $405,115 · median sale-to-final-list ratio: about 95.6 percent. We tracked every one of those 14 Island Manor closings, unit by unit and plan by plan, and the full list is on this page; 9 of them closed in the last 12 months.
Honors and recognition:
Selling your Island Manor home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Island Manor? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
No. Island Manor sits on the inland, east side of North Collier Boulevard, across the road from the beachfront towers and the Residents’ Beach parcel, and its nearest building is about 430 meters, roughly a quarter mile, from the shoreline FEMA maps for the central Gulf beach. It is a walk-to-the-beach complex, not a beachfront one.
Our Marco Island Gulf-Front Condos guide counts only the towers on the beach side; Island Manor is one of the garden complexes across the road that it describes separately. We checked Island Manor’s position ourselves against primary public layers on 2026-10-21 rather than relying on listing language, and the method and results are below.
The Collier County parcel layer draws Island Manor as one common polygon of about 6.6 acres (our measurement of the county polygon), every one of the 169 unit parcels sharing it, between North Collier Boulevard on the west and neighbouring condominium parcels on the north, east and south (Collier County GIS parcels, ArcGIS service). The City of Marco Island’s building layer records 17 two-story Island Manor buildings, each 20 feet high, plus four one-story accessory structures such as the clubhouse and pool buildings (City of Marco Island GIS); the county’s own footprint layer draws the same campus (Collier County building footprints). Measured on FEMA’s National Flood Hazard Layer, the nearest Island Manor building is about 197 meters (about 646 feet) from FEMA’s mapped primary frontal dune, which is also where the VE wave zone begins, and about 433 meters (about 1,421 feet) from the zero-foot shoreline contour FEMA uses as its coastal transect baseline (FEMA National Flood Hazard Layer). USGS public-domain aerial imagery shows the same picture: a garden-style campus of low buildings around parking and a central courtyard, with the boulevard and the beachfront towers to the west (USGS National Map imagery).
The county parcel layer also settles the neighbours. The Aquarius condominium at 167 North Collier Boulevard adjoins Island Manor on the north, and the Mariner Apartments condominium adjoins it on the south and east. Across North Collier Boulevard, about 29 meters from Island Manor’s west line, are the parcels of Gulfview Apartments at 58 North Collier, Crescent Beach at 100 North Collier and the Southwinds condominium. The 15.2-acre parcel of the Marco Island Civic Association, home of Residents’ Beach, begins about 31 meters from Island Manor’s southwest corner, across the road (Marco Island Civic Association, Residents’ Beach). So Island Manor is the middle complex of a row of 1970s low-rise condominiums on the inland side, facing the beachfront towers.
The Florida Department of Environmental Protection’s Coastal Construction Control Line for Collier County, which carries the 1989 line, runs along the west edge of the Island Manor parcel, and every Island Manor building sits on the landward side of it, the nearest about 26 meters (about 84 feet) inland of the line in the state’s layer (FDEP Coastal Construction Control Line layer). That is good news for an owner: the state coastal construction permit required for work seaward of the line under Florida’s Beach and Shore Preservation Act does not reach the buildings themselves (Fla. Stat. 161.053). Whether any specific project needs state review is an FDEP determination from the recorded line and a survey, not from a map layer.
Gulf-front is where a building stands; a gulf view is what you see from a unit. Island Manor is neither, as a rule: it is a low-rise complex across the road from the beach, and the towers on the Gulf side stand between it and the water. What it offers instead is proximity: the beachfront towers and Residents’ Beach are directly across the boulevard. Our Marco Island Gulf-Front Condos guide sorts every corridor building by where it actually stands and leaves Island Manor out of its beachfront figures, and Island Manor’s beachfront neighbour Gulfview Apartments is compared with Island Manor below.
On 2026-10-21 we pulled the Island Manor parcel polygon and the building footprints from the Collier County GIS services, intersected them with FEMA’s flood hazard zones, primary frontal dune, Limit of Moderate Wave Action and coastal transect layers, tested them against FDEP’s Coastal Construction Control Line and the U.S. Fish and Wildlife Service’s Coastal Barrier Resources System units, and read ground elevations at six points across the campus from the USGS 3D Elevation Program (USGS Elevation Point Query Service). Distances are straight-line measurements between the county polygons and the federal layers.
Island Manor suits a buyer who wants a small, walk-up Marco Island condominium a short walk from the central Gulf beach at a price well under the beachfront towers across the road. It does not suit a buyer who needs two full baths, more than about 800 square feet, an elevator, a Gulf view, or a building with a published rulebook and budget.
The sales record describes the buyer by what the complex offers. Of the 31 MLS sales in the five years to 2026-10-07, 10 were one-bedroom, one-bath units of 536 to 540 square feet and 21 were two-bedroom units of 722 to 787 square feet, and 30 of the 31 were labelled “Low Rise (1-3)” (Southwest Florida MLS). The City’s roll shows a homestead exemption on 25 of the 170 parcel records, about 15 percent, so most owners do not live here as their primary home (City of Marco Island GIS). In our reading of those sales, that mix draws three kinds of buyer: second-home owners who want a lock-and-leave base near the beach for part of the year, retirees moving to the island who want a smaller, lower-cost condominium, and buyers who rent the unit when they are away, within the association’s rules.
What Island Manor gives you is price and proximity. In the 24 months to 2026-10-07 the median Island Manor sale was $325,000, against $697,000 for the 18 sales at Gulfview Apartments, the beachfront tower across the street, over the same 24 months (Southwest Florida MLS). What you give up is the beach at the door, the view, an elevator and size: the largest Island Manor plan on the roll is 787 square feet, smaller than the smallest Gulfview plan, and the City’s permit records describe exterior stairways rather than elevators. And like every 1970s Florida condominium, the complex carries rising insurance and maintenance costs, which show up in the condo fee.
We tracked every Island Manor closing on the Southwest Florida MLS for the five years to 2026-10-07, 31 closings in all, and read them against the 150 qualified recorded sales the Collier County data files list for the condominium from December 2011 on. Three things stood out. First, the complex is uniform: four heated sizes cover every unit on the roll, and the 787 square foot two-bedroom plan alone accounts for 18 of the 31 MLS sales. Second, the price path has a clear shape: the county’s yearly median more than tripled, from $114,000 in 2013 to $385,000 in 2023, then eased. Third, the one-bedroom units are the most price-sensitive part of the market: the 3 one-bedroom sales of 2026 closed at $225,000 to $255,000, below every one-bedroom sale of 2022 and 2023.
Island Manor recorded 14 closed sales on the Southwest Florida MLS in the 24 months to 2026-10-07, at a median of $325,000 and a range of $225,000 to $405,115. The 12-month window holds only 9 closings, so the 24-month window, the first of the 12, 24, 36 and 60 month windows to hold ten or more, leads every figure below.
Data updated: October 2026. 24 months to 2026-10-07, Southwest Florida MLS.
| Measure | Value |
|---|---|
| Closed sales | 14 (none entered after closing; all 14 were marketed on the MLS) |
| Median sale price | $325,000 |
| Range | $225,000 to $405,115 |
| Total dollar volume | $4,427,115 |
| Median price per heated square foot | about $462 (median of the 14 per-sale figures) |
| Median days on market | 64.5 days |
| Median sale to final list price | 95.6 percent |
| Sales at or above final list price | 1 of 14 |
With 14 sales, the median is the mean of the 7th and 8th sorted prices, which are both $325,000. One sale in the window, unit A6 on 2026-09-18, was filed on the MLS under the name GULF ISLAND MANOR rather than ISLAND MANOR APTS; we matched it by its 87 North Collier Boulevard address and include it.
| Close date | Unit | Plan (as entered) | Heated sq ft (MLS) | Sale price | Price per sq ft | Days on market | Sale to final list |
|---|---|---|---|---|---|---|---|
| 2024-10-18 | R1 | 1 bed, 1 bath | 540 | $280,000 | $519 | 329 | 93.3% |
| 2025-04-24 | F6 | 2 bed, 1.5 bath | 787 | $325,000 | $413 | 85 | 86.7% |
| 2025-05-01 | N5 | 2 bed, 1.5 bath | 787 | $360,000 | $457 | 73 | 95.2% |
| 2025-05-02 | E8 | 2 bed, 1 bath | 787 | $405,115 | $515 | 34 | 98.8% |
| 2025-06-04 | L1 | 1 bed, 1 bath | 537 | $247,000 | $460 | 56 | 96.9% |
| 2025-12-05 | J4 | 1 bed, 1 bath | 540 | $325,000 | $602 | 849 | 108.7% |
| 2025-12-08 | D10 | 2 bed, 1.5 bath | 787 | $365,000 | $464 | 16 | 92.4% |
| 2026-01-14 | K7 | 2 bed, 1.5 bath | 787 | $300,000 | $381 | 74 | 96.8% |
| 2026-02-25 | J16 | 2 bed, 1.5 bath | 787 | $370,000 | $470 | 32 | 92.5% |
| 2026-03-20 | G3 | 1 bed, 1 bath | 540 | $255,000 | $472 | 46 | 96.2% |
| 2026-07-01 | B4 | 1 bed, 1 bath | 540 | $225,000 | $417 | 154 | 90.0% |
| 2026-07-31 | P15 | 2 bed, 1.5 bath | 787 | $350,000 | $445 | 148 | 93.6% |
| 2026-09-18 | J23 | 1 bed, 1 bath | 536 | $235,000 | $438 | 14 | 95.9% |
| 2026-09-18 | A6 | 2 bed, 1.5 bath | 787 | $385,000 | $489 | 21 | 97.5% |
Source: Southwest Florida MLS, closed sales at 87 North Collier Boulevard, pulled 2026-10-07. Price per square foot and sale-to-list are computed from the MLS sale price, MLS living area and final list price. Bath counts are as entered on the MLS (“1.5” is one full and one half bath).
The Collier County data files, dated 2026-08-29 with recorded sales through 2026-08-24, hold 10 qualified sales at Island Manor in the 24 months to 2026-08-24, with a median of $325,000 and a range of $247,000 to $405,200. A qualified sale is a deed the county codes as an arm’s-length transfer of the unit; the MLS records what listing agents report at closing, and the county’s dates are deed dates. Eight of those ten deeds match an MLS closing at the same price within days. The ninth is the spring 2025 sale of unit E8, recorded at $405,200 on the deed (Official Records 6461/289) against $405,115 on the MLS; the county records the deed consideration and the MLS the reported closing price. The tenth, a $360,000 deed dated 2025-03-24, carries the same price as the MLS closing of unit N5 on 2025-05-01 but not its date, so we do not pair them. Two MLS sales of 2026, units B4 and P15, have no qualified county row in the files we hold, and units J23 and A6 closed after the county extract.
The median Island Manor sale in the last 24 months closed at 95.6 percent of its final list price, so the typical buyer paid about 4.4 percent under the last asking price. One sale of 14 closed above its asking price: the one-bedroom unit J4, listed at $299,000 after 849 days on the market and sold for $325,000 in December 2025. The weakest result was the two-bedroom unit F6, which closed at 86.7 percent of its final list price. That spread is why we price an Island Manor unit from the closed sales of the same plan, not from the ask of the unit next door.
The spread from $225,000 to $405,115 looks wide for one complex, but it is mostly two markets side by side. The 6 one-bedroom sales ran from $225,000 to $325,000 and the 8 two-bedroom sales from $300,000 to $405,115, and the overlap between them is small. Within each plan, condition and finish explain most of the remaining difference.
Island Manor is a walk-to-the-beach garden complex in Marco Island, directly across North Collier Boulevard from Gulfview Apartments, and its value depends first on your plan and then on your unit’s condition against the 14 sales of the last 24 months. Work with Top 1% Real Estate Agents Nationally Since 2008: sellers can start with a free home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or book a buyer consultation.
At Island Manor, the floor plan sets the price band. In the 24 months to 2026-10-07 the 6 one-bedroom sales had a median of $251,000 and the 8 two-bedroom sales a median of $362,500 (Southwest Florida MLS), each the median of its own small group. Over five years the medians were $277,500 and $379,000.
Data updated: October 2026. Southwest Florida MLS, 24 and 60 months to 2026-10-07.
| Plan | Heated sq ft | Sales, 24 months | Median, 24 months | Range, 24 months | Sales, 60 months | Median, 60 months | Range, 60 months |
|---|---|---|---|---|---|---|---|
| One bedroom, one bath | 536 to 540 | 6 | $251,000 | $225,000 to $325,000 | 10 | $277,500 | $225,000 to $325,000 |
| Two bedrooms | 722 to 787 | 8 | $362,500 | $300,000 to $405,115 | 21 | $379,000 | $300,000 to $430,000 |
Each median is the median of that small group only; even-count medians are the mean of the two middle sales.
The county roll records two two-bedroom sizes, 722 and 787 square feet, and the MLS records them as one bath (most 722 square foot sales) or one and a half baths (most 787 square foot sales). In the five years to 2026-10-07 the 3 sales entered at 722 square feet were $350,000, $380,000 and $400,000, and the 18 sales entered at 787 square feet ran from $300,000 to $430,000 with a median of $374,500 (Southwest Florida MLS). The extra 65 square feet has not produced a reliable premium in the record; condition has mattered more.
The one-bedroom units are recorded at 536, 537 and 540 square feet, effectively one plan. Their five-year median was $277,500 across 10 sales, and they have been the most volatile part of the market: two sold at $295,000 in 2022 and 2023, 3 sold for $225,000 to $255,000 in 2026, and one sold for $325,000 in December 2025.
Small units cost more per square foot. Over five years the median one-bedroom sale worked out to about $516 per square foot against about $485 for the two-bedroom units (Southwest Florida MLS, medians of the per-sale figures). A buyer comparing plans should compare monthly carrying cost as well as price, because the condo fee is set by unit, not by price, as the fee section below shows.
Island Manor prices rose steeply into 2022, held in 2023, and have eased since. The county’s qualified sales had a yearly median of $245,000 in 2021, $379,000 in 2022, $385,000 in 2023 and $342,500 in 2025; on the MLS, the 60-month median of $350,000 compares with $325,000 for 24 months and $325,000 for the last 12 months.
Data updated: October 2026. Collier County qualified sales, data files dated 2026-08-29; Southwest Florida MLS, closings 2021-10-07 to 2026-10-07.
| Calendar year | Qualified sales | Median sale | Low | High |
|---|---|---|---|---|
| 2015 | 13 | $135,000 | $110,000 | $210,000 |
| 2016 | 11 | $176,500 | $127,500 | $231,500 |
| 2017 | 8 | $137,500 | $124,000 | $173,000 |
| 2018 | 10 | $166,200 | $122,500 | $202,500 |
| 2019 | 9 | $207,800 | $160,000 | $220,000 |
| 2020 | 13 | $210,000 | $170,000 | $250,000 |
| 2021 | 17 | $245,000 | $175,000 | $295,000 |
| 2022 | 11 | $379,000 | $275,000 | $430,000 |
| 2023 | 9 | $385,000 | $280,000 | $440,000 |
| 2024 | 3 | $365,000 | $280,000 | $400,000 |
| 2025 | 6 | $342,500 | $247,000 | $405,200 |
| 2026 (to 2026-08-24) | 3 | $300,000 | $255,000 | $370,000 |
This is a history table, one year at a time, from the county’s qualified sales; each year’s median mixes one- and two-bedroom units in whatever proportion sold that year, so a single year is not a price signal on its own. Even-count medians are the mean of the two middle sales. The county data files hold 385 qualified sales for Island Manor in all; the 150 dated from December 2011 on are the ones this table and our first-hand review draw on.
| Calendar year | Closings | Median sale | Two-bedroom median | One-bedroom median |
|---|---|---|---|---|
| 2021 (October to December only) | 1 | $295,000 | none sold | $295,000 (1 sale) |
| 2022 | 10 | $364,500 | $381,500 (8 sales) | $285,000 (2 sales) |
| 2023 | 5 | $385,000 | $392,500 (4 sales) | $295,000 (1 sale) |
| 2024 | 2 | $322,500 | $365,000 (1 sale) | $280,000 (1 sale) |
| 2025 | 6 | $342,500 | $362,500 (4 sales) | $286,000 (2 sales) |
| 2026 (to 2026-10-07) | 7 | $300,000 | $360,000 (4 sales) | $235,000 (3 sales) |
| Window to 2026-10-07 | Closings | Median sale | Range | Median price per sq ft | Median days on market | Median sale to list |
|---|---|---|---|---|---|---|
| 12 months | 9 | $325,000 (the median of these 9 sales) | $225,000 to $385,000 | about $464 | 46 | 95.9% |
| 24 months | 14 | $325,000 | $225,000 to $405,115 | about $462 | 64.5 | 95.6% |
| 36 months | 16 | $337,500 | $225,000 to $405,115 | about $464 | 64.5 | 95.6% |
| 60 months | 31 | $350,000 | $225,000 to $430,000 | about $488 | 46 | 96.2% |
The two-bedroom median slipped from $392,500 in 2023 to $360,000 in 2026, and the median days on market rose from 46 over five years to 64.5 over the last two. By the record that is a market that favours buyers. For a seller, it means pricing from the last 24 months, not from the 2022 peak, and presenting the unit’s condition and the association’s paperwork well. For a buyer, it means negotiating room, but also checking why the market softened: rising condo fees and insurance costs are the usual reasons for 1970s complexes, and the fee section below shows the entries.
4 Island Manor units were listed for sale and none was pending on 2026-10-07, asking $239,900 to $399,000, with a median ask of $369,000. 3 of the 4 are two-bedroom units asking $359,000 to $399,000, against a 24-month two-bedroom median sale of $362,500. At last year’s pace of 9 sales, the 4 listings are about 5.3 months of supply.
Data updated: October 2026. Active listings on 2026-10-07, Southwest Florida MLS.
| Unit | Plan (as entered) | Heated sq ft (MLS) | Asking price | Days on market at 2026-10-07 |
|---|---|---|---|---|
| N2 | 1 bed, 1 bath | 540 | $239,900 | 78 |
| J18 | 2 bed, 1.5 bath | 787 | $359,000 | 41 |
| N1 | 2 bed, 1 bath | 722 | $379,000 | 20 |
| J15 | 2 bed, 1.5 bath | 787 | $399,000 | 222 |
9 sales in the 12 months to 2026-10-07 is a pace of 0.75 a month, and 4 active listings divided by that pace is 5.3 months of supply. A buyer can see most of what is for sale in one visit, and a seller is competing with three or four neighbours of the same plan.
The one-bedroom ask of $239,900 sits inside the range of the 2026 one-bedroom sales ($225,000 to $255,000). The two-bedroom asks of $359,000 to $399,000 sit around the 24-month two-bedroom median of $362,500, and the highest of them, at $399,000, had been listed for 222 days on 2026-10-07. Only 3 two-bedroom sales in the last 24 months closed above $365,000. Buyers can use the closed sales on this page to judge each ask; sellers can use them to avoid being the listing that sits.
The Collier County roll records 169 units at Island Manor in four heated sizes, 536, 540, 722 and 787 square feet, all with a 1973 year built. The City of Marco Island’s records describe 17 two-story residential buildings, each about 20 feet high, lettered A to R with no building Q, and unit numbers pair a building letter with a unit number.
Data updated: October 2026. Collier County roll; City of Marco Island GIS; Southwest Florida MLS, 60 months to 2026-10-07.
The City’s building layer records 17 two-story Island Manor footprints and four one-story accessory structures, the clubhouse and pool buildings among them, arranged around parking on the perimeter and a central courtyard (City of Marco Island GIS). That is a garden-style layout, typical of the early 1970s low-rise complexes on the inland side of Collier Boulevard, and quite different from the single towers across the road. The City’s parcel records count each building’s parcel records: A 8, B 8, C 8, D 13, E 8, F 8, G 14, H 6, I 7, J 23, K 9, L 7, M 8, N 7, O 9, P 21, R 6, 170 in all, one of which, in building A, is the roll’s header record for the common elements, which leaves 169 units. Recorded MLS sales in five years carried building letters A, B, D, E, F, G, H, J, K, L, N, O, P and R.
An Island Manor unit number is a building letter followed by a unit number, for example J23 or P15; building J, the largest, holds 23 units and building P holds 21. The numbers do not, on their own, tell you whether a unit is on the ground floor or the second floor, so confirm a unit’s floor and its position in the building from the recorded condominium plat or the association before you rely on it for a view, stairs or noise.
The City’s building layer records every Island Manor building at two floors and 20 feet. The MLS labels 30 of the 31 sales in five years “Low Rise (1-3)”; the remaining one, unit J16 in 2026, was entered as “Mid Rise (4-7)”, which is a listing agent’s entry, not a measurement. City permit records from 2009 describe exit lights by the outside stairways, 38 in total, and we found no elevator permit, so a second-floor unit is a walk-up (City of Marco Island permit portal). For a buyer with mobility needs, ask for a ground-floor unit.
The county roll counts 30 units at 536 square feet, 30 at 540, 47 at 722 and 62 at 787, a roll median of 722 square feet. In the 60-month MLS record, 18 of the 31 sales were the 787 square foot plan, 3 were 722 square feet, and 10 were one-bedroom units of 536 to 540 square feet (Southwest Florida MLS). That is the mix a buyer will meet on the market: mostly two-bedroom units, with a steady minority of one-bedroom units at the entry price.
Island Manor was created in the first wave of Marco Island condominium building: its association was incorporated on April 17, 1972, the state register records the Declaration for the 169-unit project on November 21, 1972, and the county roll dates the buildings to 1973. The recorded Declaration’s book and page were not retrieved for this page.
The roll carries 169 unit parcels, every one at 87 North Collier Boulevard, all coded as condominium units, all with a 1973 year built, under the subdivision name “ISLAND MANOR APARTMENTS OF MARCO ISLAND INC, THE A CONDOMINIUM” (Collier County roll data files dated 2026-08-29). The county GIS draws the common parcel at about 6.6 acres, which is about 25.6 units per acre (Collier County GIS parcels).
The Florida Department of Business and Professional Regulation lists project PR1S016139, file 61067, “ISLAND MANOR APTS CONDO,” 169 units (DBPR Condo_CW extract). The register gives a declaration recorded date of 11/21/1972 and names the managing entity as “ISLAND MANOR APTS. OF MARCO ISLAND, INC.” with a mailing address at 2685 Horseshoe Drive South in Naples, which differs from the association’s own address at the property; who sits at that Naples address is not stated, so confirm the current manager, if any, with the association.
The Florida Division of Corporations shows Island Manor Condominium Association, Inc., document 723184, a Florida not-for-profit corporation filed 1972-04-17 under the name The Island Manor Apartments of Marco Island, Inc., status Active. Its filing history shows amended and restated articles filed 2006-01-17, annual reports through 2021, a reinstatement filed 2022-12-12, and annual reports for 2023 through 2026, the latest on 2026-01-05. Its principal and mailing address is 87 North Collier Boulevard, its officers and directors are all listed at that address, and its registered agent since 2025-04-10 is a Naples attorney (Florida Division of Corporations). A reinstatement usually follows an administrative dissolution for a missed annual report; the association is active today.
The Declaration, its amendments and the bylaws are recorded in the Collier County Official Records and govern leasing, pets, alterations, approvals and assessments. We did not retrieve the recorded book and page for this page; a buyer reads them in the resale disclosure package the seller must provide, or searches the Clerk’s Official Records by the condominium name (Collier County Clerk, records search). The amended and restated articles of incorporation filed in 2006 are public on Sunbiz and are linked in the documents section below.
The association’s principal address is on the property at 87 North Collier Boulevard, no management company appears on its corporate record, and no public association website was found, which points to an on-site office and self-management. Questions about rules, applications and estoppel certificates go to the association office at the property, whose current arrangements a buyer confirms in the resale documents.
Island Manor’s amenities are those of a 1970s garden complex: a shared heated pool, a clubhouse with laundry, shuffleboard, grills and landscaped courtyards between the buildings, with parking around the edge of the campus. There is no beach on the parcel, no dock, no tennis court and no fitness room in any record we read.
The City’s building layer records four one-story accessory structures on the parcel, and City permits show the clubhouse’s flat roof replaced in 2001 and 2010, a pool fence in 2014, and a paver walkway to the pool and barbecue patio in 2022, declared at $2,450 (City of Marco Island permit portal). Rental listings for owners’ units describe a heated pool shared by all residents, shuffleboard and on-site laundry in the clubhouse, which implies that at least some units do not have their own washer and dryer; confirm laundry hookups for any unit you consider.
Owners’ rental listings describe a lanai at every unit, and the City’s permit file holds screen-enclosure permits for two-story, eight-unit buildings. Balconies and lanais are part of the slab edges the association has repaired building by building since 2015, as the permits section below shows.
Parking is in open lots around the perimeter of the campus; no garage or carport appears in the City’s building layer. The nearest beach is Residents’ Beach, about 0.3 mile away in a straight line for members of the Marco Island Civic Association, and Tigertail Beach about 0.9 mile north-west by the same measure. A guest review on one owner’s rental listing records that short-term guests could not use Residents’ Beach, which matches the civic association’s rules described in the rental section below.
Island Manor condo fees, as entered by listing agents on the Southwest Florida MLS, were $6,564 a year on the one-bedroom listing and $8,844 to $9,632 a year on the two-bedroom listings active on 2026-10-07. The association’s budget and its list of what the fee covers are not published online, so a buyer reads them in the resale documents.
Data updated: October 2026. Southwest Florida MLS, listing-entered fees on closings since 2021-10-07 and listings on 2026-10-07.
| Sales in | Entries | Annual condo fee as entered | How entered |
|---|---|---|---|
| 2021 | 1 of 1 sales | $4,596 | monthly |
| 2022 | 10 of 10 sales | $4,596 to $6,896 | monthly or quarterly |
| 2023 | 5 of 5 sales | $5,674 to $7,140 | quarterly |
| 2024 | 2 of 2 sales | $6,888 to $10,044 | monthly |
| 2025 | 6 of 6 sales | $6,884 to $10,036 | quarterly |
| 2026 | 7 of 7 sales | $6,560 to $10,032 | monthly or quarterly |
| Active on 2026-10-07 | 4 of 4 listings | $6,564 to $9,632 | monthly or quarterly |
These are figures as entered by listing agents, not the association’s budget. A listing records the fee in force when it was written, and the one-bedroom and two-bedroom plans pay different fees, which is why each year shows a range.
On these entries the two-bedroom fee rose from at most $6,896 a year on the 2022 sales to $9,632 on the newest two-bedroom listing, about 40 percent, and the one-bedroom fee from $4,596 on early 2022 sales to $6,560 to $6,888 on 2025 and 2026 sales and $6,564 on the current listing. The steepest step falls between the 2023 and 2024 entries, the years when Florida condominium insurance costs pushed fees up across the state; the entries show the size of the increase, not its cause, and the association’s budgets explain it.
The association’s budget, reserve schedule and fee inclusions are not published on any public website we found; owners reach them through the association office. Under Florida law a buyer is entitled, at the seller’s expense, to the annual budget and annual financial statement as part of the resale documents (Fla. Stat. 718.503), and the estoppel certificate states the regular assessment and anything owed (Fla. Stat. 718.116). Which utilities the fee pays, water, trash, cable or none, is a budget question. Sellers can get a free valuation that accounts for the fee, and buyers can book a buyer consultation to read the documents with us.
At the current entered figures, the two-bedroom fee of $9,632 is about 2.7 percent of the 24-month two-bedroom median sale of $362,500, and the one-bedroom fee of $6,564 about 2.6 percent of the one-bedroom median of $251,000. That ratio is why the fee, not the price, is often the first number Island Manor buyers ask about.
Owning at Island Manor costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, application fees for buyers or tenants, an estoppel fee at sale, and any special assessment the association adopts. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449 (general fund, water pollution control and Conservation Collier), Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s taxable value resets to just value the year after purchase, and a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.
Listing agents have entered an Island Manor application fee of $100 on most recent listings and $150 on three of the four listings active on 2026-10-07, with no transfer fee entered (Southwest Florida MLS, as entered). The association’s own fee schedule was not read for this page. Florida law lets an association charge a transfer fee only when its documents require it to approve the transfer and provide for the fee, caps it at $150 per applicant, counts spouses or parents with dependent children as one applicant, and bars a charge for renewing a lease with the same tenant; the statute also provides for inflation adjustment of the cap (Fla. Stat. 718.112(2)(k)).
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing, not after. At Island Manor the request goes to the association office at 87 North Collier Boulevard.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $362,500 Island Manor sale carries $2,538 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 $290,000 loan, 80 percent of that price, that is $1,015 and $580. 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 $362,500 taxable value (the 24-month two-bedroom median) and a listing-entered condo fee of $9,632 a year: the fee is $802.67 a month; property tax at 8.9535 mills is $3,245.64 a year, or $270.47 a month; together that is $1,073.14 a month before HO-6 insurance, electricity, mosquito control and any non-ad valorem charge on the tax bill. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Island Manor is governed by its recorded Declaration of Condominium and amendments, the association’s articles and bylaws, and the rules its board adopts. No public association website was found, so the Declaration, bylaws, rules and forms come from the association office or the resale package. The amended and restated articles of incorporation filed in 2006 are public on Sunbiz.
We did not retrieve the recorded Declaration, the bylaws, the current rules or the association’s forms for this page, so this guide states no Island Manor rule on leasing, pets, renovations, parking or guests as fact. Those documents govern, and a buyer reads them in the resale package before the contract becomes binding.
Island Manor’s units sit in two-story buildings whose slab edges, roofs and openings belong to the association, so any work touching a balcony, an exterior wall or a window needs the board’s approval first. Separately, most alterations inside a Marco Island condominium need a City of Marco Island building permit, and the City’s flood code treats work worth 50 percent or more of a building’s market value, counted cumulatively, as a substantial improvement (City of Marco Island floodplain documents).
Florida insurers grant credits for roof strength, roof-to-wall connections and opening protection documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711). In a condominium most of those features belong to the building, so ask the association for the building’s current form when you shop for an HO-6 policy.
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records under Fla. Stat. 718.111, which gives the association 10 working days to make them available after a written request.
Island Manor owners do rent their units: at least two owners market their one-bedroom units to vacation guests on travel booking sites, which shows that seasonal or short-term rental happens in practice. The minimum lease term, the number of leases a year and any approval process are set by the recorded Declaration and the association’s rules, which we did not read for this page.
The City of Marco Island has no vacation rental registration program to check: City Council declared its 2022 rental registration ordinance null and void in October 2023, relying on the 2023 state law change (SB 250), and nothing has replaced it (City of Marco Island Resolution 23-54; Gulfshore Business). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association: condominium documents can restrict rentals on their own, which is why the Island Manor Declaration and rules are the ones that govern. Transient rentals also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Short-term renters at Island Manor cannot use Residents’ Beach, about 0.3 mile away: the Marco Island Civic Association admits renters only on a lease of a year or more, and owners of developed property and long-term renters join as members (Marco Island Civic Association, Residents’ Beach). A guest review on one owner’s rental listing says exactly that. A short-term renter’s beach is a public one: Tigertail Beach to the north-west or South Marco Beach to the south (see the daily logistics section).
The Island Manor pet rules were not confirmed for this page: the association’s rules are not public text we read, and listing remarks are not a substitute. A buyer with a dog or cat should read the Declaration and the current rules before contracting, and should not rely on a listing’s pet field.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals). Any such request goes to the association in writing.
Whatever the Island Manor rules say, pets are prohibited at Residents’ Beach and at the civic association’s Sarazen Park (MICA regulations notice, 2023-02-08), and dogs are not allowed on Marco Island’s public beaches either.
We found no published age restriction for Island Manor, and no Housing for Older Persons Act designation appears in any document we read. Confirm in the Declaration; a 55 and over designation would show there.
Island Manor sits in FEMA flood zone AE, the coastal floodplain, with a base flood elevation of 9 feet NAVD88 at the complex and 10 feet at its southernmost building, on FIRM panel 12021C0828J effective 2024-02-08. The buildings are landward of the state’s Coastal Construction Control Line and outside the Coastal Barrier Resources System.
Data updated: October 2026. FEMA, USGS and state layers queried 2026-10-21 and 2026-10-22.
| Test | Result | Source |
|---|---|---|
| FEMA zone at the 87 N Collier Blvd geocode point | AE, base flood elevation 9 ft NAVD88, Special Flood Hazard Area | FEMA National Flood Hazard Layer |
| FEMA zone at the southernmost building | AE, base flood elevation 10 ft NAVD88 | FEMA National Flood Hazard Layer |
| FIRM panel and effective date | 12021C0828J, 2024-02-08 | FEMA National Flood Hazard Layer |
| Ground elevation at six points across the campus | 6.3 to 7.4 ft NAVD88 | USGS 3D Elevation Program |
| Coastal Construction Control Line | Every building landward of the 1989 line | FDEP layer |
| Coastal Barrier Resources System | Outside | USFWS CBRS mapper |
Method: the parcel and the address point were tested against the FEMA National Flood Hazard Layer (FEMA NFHL; FEMA Flood Map Service Center), with ground elevation read from the USGS 3D Elevation Program (USGS Elevation Point Query Service) and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper (USFWS CBRS mapper). A point test is a map indication, not a flood determination; each building’s Elevation Certificate gives the structure’s own rating.
At the six points we read, the ground sits about 1.6 to 2.7 feet below the 9-foot base flood elevation (9.0 minus 7.4 is 1.6; 9.0 minus 6.3 is 2.7). The buildings date from 1973, decades before the current map took effect, so the elevation of each building’s lowest floor comes from its Elevation Certificate, which the association or the City floodplain office can supply. The City of Marco Island’s flood code requires new or substantially improved construction to put the lowest floor at the higher of base flood elevation plus one foot or the road-crown tests in the code (City of Marco Island floodplain documents). For a ground-floor Island Manor unit, that is the single most important number in an insurance quote.
A search of the City’s permit records at 87 North Collier Boulevard found no association permit describing storm, surge or flood repair after Hurricane Ian in 2022 or Milton in 2024, and the complex’s permit volume in 2022 and 2023 shows no post-Ian spike (City of Marco Island permit portal). That suggests no major building-wide storm repair was permitted; it does not rule out unit-level damage, so ask the association for its storm and insurance-claim history.
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). With the ground at Island Manor at about 6.3 to 7.4 feet NAVD88, a 7.38-foot storm tide would have put roughly up to a foot of water over the lowest ground there, a rough comparison of two published figures, not a measurement at the property. The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary).
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). The City’s manager told NBC2 the island saw about 2 feet of surge in Milton under a mandatory evacuation notice (NBC2, 2024-10-11).
Collier County Emergency Management assigns storm surge evacuation zones. The state-hosted copy of the county evacuation zones places the neighbouring Mariner Apartments points, a block south, in Collier County zone A, the county’s most surge-exposed zone, and Island Manor sits in the same low ground. Confirm the zone for the address on the County’s Know Your Zone tool before hurricane season (Collier County Emergency Management).
A Island Manor owner carries an HO-6 unit-owner policy for the inside of the unit, personal liability and loss assessments, while the association insures the buildings under its master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and in zone AE a lender will usually require it.
Florida law requires a condominium association to insure the buildings as originally built, using an independent replacement-cost appraisal updated at least every 36 months, and lets the board set the deductibles, which are a common expense the owners share (Fla. Stat. 718.111). Ask the association for the carrier, the wind and flood deductibles and the last renewal premium; in a 1970s complex those three numbers explain most of the fee.
Florida’s unit-owner statute requires every HO-6 policy to include at least $2,000 of loss assessment coverage, so an owner’s policy helps pay a share of an association deductible or uninsured loss (Fla. Stat. 627.714). The association’s policy covers the structure as built; the owner covers interior finishes, fixtures and appliances, so a renovated unit needs higher HO-6 limits.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 does not trigger the requirement; a Citizens policy on a condominium association’s building does (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE.
FEMA’s FloodSmart site says the premium “cannot increase more than 18 to 25% per year for most policyholders,” a cap that usually does not apply to new policies, and adds a Reserve Fund Assessment of 18 percent of the discounted premium, an HFIAA surcharge of $25 for a primary residence or $250 otherwise, and a $47 federal policy fee for most policies (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). Ask the seller whether the unit carries its own NFIP policy and whether it can be transferred to you at closing.
FEMA’s list of Community Rating System communities effective 2026-10-01 shows the City of Marco Island, community 120426, at Class 5, a 25 percent premium discount for policies in the Special Flood Hazard Area, with the current class effective since 2023-10-01 (FEMA, CRS Eligible Communities, October 1, 2026). The discount applies to NFIP policies in zone AE like those at Island Manor; your agent applies it.
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). The state’s My Safe Florida Home program writes its standard eligibility around owner-occupied, homesteaded single-family homes (Fla. Stat. 215.5586; My Safe Florida Home).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Island Manor seller completes it for the unit.
On the public record, they do not: Florida’s milestone structural inspection and structural integrity reserve study (SIRS) laws apply to condominium buildings three habitable stories or higher, the City of Marco Island’s building layer records all 17 Island Manor buildings at two floors and 20 feet, and the City’s permit system holds no milestone case for 87 North Collier Boulevard. Florida still requires the Island Manor budget to carry reserves for roofs, painting and paving, which owners can vote to waive or reduce.
On Marco Island the City, not Collier County, runs the milestone program and holds the reports. A search of the City’s permit system for 87 North Collier Boulevard returned 799 permits and no milestone project on 2026-10-22, while neighbouring towers such as The Prince carry milestone cases (City of Marco Island permit portal; City of Marco Island GIS). That is what a two-story complex below the statutory threshold looks like in the records; the association’s written position is still the document to ask for.
Florida Statute 553.899 requires a milestone inspection of condominium buildings “three habitable stories or more in height,” and Statute 718.112(2)(g) requires a SIRS at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height” (Fla. Stat. 553.899; Fla. Stat. 718.112). The 2025 condominium law (HB 913, chapter 2025-175) kept that threshold and tied it to habitable stories (Florida Senate, HB 913 (2025)). Island Manor’s two-story buildings fall below it. The statute measures stories “as determined by the Florida Building Code,” so the association’s engineer settles it in the end; ask the association whether it has determined in writing that the laws do not apply.
Every Florida condominium budget must include reserve accounts for capital expenditures and deferred maintenance, including “roof replacement, building painting, and pavement resurfacing,” plus any item costing more than $25,000 or the inflation-adjusted amount (Fla. Stat. 718.112). For an association that is not required to have a SIRS, the members may vote, by a majority of the total voting interests, to provide no reserves or less reserves than the statute requires. That is the key difference from the towers across the boulevard: the Island Manor owners may have chosen lower reserves by vote, and a buyer should find out whether they did.
Island Manor is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 1.3 miles from the complex in a straight line, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 | Straight-line distance |
|---|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A | about 1.3 miles |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A | about 1.2 miles |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A | about 3.5 miles |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades). Distances are straight lines between U.S. Census Bureau geocoder points (Census geocoder), not driving routes.
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for a specific address with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Island Manor is inside the City of Marco Island, so building permits, flood rules, noise limits and code enforcement come from the City, not from Collier County. The parcel is zoned RMF-16, the City’s multi-family district, with single-family RSF-4 lots directly behind it (City of Marco Island GIS).
A renovation that needs a permit goes through City of Marco Island Building Services. Under the City’s flood code a project costing 50 percent or more of the building’s market value is a substantial improvement that must meet current flood elevation rules (Marco Island Code of Ordinances).
The City bars construction noise from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays (Marco Island Code of Ordinances). An association’s own rules can be narrower; check them for renovation hours before you book a contractor.
The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, and protects burrowing owl burrows with a 33-foot no-parking buffer during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice).
The City’s permit system holds 799 permits, 8 plan or licence cases and 7 code cases at 87 North Collier Boulevard, and the association’s capital work reads clearly from it, with the job values declared on each permit, not contract prices (City of Marco Island permit portal):
Ask the association whether the expired slab-edge permits were completed and how the roof program was paid for.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills, Island Manor’s included; the rate was not set as of 2026-10-07.
Daily life at Island Manor runs through the association office for registration, payments and maintenance, with Marco Beach and Residents’ Beach close by, Tigertail Beach about 0.9 miles away and groceries about a mile up North Collier Boulevard. There is no hospital emergency department on Marco Island.
Island Manor’s electricity comes from the Lee County Electric Cooperative (LCEC), which serves Marco Island, and water and sewer from the City of Marco Island utility; which services the condo fee pays and which the owner pays directly is a budget question for the association.
Residents’ Beach, about 0.3 mile away at 130 South Collier Boulevard, is open to owners and year-round renters who join the Marco Island Civic Association (Marco Island Civic Association). The public options are Tigertail Beach, a Collier County park at 490 Hernando Drive on the island’s north-west shore, about 0.9 miles away in a straight line, with a $10 daily parking fee for non-permit holders per the City (the County lists $8), restrooms and rentals, and South Marco Beach, with about 70 spaces off South Collier Boulevard, about 1.8 miles south (City of Marco Island beach access; Collier County Marco Island beaches). Collier County residents can get a free county beach parking sticker at the public library at 210 South Heathwood Drive.
The nearest supermarkets are on North Collier Boulevard: Winn-Dixie at 625 North Collier Boulevard, about 0.9 miles north in a straight line and open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island), and Publix at Marco Town Center, 1089 North Collier Boulevard, about 1.2 miles, open 7:00 a.m. to 9:00 p.m. (Publix store 622).
NCH runs an urgent care center at 40 South Heathwood Drive on the island, about 1.1 miles away in a straight line, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Marco Island City Hall at 50 Bald Eagle Drive is about 1.1 miles away in a straight line, the Collier County public library branch at 210 South Heathwood Drive about 1.2 miles, and the City’s Mackle Park at 1361 Andalusia Terrace about 1.3 miles (U.S. Census Bureau geocoder points).
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Fifth Avenue South in Naples about 16 miles and 27 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes).
Island Manor and Gulfview Apartments face each other across North Collier Boulevard, and they are the clearest choice a buyer on this stretch makes: a low-rise garden unit for a little under half the price, or a high-rise beachfront unit with the Gulf at the door. In the 24 months to 2026-10-07 Island Manor’s median MLS sale was $325,000 against $697,000 at Gulfview.
Data updated: October 2026. Both buildings, Southwest Florida MLS pulled 2026-10-07; county roll data dated 2026-08-29.
| Yardstick | Island Manor | Gulfview Apartments |
|---|---|---|
| Units (county roll) | 169 | 264 |
| Year built (county roll) | 1973 | 1975 |
| Buildings and height | 17 two-story garden buildings, walk-up | One high-rise tower on the beach |
| Heated sq ft (county roll) | 536 to 787 | 1,071 to 2,311 |
| Water position | Inland side of North Collier Boulevard | Beachfront, Gulf side |
| Closed sales, 24 months | 14 | 18 |
| Median sale, 24 months | $325,000 | $697,000 |
| Sale range, 24 months | $225,000 to $405,115 | $575,000 to $1,010,000 |
| Median $/sq ft, 24 months | about $462 | about $644 |
| Median days on market, 24 months | 64.5 | 63 |
| Median sale to final list, 24 months | about 95.6 percent | about 95.3 percent |
| Closed sales, 12 months | 9, median $325,000 | 11, median $699,000 |
| Listings on 2026-10-07 | 4 active, none pending | 7 active |
| Annual condo fee as entered on current listings | $6,564 to $9,632 | $10,600 to $10,892 |
| Milestone inspection | Not applicable on the record (two-story) | Phase 2 report accepted by the City |
| FEMA zone and base flood elevation | AE, 9 ft (10 ft at the southernmost building) | AE, 9 ft at the building footprints |
Fees are as entered by listing agents, not association budgets. Gulfview figures come from the same MLS pull and county files, matched to its 58 North Collier Boulevard address; see our Gulfview Apartments guide for its full record.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The lowest price near the central beach | Island Manor | 24-month median $325,000 versus $697,000 |
| The Gulf at the door and a view | Gulfview Apartments | Beachfront tower; Island Manor is across the road |
| More space | Gulfview Apartments | Smallest Gulfview plan 1,071 sq ft; largest Island Manor plan 787 sq ft |
| An elevator | Gulfview Apartments | Island Manor’s two-story buildings are walk-ups |
| A building outside the milestone and SIRS laws | Island Manor | Two-story buildings with no City milestone case |
| A lower annual fee | Island Manor | $6,564 to $9,632 versus $10,600 to $10,892 as entered |
| Fewer competing listings when you sell | Island Manor | 4 active versus 7 on 2026-10-07 |
Island Manor is the middle complex in a row of 1970s garden condominiums on the inland side of North Collier Boulevard, and on a 24-month median it sits between Aquarius and Seabreeze below and Mariner Apartments above. The beachfront towers across the road sell for roughly twice as much.
Data updated: October 2026. Lead window 24 months to 2026-10-07 (12 months for Admiralty House, its first window with ten or more closings), Southwest Florida MLS; county roll data dated 2026-08-29.
| Complex | Side of Collier Blvd | Units | Year built | Typical unit (median heated sq ft) | Lead window: closings and median | Median $/sq ft |
|---|---|---|---|---|---|---|
| Island Manor | East (inland) | 169 | 1973 | 722 | 24 mo: 14, $325,000 | $462 |
| Mariner Apartments | East (inland) | 162 | 1977 | 814 | 24 mo: 10, $417,500 | $513 |
| Aquarius | East (inland) | 150 | 1972 | 508 | 24 mo: 12, $246,000 | $430 |
| Seabreeze (three associations) | Gulf side, second row | 268 | 1969 to 1971 | 508 | 24 mo: 27, $248,000 | $433 |
| Gulfview Apartments | Beachfront high-rise | 264 | 1975 | 1,071 | 24 mo: 18, $697,000 | $644 |
| Admiralty House | Beachfront high-rise, Seaview Ct | 199 | 1973 | 868 | 12 mo: 10, $695,000 | $776 |
Source: Southwest Florida MLS closings matched to each condominium’s street addresses on the Collier County roll, pulled 2026-10-07; Collier County roll.
By unit, Island Manor sits in the middle of the inland row: above the small-unit complexes, Aquarius and Seabreeze, and below Mariner Apartments, whose units are all two-bedroom plans of about 814 square feet. By square foot it is close to Aquarius and Seabreeze, which says the market values the inland row as one location and prices the difference by unit size. Buyers who will pay for the beach itself can compare Gulfview Apartments across the road or Admiralty House on Seaview Court. The beachfront corridor is mapped in our gulf-front condos guide, the island in our Marco Island guide, and the mainland alternative in our Naples versus Marco Island comparison.
Selling at Island Manor? Work with Top 1% Real Estate Agents Nationally Since 2008 and get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying at Island Manor? Call Marc at (239) 287-5873 or book a buyer consultation.
Island Manor’s strengths are an entry price a short walk from the central beach, two-story buildings outside the milestone and SIRS regime on the City’s records, roofs replaced in 2017 and 2018, and a central address; its weaknesses are no Gulf view, small walk-up units, a condo fee that rose sharply after 2023, softer prices since 2023 and a run of expired slab-edge permits a buyer should ask about.
If you’re searching for an Island Manor listing agent, or thinking, ‘I need someone to sell my Island Manor home…’, McGreevy and Comisar are the team to call. Island Manor recorded 14 closings in the 24 months to 2026-10-07 at a median of $325,000, and the median one closed at about 95.6 percent of its final asking price.
In the 24 months to 2026-10-07 we tracked 14 Island Manor resales on the Southwest Florida MLS: $4,427,115 in total volume, a median sale of $325,000, a median of 64.5 days on market, and a median sale-to-final-list ratio of about 95.6 percent. None of the 14 was entered after closing. In the last 12 months alone, 9 closed at a median of $325,000.
Selling here is a pricing exercise against near-identical units. A buyer compares your unit with the last few sales of the same plan on condition, floor, building and finish, and an appraiser does the same. Three Island Manor specifics shape a sale: the fee has risen to about $9,632 a year on a two-bedroom as entered, so the listing should state the current figure and what the budget says it covers; buyers ask about the expired slab-edge permits and whether the unit’s wiring has been updated, so have the answers ready; and a buyer who plans to rent needs the lease rules, so order the documents and the estoppel from the association office early.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the newest Island Manor sales of your plan, not the two-year median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
The median Island Manor sale in the 24 months to 2026-10-07 took 64.5 days on the market, with a range from 14 days to 849 days (Southwest Florida MLS). Units priced near the newest sales of the same plan sold fastest; the 849-day sale had been listed for more than two years.
Usually close to it. The median Island Manor sale closed at about 95.6 percent of its final list price in the 24 months to 2026-10-07, and 1 of 14 sold at or above its final ask (Southwest Florida MLS).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the signed contract controls on every sale.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503).
Only selectively. In the 24-month window 787 square foot units sold up to $105,115 apart, which shows buyers pay for condition and timing, but renovations need the association’s approval and most need a City permit, so cosmetic work and repairs are usually the better bet before listing.
The record cuts both ways: prices in 2026 are below the 2022 and 2023 levels, but supply is modest, with 4 active listings on 2026-10-07. A seller who prices to the newest sales of the same plan faces three or four direct competitors; a free valuation shows where your unit sits.
Jesse McGreevy and Marc Comisar are top-reviewed Marco Island realtors. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Jesse and Beth helped me sell a piece of land I owned. It was extremely quick transaction. They kept me notified the entire time and gave good suggestions. It was much easier than dealing with strangers I was receiving many text messages from trying to purchase the land. Considering I was in another state, they explained the process and how it would work and it was actually quite easy.” 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 Island Manor 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 Island Manor condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Island Manor? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the county, see our Collier County guide.
These answers draw on the sections above. Each figure carries its window and source there; the short versions are collected here for buyers.
Island Manor is a 169-unit condominium of one- and two-bedroom flats in 17 two-story garden buildings, completed in 1973 at 87 North Collier Boulevard. The association is Island Manor Condominium Association, Inc., and the state registers the condominium as project PR1S016139.
No. The complex is on the inland, east side of North Collier Boulevard, across the road from the beachfront towers, and its nearest building is about 430 meters from FEMA’s mapped shoreline baseline. Residents’ Beach is about 0.3 mile away in a straight line.
In the 24 months to 2026-10-07, 14 Island Manor units closed on the Southwest Florida MLS at a median of $325,000, from $225,000 to $405,115. One-bedroom units had a median of $251,000 and two-bedroom units $362,500.
Listing agents entered $6,564 a year on the one-bedroom listing and $8,844 to $9,632 on the two-bedroom listings active on 2026-10-07. These are listing entries, not the association’s budget, which is not published online.
The county roll records four sizes: 536 and 540 square feet for the one-bedroom units and 722 and 787 square feet for the two-bedroom units.
4 units were listed on 2026-10-07, asking $239,900 to $399,000, with none pending; at the 12-month pace that is about 5.3 months of supply.
We found no elevator permit in the City’s records, and the buildings are two-story walk-ups with outside stairways. Ask for a ground-floor unit if stairs matter.
Owners do rent their units, including to vacation guests, but the minimum lease term and the number of leases a year are set by the Declaration and rules, which a buyer reads before contracting. The City has no rental registration program.
The pet rules were not confirmed for this guide; read the Declaration and current rules before you buy. Assistance animal requests are handled under fair housing law, not the pet rule.
We found no published age restriction, and one owner’s rental listing welcomes children. Confirm in the Declaration.
FEMA zone AE, with a base flood elevation of 9 feet NAVD88 at the complex and 10 feet at the southernmost building, on panel 12021C0828J effective 2024-02-08.
A lender will usually require it in zone AE. A Citizens HO-6 policy does not itself trigger Citizens’ flood requirement, but the association’s building policy and your lender may.
Yes. FEMA lists the City of Marco Island at Community Rating System Class 5, a 25 percent discount for NFIP policies in the Special Flood Hazard Area, effective since 2023-10-01, on its October 1, 2026 list.
Not on the public record: every building is two stories in the City’s records, the laws start at three habitable stories, and the City holds no milestone case for the parcel. The budget must still carry reserves unless owners vote to waive or reduce them.
Yes, by joining the Marco Island Civic Association; long-term renters on a lease of a year or more can join too, but short-term renters cannot.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the signed contract controls.
The declaration, articles, bylaws, rules, budget and financial statement, the frequently asked questions document and a statement on the milestone inspection and SIRS, with 7 days, excluding weekends and legal holidays, to cancel after you receive them.
No management company appears on the association’s corporate record, which uses the property address, and the state register lists a separate Naples mailing address. Confirm the current arrangements with the association office.
Collier County Public Schools: Tommie Barfield Elementary on the island, with Manatee Middle and Lely High as the zoned middle and high schools, plus two charter schools on Marco Island.
Island Manor if price and an exemption from the milestone and SIRS laws matter most; Gulfview if you want the beach at the door, an elevator and more space. The 24-month medians were $325,000 and $697,000.
Look for a team that prices from the newest sales of your plan and knows the paperwork buyers will ask for. McGreevy and Comisar track every Island Manor closing; call Jesse at (239) 898-6072.
It depends first on your plan, then on condition and building. The 24-month medians were $251,000 for one-bedroom units and $362,500 for two-bedroom units; a free valuation prices your unit from comparable sales.
9 closed on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $325,000.
$430,000, a 787 square foot two-bedroom unit, in 2022 (Southwest Florida MLS, 60 months to 2026-10-07).
No. The median mixes one- and two-bedroom units; price from the newest sales of your own plan and size.
The record shows no reliable premium for the larger plan; condition has mattered more.
The seller customarily pays the deed’s documentary stamp tax at 70 cents per $100, plus the listing commission and the cost of the resale documents; the contract decides the rest.
Florida caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days, adjusted for inflation every five years.
Yes. Since October 1, 2024, Florida sellers give a flood disclosure at or before contract (Fla. Stat. 689.302).
Buyers compare fees with the beachfront towers and the other garden complexes, so state the current fee and what it covers from the budget. A clear answer sells better than a guess.
Yes, within the association’s lease rules, which the buyer will ask to see; have them ready.
Not on the public record, since the buildings are two stories, but buyers ask; get the association’s written position.
The 24-month median was 64.5 days on the market; units priced to recent sales of the same plan sold faster.
14 in the 24 months to 2026-10-07, all of them marketed on the MLS.
6 MLS closings at a median of $342,500.
The 7 MLS closings of 2026 to 2026-10-07 had a median of $300,000, below the 2022 and 2023 levels, with more one-bedroom units in the mix.
About $462 on the 24-month median of per-sale figures; small units run higher per square foot.
Many will. The towers across the road sell for roughly twice as much; your case is price, proximity and a building outside the milestone and SIRS regime.
4 units were active on 2026-10-07, three of them two-bedroom units.
Check the Declaration: many Florida associations approve buyers or tenants, and the estoppel and any approval should be ordered early.
The buyer usually pays the association’s application fee; listing agents have entered $100 to $150.
The budget, reserves, insurance and any litigation or special assessments, through a condominium questionnaire the association completes.
It affects the buyer’s insurance quote; the building’s Elevation Certificate helps, so ask the association for it before listing.
Buyers ask. The City’s permit records show no building-wide storm repair after Ian or Milton; disclose any unit damage you know of.
Yes; many units sell furnished. List the inventory in the contract.
Yes, subject to the lease and the association’s rules; give the buyer the lease and the tenant’s approval.
Small repairs, paint and cleaning; check that the wiring and panel have been updated, because buyers and inspectors ask.
Second-home owners, retirees moving to the island and buyers who rent part of the year, by our reading of the sales.
You can, but all 14 MLS sales in the last 24 months were marketed through the MLS, none entered after closing, and that exposure is how buyers find these units.
Get a free valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or book a buyer consultation.
Some Island Manor facts sit only in association records or in documents we did not retrieve for this guide. We list them so you know what to ask for.
These primary documents can be read or downloaded directly from their publishers.
Every source below was cited in this guide and was read between 2026-10-07 and 2026-10-28. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, re-derived for this guide by street address, and from the Collier County roll and qualified recorded sales data files dated 2026-08-29. Listing-entered fees are as entered by listing agents, not association budgets.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Island Manor. 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.
