Marbelle Club is a 17-story, 98-unit condominium tower at 840 South Collier Boulevard on Marco Island, with units of 1,937 to 2,325 square feet. Units sold at a $1,900,000 median in the 60 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Marbelle Club
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Marbelle Club is a 98-unit, 17-story condominium tower at 840 South Collier Boulevard on Marco Island, Florida, standing between the road and the beach with its own boardwalk to the sand. Completed in 1982, it has some of the largest units on the island’s beachfront road: every residence is 1,937 to 2,325 square feet, six to a floor, with a staffed office, two guest suites, a pool, spa, tennis court and fitness room. If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
Marbelle Club is a 1982 high-rise condominium of 98 residences on the west, beach side of South Collier Boulevard, governed by the Marbelle Club of Marco Island Condominium Association, which runs the building itself from an on-site office. Its declaration describes “a building, 17 stories in height, with a total of 98 units and one additional unit designated as a manager’s apartment, a garage and grill building.”
The association describes the building as “located directly on Marco Island’s world-famous crescent beach,” with “large balconies” and “immediate beach access” (Marbelle Club Condominium Association). Everything else on this page comes from the association’s own posted documents, the Florida Department of Business and Professional Regulation (DBPR), the Florida Division of Corporations, the City of Marco Island’s GIS layers and permit and milestone records, the Collier County roll, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records and Florida statute text.
Marbelle Club stands on the south half of South Collier Boulevard, between the road and the Gulf. The City’s building footprint puts the tower’s centre at about latitude 25.91576, longitude -81.72789, about 120 meters west of the street address point, with the “Marbelle Club Parking” garage on the road side and two “Marbelle Club Pool” features on the beach side (City of Marco Island GIS). Its neighbours are the Somerset at 780 South Collier to the north and the Sandpiper Tower at 850 to the south, with Les Falls at 870 beyond. Across the road stands The Essex of Marco Island, a two-building, five-story condominium at 801 and 861 South Collier.
| Item | Marbelle Club | Source |
|---|---|---|
| Address | 840 S Collier Blvd, Marco Island, FL 34145 | Association; Collier County roll |
| Recorded condominium | MARBELLE CLUB OF MARCO ISLAND, A CONDOMINIUM | City of Marco Island GIS parcel layer |
| Residential units | 98, plus a manager’s apartment (unit 104) held as a common element | Second Amended and Restated Declaration, section 5.1 |
| State register | “MARBELLA CLUB OF MARCO ISLAND,” project PR1S014529, 99 units, recorded 1981-09-09 | DBPR condominium extract |
| Original declaration | Official Records Book 936, Page 1862, recorded 1981-09-09 | Restated declaration, recital |
| Restated declaration | Recorded 2006-04-25, Official Records Book 4023, Page 3408 | Collier County recording stamp |
| Year built | 1982 | Collier County roll; City of Marco Island GIS |
| Height | 17 stories; unit numbers run to the 18th floor, with no 13th | Declaration; association |
| Unit sizes | 1,937, 2,100 and 2,325 square feet | Declaration section 5.1; Collier County roll |
| Share of common expenses | 1/98 per unit | Declaration sections 7.1 and 13.4 |
| Association | Marbelle Club of Marco Island Condominium Association, Inc., document 747868, filed 1979-06-29, active | Florida Division of Corporations |
| Management | Self-managed, on-site office, 239-394-7668 | Association; DBPR |
| Zoning | RT, Residential Tourist | City of Marco Island GIS |
| FEMA flood zone at the tower | X (area of minimal flood hazard), panel 12021C0836J, effective 2024-02-08 | FEMA National Flood Hazard Layer |
| Milestone inspection | Phase 1 report accepted 2025-01-30 | City of Marco Island permit and milestone records |
| 2024 assessment | $5,900 per quarter, $23,600 a year | Association 2024 FAQ |
The state register shows 99 units while the county roll and the association count 98. The restated declaration explains the gap: section 5.1 lists 98 units “and one additional unit designated as a manager’s apartment,” and says the first-floor unit 104 is reserved for a resident manager and is part of the common elements. Section 7.1 gives each of the 98 units an undivided one-ninety-eighth share. Under section 17.7 the association may rent the manager’s unit for 30 days or more, or use it as a guest suite, when no resident manager lives there (Marbelle Club Second Amended and Restated Declaration).
The recorded condominium and the association are “Marbelle.” DBPR’s condominium register spells the project “MARBELLA CLUB OF MARCO ISLAND,” a register variant of the same building at the same address (DBPR condominium extract). Marbelle Club is not Marbella at Pelican Bay or Marbella at Spanish Wells, two unrelated communities elsewhere in Southwest Florida.
If you’re searching for the best realtor for Marbelle Club in Marco Island, Florida, whether you’re ready to sell your Marbelle Club 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 Marbelle Club track record (60 months to 2026-10-07, Southwest Florida MLS): 12 Marbelle Club resales total in the market · highest-priced Marbelle Club sold: $2,800,000 · median sale-to-final-list ratio: 95.7 percent. In the last 12 months we tracked all three Marbelle Club closings on the MLS, and we tracked every one of the 12 Marbelle Club closings in the 60-month window unit by unit; the full list is on this page.
Honors and recognition:
Selling your Marbelle Club home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Marbelle Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
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Marbelle Club suits a buyer who wants a large beach-side flat, 1,937 to 2,325 square feet, in a tower run by its own on-site staff, with strict rules that keep it residential: 30-day minimum leases, one lease a year, pet limits and a winter construction moratorium. It does not suit a buyer who wants frequent rentals or a short-term rental income stream.
The record describes the buyer by what the building offers. Every Marbelle Club closing in the last 60 months was filed as “High Rise (8+),” every unit is a two-bedroom or three-bedroom flat of at least 1,937 square feet, and 34 of the 98 units carry a homestead exemption on the City’s parcel layer, a much higher share of full-time owners than at The Essex across the road, where 5 of 59 do. The association’s own words set the tone: “This is our home,” its house rules open, and its declaration restricts leasing “to foster a stable residential community and prevent a motel like atmosphere.”
What Marbelle Club gives you is space on the beach: a 60-month median sale of $1,900,000 (Southwest Florida MLS, to 2026-10-07) buys one of the largest flats on South Collier, a terrace over the Gulf and a staffed building with guest suites. What you give up is flexibility and a lower fee: rentals are limited to one a year of 30 days or more, the assessment is $23,600 a year, and the building is more than 40 years old. 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), so the typical Marbelle Club sale is about twice the island’s typical home value.
We have been Top 1% Real Estate Agents Nationally Since 2008, and we read a building like this one record by record. We tracked every Marbelle Club closing on the Southwest Florida MLS for the five years to 2026-10-07, 12 closings in all, and read them against the qualified recorded sales in the Collier County roll data, the association’s posted declaration, rules and FAQ, and the City’s permit and milestone file. Three things stood out. First, the plan sets the price band, and the 01 and 02 stack units with the big terraces have sold for the most. Second, the 2026 sales came in below the 2022 and 2023 peaks. Third, the association publishes more of its rules than most buildings on the island, which helps buyers and sellers alike.
In the 60 months to 2026-10-07, 12 Marbelle Club units closed on the Southwest Florida MLS at a median of $1,900,000, from $999,000 to $2,800,000, with $22,759,000 in total volume and a median of about $834 per square foot. The median sale closed at 95.7 percent of its final list price after 33 days on the market. The shorter windows hold fewer than ten sales.
Data updated: October 2026.
The 60-month window is the first of the 12, 24, 36 and 60-month windows that holds ten or more Marbelle Club closings, so it leads; the shorter windows follow for trend. None of the 12 was a sale entered after closing, so every one counts in the days-on-market and sale-to-list figures.
| Measure | Value | Basis |
|---|---|---|
| Closed sales | 12 | 60 months to 2026-10-07 |
| Median sale price | $1,900,000 | 12 sales |
| Lowest and highest sale | $999,000 to $2,800,000 | 12 sales |
| Total sold volume | $22,759,000 | 12 sales |
| Median price per square foot | about $834 | 12 sales, MLS living area |
| Median days on market | 33 | 12 sales |
| Median sale to final list price | 95.7 percent | 12 sales |
| Closed | Unit | Plan (MLS) | Sq ft (MLS) | Sale price | $ per sq ft | Days on market | Sale to final list |
|---|---|---|---|---|---|---|---|
| 2026-03-17 | 1405 | 3 bed, 3 bath | 2,325 | $1,500,000 | $645 | 49 | 90.9% |
| 2026-02-20 | 1404 | 2 bed, 2 bath | 1,937 | $999,000 | $516 | 141 | 100.0% |
| 2026-01-30 | 1805 | 3 bed, 3 bath | 2,325 | $1,800,000 | $774 | 25 | 96.0% |
| 2025-04-16 | 1501 | 3 bed, 2.5 bath | 2,100 | $2,100,000 | $1,000 | 141 | 95.5% |
| 2025-03-05 | 1106 | 3 bed, 3 bath | 2,325 | $2,000,000 | $860 | 83 | 91.1% |
| 2024-10-01 | 904 | 2 bed, 2 bath | 1,937 | $1,565,000 | $808 | 50 | 96.3% |
| 2024-03-20 | 1804 | 2 bed, 2 bath | 1,937 | $1,320,000 | $681 | 32 | 94.4% |
| 2023-11-20 | 402 | 3 bed, 3 bath | 2,100 | $2,800,000 | $1,333 | 4 | 94.9% |
| 2023-09-15 | 901 | 3 bed, 2.5 bath | 2,100 | $2,675,000 | $1,274 | 10 | 97.1% |
| 2022-11-18 | 1603 | 2 bed, 2 bath | 1,937 | $1,300,000 | $671 | 34 | 86.7% |
| 2022-03-14 | 1105 | 3 bed, 3 bath | 2,323 | $2,200,000 | $947 | 4 | 146.8% |
| 2022-01-24 | 1502 | 3 bed, 3 bath | 2,100 | $2,500,000 | $1,190 | 2 | 111.2% |
Source: Southwest Florida MLS, closed sales at 840 South Collier Boulevard, matched to the building by street address and pulled 2026-10-07. Price per square foot divides the sale price by the living area the listing agent entered. The MLS counts the 2,100 square foot units’ study as a third bedroom; the declaration calls them two bedrooms and a study.
| Window to 2026-10-07 | Closings | Median sale | Range | Median $ per sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|---|
| 12 months | 3 | $1,500,000 | $999,000 to $1,800,000 | $645 | 49 | 96.0% |
| 24 months | 5 | $1,800,000 | $999,000 to $2,100,000 | $774 | 83 | 95.5% |
| 36 months | 8 | $1,682,500 | $999,000 to $2,800,000 | $791 | 49.5 | 95.2% |
| 60 months | 12 | $1,900,000 | $999,000 to $2,800,000 | $834 | 33 | 95.7% |
Every window shorter than 60 months holds fewer than ten sales, so read its median as the median of those few sales, not as a market price. The 12-month median is the median of three sales of different plans.
One 2022 row needs a caution. Unit 1105 sold for $2,200,000 against a final list price entered as $1,499,000, a 146.8 percent sale-to-list ratio. The county records a qualified $2,200,000 deed for a 2,325 square foot Marbelle Club unit on 2022-02-28, so the sale price stands; the entered list price is the outlier. Without that row the median of the other 11 sale-to-list ratios is 95.5 percent, almost the same as 95.7.
The Collier County roll data, dated 2026-08-29 with recorded sales through 2026-08-24, holds 12 qualified Marbelle Club sales in the 60 months to that date, at a median of $1,850,000, from $999,000 to $2,800,000. A qualified sale is a deed the county treats as an arm’s-length market transfer. Eleven of the 12 match an MLS closing by price within two weeks of the MLS date. The twelfth, a $1,700,000 deed for a 2,100 square foot unit recorded on 2026-04-08, has no MLS listing: it sold without being marketed through the MLS. One MLS closing, unit 1805 at $1,800,000 on 2026-01-30, is not in the county’s qualified list. The county roll data counts 175 qualified Marbelle Club sales on record; we use it only to confirm the MLS, never as an all-history price.
Marbelle Club, a 17-story beach tower on South Collier Boulevard in Marco Island, trades only two or three units a year, and one in twelve recent sales never reached the MLS. If you own here, call Jesse at (239) 898-6072 or start with a free home valuation. If you are buying, call Marc at (239) 287-5873 or book a buyer consultation.
Sale-to-list here compares the closing price with the final asking price, after any reductions. A 95.7 percent median means the typical Marbelle Club seller accepted a little over 4 percent below the last asking price. Since 2023 every sale has closed between 90.9 and 100.0 percent of its final list price, and the two 2026 three-bedroom sales closed at 90.9 and 96.0 percent.
Marbelle Club prices rose from a county median near $800,000 to $1,200,000 a year in 2015 to 2020 to $2,200,000 in 2022 and $2,737,500 in 2023, then came back to a $1,500,000 median in 2026, with the plan mix of each year’s few sales moving the median as much as the market does.
Data updated: October 2026.
| Year | Qualified county sales | County median | MLS closings (from 2021-10-07) | MLS median |
|---|---|---|---|---|
| 2015 | 6 | $879,500 | ||
| 2016 | 7 | $1,200,000 | ||
| 2017 | 1 | $975,000 | ||
| 2018 | 6 | $840,000 | ||
| 2019 | 2 | $798,500 | ||
| 2020 | 7 | $1,100,000 | ||
| 2021 | 4 | $1,375,000 | ||
| 2022 | 3 | $2,200,000 | 3 | $2,200,000 |
| 2023 | 2 | $2,737,500 | 2 | $2,737,500 |
| 2024 | 2 | $1,442,500 | 2 | $1,442,500 |
| 2025 | 2 | $2,050,000 | 2 | $2,050,000 |
| 2026 | 3 (to 2026-08-24) | $1,500,000 | 3 (to 2026-10-07) | $1,500,000 |
Sources: Collier County roll data dated 2026-08-29, qualified recorded sales; Southwest Florida MLS pulled 2026-10-07. A year with one to three sales is a list of those sales, not a market price: 2023’s two sales were both 2,100 square foot units and 2024’s two were both 1,937 square foot units, which is most of the swing between those years.
Read by plan, the record is steadier than the yearly medians. The 1,937 square foot two-bedrooms sold for $1,300,000 to $1,565,000 from 2022 to 2024 and $999,000 in February 2026; the 2,325 square foot three-bedrooms sold for $2,000,000 to $2,200,000 in 2022 and 2025 and $1,500,000 to $1,800,000 in 2026; the 2,100 square foot units have not sold on the MLS since April 2025, though the county records a $1,700,000 deed for one in April 2026 that never reached the MLS. A seller in 2026 is pricing below the 2022 and 2023 highs.
On 2026-10-07 four Marbelle Club units were on the Southwest Florida MLS: three active, asking $1,625,000, $1,799,000 and $1,925,000, and one pending with a contingency, listed at $1,075,000. At the 60-month pace of 12 sales, the three active listings are about 15 months of supply.
Data updated: October 2026.
| Unit | Status | Plan (MLS) | Sq ft (MLS) | List price | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|
| 703 | Pending, contingent | 2 bed, 2 bath | 1,937 | $1,075,000 | $555 | 98 |
| 706 | Active | 3 bed, 3 bath | 2,325 | $1,625,000 | $699 | 104 |
| 1703 | Active | 3 bed, 2 bath | 1,937 | $1,925,000 | $994 | 54 |
| 1704 | Active | 2 bed, 2 bath | 1,937 | $1,799,000 | $929 | 37 |
Source: Southwest Florida MLS, active, pending and pending with contingency listings at 840 South Collier Boulevard on 2026-10-07. Unit 1703 is a 1,937 square foot “03” stack unit entered as three bedrooms; the declaration describes the 03 and 04 stacks as two-bedroom units.
Twelve sales in 60 months is a pace of 0.2 sales a month; three active listings divided by 0.2 is 15 months of supply. The last 12 months had three sales, which against three active listings is 12 months. Either way it is a buyer-leaning number for a building that sells two or three units a year.
The asks for the two 1,937 square foot units on high floors, $1,799,000 and $1,925,000, are 15 to 23 percent above the highest two-bedroom sale in the 60-month window, $1,565,000 for unit 904 in 2024, while the pending 703 on a lower floor is listed at $1,075,000. Top-floor views may justify part of that gap; the record shows no Marbelle Club two-bedroom sale above $1,565,000 yet.
Selling at Marbelle Club? Start with a free home valuation or call Jesse at (239) 898-6072. Buying at Marbelle Club? Call Marc at (239) 287-5873 or book a buyer consultation.
Marbelle Club has three plans in its declaration, two per stack pair: the A units in the 01 and 02 stacks are 2,100 square feet with a 772 square foot terrace, the B units in the 03 and 04 stacks are 1,937 square feet with a 352 square foot terrace, and the C units in the 05 and 06 stacks are 2,325 square feet with three terraces totalling 516 square feet.
| Plan | Stacks | Living area | Terrace | Rooms (declaration) | Units on the roll |
|---|---|---|---|---|---|
| A | 01 and 02, plus 101 and 102 | about 2,100 sq ft | about 772 sq ft | 2 bedrooms, study, 2.5 baths, breakfast nook, bar, 4 walk-in closets | 34 |
| B | 03 and 04 | about 1,937 sq ft | about 352 sq ft | 2 bedrooms, 2 baths, bar, 3 walk-in closets | 32 |
| C | 05 and 06 | about 2,325 sq ft | about 516 sq ft, in 3 terraces | 3 bedrooms, 3 baths, breakfast nook, 4 walk-in closets | 32 |
Sources: Marbelle Club Second Amended and Restated Declaration, section 5.1 (declaration PDF); unit counts and sizes from the Collier County roll and the City of Marco Island parcel layer. The association’s own site sums it up as “3 bedroom/3 bathroom, 3 bedroom/2 bathroom, and 2 bedroom / 2 bathroom units” of “1,900 to 2,300 square feet.”
| Plan | Sales | Median | Range | Median $ per sq ft |
|---|---|---|---|---|
| A, 2,100 sq ft | 4 | $2,587,500 | $2,100,000 to $2,800,000 | $1,232 |
| B, 1,937 sq ft | 4 | $1,310,000 | $999,000 to $1,565,000 | $676 |
| C, 2,325 sq ft | 4 | $1,900,000 | $1,500,000 to $2,200,000 | $817 |
Source: Southwest Florida MLS, 60 months to 2026-10-07. Each plan has four sales, so each median is the median of those four.
The A units are not the largest, but they have sold for the most: a median of $2,587,500, $687,500 above the larger C units’ $1,900,000. The declaration gives them the biggest terrace in the building, about 772 square feet, more than twice the B units’ 352, and they sit in the 01 and 02 stacks, which the association does not describe further. Buyers pay for the terrace and the outlook, so price an A unit against A unit sales only, including the $1,700,000 off-MLS deed of April 2026, the lowest A unit price in the five-year record.
Not clearly. Within the B plan the 18th-floor unit 1804 sold for $1,320,000 in March 2024 and the 9th-floor unit 904 for $1,565,000 in October 2024, so floor alone does not set the price, although the current asks on the 17th floor are the highest B asks on record. With four sales per plan, view, condition and timing explain as much as floor.
Marbelle Club’s association was incorporated in 1979, its original Declaration of Condominium was recorded on 1981-09-09 at Official Records Book 936, Page 1862, and the tower was completed in 1982. The owners restated the declaration, bylaws and articles in 2006, and that Second Amended and Restated Declaration, recorded 2006-04-25 at Book 4023, Page 3408, governs today with later amendments.
The 2006 instrument opens with a certificate that the members amended the declaration, bylaws and articles “as originally recorded in the Public Records of Collier County, Florida at O.R. Book 936, Pages 1862, et. seq.” at a meeting on 2006-02-14, and carries the Collier County Clerk’s recording stamp of 2006-04-25 at 8:13 a.m. Its recital says the original declaration was recorded on September 9, 1981 (Marbelle Club Second Amended and Restated Declaration). Two later amendments are posted by the association: a 2022 certificate adding a construction moratorium, recorded 2022-03-02 at Book 6091, Page 1252, and a housekeepers’ insurance amendment (Marbelle Club Moratorium Amendment). The Collier County Clerk’s Official Records hold every recorded instrument (Collier County Clerk, records search).
DBPR’s condominium register lists the building as “MARBELLA CLUB OF MARCO ISLAND,” project PR1S014529, file 60233, with 99 units, a recorded date of 1981-09-09 and status Approved and Recorded; its managing entity is the association itself, MA00004898, at 840 South Collier Boulevard (DBPR condominium extract). The 99 is the 98 units plus the manager’s apartment described in the declaration.
The Florida Division of Corporations lists Marbelle Club of Marco Island Condominium Association, Inc. as a Florida not-for-profit corporation, document 747868, filed 1979-06-29, status active, with amended and restated articles filed 2006-02-28 and annual reports every year from 1995 through 2026 (Florida Division of Corporations, entity search). Its principal and mailing address is 840 South Collier Boulevard, and its registered agent is a Fort Myers professional association. The developer and architect are named in the 1981 declaration’s exhibits, which the association has not posted.
Marbelle Club manages itself. The association’s site lists a general manager and an office at 239-394-7668, open Monday to Friday from 8:00 a.m. to 4:00 p.m., and DBPR lists the association, not a management company, as its managing entity (Marbelle Club, contact page). The office handles registration of owners, renters and overnight guests, rental and sale applications, estoppel requests at [email protected], contractor sign-in and the guest suite reservations.
All 98 unit parcels sit in the City of Marco Island’s RT, Residential Tourist, zoning district (City of Marco Island GIS zoning layer; Marco Island Land Development Code, RT district). RT allows tourist accommodation as a zoning matter, but the Marbelle Club declaration, which limits leasing to one 30-day-or-longer lease a year, is what governs the building.
Marbelle Club is a reinforced concrete tower of 17 stories with a reinforced concrete roof deck, three traction elevators serving 17 landings, an emergency generator, a fire alarm system that sounds in every unit, trash chutes on every floor and a service elevator for pets, luggage and contractors. Its 2022 wind mitigation form records large-missile opening protection on all glazed openings.
The association’s uniform mitigation verification form, inspected 2022-08-24, records the year of home as 1982 and 17 stories; a membrane roof covering with a permit application date of 2021-08-11 that meets the Florida Building Code; a reinforced concrete roof deck; structural anchor bolts or a reinforced concrete roof as the roof-to-wall connection; a secondary water resistance barrier; and opening protection level A, meaning all glazed openings are protected against cyclic pressure and large-missile impact (Marbelle Club wind mitigation form, 2022). That form is what an insurer reads to set the master policy’s wind credits.
The state elevator registry lists three traction passenger elevators at 840 South Collier, licenses 30475, 30476 and 30477, each 2,500 pounds at 350 feet per minute, serving 17 landings, installed in 1980, with certificates of operation valid to 2027-08-01, last passed inspections on 2025-12-30 for two cars and 2023-10-30 for the third, and a service contract with TK Elevator Corporation (DBPR elevator registry extract). We found no elevator modernization permit for the building in the state’s construction permit lists for fiscal 2020-21 through 2025-26, so ask the association about modernization plans and the reserve line for them.
The house rules say the building’s emergency generator powers emergency lighting in the common areas, the front elevators and the first floor, where everyone is welcome in the lobby and the Marbelle Room during an outage, and that a defibrillator is kept in the residents’ service corridor (Marbelle Club house rules, revised 2023-04-19). The City record shows the generator being replaced: permit GENE-26-01531 for a 230 kW generator and an 800-amp automatic transfer switch, $258,004 in declared value, issued 2026-06-16 and still active in October 2026, alongside a fire alarm control panel replacement, FIR1-24-03313, still active, and a fire backflow replacement, FIR1-26-04348, finaled 2026-08-20 (City of Marco Island Civic Access).
Section 16.7 of the declaration lets the board permit owners to build storage lockers in set areas of the hallways on each floor and in the covered parking area. The lockers are common elements owned by the association, not limited common elements, and the board may lease them and charge a fee.
Marbelle Club’s association lists a resort-style pool and outdoor spa, a poolside gazebo with bar, grill and television, a boardwalk to the beach, a walking trail, a tennis court, a fitness center with cardio equipment and free weights, and two guest suites. Its house rules add the Marbelle Room social room with billiards and ping-pong, sauna rooms, a sunset deck and courts on the garage roof for tennis, pickleball and shuffleboard.
The pool is open from 8:00 a.m. to dusk with no lifeguard; children under 6 are not allowed in the spa and children under 12 need adult supervision; there is no glass on the deck and no smoking or vaping inside the pool and spa fence or within 25 feet of a building entrance. A shoe scraper and hose wait at the beach walk and sunset deck (Marbelle Club pool rules; house rules). The City record shows the pool-area tiki hut re-roofed in metal in 2023 (ROOF-23-05670, $7,250).
The courts sit on the parking garage roof, which the house rules restrict to tennis, shuffleboard, pickleball and exercise to protect its waterproofing; courts are for registered residents, guests must be accompanied and courts can be reserved at the office. The City permit file shows the tennis deck’s concrete restored in 2022 (CONC-21-07198, about 4,000 square feet, $6,383, engineered by TRC Worldwide Engineering).
The Marbelle Room is the social room, with Wi-Fi, a television, billiards and ping-pong; residents may reserve it for private events under a use agreement. The exercise room requires athletic shoes and bars children under 18 without an adult, and the sauna rooms are used at the user’s risk (house rules).
Owners can reserve a guest room or a guest suite for their own guests while the owner is in residence. The association’s 2025 rates are $135 a night from November 1 to April 30 and $115 from May 1 to October 31 for the guest room, with a $100 deposit and $100 cleaning fee, and $270 and $195 a night with a three-night minimum for the guest suite, with a $200 deposit and $150 cleaning fee, plus sales tax. Stays are limited to seven days, the room sleeps four and the suite five, at least one guest must be 21, and no pets are allowed except documented service animals (Marbelle Club guest room and suite rates and rules, 2025).
Garage parking is reserved and assigned, owners must vacate their spaces while their unit is rented, boats, trailers and vehicles over 20 feet may not be stored on the property, long-term parking is in the assigned garage space or the east lot nearest Collier Boulevard, and the north area is a 15-minute loading zone (Marbelle Club parking rules). The declaration’s section 16.5 also bars commercial vehicles, boats and ATVs, limits each assigned space to one vehicle and lets the association tow violators.
Marbelle Club’s assessment is $5,900 per unit per quarter, $23,600 a year, due January 1, April 1, July 1 and October 1, according to the association’s 2024 frequently asked questions sheet, which also says “Reserves are fully funded,” that owners pay no rent or user fees for recreational facilities and belong to no other mandatory association.
Data updated: October 2026.
The FAQ in the association’s 2024 sales packet answers the questions Florida law requires: one vote per unit; a unit is for “the residential occupancy of one family”; all leases need board approval with a background check, no unit may be leased more than once in any September 1 to August 31 period, and no lease may be for less than 30 days; the assessment is “$5900.00 per quarter”; “Reserves are fully funded”; no other mandatory association; no rent or user fees; and no court case in which the association may face liability over $100,000 (Marbelle Club 2024 sales packet). The FAQ is a summary; the declaration and the current budget control.
| Period | Listings with a fee entered | Condo fee as entered | Total annual recurring fees as entered |
|---|---|---|---|
| 2022 closings | 3 | $1,443 or $1,600 a month, or $4,800 a quarter | $17,316 to $19,200 |
| 2023 closings | 2 | $1,968 a month, or $5,904 a quarter | $23,616 |
| 2024 closings | 2 | $1,967 a month, or $5,900 a quarter | $23,600 to $23,604 |
| 2025 closings | 2 | $5,800 or $5,900 a quarter | $23,200 to $23,600 |
| 2026 closings | 3 | $1,933 or $1,967 a month, or $5,900 a quarter | $23,196 to $23,604 |
| Listings on 2026-10-07 | 4 | $1,967 a month, or $5,900 to $5,901 a quarter | $23,600 to $23,604 |
Source: Southwest Florida MLS fee fields, as entered by listing agents, for the 12 closings and four listings above. These are listing entries, not the budget. They show the step from about $17,316 to $19,200 a year on the 2022 listings to about $23,600 from 2023 on, a rise of about 23 percent from $19,200.
The fee funds the common expenses of a staffed 98-unit tower: the master insurance policy, the on-site manager and office, maintenance of the building, elevators, pool and grounds, reserves, and the common utilities the budget includes. Each unit pays one ninety-eighth of the common expenses under sections 7.1 and 13.4 of the declaration, so every unit pays the same assessment regardless of plan, and section 13.3 makes trash pick-up and water and sewer service to the units a common expense. The adopted budget, which a seller must provide, lists every line.
At $23,600 a year and the 60-month median sale of $1,900,000, the fee is about 1.2 percent of the price each year ($23,600 divided by $1,900,000 is 1.24 percent). Because every unit pays the same fee, it is a larger share of price for a B unit than for an A unit.
Marbelle Club’s public record shows a building that has replaced its roof, its cooling tower and its elevator-lobby windows since 2021, and is replacing its generator in 2026. The association’s 2024 FAQ says reserves are fully funded; no special assessment appears on any public document we read, and the estoppel certificate is where a current one would show.
Data updated: October 2026.
| Project | Permit | Declared value | Status |
|---|---|---|---|
| Main flat roof, tear-off and new single-ply roof | ROOF-21-05924 | $787,630 | Finaled 2022-06-09 |
| Cooling tower | MECH-21-02220 | $400,000 | Complete, 2021 |
| 61 elevator-lobby windows and glass, caulking | WD-21-04341 | $294,682 | Finaled 2022-08-05 |
| 230 kW generator and 800-amp transfer switch | GENE-26-01531 | $258,004 | Active, October 2026 |
| Portico roof and new skylights | ROOF-24-05446 | $36,000 | Finaled 2024-10-22 |
| Hallway light fixtures, floors 2 to 18 | ELEC-23-03037 | $35,960 | Finaled 2024-01-18 |
| Pool tiki hut metal roof | ROOF-23-05670 | $7,250 | Finaled 2023-11-22 |
| Tennis deck concrete restoration | CONC-21-07198 | $6,383 | Finaled 2022-05-04 |
| Slab edge concrete repairs | COMM-17-02202 | $5,500 | Finaled 2018-06-01 |
| Fire alarm control panel | FIR1-24-03313 | $4,933 | Active, October 2026 |
| Fire backflow | FIR1-26-04348 | $4,800 | Finaled 2026-08-20 |
Source: City of Marco Island Civic Access permit records for 840 South Collier Boulevard, read 2026-10-22. Declared value is the permit’s stated job value, not the contract price. The listed projects total $1,841,142 in declared value. An earlier 2021 roof application, ROOF-21-02524 for $521,450, was never issued.
The engineer’s December 2024 milestone letter says Karins Engineering had been retained “to design and oversee the upcoming painting and protection project,” including incidental concrete and stucco repairs. No permit or cost for that project was on the City record when we read it in October 2026. Exterior painting and waterproofing are items a structural integrity reserve study must cover, so ask the association for the project’s scope, timing and funding.
The association’s FAQ says reserves are fully funded; whether any project was paid by special assessment or loan is in the minutes and financial statements. Florida law requires the estoppel certificate to state any special assessment adopted and unpaid, and the seller’s disclosure package to include the budget and the latest structural integrity reserve study (Fla. Stat. 718.116; Fla. Stat. 718.503).
The City’s file shows code case CCC21-1196, a citation opened 2021-06-20, still in open status when the City’s records were swept in October 2026. Most code cases at the address over the years were routine (sea turtle lighting, beach encroachments, unit work without a permit). Ask the association whether CCC21-1196 is resolved.
Owning at Marbelle Club costs more than the $23,600 assessment: property tax at the 2025 Marco Island millage, an HO-6 unit-owner policy, a $100 application fee at purchase, a $350 estoppel and transfer charge at sale, and, if you rent, a $100 application fee, a $500 deposit and a $1,000,000 liability policy. 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. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s assessment resets to just value the year after purchase; a homestead owner can claim the exemptions in Fla. Stat. 196.031 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.
The association’s sales packet sets a $100 application fee to process a sale, a $250 estoppel certificate fee with a 10-business-day turnaround, and a $100 transfer fee, $350 in all, payable when the estoppel is requested (Marbelle Club 2024 sales packet). Section 18.6 of the declaration says the application fee may not exceed the legal maximum, “currently $100.00 per applicant, with husband and wife or parent and child considered one applicant.” Building entry keys carry a refundable $50 deposit.
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $1,900,000 Marbelle Club sale carries $13,300 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 $1,200,000 loan that is $4,200 and $2,400. 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; even the declaration’s clause for a purchaser the board substitutes after disapproving a sale says “the purchaser shall pay for his own title insurance.”
For a non-homestead unit with a $1,700,000 taxable value and the $23,600 assessment: the fee is $1,966.67 a month ($23,600 divided by 12); property tax at 8.9535 mills is $15,220.95 a year, or $1,268.41 a month; together that is $3,235.08 a month before the HO-6 policy, any flood policy, electricity, the mosquito control levy and any special assessment. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Marbelle Club publishes its rules, and they are detailed: renovations need board approval and heavy work is barred from December 16 through April 15, contractors work weekdays during office hours only, every owner, renter and overnight guest registers at the office, and prospective buyers must be accompanied in the building. The digest of house rules was last revised on 2023-04-19.
A 2022 amendment to section 15.10 of the declaration, recorded 2022-03-02 at Book 6091, Page 1252, bars “extensive remodeling” and “heavy construction” except with board approval and only from April 16 through December 15. The amendment defines that work to include jackhammers, drills and saws, any noise heard outside the unit, any tile or other flooring except carpet, moving walls or ceilings, installing or removing cabinets, storing materials outside the unit and any scaffolding or exterior access; wallpaper, painting and replacing appliances, carpet, lighting and plumbing fixtures are allowed year-round (Marbelle Club Moratorium Amendment). The board may waive the window for casualty, emergency or hardship, and may suspend non-emergency work during a state of emergency. The association posts a 2024 unit modification form and 2024 building standards for approvals.
Under the house rules, an alteration application goes to the manager in writing and no work begins before approval; contractors enter by the back service entrance, sign in at the office first and use the service elevator; and contractors and service people work only on weekdays during office hours, 8:00 a.m. to 4:00 p.m., except in emergencies. No owner may give a building key or fob to a contractor, workman or real estate agent; keys found in their hands are confiscated and the owner may be fined (Marbelle Club house rules).
Cooking and bird feeding on balconies are prohibited, as are chimes, umbrellas and anything hung on the railings, except holiday lights from December 1 to January 10; owners leaving for 48 hours must clear their balcony unless storm shutters are closed. Section 15.9 of the declaration sets a single shutter standard: balcony perimeter shutters and roll-up window shutters in the building’s “Beige” colour, installed to board-approved specifications. The association’s hurricane preparedness guidelines tell owners to close and latch shutters, clear unshuttered balconies and turn off the water before evacuating (Marbelle Club hurricane preparedness guidelines).
Section 18 of the declaration requires the board’s prior written approval of any sale or gift, except to a member of the owner’s immediate family. The owner gives the board at least 20 days’ notice before closing with the contract and the buyer’s details, the board may interview the buyer, and the board must act within 20 days after it has everything it asked for, or within 30 days of the notice, whichever comes first, or the sale is deemed approved. The board may refuse only for listed good causes, after a written opinion of counsel, or must name another buyer at the same price; one of the listed causes is a purchase that would leave one person owning more than two units. A unit owned by a trust, company or partnership needs a designated primary occupant (Marbelle Club 2024 sales packet).
Yes, but rarely: a Marbelle Club lease must be in writing for the whole unit, for at least 30 days, approved by the board, and no lease or temporary occupancy may begin more than once in any September 1 to August 31 year. While the unit is leased the owner may not use the recreational or parking facilities, renters may not have pets, and subleasing is barred.
Section 17 of the restated declaration restricts leasing “in order to foster a stable residential community and prevent a motel like atmosphere.” The owner gives the board written notice at least 30 days before the first day of occupancy with the lessee’s name and a signed copy of the lease; the board has 20 days to approve or disapprove, and silence is approval. Section 17.2 allows a lease or temporary occupancy, paid or not, only if it begins no more than once in any September 1 to August 31 period and lasts at least 30 days. Only the lessee and family within the first degree may occupy during the lease, and an owner’s guest who stays three or more days after the owner leaves becomes a tenant under the rules (Marbelle Club rental guidelines).
The association’s rental rules require a $100 non-refundable application fee (no charge for a renewal in the building), a $500 security deposit for damage to the common elements, a background check at the board’s discretion and, under section 11.1.1 of the declaration, a landlord and tenant liability policy of at least $1,000,000 with a deductible of no more than $1,000 naming the association as an additional insured, on file before the tenant moves in. Renters register at the desk, may not bring pets and may not sublease.
Section 17.4 lets an owner’s immediate family, defined as children, grandchildren, great-grandchildren, parents, grandparents, brothers and sisters and their children, with their spouses, use the unit whether or not the owner is present, subject to background checks at the board’s discretion. Any other occupancy by a non-owner while the owner is away counts as a lease.
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 the Marbelle Club declaration governs. Rentals of six months or less also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Yes, for owners: section 16.6 of the declaration allows two small domesticated pets, neither over 16 inches at the shoulder or 20 pounds, with only one dog and no dog under one year old. Pets must be registered with the office, leashed on the common elements and carried inside the building; guests and renters may not have pets.
The declaration bars exotic pets such as reptiles and amphibians, makes a board finding that a pet is a nuisance “conclusive and binding” with the pet removed, and makes the owner indemnify the association. The association’s pet policy requires registration with a description, photograph and documentation, recommends using the service elevator, and keeps pets out of the pool, spa and pool deck, the Marbelle Room, the billiard and ping-pong rooms, the exercise room and the guest suite and room (Marbelle Club pet policy).
Section 16.6(B) of the declaration already allows a guide dog or a trained assistance dog above the size limit. More broadly, 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 (HUD, assistance animals).
Nothing in the posted declaration or rules registers Marbelle Club as housing for older persons; the pool and guest suite rules address children and require one guest of 21 or older in the guest suite. Section 16.1 allows each unit to be occupied by one family as a residence.
Marbelle Club’s tower footprint maps to FEMA zone X, an area of minimal flood hazard, on FIRM panel 12021C0836J effective 2024-02-08, while the beach in front is zone VE with a 10-foot base flood elevation and South Collier Boulevard in front of the garage is zone AE at 9 feet. The building is outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A.
Data updated: October 2026.
| Point tested | FEMA zone | Base flood elevation |
|---|---|---|
| Tower footprint centre (25.91576, -81.72789) | X, area of minimal flood hazard | none |
| About 40 m west of the tower centre, toward the pool deck (-81.7283) | AE (coastal floodplain) | 9 ft NAVD88 |
| Parking garage east of the tower (-81.7272) | X, 0.2 percent annual chance flood hazard | none |
| 840 S Collier Blvd street point | AE (coastal floodplain) | 9 ft NAVD88 |
| Beach seaward of the building (-81.7290) | VE (coastal high hazard) | 10 ft NAVD88 |
Method: each point was tested against the FEMA National Flood Hazard Layer flood hazard zones and FIRM panel layers on 2026-10-28; all five fall on panel 12021C0836J, effective 2024-02-08 (FEMA National Flood Hazard Layer; FEMA Flood Map Service Center). The City’s own flood layer also reads zone X at the tower centre and two more points inside the footprint. No Elevation Certificate for the building is on the City’s elevation certificate layer within 150 meters. This is a map reading, not a flood determination: a lender or insurer may rate the parcel by its road frontage, so ask for the building’s flood determination.
At the street point the ground is about 3.5 feet NAVD88 on the USGS 3D Elevation Program, 5.5 feet below the 9-foot base flood elevation at the road (9.0 minus 3.5 is 5.5) (USGS 3D Elevation Program). On the Florida Department of Environmental Protection’s 1989 Coastal Construction Control Line for Collier County, that street point sits 104 meters from the nearest line segment on its landward side; the tower, about 120 meters farther west, and its pool deck and boardwalk are much closer to the line, and work seaward of it needs a state permit as well as a City permit (FDEP Coastal Construction Control Line program).
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary). At 840 South Collier the City recorded 20 permits in the nine months after Ian, mostly unit remodels, water heaters, air-conditioning and shutters, and no association storm-repair permit; no permit at the address names Ian, Milton, a hurricane, storm or flood. Ask the association for its storm history all the same.
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). After Milton, the only association permit at the address through mid-2025 was a hydrant valve.
The 2022 wind mitigation form records a reinforced concrete roof deck, a secondary water barrier under the 2021 roof, and level A large-missile protection on every glazed opening; the declaration sets one shutter standard for the building, and the generator that runs the emergency lights and front elevators was being replaced in 2026. Those are the documents an insurer relies on; none of them is a promise about the next storm.
The Marbelle Club association insures the building under a master policy and passes the cost through the assessment; each owner carries an HO-6 policy for the inside of the unit, improvements and liability, and an owner who rents must add a $1,000,000 landlord liability policy naming the association. The association’s deductibles are not on its public pages; ask for the current certificate and deductible schedule.
Florida requires a condominium unit owner’s policy to include at least $2,000 of loss assessment coverage (Fla. Stat. 627.714), and a hurricane deductible on a master policy is a common expense the association can assess to owners. At Marbelle Club each unit’s share of a common expense is one ninety-eighth, so a buyer can divide any deductible by 98 to see the exposure, and an HO-6 policy with higher loss assessment coverage is how an owner insures against it.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, phased in by replacement cost, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Marbelle Club unit does not trigger the requirement (Fla. Stat. 627.351). Whether a lender requires flood coverage turns on its own flood determination for the parcel.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year, adds an 18 percent Reserve Fund Assessment, a $25 or $250 HFIAA surcharge (primary residence or not) and a federal policy fee, and says a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System communities effective October 1, 2026 shows the City of Marco Island, community number 120426, at Class 5, a 25 percent premium discount for policies in the special flood hazard area, effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). Marbelle Club’s 2022 form, posted by the association, records the features that earn those credits on the master policy; the form is valid for up to five years absent material changes, so a new one is due around 2027.
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 Marbelle Club seller completes it for the unit.
Marbelle Club is far more than three habitable stories and reached 30 years old in 2012, so under Florida law it owed its initial milestone structural inspection by December 31, 2024 and a structural integrity reserve study (SIRS) by December 31, 2025. The City accepted its Phase 1 milestone report on 2025-01-30, with no Phase 2 case on the record.
Data updated: October 2026.
The City record shows milestone project PR-000024-2024, started 2024-04-03, and Phase 1 case MS1-24-02345, applied 2024-04-04, with the status Phase 1 report accepted, finalized 2025-01-30; the design professional is G Batista Engineering and Construction (City of Marco Island Civic Access permit and milestone records). The case description reads “RCVD EARLY MILESTONE INSPECTION REPORT FOR 1080 S Collier BLVD,” although the case sits on 840 South Collier’s master parcel and names the Marbelle association as owner; 1080 South Collier is a different building with its own case, so the address in the description appears to be a data-entry slip. There is no Phase 2 case.
The only public attachment is a one-page Phase I supplemental letter from Karins Engineering, dated December 19, 2024 and signed the next day, which builds on G. Batista Engineering and Construction’s Phase I report of August 2, 2021, “the current condition of the items noted in that report and photographic evidence provided by the client.” It states: “Marbelle Club shows no signs of structural distress to warrant major repairs at this moment,” that “the building is safe for its intended use,” and that “The building does not require a Phase 2 Milestone Inspection at this time.” It lists no deterioration items, does not mention reserves and says Karins has been retained for the upcoming painting and protection project. The 2021 Batista report itself is not among the public attachments, and the letter twice refers to “MCM,” which looks carried over from another project; ask the association for the full 2021 report.
We could not confirm Marbelle Club’s structural integrity reserve study from a public record as of 2026-10-28: the association’s public pages do not post it, and the state’s SIRS reporting viewer is an interactive dashboard (DBPR SIRS reporting). The association’s 2024 FAQ says “Reserves are fully funded,” a statement made before the first SIRS deadline. The seller must give a buyer the most recent SIRS or a statement that none has been completed, so ask for it and the reserve schedule before you sign.
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; a local enforcement agency may set 25 years for buildings near salt water, and buildings that reached the trigger before July 1, 2022 had until December 31, 2024. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found (Fla. Stat. 553.899). By the county’s 1982 year built, Marbelle Club turned 30 in 2012. Whether the City of Marco Island has adopted the 25-year local option is not confirmed on its public pages as of 2026-10-28; on Marco Island the City, not Collier County, holds the milestone reports and repair permits. When the next 10-year inspection falls due depends on whether the City dates it from the 2021 inspection or the 2025 acceptance; ask the City or the association.
A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done with a milestone inspection due by then (Fla. Stat. 718.112). For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a SIRS may not vote to waive or reduce reserves for the SIRS items, and a special assessment, line of credit or loan to fund them needs a majority of the total voting interests.
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 Marbelle Club ask specifically for the 2021 Batista milestone report, the SIRS and reserve schedule, the painting and protection project’s scope and funding, the generator project’s cost, the elevator modernization plan, the master policy deductibles, the status of code case CCC21-1196 and the last two years of board minutes.
Selling at Marbelle Club? Start with a free home valuation or call Jesse at (239) 898-6072. Buying at Marbelle Club? Call Marc at (239) 287-5873 or book a buyer consultation.
Marbelle Club is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 1.9 miles from the tower 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 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 840 South Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Marbelle Club is inside the City of Marco Island, so building permits, flood rules, beach construction and sea turtle lighting, noise limits and code enforcement come from the City, not from Collier County, and work on the beach side can also need a state coastal permit. The City file at 840 South Collier holds about 3,550 records, mostly inspections and unit permits.
A unit renovation that needs a permit goes through City of Marco Island Building Services after the association’s approval and only inside its April 16 to December 15 window for heavy work. The City’s flood code treats work costing 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement that must meet current flood elevation rules (City of Marco Island floodplain documents); for a 98-unit tower that threshold is measured on the whole building, so it bites on building-wide projects, not on a single kitchen.
The City’s sea turtle protection rules cover the whole beachfront during nesting season, May 1 to October 31: lighting visible from the beach must be long-wavelength, shielded and downward, interior lights must be off after 9:00 p.m. or shaded, and construction, fill or mechanical beach cleaning near the nesting zone is barred during the season (Marco Island Code, Chapter 54, Article V; Marco Island Code of Ordinances). A beach-side tower of 17 stories is exactly what the rule is written for, and the City’s file at the address includes routine sea turtle lighting cases.
The City bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, bans fertilizer from June 1 to September 30, and enforces swale and beach-access parking limits under its code. Marbelle Club’s own contractor window, weekdays from 8:00 a.m. to 4:00 p.m., is narrower than the City’s.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Daily life at Marbelle Club runs through the office for registration, keys, rentals and contractors, with trash chutes on every floor, an assigned garage space and the beach at the end of the boardwalk. Groceries and urgent care are a short drive north on Collier Boulevard; there is no hospital emergency department on Marco Island.
Owners, renters and overnight guests register at the office, which is open weekdays from 8:00 a.m. to 4:00 p.m.; visitors are seen on the front-entry television channel and admitted from the unit’s phone; the service entrance gate is locked outside office hours; grocery and luggage carts use the service entrance and service elevator; there is a trash chute on each floor and recycling in the first-floor trash room; and a small lending library sits in the lobby (Marbelle Club house rules).
Marbelle Club opens onto the beach by its own boardwalk, so there is no beach parking to find; the house rules ask everyone to use the shoe scraper and hose at the beach walk. Marco Island’s audible lightning warning system sounds one long siren for lightning in the area and three short sirens for all clear. The public South Marco Beach access at 930 South Collier Boulevard is about 0.14 miles south in a straight line (Gulfshore Life, South Marco Beach Access; City of Marco Island beach access; Collier County Marco Island beaches). Dogs are not allowed on Marco Island’s beaches, and turtle nests are marked from May 1 to October 31.
The beach in front of the South Collier towers is part of the Marco Island Beach Restoration Project, which the Florida Department of Environmental Protection records as completed in February 1991 with 1,260,000 cubic yards placed along 2.64 miles, followed by maintenance placements in 2006, 2013, 2016, 2019 and 2020 (FDEP Strategic Beach Management Plan, Southwest Gulf Coast).
The nearest supermarkets are on North Collier Boulevard: Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. and about 2.7 miles from Marbelle Club in a straight line (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). The Esplanade shops and marina at 760 North Collier are about 2.6 miles north, and Tigertail Beach about 2.5 miles. The Marco Island Farmers’ Market runs Wednesdays in season at Veterans Community Park.
NCH runs an urgent care center at 40 South Heathwood Drive on the island, about 1.6 miles from Marbelle Club 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.
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; 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. Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
Marbelle Club and The Sands of Marco are both on South Collier Boulevard and both restrict renting, but they answer different buyers: a 17-story beach tower of 1,937 to 2,325 square foot flats at a 60-month median of $1,900,000, or a 1990 complex of 128 identical 1,082 square foot two-bedrooms across the road from Residents’ Beach at a 60-month median of $536,000.
Data updated: October 2026.
| Yardstick | Marbelle Club | The Sands of Marco | Source |
|---|---|---|---|
| Address | 840 S Collier Blvd | 129 to 145 S Collier Blvd, at San Marco Rd | City GIS; association sites |
| Position | West of South Collier, with a boardwalk to the beach | Across the road from Residents’ Beach | Associations |
| Units | 98 | 128 | Collier County roll |
| Built | 1982 | 1990 | Collier County roll |
| Unit sizes | 1,937 to 2,325 sq ft, 2 and 3 bedrooms | 1,082 sq ft, all 2 bedroom, 2 bath | Declaration; county roll; Sands association |
| Closings, 60 months to 2026-10-07 | 12 | 10 | Southwest Florida MLS |
| Median sale, 60 months | $1,900,000 | $536,000 | Southwest Florida MLS |
| Median $ per sq ft, 60 months | about $834 | about $495 | Southwest Florida MLS |
| Median days on market, 60 months | 33 | 18 | Southwest Florida MLS |
| Assessment | $5,900 a quarter, $23,600 a year (2024 FAQ) | $2,800 a quarter, $11,200 a year (2026 FAQ) | Association FAQs |
| Leasing | 30 days minimum, no more than one lease beginning per September to August year | No unit leased more than once in any 30-day period | Association documents |
| Owner pets | Two, each up to 20 lb or 16 in, one dog | One dog or cat up to 15 lb | Association documents |
| Renter pets | No | No | Association documents |
| Amenities | Pool, spa, tennis, fitness, saunas, guest suites, social room | Pool with spa, 2 tennis courts, 4 pickleball courts | Association sites |
| If you want | Choose | Why |
|---|---|---|
| A unit on the beach side of the road | Marbelle Club | The tower stands between South Collier and the sand |
| The lowest entry price on South Collier | The Sands of Marco | A 60-month median of $536,000 against $1,900,000 |
| Space for family and guests | Marbelle Club | Units of 1,937 to 2,325 square feet plus bookable guest suites |
| Monthly or seasonal rental income | The Sands of Marco | Leases of 30 days or more as often as monthly, against Marbelle’s one lease a year |
| A building that limits rental turnover | Marbelle Club | One lease or temporary occupancy beginning per year |
| The lowest carrying cost | The Sands of Marco | $11,200 a year against $23,600 |
| Residents’ Beach across the street | The Sands of Marco | Its association places it directly across from Residents’ Beach |
| An on-site office, fitness room and guest suites | Marbelle Club | All published by the association |
Selling at Marbelle Club? Start with a free home valuation or call Jesse at (239) 898-6072. Buying at Marbelle Club? Call Marc at (239) 287-5873 or book a buyer consultation.
Three more condominiums frame Marbelle Club’s choice. The Essex of Marco Island, about 600 feet away across South Collier, is two five-story 1990 buildings of 59 mostly 974 square foot units, with 15 closings in 60 months at a median of $680,000 and a short walk to the beach. The Chalet of San Marco, about 0.6 miles north at 520 South Collier, is the closest match in kind: a 90-unit 1981 beach-side tower with units of 1,836 to 2,750 square feet and 13 closings in 60 months at a median of $1,500,000. Marco Courtyard Towers, about half a mile south and east on Swallow Avenue, is four seven and eight-story buildings of 2000 and 2001 with association docks on the canal side, 49 units, and 10 closings in the 24 months to 2026-10-07 at a median of $1,182,500.
Two condominiums on the Marco Island hub show the other end of the island’s beach road: Island Manor, a 1973 complex of two-story garden buildings at 87 North Collier on the inland side of the road, and Seabreeze, a 1969 complex on North Collier that sits a row back from the beachfront towers. Both are older, lower and smaller-unit buildings than Marbelle Club.
Marbelle Club’s case is space, the beach at the door and an association that runs a tight, documented building; its case against is price, a fee of $23,600 a year, rental rules that rule out an income property, a 44-year-old tower with projects still under way, and 2026 sales below the 2022 and 2023 highs. Both lists come from the records on this page.
If you’re searching for a Marbelle Club listing agent, or thinking, ‘I need someone to sell my Marbelle Club home…’, McGreevy and Comisar are the team to call. Marbelle Club recorded 12 closings in the 60 months to 2026-10-07 at a median of $1,900,000, and the median sale closed at 95.7 percent of its final asking price in 33 days.
In the last 60 months we tracked 12 Marbelle Club resales on the Southwest Florida MLS: $22,759,000 in total volume, a median sale of $1,900,000, a median of 33 days on market and a median sale-to-final-list ratio of 95.7 percent. None was entered after closing. In the 12 months to 2026-10-07 there were three MLS closings at $999,000, $1,500,000 and $1,800,000, and the county records one more, a $1,700,000 deed in April 2026 that never reached the MLS.
Selling here is a plan-and-approval exercise. A buyer compares your unit with the same plan, so an A unit is priced against A unit sales, a B unit against the $999,000 to $1,565,000 two-bedroom record, and a C unit against the 2026 sales at $1,500,000 and $1,800,000. Three Marbelle Club specifics shape a sale. First, the board must approve the buyer, with at least 20 days’ notice before closing and up to 30 days for a decision, so build that into the contract dates and send the application early. Second, the rental and pet rules define the buyer pool: one lease a year and no renter pets mean the buyer is an owner-user, not an investor, so market to owner-users. Third, the winter construction moratorium means a buyer who wants to renovate can start only after April 15, which matters for a spring closing. That record-by-record approach is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Marbelle Club sales of your plan, not the median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
The median Marbelle Club sale in the 60 months to 2026-10-07 took 33 days on the market, across 12 sales, with a range from 2 days to 141 days (Southwest Florida MLS). Add the association’s approval period to the closing timeline.
Close to it. The median Marbelle Club sale closed at 95.7 percent of its final list price in the 60 months to 2026-10-07; since 2023 every sale closed between 90.9 and 100.0 percent (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, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503). At Marbelle Club, add the request for approval of sale, the buyer’s background check forms and the estoppel certificate.
It can. The City record shows the $258,004 generator replacement permit active in October 2026. If the association funds it or the painting project by special assessment, the estoppel certificate shows what is owed, and the purchase contract decides who pays an assessment levied before closing.
Selectively, and only in season: heavy work is barred from December 16 through April 15 and needs board approval. Same-plan units sold hundreds of thousands of dollars apart in the 60-month window, so condition matters, but a buyer who plans their own remodel will price your finishes against their plans.
Jesse McGreevy and Marc Comisar are top-reviewed Marbelle Club realtors on Marco Island. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Jesse was accommodating and very informative that helped us a lot in our purchase of land from the very beginning of the transaction till closing we can always depend on him if ever we have questions at anytime even sundays he is the best realtor we ever dealt with we have pleasure working with him thank you for helping us” 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 Marbelle Club 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 Marbelle Club condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Marbelle Club? 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 Marbelle Club and Marco Island beach condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Marbelle Club is a 98-unit, 17-story condominium tower at 840 South Collier Boulevard, completed in 1982 on the beach side of the road and run by its own association, the Marbelle Club of Marco Island Condominium Association, from an on-site office.
The tower stands west of South Collier Boulevard between the road and the Gulf, and the association describes it as “located directly on Marco Island’s world-famous crescent beach,” with a boardwalk to the sand.
In the 60 months to 2026-10-07, 12 units sold on the Southwest Florida MLS at a median of $1,900,000, from $999,000 to $2,800,000. On 2026-10-07 three were active at $1,625,000 to $1,925,000 and one was pending at a list of $1,075,000.
The association’s 2024 FAQ sets the assessment at $5,900 per quarter, $23,600 a year, the same for every unit, and listing agents entered $23,600 to $23,604 a year on the October 2026 listings.
98 residences, plus a first-floor manager’s apartment held as a common element, which is why the state register shows 99.
The declaration describes three plans: about 2,100 square feet with a 772 square foot terrace, about 1,937 square feet with a 352 square foot terrace, and about 2,325 square feet with three terraces totalling 516 square feet.
The 2,100 square foot units have two bedrooms and a study, the 1,937 square foot units two bedrooms and the 2,325 square foot units three bedrooms, per the declaration; the MLS often lists the study as a third bedroom.
Seventeen stories, per the declaration and the association, with unit numbers running to the 18th floor because there is no 13th; the elevators serve 17 landings.
Owners may keep two small pets, neither over 16 inches at the shoulder or 20 pounds, only one of them a dog and no dog under a year old, registered with the office. Guests and renters may not have pets.
Only on a limited basis: a lease must be at least 30 days, board-approved, and no lease or temporary occupancy may begin more than once in any September 1 to August 31 period. While it is leased you may not use the facilities.
No. The declaration’s 30-day minimum and one-lease-a-year rule rule out weekly rentals, whatever the RT zoning allows.
Yes. The City accepted the Phase 1 milestone report, case MS1-24-02345, on 2025-01-30, and the engineer’s December 2024 letter says no Phase 2 inspection is required at this time.
None appears on the association’s public documents; its 2024 FAQ says reserves are fully funded. The estoppel certificate states any special assessment adopted and unpaid.
The tower footprint maps to FEMA zone X, an area of minimal flood hazard; the road in front is zone AE at 9 feet and the beach is zone VE at 10 feet, on panel 12021C0836J effective 2024-02-08.
Yes. The Florida statewide evacuation layer places 840 South Collier in Collier County storm surge evacuation zone A; confirm on Collier County’s “Know Your Zone” tool.
Yes. Each unit has an assigned space in the parking garage, and the tennis and pickleball courts sit on the garage roof.
A pool and outdoor spa, a poolside gazebo with bar and grill, a boardwalk to the beach, a walking trail, a tennis court, a fitness center, saunas, the Marbelle Room with billiards and ping-pong, and a guest room and guest suite.
The association manages itself with an on-site general manager and office at 239-394-7668, open weekdays from 8:00 a.m. to 4:00 p.m.
No public document registers it as housing for older persons; its rules address children at the pool and spa.
Collier County Public Schools: 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.
Yes. Section 18 of the declaration requires the board’s written approval of a sale, with a $100 application fee per applicant, a background check and possibly an interview; the board acts within 20 days of a complete application or 30 days of notice, or the sale is deemed approved.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent; the signed contract controls.
These are the questions Marbelle Club owners ask before they list, answered from the Southwest Florida MLS, the Collier County record, the association’s documents and Florida law. Market figures are for the 60 months to 2026-10-07 unless stated.
It depends on the plan, floor, view and condition. The 60-month median is $1,900,000; the A units sold at a median of $2,587,500, the C units at $1,900,000 and the B units at $1,310,000. A valuation built on your plan’s sales is the honest number.
12 MLS closings at a median of $1,900,000, from $999,000 to $2,800,000, with $22,759,000 in total volume (Southwest Florida MLS, to 2026-10-07).
Three MLS closings: $1,800,000 on 2026-01-30, $999,000 on 2026-02-20 and $1,500,000 on 2026-03-17, plus a $1,700,000 deed recorded on 2026-04-08 that did not go through the MLS.
Three active on 2026-10-07, asking $1,625,000, $1,799,000 and $1,925,000, and one pending with a contingency at a list of $1,075,000.
The 60-month median is 33 days on market, from 2 to 141 days, plus the association’s approval period of up to 30 days from notice.
The median sale closed at 95.7 percent of the final list price; since 2023 every sale closed between 90.9 and 100.0 percent.
Yes, in this record: the four A unit sales had a median of $2,587,500 against $1,900,000 for the four C units, likely for the A units’ 772 square foot terraces.
Choose a listing agent who prices from your plan’s sales, knows the board approval timeline and markets to owner-users. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 real estate team in Southwest Florida since 2012; call Jesse at (239) 898-6072.
Some owners sell privately or to a buyer they already know. The county recorded a $1,700,000 Marbelle Club deed on 2026-04-08 with no MLS listing, so a valuation should read the county record as well as the MLS.
Yes. Section 18 of the declaration requires the board’s prior written approval of any sale or gift except to immediate family, with at least 20 days’ notice before closing.
The board may disapprove only for listed good causes after an opinion of counsel; otherwise it must name another buyer at the same price and terms, and if it does not do so within 30 days the original buyer is deemed approved.
The association’s sales packet sets $350: $250 for the estoppel certificate, with a 10-business-day turnaround, and a $100 transfer fee, requested by email to the office.
Ten business days from the request under Florida law, and the certificate is effective for 30 days when delivered by hand or electronically (Fla. Stat. 718.116).
In Collier County the seller customarily pays the deed stamps, 70 cents per $100 of price, which is $13,300 on a $1,900,000 sale; the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, the reverse of Lee County; the signed contract controls.
Seven days, excluding weekends and legal holidays, after the buyer receives the documents Fla. Stat. 718.503 requires.
Yes. Since October 1, 2024, a Florida seller of residential property gives a flood disclosure at or before contract (Fla. Stat. 689.302).
It should help. The City accepted the Phase 1 report in January 2025, and the engineer’s letter says the building is safe and needs no Phase 2. Have the 2021 report and the 2024 letter ready for buyers.
A buyer will ask for it, and the seller must provide the most recent SIRS or a statement that none has been completed. Get it from the office before you list.
The purchase contract decides. The estoppel certificate shows what is owed on the unit, and Florida law makes a buyer jointly liable with the seller for unpaid assessments, so settle it in the contract.
Yes, subject to the lease, which the board approved and which runs at least 30 days. The buyer takes the unit subject to the lease unless the contract says otherwise, and cannot start another lease in the same September to August year.
It narrows the buyer pool to owner-users and seasonal residents, which is the pool that pays for the space and the beach. Price against Marbelle Club sales, not against rental-friendly buildings.
It allows owners two small pets, which suits most owner-users; buyers with a large dog will look elsewhere.
It can for a buyer who wants to renovate: heavy work is allowed only from April 16 through December 15, so a buyer closing in winter waits to remodel.
Not clearly in the 60-month record: the 9th-floor 904 sold for more than the 18th-floor 1804 in 2024. View, plan and condition matter more.
The buyer’s assessment resets to market value the year after purchase. At the 2025 Marco Island rate of 8.9535 mills, a $1,700,000 taxable value carries $15,220.95 a year before the mosquito control levy.
Not credibly: the declaration allows one lease a year of at least 30 days and bars the owner from the facilities during the lease. Market to owner-users.
That is a personal decision, but the record shows 2026 sales below the 2022 and 2023 highs, 12 to 15 months of supply and asks well above recent two-bedroom sales. Price to the current sales if you list now.
$2,800,000 for unit 402, a 2,100 square foot A unit, on 2023-11-20.
$999,000 for unit 1404, a 1,937 square foot B unit, on 2026-02-20, at its full list price after 141 days.
Use our online valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072; we price from the Marbelle Club sales of your plan.
Fix what a buyer’s inspector will write up and what photographs badly, inside the April 16 to December 15 work window and with board approval; leave large remodels to a buyer who will want their own plan.
Some facts a buyer or seller would want are not in any public record we could reach for this page, checked through 2026-10-28. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from the association and the agencies that publish them.
Every source below was used on this page. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, and the Collier County roll data dated 2026-08-29.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Marbelle Club. 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.
