Marco Beach Ocean Resort is a 2001 resort condominium of 103 deeded suites at 480 South Collier Boulevard on Marco Island, most of them 500 square feet. Every sale and deed of the last five years is listed. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Gulf-Front Condos > Marco Beach Ocean Resort
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Marco Beach Ocean Resort is a 2001 resort condominium at 480 South Collier Boulevard, inside the Marco Island gulf-front condo corridor of Marco Island, Florida. Its 103 residential units are individually deeded suites of 500 to 1,085 square feet, and the same property operates as a beach resort, so buying here is buying a condominium unit inside a hotel-style operation. 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.
Marco Beach Ocean Resort is a condominium of 103 residential units in two towers of 11 and 13 floors on the Gulf side of South Collier Boulevard, built in 2001, whose county roll also carries 109 commercial-element parcels held by two resort-owning companies. None of its residential units claims a homestead exemption, and the state lodging file lists it as a licensed vacation rental property.
Everything on this page comes from public records: the Collier County roll and its qualified recorded sales, the Southwest Florida MLS pulled on 2026-10-07, the Florida Division of Condominiums, the Division of Hotels and Restaurants lodging licence file, the state elevator register, the Division of Corporations, the City of Marco Island’s permit, business tax, zoning and parcel records, federal flood and storm records, and Florida statute text. We did not use the resort’s marketing pages or any rental listing as a source for a rule, a fee or a rental term.
Marco Beach Ocean Resort is on the Gulf side of South Collier Boulevard in the middle of the Marco beach, between the resort hotel parcel at 400 South Collier and the Hilton hotel at 560 South Collier, with Madeira at 350 South Collier a short way north. The U.S. Census Bureau geocoder places 480 South Collier at latitude 25.92579, longitude -81.72754 (Census geocoder). The City’s building layer shows towers of 11 and 13 floors, 110 and 130 feet, a three-floor wing, two-floor podium sections and a pool, all dated 2001 (City of Marco Island GIS parcel and building layers).
| Item | Marco Beach Ocean Resort | Source |
|---|---|---|
| Address | 480 S Collier Blvd, Marco Island, FL 34145 | Collier County roll |
| Recorded condominium | MARCO BEACH OCEAN RESORT A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Residential units | 103, registered with the state | Florida DBPR project PR1S024392; City parcel layer |
| All parcels on the roll | 212: 103 residential units, 68 commercial-element “Unit C” parcels, 41 “Restaurant C” parcels | Collier County roll; City parcel layer |
| Declaration recorded | 2001-11-09 | Florida DBPR condominium register |
| Year built | 2001 | Collier County roll; City GIS |
| Residential unit sizes | 500 sq ft (87 units), 1,025 sq ft (8), 1,085 sq ft (8) | City parcel layer |
| Homestead exemptions | 0 of 103 residential units | City parcel layer, 2024 roll |
| Association | Marco Beach Ocean Resort Condominium Association, Inc., document N97000005631, filed 1997-10-03 | Florida Division of Corporations |
| Zoning | RT, residential tourist | City of Marco Island GIS |
| State lodging licence | Group vacation rental licence, business name “Marco Beach Ocean Resort” | Florida Division of Hotels and Restaurants |
| Milestone inspection | No City milestone case found as of 2026-10-22 | City permit and milestone records |
| Market, 60 months to 2026-10-07 | 9 MLS closings, listed individually below | Southwest Florida MLS |
The Florida Division of Condominiums registers the property as project PR1S024392, “MARCO BEACH OCEAN RESORT, A CONDO,” with 103 units and a declaration recorded on 2001-11-09, and lists the association’s managing address in Miami (Florida DBPR condominium public records). The county roll carries 212 parcels under the condominium’s name because the declaration also created commercial elements: on the City’s parcel layer, 68 parcels described as “Unit C” are held by FCC Hotel Tower LLC and 41 described as “Restaurant C” by FCC Beach & Yacht LLC, read 2026-10-28. A buyer of a residential unit is buying one of the 103 suites, inside a condominium whose other parcels belong to the resort’s commercial owners.
Marco Island has several properties with “Marco Beach” in their names, among them timeshare clubs on South Collier Boulevard, and the MLS uses “MARCO BEACH” as a generic subdivision name for other buildings. This page covers only the condominium registered as project PR1S024392 at 480 South Collier Boulevard, whose association is document N97000005631 at the Division of Corporations (Florida Division of Corporations).
If you’re searching for the best realtor for Marco Beach Ocean Resort in Marco Island Gulf-Front Condos, Marco Island, whether you’re ready to sell your Marco Beach Ocean Resort 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 Marco Beach Ocean Resort track record (60 months to 2026-10-07, Southwest Florida MLS): In the last 60 months we tracked 9 Marco Beach Ocean Resort resales in the market · highest-priced Marco Beach Ocean Resort sale: $1,350,000 · median sale-to-final-list ratio of the 6 marketed sales: 95.7 percent. We tracked every one of those 9 closings unit by unit, and all 20 qualified county deeds of the same period; both lists are on this page.
Honors and recognition:
Selling your Marco Beach Ocean Resort home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Marco Beach Ocean Resort? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
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Marco Beach Ocean Resort suits a buyer who wants a small, deeded beachfront suite in a resort setting, used for some weeks a year and otherwise placed in a rental operation, at an entry price below most of the corridor’s residential towers. It does not suit a buyer looking for a primary residence or a full-size home, or one who wants rules and costs that are published before contract.
The public record describes the buyer clearly. Not one of the 103 suites claimed a homestead exemption on the 2024 roll served by the City’s parcel layer, against about one owner in three at nearby residential towers such as The Prince and Sandpiper, and 24 of the 103 suites are held by two companies named for the resort, MBOR Investments LLC (21) and MBOR Holdings LLC (3). Of the rest, 79 are held by individuals, trusts and other companies. Buyers here are second-home owners and investors.
What Marco Beach Ocean Resort gives you is a deeded suite on the beach in a resort with a restaurant on site, at prices that start well below the corridor’s residential towers: the median of the 13 qualified deeds on 500 square foot suites in the 60 months to 2026-08-24 was $550,000. What you accept in return is a 500 square foot unit, fees that are high for the size, a governing structure that includes commercial owners, and rental terms you can read only in the declaration and any management agreement. 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).
We tracked every Marco Beach Ocean Resort closing on the Southwest Florida MLS for the five years to 2026-10-07, 9 closings in all, and read them against all 20 qualified recorded sales in the Collier County roll data, the City’s parcel, permit and business tax records and the state’s condominium, lodging and elevator files. Three things stood out. First, most resales here never reach the MLS: 13 of the 20 qualified deeds had no MLS listing. Second, the suite size sets the price band, roughly $440,000 to $875,000 for a 500 square foot suite and $950,000 to $1,350,000 for the larger units. Third, listing-entered fees roughly doubled between 2022 and 2026, so carrying cost belongs at the center of any purchase decision here.
Marco Beach Ocean Resort recorded only 9 closed sales on the Southwest Florida MLS in the 60 months to 2026-10-07, from $550,000 to $1,350,000, so no window holds ten or more and every sale is listed below. The median of those 9 sales was $975,000; the county record adds 13 qualified deeds that never reached the MLS.
Data updated: October 2026. MLS figures are for the 60 months to 2026-10-07, Southwest Florida MLS; county figures for the 60 months to 2026-08-24.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-01-09 | 1101 | 1,085 | 2 Bed | $975,000 | $999,900 | $899 | 5 |
| 2024-10-31 | 704 | 500 | 1 Bed | $630,000 | $672,000 | $1,260 | 182 |
| 2023-08-01 | 901 | 1,085 | 2 Bed | $1,300,000 | $1,350,000 | $1,198 | 44 |
| 2023-05-10 | 611 | 500 | 1 Bed | $665,000 | $699,000 | $1,330 | 60 |
| 2023-04-11 | 814 | 1,085 | 2 Bed | $1,175,000 | $1,250,000 | $1,083 | 124 |
| 2022-05-16 | 1014 | 1,025 | 2 Bed | $1,250,000 | $1,300,000 | $1,220 | Entered after closing |
| 2022-04-04 | 611 | 500 | 1 Bed | $550,000 | $535,000 | $1,100 | 3 |
| 2022-04-01 | 1210 | 500 | 1 Bed | $725,000 | $720,000 | $1,450 | Entered after closing |
| 2022-03-18 | 1001 | 1,085 | 2 Bed | $1,350,000 | $1,300,000 | $1,244 | Entered after closing |
Source: Southwest Florida MLS, closed sales at 480 South Collier Boulevard, pulled 2026-10-07. Square footage and bedrooms are as entered in the MLS; the county roll records unit 814 at 1,025 square feet. For a sale entered after closing the final list price is the figure entered with it.
The 9 sales total $8,620,000, and the median of those 9 sales was $975,000, the price of the most recent one. Three of the 9 were entered after closing and were not marketed through the MLS; across the 6 marketed sales, the median of those 6 sales’ days on market was 52 and the median sale-to-final-list ratio was 95.7 percent. Only one MLS closing fell in the 12 months to 2026-10-07 and two in the 24 months, which is why no shorter window is quoted.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 20 qualified, arm’s-length recorded sales of Marco Beach Ocean Resort suites in the 60 months to 2026-08-24, at a median of $670,000 and a range of $440,000 to $1,350,000. A qualified recorded sale is a deed the county has graded as a fair market, arm’s-length transfer; it is a county record, not an MLS record, and its dates are deed dates. Thirteen of the 20 are on 500 square foot suites, and the median of those 13 deeds was $550,000, from $440,000 to $875,000; the median of the 7 deeds on 1,025 and 1,085 square foot units was $1,175,000. The county file holds 198 qualified sales at the condominium since 2001, a count of what the file holds, not a claim of every sale ever made.
| Deed date | Unit | Heated sq ft (roll) | Deed price | On the MLS? |
|---|---|---|---|---|
| 2025-08-12 | 1006 | 500 | $675,000 | No MLS closing |
| 2024-10-29 | 704 | 500 | $630,000 | Yes |
| 2023-09-28 | 501 | 1,085 | $1,075,000 | No MLS closing |
| 2023-07-26 | 901 | 1,085 | $1,300,000 | Yes |
| 2023-05-04 | 611 | 500 | $665,000 | Yes |
| 2023-04-10 | 814 | 1,025 | $1,175,000 | Yes |
| 2022-09-08 | 1210 | 500 | $875,000 | No MLS closing |
| 2022-06-20 | 810 | 500 | $719,000 | No MLS closing |
| 2022-05-12 | 1014 | 1,025 | $1,250,000 | Yes |
| 2022-04-29 | 904 | 500 | $550,000 | No MLS closing |
| 2022-04-29 | 911 | 500 | $550,000 | No MLS closing |
| 2022-04-29 | 1103 | 500 | $600,000 | No MLS closing |
| 2022-04-01 | 611 | 500 | $550,000 | Yes |
| 2022-03-31 | 508 | 500 | $503,500 | No MLS closing |
| 2022-03-23 | 614 | 1,025 | $1,000,000 | No MLS closing |
| 2022-03-08 | 1001 | 1,085 | $1,350,000 | Yes |
| 2022-01-16 | 603 | 500 | $440,000 | No MLS closing |
| 2022-01-11 | 1008 | 500 | $485,000 | No MLS closing |
| 2021-10-05 | 901 | 1,085 | $950,000 | No MLS closing |
| 2021-09-23 | 511 | 500 | $455,000 | No MLS closing |
Source: Collier County roll and qualified recorded sales data files dated 2026-08-29; unit numbers from the City’s parcel layer. “Yes” means the deed matches an MLS closing at the same unit within 60 days. Two MLS closings, unit 1101 in January 2026 and unit 1210 in April 2022, have no qualified deed in the county extract.
Thirteen of 20 qualified deeds without an MLS listing is a far higher share than at the residential towers nearby; at The Prince every qualified deed of the same five years matched an MLS closing. In our reading, resort suites often change hands between owners who already know the property, through the resort’s own network or between investors, which is a pattern the record shows but does not explain. For a seller it means the buyer pool is not only the MLS; for a buyer it means the county deeds, not the MLS alone, are the price evidence.
Marco Beach Ocean Resort is a 103-suite resort condominium on the Marco Island gulf-front corridor, where the median of the 13 qualified deeds on 500 square foot suites in the 60 months to 2026-08-24 was $550,000. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or book a buyer consultation.
Marco Beach Ocean Resort’s resale activity was concentrated in 2022: 12 of the 20 qualified county deeds of the last 60 months were recorded that year, against four in 2023 and one each in 2024 and 2025 (Collier County roll data, recorded sales through 2026-08-24). Prices on 500 square foot suites rose through 2022 and have held between $630,000 and $675,000 on the deeds since.
Data updated: October 2026.
| Year | Qualified deeds | Range of deed prices |
|---|---|---|
| 2021 | 2 | $455,000 to $950,000; partial window from 2021-08-24 |
| 2022 | 12 | $440,000 to $1,350,000 |
| 2023 | 4 | $665,000 to $1,300,000 |
| 2024 | 1 | $630,000 |
| 2025 | 1 | $675,000 |
| 2026 | 0 | None recorded to 2026-08-24 |
Every yearly group is under ten deeds, so the table gives counts and ranges, not medians.
Unit 901, a 1,085 square foot unit, sold for $950,000 by deed in October 2021 and for $1,300,000 in July 2023, $350,000 or 36.8 percent more in under two years ($350,000 divided by $950,000). Unit 611, a 500 square foot suite, sold for $550,000 in April 2022 and for $665,000 in May 2023, $115,000 or 20.9 percent more. Both pairs fall in the 2021 to 2023 run-up; the deeds since 2024 show no comparable gains.
The 2022 burst of 12 deeds, nine of them on 500 square foot suites between $440,000 and $875,000, reads as investor demand for beachfront rental suites at the top of the post-2020 market. Since then trading has slowed to about one deed a year, which means a seller today is pricing against old evidence and a buyer has little recent evidence to lean on. In our reading the rise in listing-entered fees over the same period, described below, is part of why activity slowed; the record shows the timing, not the cause.
Marco Beach Ocean Resort had two units listed for sale and none pending on 2026-10-07: suite 810, a 500 square foot one-bedroom, at $739,000, and unit 614, a 1,025 square foot two-bedroom, at $975,000. Both last sold by deed in 2022, which gives a direct read of what owners now ask against what the same unit brought.
Data updated: October 2026. Active and pending listings as of 2026-10-07, Southwest Florida MLS.
| Status | Unit | Sq ft | Beds | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| Active | 810 | 500 | 1 Bed | $739,000 | $1,478 | 0 |
| Active | 614 | 1,025 | 2 Bed | $975,000 | $951 | 267 |
Square footage and days on market are as entered by the listing agent.
Suite 810 sold by deed for $719,000 in June 2022 and asks $739,000, $20,000 or 2.8 percent more. Unit 614 sold by deed for $1,000,000 in March 2022 and asks $975,000, $25,000 less, after 267 days on the market. Suite 810’s ask is above every 500 square foot deed since 2023, whose high was $675,000. An asking price is not a sale; the deeds and closings above are the evidence a lender’s appraiser will use.
Two listings against 9 MLS closings in 60 months (0.15 a month) would be more than a year of supply on MLS sales alone, about 13.3 months (2 divided by 0.15); against all 20 qualified deeds (0.333 a month) it is about 6.0 months. The truth sits between, because many resales here never reach the MLS.
Marco Beach Ocean Resort has three residential unit sizes on the City’s parcel layer: 87 suites of 500 square feet, 8 units of 1,025 and 8 of 1,085, numbered from 501 to 1214 on the fifth through twelfth floors. Every 500 square foot sale in the MLS record was a one-bedroom; every larger sale was a two-bedroom.
| Size on the roll | Units | Qualified deeds, 60 months to 2026-08-24 | MLS closings, 60 months to 2026-10-07 |
|---|---|---|---|
| 500 sq ft, one-bedroom | 87 | 13; median of these 13 deeds $550,000 ($440,000 to $875,000) | 4: $550,000, $630,000, $665,000, $725,000 |
| 1,025 sq ft, two-bedroom | 8 | 3: $1,000,000, $1,175,000, $1,250,000 | 2: $1,175,000, $1,250,000 |
| 1,085 sq ft, two-bedroom | 8 | 4: $950,000, $1,075,000, $1,300,000, $1,350,000 | 3: $975,000, $1,300,000, $1,350,000 |
Sizes are the adjusted areas on the City’s parcel layer, read 2026-10-28 (City of Marco Island GIS); the MLS entered unit 814 at 1,085 square feet, and it is counted here at the 1,025 the roll carries.
The 500 square foot suites carry the highest prices per square foot in the record, $1,100 to $1,450 on the four MLS sales, while the two-bedroom units ran $899 to $1,244. That is the arithmetic of small units, not a premium on finishes: a buyer comparing Marco Beach Ocean Resort with a residential tower should compare total price and total carrying cost, not price per square foot.
The 109 “Unit C” and “Restaurant C” parcels on the roll range from about 56 square feet to 3,560, the largest held by FCC Beach & Yacht LLC; their sizes and labels suggest storage, service, retail and restaurant space created by the declaration as separate condominium parcels. What each one is, and how its owners vote and share costs with the 103 suites, is set by the declaration, which a buyer should read with care.
Selling a Marco Beach Ocean Resort suite? We price from the deeds as well as the MLS: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Weighing a suite against a residential tower? Call Marc at (239) 287-5873 or book a buyer consultation.
Marco Beach Ocean Resort operates as a beach resort on a condominium: the state lodging file lists a group vacation rental licence under the business name “Marco Beach Ocean Resort,” the City’s business tax record lists FCC Hotel Tower LLC doing business as Marco Beach Ocean Resort, and none of the 103 suites claims a homestead exemption. The terms of any rental program, including whether owners must place their suites in it and how revenue is split, are not in any public record we read.
The Florida Division of Hotels and Restaurants licence file, read 2026-10-28, lists 16 lodging licence records at 480 South Collier Boulevard (Florida DBPR Hotels and Restaurants public records): one group condominium licence held by MBOR Investments LLC under the business name “Marco Beach Ocean Resort,” last inspected 2025-05-02 and valid to 2026-12-01; nine single-unit condominium licences held by individual owners or their entities; four records tied to rental companies’ collective licences; and two dwelling licences. None of the 16 is a hotel or motel licence. Florida classifies a condominium unit or group of units rented as transient public lodging as a vacation rental (Fla. Stat. 509.242).
The City’s records list a business tax receipt for FCC Hotel Tower LLC doing business as Marco Beach Ocean Resort (BV-20-05153), and a restaurant on the property, Sale e Pepe, appears in the City’s sea turtle protection and land use files (City of Marco Island Civic Access). FCC Hotel Tower LLC also holds the 68 “Unit C” commercial-element parcels on the roll.
Together the records show that the property runs a licensed transient rental operation alongside individual owners who license and rent their own suites, and that the resort’s commercial owners hold a block of condominium parcels. They do not show whether a suite owner must join a rental pool, what share of rental revenue an owner receives, what owner-use limits apply, what the resort charges owners, or whether a buyer can opt out. Those terms live in the declaration of condominium and any rental management agreement, both of which a buyer should read before signing; the resale disclosure statute gives the buyer the declaration and 7 days, excluding weekends and legal holidays, to cancel after receiving the documents (Fla. Stat. 718.503).
Many lenders apply separate rules to condominiums with hotel-style operations, rental pools or commercial ownership, and some will not lend on them at standard terms. A buyer who needs a mortgage should give the lender the declaration, the rental agreement and the association’s questionnaire before writing an offer.
Marco Beach Ocean Resort Condominium Association, Inc. was filed with the Florida Division of Corporations on 1997-10-03 as document N97000005631 and is active, with its principal address at 480 South Collier Boulevard and its 2026 annual report filed on 2026-03-19; the declaration of condominium was recorded on 2001-11-09 and the buildings were completed in 2001.
The roll records 212 parcels at 480 South Collier Boulevard under the condominium name “MARCO BEACH OCEAN RESORT A CONDOMINIUM,” every one with a 2001 year built, from about 407 to 3,560 square feet including the commercial elements. The 103 residential suites are the parcels the state counts as units.
Besides the association, the Division of Corporations lists a Marco Beach Ocean Resort Management, Inc. whose name is now historical, and a separate active company with a similar name whose relationship to the condominium was not examined for this page (Florida Division of Corporations). The state condominium register lists the association’s managing address at 8200 NW 33rd Street in Miami.
The declaration was recorded on 2001-11-09 in the Collier County Official Records. We did not retrieve its book and page or any amendment for this page; the Collier County Clerk’s official records search by that date is the route (Collier County Clerk records search). At a resort condominium the declaration is the document that matters most, because it defines the commercial elements, the owners’ use rights and any rental or management obligations.
Marco Beach Ocean Resort is a 2001 concrete resort complex of two towers, a wing and podium levels over a parking garage, served by three traction passenger elevators registered to the association and four hydraulic elevators in the podium, and its City permit file since 2018 is dominated by a $4,700,000 amenity deck restoration that was active in 2025 and 2026.
The state elevator register lists three traction passenger elevators registered to the condominium association, each rated at 3,500 pounds and serving 10 landings, installed in 2000, with certificates valid to 2027-08-01 after inspections passed on 2026-04-27 (Florida DBPR elevator records). It also lists four hydraulic passenger elevators of three or four landings at the address, three of them registered under FCC Beach & Yacht; two of those show a “Delinquent” status in the file, with a last passed inspection of 2021-07-30. Which elevators serve the suites, and who maintains the podium units, is a question for the association.
| Permit | Scope | Applied | Status | Declared value |
|---|---|---|---|---|
| FIR1-22-02252 | Replace all fire alarm panels and devices | 2022-03-31 | Not read | $32,785 |
| FIR1-22-06699 | Elevator recall devices | 2022 | Not read | $21,586 |
| COMM-23-06744 | Concrete repairs, walls and slabs, parking garage levels 1 to 3 | 2023-10-10 | Complete 2025-09-08 | $121,401 |
| ROOF-24-02295 | Reroof main building, 177 squares | 2024-04-02 | Complete | $390,613 |
| COMM-24-03438 | Cut through concrete roof for elevator room access | 2024-05-14 | Complete | $35,000 |
| POOL-24-03486 | Pool resurfacing and retile | 2024-05-15 | Complete | $137,000 |
| COMM-25-02999 | Amenity deck restoration: remove pavers, topping slab and planters, repair spalling, new waterproofing | 2025-05-06 | Permit active | $4,700,000 |
| FIR1-25-03529 | Elevator fire alarm relays | 2025 | Not read | $21,255.45 |
| FENC-25-04767 | 157 linear feet of aluminium fence | 2025 | Not read | $11,130 |
| ROOF-26-05665 | Planter wall membrane restoration and sheet metal repair | 2026-09-03 | Permit active | $26,220 |
Source: City of Marco Island Civic Access permit records for 480 South Collier Boulevard, read 2026-10-22 (City of Marco Island Civic Access). Values are the declared job values on the permits, not contract prices. No permit description at the address names Hurricane Ian or Milton.
The amenity deck restoration is the largest permit in Marco Beach Ocean Resort’s City file since 2018, and it was still active when the City’s records were read. Who pays for it, the association, the commercial owners or both, and whether any of it is passed to suite owners as a special assessment, is set by the declaration and the budget. A buyer should ask the association for the cost-sharing and for any assessment adopted or planned before signing.
The public records document a pool, an amenity deck over the parking garage, a restaurant on site, a three-level parking garage and the beach. How suite owners share those amenities with resort guests and with the commercial owners is in the declaration.
The pool was resurfaced and retiled in 2024 under a $137,000 permit, and the amenity deck around it was under restoration in 2025 and 2026. The property sits on the central Marco beach; the City denied a dune trimming application in 2026 because no trimming is allowed before October 31 during sea turtle season.
The City’s files place a restaurant, Sale e Pepe, on the property, and the 41 “Restaurant C” parcels on the roll are held by FCC Beach & Yacht LLC. The garage has at least three levels, which the 2023 to 2025 concrete repair permit covered.
Fitness rooms, spas, beach service, owner storage, parking assignments and resort fees do not appear in any public record we read as condominium rights. Ask what each suite owner receives in the declaration and any rental or use agreement.
Marco Beach Ocean Resort’s association does not publish its budget, so the only public fee figures are those listing agents entered in the Southwest Florida MLS: $22,000 a year on the 500 square foot suite for sale on 2026-10-07, $45,228 on the 1,025 square foot unit for sale, and $42,348 on the one MLS sale of the last 12 months. The adopted budget, any rental agreement and the estoppel certificate are the documents that control.
Data updated: October 2026. Listing-entered fees, Southwest Florida MLS, pulled 2026-10-07.
| Listing | Size | Total annual recurring fees as entered | Entered as |
|---|---|---|---|
| Active 2026-10-07, suite 810 | 500 sq ft | $22,000 | $5,500 quarterly |
| Active 2026-10-07, unit 614 | 1,025 sq ft | $45,228 | $3,768.99 monthly |
| Closed 2026-01-09, unit 1101 | 1,085 sq ft | $42,348 | $10,586.71 quarterly |
| Closed 2022 to 2024, 500 sq ft suites | 500 sq ft | $9,444 to $14,400 | Monthly or quarterly |
| Closed 2022 and 2023, two-bedroom units | 1,025 to 1,085 sq ft | $20,628 to $26,440 | Monthly or quarterly |
These are listing-agent entries, not the association’s budget, and at a resort condominium a single entry may combine condominium assessments with other charges; one 2023 entry was labelled a master fee.
On 500 square foot suites the entered fee rose from $9,444 a year on the 2022 and 2023 sales to $22,000 on the suite listed in 2026, an increase of $12,556, or 133 percent ($12,556 divided by $9,444). On the two-bedroom units it rose from $21,932 on a March 2022 sale to $42,348 on the January 2026 sale, an increase of $20,416, or 93 percent. Whatever the entries include, the cost of holding a suite has roughly doubled since 2022 by the listings’ own figures.
The association does not publish what the fee includes, and at a resort condominium the line between the condominium’s common expenses and resort or rental charges is drawn by the declaration and any management agreement. Ask for the adopted budget, the rental agreement’s fee schedule and the estoppel certificate, and add them together before comparing with a residential tower.
At $22,000 a year, the fee on suite 810 is about 3.0 percent of its $739,000 asking price ($22,000 divided by $739,000), before property tax and insurance, against about 1.7 percent at The Prince and about 1.0 percent at Sandpiper on the same arithmetic.
No public record we read states a special assessment at Marco Beach Ocean Resort. The capital record in the City’s permits since 2018 includes the $4,700,000 amenity deck restoration, a $390,613 main reroof in 2024, a $137,000 pool resurfacing and $121,401 of garage concrete repairs.
Whether those jobs are paid from condominium reserves, by the commercial owners, by special assessment or by a loan is not in any public record. Ask for the last three years of budgets, the reserve schedule, the declaration’s cost-sharing provisions and any special assessment resolutions in the resale package, and check the estoppel certificate for any installment still owed on the suite.
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a structural integrity reserve study may not vote to waive or reduce reserves for the study’s items, and a special assessment, line of credit or loan to fund them needs the approval of a majority of the total voting interests (Fla. Stat. 718.112). The towers at Marco Beach Ocean Resort are well over three habitable stories, so the study requirement applies to them.
Owning a suite costs more than the condo fee: property tax, an HO-6 unit-owner policy, any flood policy, rental management charges if the suite is rented through a program, the taxes collected on short-term rentals, an estoppel fee at sale and a share of any special assessment. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449, Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. On the 2024 roll served by the City’s parcel layer, the median total ad valorem tax on a residential suite was $5,090.19, from $4,457.83 to $10,182.70: $4,983.23 at the median 500 square foot suite, $9,166.62 at the median 1,025 and $9,631.26 at the median 1,085. No suite carries a homestead exemption, so the non-homestead 10 percent cap on non-school assessment increases in Fla. Stat. 193.1554 is the protection that applies; a buyer who did make a suite a primary residence could claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155, if the declaration allows that use.
Rentals of six months or less owe Florida sales tax and the Collier County tourist development tax, collected by the Collier County Tax Collector (Collier County Tax Collector, tourist development tax). If a suite is rented through a rental program, ask who collects and remits those taxes and how the program reports them to the owner.
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 $675,000 suite sale carries $4,725.00 of deed stamps and a $975,000 sale $6,825.00, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $500,000 loan that is $1,750 and $1,000. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of 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.
For a non-homestead 500 square foot suite with a $650,000 taxable value and the listing-entered fee of $22,000 a year: the fee is $1,833.33 a month ($22,000 divided by 12); property tax at 8.9535 mills is $5,819.78 a year ($650,000 times 0.0089535), or $484.98 a month; together that is $2,318.31 a month before the HO-6 policy, any flood policy, electricity, any rental program charges, the mosquito control levy and any special assessment. Rental income, if any, depends on terms that are not public and is not estimated here.
Renting is the core use of this property: the state lodging file lists a group vacation rental licence for “Marco Beach Ocean Resort” and nine individually licensed suites at the address, and no suite claims a homestead exemption. What the public record does not show is the rental terms that bind an owner, which are in the declaration and any rental management agreement.
Ask the association and the resort operator, in writing, for the declaration’s use and leasing sections, any rental program or management agreement and its fee and revenue terms, owner-use limits, the reservation and check-in rules for owners and guests, and whether an owner may rent independently or through another company. Florida law lets an association amend its declaration to prohibit or regulate rentals, but an amendment that does so applies only to owners who consent to it and to owners who acquire title after it takes effect (Fla. Stat. 718.110), so the date of any rental amendment matters to a buyer.
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 Marco Beach Ocean Resort’s own 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).
Marco Beach Ocean Resort sits on the beach, so the island’s resident beach rules matter less here than in inland buildings, and short-term guests could not use Residents’ Beach in any case. For reference, Residents’ Beach passes come from the Marco Island Civic Association, and short-term renters have been barred from Residents’ Beach since October 2020; owners of developed property and renters of one month or more are eligible (City of Marco Island beach access).
No pet rule for Marco Beach Ocean Resort appears in any public record we read, so a buyer with a dog or cat should read the declaration and rules before making an offer and ask in writing whether owners and rental guests may bring pets, and with what limits.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals).
No age restriction for Marco Beach Ocean Resort appears in any public record we read, and the Housing for Older Persons Act exemption does not appear in the state or county records for the building. The declaration is the document that would state one.
Marco Beach Ocean Resort sits in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88 at its geocoded street point, on FIRM panel 12021C0836J effective 2024-02-08, outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A, while the City’s flood layer reads zone X at the tower’s own centroid. The ground at the street point is about 5.2 feet NAVD88.
Data updated: October 2026.
| Address tested | FEMA zone | Base flood elevation | FIRM panel and effective date | Ground elevation (USGS 3DEP) | Zones mapped within 150 m |
|---|---|---|---|---|---|
| 480 S Collier Blvd (Marco Beach Ocean Resort) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J, 2024-02-08 | 5.2 ft NAVD88 | AE 9, AE 10, X |
Method: the address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer, with ground elevation read from the USGS 3D Elevation Program and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper (FEMA Flood Map Service Center; USGS 3D Elevation Program; USFWS CBRS mapper). The City’s own flood hazard layer reads zone X at the centroid of the main tower, so the complex likely straddles zones, and its seaward edge was not tested for VE. A geocoded point falls near the street, not on the building’s beach-side face, so this is a map indication, not a flood determination; the building’s Elevation Certificate and the FEMA address search give the structure’s own zone.
At the street point the ground sits about 3.8 feet below the 9-foot base flood elevation (9.0 minus 5.2). The suites start on the fifth floor, far above that line, so the flood exposure is in the garage, the lobby, the restaurant and podium spaces, the elevator pits and the mechanical rooms, which are the commercial owners’ and the association’s concern before they are a suite owner’s.
Florida’s Coastal Construction Control Line marks where the state regulates construction that could affect the beach and dune system. On the Department of Environmental Protection’s line for Collier County, the geocoded point for 480 South Collier sits about 76 meters from the nearest line segment, on its landward side (FDEP Coastal Construction Control Line program). The pool and amenity deck sit on the beach side of that point; work seaward of the line needs a state permit in addition to a City permit.
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). No permit description at 480 South Collier names Ian or Milton. Ask the association and the resort for their post-Ian repair and insurance claim history.
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton).
The complex was built in 2001, under the wind provisions in force then, and its City permit file since 2018 shows a main reroof (2024), new fire alarm panels and devices (2022) and the amenity deck restoration (2025 to 2026). Window and door protection on individual suites is set by the declaration and the association’s rules. None of that is an engineering certification of the whole envelope; the wind mitigation form for the building, described below, is the document an insurer relies on.
The Marco Beach Ocean Resort association insures the condominium property under a master policy and passes the cost through the fee; each owner carries an HO-6 policy for the inside of the suite, improvements and liability. The association does not publish its carrier, premium or deductibles, and how insurance is shared with the commercial owners is in the declaration, so ask for the certificate of insurance and deductible schedule before you buy.
A Gulf-front association’s master policy usually carries a named-storm or hurricane deductible set as a percentage of insured value, and an uninsured share of a storm loss becomes a common expense the owners pay. That is why the HO-6 policy should carry loss assessment coverage; Florida requires an HO-6 policy to include at least $2,000 of it (Fla. Stat. 627.714).
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 suite does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, and the association’s own building flood policy is separate from the owner’s.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year, 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, effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). In a high-rise those features belong to the building, so the credits land on the master policy. The state’s My Safe Florida Home program has offered a condominium pilot for mitigation inspections and grants to associations (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 Marco Beach Ocean Resort seller completes it for the suite.
Marco Beach Ocean Resort’s towers are more than three habitable stories but were built in 2001, so under Florida law their first milestone structural inspection falls due by December 31 of the year they turn 30, 2031, and no City milestone case was found at the address as of 2026-10-22. The structural integrity reserve study (SIRS) requirement already applies to the association; no SIRS was found in a public record.
Data updated: October 2026.
The City’s permit and milestone records show no milestone case at 480 South Collier Boulevard as of 2026-10-22 (City of Marco Island Civic Access permit and milestone records). By the county’s 2001 year built, the towers reach 30 years in 2031, so the statute’s initial milestone deadline is December 31, 2031, unless the City or the building official requires an earlier inspection. The 2023 to 2025 garage concrete repairs and the 2025 to 2026 amenity deck restoration are the structural work on the City’s file in the meantime.
No SIRS for the association was found in any public record we read on 2026-10-28. The state collects SIRS completion reports and publishes the submissions (DBPR SIRS reporting); the seller must provide the most recent SIRS, or a statement that none has been completed, under the resale disclosure statute.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it turns 30, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found (Fla. Stat. 553.899). On Marco Island the City, not Collier County, administers the program and holds the reports (City of Marco Island, milestone inspection information). By the county’s 2001 year built, Marco Beach Ocean Resort turns 30 in 2031.
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).
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records, which must be produced within 10 working days of a written request (Fla. Stat. 718.111). At Marco Beach Ocean Resort ask specifically for the SIRS and reserve schedule, the cost-sharing for the amenity deck restoration, the master policy deductibles, the rental program or management agreement, any special assessment adopted or proposed, and the last two years of board minutes.
Marco Beach Ocean Resort is served by Collier County Public Schools, though with no homesteaded owners few families live here year-round. Marco Island has one district elementary school, Tommie Barfield Elementary, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 480 South Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Marco Beach Ocean Resort is inside the City of Marco Island, so building permits, flood rules, beach construction and sea turtle lighting rules, noise limits, business tax receipts and code enforcement come from the City, not from Collier County. All 212 parcels are zoned RT, residential tourist, on the City’s zoning layer.
The City’s zoning layer codes every parcel at 480 South Collier RT, residential tourist (City of Marco Island GIS), a district that allows hotel and tourist uses alongside residential use, consistent with a resort condominium; The Apollo at 900 South Collier and Sandpiper at 850 are also RT.
A unit renovation that needs a permit goes through City of Marco Island Building Services, after any approval the association requires. 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 complex of this size that threshold is measured on the whole structure, so it bites on building-wide projects, not on a single kitchen.
The City’s sea turtle protection rules cover the whole beachfront from Cape Marco to Hideaway Beach 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 within 100 feet of the nesting zone is barred during the season (Marco Island Code, Chapter 54, Article V; Marco Island Code of Ordinances). The City’s files at 480 South Collier include a sea turtle protection case tied to the restaurant and a 2026 denial of dune trimming during nesting season, which tells a buyer the City enforces the rule at this address.
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. The association’s own contractor hours, if narrower, are in its rules.
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 Marco Beach Ocean Resort runs through the resort’s front desk and the association, with the beach at the edge of the amenity deck and groceries, urgent care and the island’s town center a short drive north on Collier Boulevard. There is no hospital emergency department on Marco Island.
Marco Beach Ocean Resort sits on the central Marco beach, so owners and guests walk out to the sand rather than drive to a public access. The public accesses on the central beach include the City’s mid-beach and south beach accesses on South Collier Boulevard and South Marco Beach, and the City’s Residents’ Beach at 130 South Collier is for pass holders (City of Marco Island beach access; Collier County Marco Island beaches). Marco Island’s audible lightning warning system sounds one long siren for lightning in the area and three short sirens for all clear.
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. (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 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, 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.
Marco Beach Ocean Resort and The Apollo are the two gulf-front condominiums on South Collier Boulevard built around small beachfront units with a restaurant on site, and both are zoned for tourist use; they differ in how the rental side is run. The Apollo at 900 South Collier is a 1990 association-run building of mostly 504 square foot units whose own website publishes its rental and guest rules; Marco Beach Ocean Resort is a 2001 resort condominium with a licensed resort operation and commercial owners inside the condominium.
Data updated: October 2026. Both buildings, 60 months to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29. Marco Beach Ocean Resort has fewer than ten MLS closings in 60 months, so its sales are given as the median of those 9 sales alongside the county deeds.
| Yardstick | Marco Beach Ocean Resort | The Apollo |
|---|---|---|
| Address | 480 S Collier Blvd | 900 S Collier Blvd |
| Residential units | 103 | 90 (plus commercial units; 96 parcels on the roll) |
| Year built (county roll) | 2001 | 1990 |
| Typical unit | 500 sq ft one-bedroom (87 of 103) | 504 sq ft (72 of 90) |
| MLS closed sales, 60 months | 9 | 14 |
| Median MLS sale, 60 months | $975,000 (median of these 9 sales) | $776,000 |
| MLS sale range, 60 months | $550,000 to $1,350,000 | $690,000 to $1,878,000 |
| Qualified county deeds, 60 months to 2026-08-24 | 20, median $670,000 | Not compared |
| Median days on market, 60 months (marketed sales) | 52 (median of these 6 sales) | 45 |
| Median sale to final list, 60 months (marketed sales) | 95.7 percent (median of these 6 sales) | 96.4 percent |
| Listings on 2026-10-07 | 2 active ($739,000 and $975,000) | 1 active ($820,000) |
| Annual fee as entered on current listings | $22,000 (500 sq ft) and $45,228 (1,025 sq ft) | $14,064 |
| Rental rules published by the association | None found | Pre-arrival registration 48 hours before arrival; occupancy caps; no pets; smoke-free |
| City milestone record | No case found; statutory deadline 2031 | Phase 1 accepted 2024-11-20 |
| Restaurant on site | Sale e Pepe | Sunset Grille |
Fees are as entered by listing agents, not association budgets. The Apollo’s figures are from its node in the same MLS pull and county files, from the City’s milestone record and from the association’s own website, which publishes its renter rules (The Apollo Condominium Association, renters page).
| If you want | Lean toward | Why, from the record |
|---|---|---|
| Rules you can read before you buy | The Apollo | Renter rules posted on the association’s site |
| A newer building | Marco Beach Ocean Resort | Built 2001 versus 1990 |
| A two-bedroom unit in a resort | Marco Beach Ocean Resort | 16 units of 1,025 to 1,085 sq ft |
| A lower annual fee on a small unit | The Apollo | $14,064 versus $22,000 as entered |
| A completed milestone inspection on file | The Apollo | Phase 1 accepted 2024-11-20 |
| A licensed resort operation behind the rentals | Marco Beach Ocean Resort | Group vacation rental licence in the state file |
| More MLS sales to price from | The Apollo | 14 closings in 60 months versus 9 |
| A pet | Neither, on the record | The Apollo bans pets; Marco Beach Ocean Resort publishes no rule |
Marco Beach Ocean Resort’s neighbours on the central beach serve owner-occupiers more than renters. Madeira at 350 South Collier is a 2006 tower of large residences that closed 11 sales in 36 months at a median of $4,500,000. Summit House at 280 South Collier and Royal Seafarer at 300 closed 12 sales each in 36 months at medians of $1,373,750 and $875,000. To the south, Sandcastle at 720 and 730 South Collier offers one- and two-bedroom flats at a 24-month median of $957,500 with a one-month rental floor. North of the Residents’ Beach, Crescent Beach and Gulfview Apartments closed at a 24-month median of $1,200,000 and a 12-month median of $699,000. Across the whole gulf-front corridor, 81 condominiums closed in the 12 months to 2026-10-07 at a median of $974,000 and $765 a square foot; every building is compared in our Marco Island gulf-front condo guide.
Selling at Marco Beach Ocean Resort? 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 a beachfront rental suite? Call Marc at (239) 287-5873 or book a buyer consultation.
Marco Beach Ocean Resort’s strengths are a beachfront resort setting, a 2001 structure, a licensed rental operation and entry prices well below the central beach’s residential towers; its weaknesses are small suites, steeply rising listing-entered fees, rental terms that are not public, commercial owners inside the condominium and a resale market that mostly runs outside the MLS.
If you’re searching for a Marco Beach Ocean Resort listing agent, or thinking, ‘I need someone to sell my Marco Beach Ocean Resort home…’, McGreevy and Comisar are the team to call. Only 9 suites closed on the Southwest Florida MLS in the 60 months to 2026-10-07, and the county recorded 20 qualified deeds in the same period, so pricing a suite here means reading both records.
In the last 60 months we tracked 9 Marco Beach Ocean Resort resales on the Southwest Florida MLS: $8,620,000 in total volume, and the median of those 9 sales was $975,000. Across the 6 marketed sales, the median of those 6 sales’ days on market was 52 and their median sale-to-final-list ratio 95.7 percent; three were entered after closing. Only one closed in the 12 months to 2026-10-07, unit 1101 at $975,000 in January 2026.
Selling a resort suite is a documents exercise and a buyer-pool exercise. A buyer here is buying a rental asset as much as a home, so the first questions are the fee, the rental terms and the rental history, not the view. Three specifics shape a sale. First, have the declaration, the rental or management agreement, the current fee and the last two years of rental statements ready, because without them an investor cannot underwrite the suite. Second, price from the county deeds as well as the MLS: 13 of the last 20 qualified deeds never reached the MLS, and the 500 square foot deeds since 2023 sit between $630,000 and $675,000. Third, a buyer who needs a mortgage may face resort-condominium lending rules, so cash buyers and lender pre-approval matter more here than elsewhere on the beach.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the deeds and closings of your suite size, not a building median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
Across the 6 marketed MLS sales of the last 60 months, days on market ran from 3 to 182, and the median of those 6 sales was 52 days (Southwest Florida MLS, to 2026-10-07).
Usually close to it. The median of the 6 marketed sales closed at 95.7 percent of its final list price, from 93.8 to 102.8 percent; one 2022 suite sold above its asking price in 3 days.
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 latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503). At a resort condominium, add the rental or management agreement, the rental history and the fee schedule.
Only where it raises rental income or removes a buyer’s objection. A suite’s value to an investor rests on its rental terms and history, and any work needs the association’s approval, the operator’s standards if the suite is in a program, and a City permit.
Jesse McGreevy and Marc Comisar are top-reviewed Marco Beach Ocean Resort 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 and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” 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 Marco Beach Ocean Resort 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 Marco Beach Ocean Resort suite? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Marco Beach Ocean Resort? 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 Marco Beach Ocean Resort and Marco Island beachfront condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Marco Beach Ocean Resort is a 2001 resort condominium at 480 South Collier Boulevard on Marco Island with 103 individually deeded residential suites, operated alongside a licensed resort rental business and a restaurant on site.
Yes. The 103 suites are condominium units registered with the state and deeded individually on the county roll; 20 sold by qualified deed in the 60 months to 2026-08-24.
It operates like one: the state lodging file lists a group vacation rental licence under the name “Marco Beach Ocean Resort,” a City business tax record lists FCC Hotel Tower LLC doing business as Marco Beach Ocean Resort, and no suite claims a homestead exemption. The rental program’s terms are in the declaration and any management agreement, not in a public record we read.
Yes. The City’s building layer places the towers and pool on the Gulf side of South Collier Boulevard, and the gulf-front corridor counts it among its beachfront buildings by City GIS and parcel position.
The median of the 13 qualified deeds on 500 square foot suites in the 60 months to 2026-08-24 was $550,000, and the median of the 7 deeds on two-bedroom units was $1,175,000. On 2026-10-07 the two units listed asked $739,000 and $975,000.
On the City’s parcel layer 87 suites are 500 square feet, 8 units are 1,025 and 8 are 1,085; every 500 square foot MLS sale was a one-bedroom and every larger sale a two-bedroom.
Suite numbers run from 501 to 1214, on the fifth through twelfth floors; the towers are 11 and 13 floors on the City’s building layer, with podium and garage levels below.
The association does not publish its budget. Listing agents entered $22,000 a year on the 500 square foot suite for sale on 2026-10-07 and $45,228 on the 1,025 square foot unit; the estoppel certificate and any rental agreement show a specific suite’s charges.
The declaration decides whether owner use is limited. No suite claimed a homestead exemption on the 2024 roll, so on the record no one currently does; ask for the use provisions before buying a suite as a residence.
The record shows nine suites licensed individually for vacation rental and four tied to rental companies’ licences, so some owners rent outside the resort’s group licence; whether the declaration or a management agreement limits that is not public.
No pet rule appears in any public record we read. Read the declaration and rules before making an offer.
No milestone case was found at the address as of 2026-10-22. Built in 2001, the towers reach 30 years in 2031, when the statute’s initial milestone deadline falls.
No SIRS for the association was found in any public record we read on 2026-10-28; the requirement applies to its towers, and the seller must give you the most recent SIRS or a statement that none has been completed.
FEMA zone AE with a base flood elevation of 9 feet NAVD88 at the geocoded street point, on panel 12021C0836J effective 2024-02-08, with zone X on the City’s layer at the tower centroid.
Yes. The address is in Collier County storm surge evacuation zone A, the zone most exposed to storm surge.
Yes. The City’s files place a restaurant, Sale e Pepe, on the property, and 41 “Restaurant C” parcels on the roll are held by FCC Beach & Yacht LLC.
A City permit valued at $4,700,000, applied for on 2025-05-06 and active in 2026, covers removing the pavers, topping slab and planters, repairing concrete spalling and installing new waterproofing on the amenity deck.
Possibly, but resort condominiums with rental operations and commercial owners can fall outside standard condo lending rules. Give your lender the declaration, the rental agreement and the association’s questionnaire before writing an offer.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the signed contract controls on every sale.
On the City’s parcel layer, read 2026-10-28, the 68 “Unit C” parcels are held by FCC Hotel Tower LLC and the 41 “Restaurant C” parcels by FCC Beach & Yacht LLC.
These are the questions suite owners ask us before they list, answered from the Southwest Florida MLS, the Collier County record and Florida law.
It depends on the size first. The 500 square foot deeds since 2023 sit between $630,000 and $675,000, and two-bedroom units have sold from $950,000 to $1,350,000 over five years. Start with our free valuation at mcgreevyandcomisar.com/home-valuation.
Nine suites closed on the MLS in the 60 months to 2026-10-07, from $550,000 to $1,350,000, and the median of those 9 sales was $975,000; the county recorded 20 qualified deeds at a median of $670,000.
One MLS closing: unit 1101, a 1,085 square foot two-bedroom, at $975,000 in January 2026. The county recorded one qualified deed, suite 1006 at $675,000 in August 2025.
Thirteen of the 20 qualified deeds of the last 60 months have no MLS listing. In our reading, resort suites often trade between investors and through the resort’s own network; the record shows the pattern, not the reason.
Two on 2026-10-07: suite 810, 500 square feet, at $739,000, and unit 614, 1,025 square feet, at $975,000. None was pending.
Across the 6 marketed MLS sales of five years, days on market ran from 3 to 182, and the median of those 6 sales was 52 days.
The median of the 6 marketed sales closed at 95.7 percent of its final list price, from 93.8 to 102.8 percent.
No. Florida law says a public lodging licence “may not be transferred from one place or individual to another” (Fla. Stat. 509.241), so a buyer who rents the suite must obtain a licence of their own or rent under a licensed operator’s licence.
Roughly. The median of the 7 two-bedroom deeds was $1,175,000 against $550,000 for the 13 deeds on 500 square foot suites.
They did through 2023. Unit 901 sold for $950,000 in 2021 and $1,300,000 in 2023, and suite 611 for $550,000 in 2022 and $665,000 in 2023; the 500 square foot deeds since 2024 sit at $630,000 and $675,000.
We think it is the team that prices from the deeds as well as the MLS and presents the suite as the rental asset it is. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Listing agents have entered a $100 application fee on most sales, which points to an approval or registration step. The declaration states whether the association or another party has a right of approval or first refusal on a sale.
Florida caps the fee at $299 when the account is current, plus $119 for delivery within three business days and up to $179 more if delinquent, adjusted for inflation every five years (Fla. Stat. 718.116).
Ten business days from the request, and the certificate is effective for 30 days when delivered by hand or electronically (Fla. Stat. 718.116).
The seller customarily pays the deed stamps of 70 cents per $100, which is $4,725.00 on a $675,000 sale; the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.
Seven days, excluding weekends and legal holidays, after the buyer receives the required documents (Fla. Stat. 718.503).
Yes. Since October 1, 2024, a Florida seller must give a flood disclosure at or before contract (Fla. Stat. 689.302).
They are the first number an investor checks. Listing-entered fees on 500 square foot suites rose from $9,444 a year on the 2022 and 2023 sales to $22,000 on the suite listed in 2026, so show buyers the current fee and your rental income together.
It may, if any of its $4,700,000 cost is assessed to suite owners. Ask the association for the cost-sharing and any adopted assessment, and settle who pays in the contract.
The purchase contract decides who pays an assessment levied before closing, and the estoppel certificate shows what is owed, so settle it in the contract.
Usually, but the rental or management agreement controls whether bookings transfer to the buyer and who receives the income; give buyers the booking calendar and the agreement early.
It adds uncertainty, which investors price in. A seller who supplies the declaration, rules and rental agreement at the start removes that uncertainty.
The milestone inspection is not due until 2031, but buyers will ask for the SIRS, which the statute already requires; get its status from the association before you list.
An uninsured share of a storm loss becomes a common expense, so buyers and their insurers will ask for the deductible schedule and how it is shared with the commercial owners.
The buyer’s assessment resets to just value the year after purchase. On the 2024 roll the median 500 square foot suite’s total ad valorem tax was $4,983.23; at the 2025 millage of 8.9535, every $100,000 of taxable value carries $895.35 a year.
There are only 16 two-bedroom units against 87 suites, so they come up less often; in the record, marketed two-bedroom sales took 5 to 124 days and marketed suites 3 to 182.
With one MLS closing and one qualified deed in the last 12 months, recent evidence is thin, and fees have risen sharply; the case for timing rests on your rental income and your own plans, which we can price for you.
Unit 1001, a 1,085 square foot two-bedroom, at $1,350,000 in March 2022, both on the MLS and by deed.
On the county record, suite 603 at $440,000 in January 2022; on the MLS, suite 611 at $550,000 in April 2022.
Use mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call.
The declaration, the rental or management agreement, two years of rental statements, the current fee and estoppel, and any open unit permits. For an investor buyer, the paperwork is the product.
Some facts a buyer or seller would want are not in any public record we could reach for this page, checked on 2026-10-28. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from the agencies that published them.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-28. No listing portal, competing brokerage or agent website was used as a source for any figure on this page.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Marco Beach Ocean Resort. 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.
