The Estates on Marco Island: the island's large-lot south end, 602 homes on about half-acre median lots, 35 sales at a $3,000,000 median in 12 months to Oct 2026, flood Zone AE at every tested point. Sell or buy with McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in the Estates and are weighing a sale, start with the people who sell waterfront Southwest Florida for a living: Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026), they have been Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar alone have over $900 million in sales. The Estates on Marco Island is a waterfront single-family neighborhood in Marco Island, Florida, at the south end of the island, recorded by Collier County as two Deltona plats, Marco Beach Unit 9 and Marco Beach Unit 13. It is the large-lot end of the island: the median single-family lot here is about half an acre, twice the island median, and roughly seven in ten homes sit on a canal or on open bay water. This guide is written for sellers first and buyers second, and every number on it carries its source and date.
The Estates is not a gated club community and it has no master association by name: the name is a market and MLS convention laid over two recorded plats, and the City of Marco Island code governs what you can build, how high, how far your dock can reach and when your seawall has to be fixed. What makes a home here worth $1.2 million or $12 million is mostly water: which canal or bay you sit on, how many bridges stand between your lift and Caxambas Pass, how high your floor is above the base flood elevation, and whether the house on the lot is the one a buyer wants or the one a buyer will knock down.
If you’re searching for the best realtor for The Estates on Marco Island, whether you’re ready to sell your Estates on Marco Island home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Jesse McGreevy and Marc Comisar also lead the #5 real estate team in Florida (RealTrends 2026), and bring over 45 years of combined direct real estate experience to every Estates price.
Estates on Marco Island market we tracked (last 12 months, to 2026-10-07, Southwest Florida MLS): 35 single-family homes sold in the Estates on Marco Island · $116.2M in Estates dollar volume · 71.5 days median time on market · 92.7% median sale-to-list ratio (both on 34 sales, one Sold Data Entry excluded) · highest-priced sold: $11.9M · fastest sold: 2 days. Those are the closings we price from, matched lot by lot for water type, frontage, elevation and year built. Read why owners choose us on our best real estate agents in Marco Island page.
For luxury Estates on Marco Island sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion + off-market capability when needed.
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Selling your Estates on Marco Island home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in the Estates on Marco Island? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers on Marco Island.
The Estates on Marco Island in eight points, each drawn from the county roll, the Southwest Florida MLS, FEMA or the City of Marco Island code, so a seller or buyer can check every line before relying on it.
Jump to any section of this guide to the Estates on Marco Island.
Daily life in the Estates on Marco Island is quiet, residential and built around the water: wide lots, private docks, and the Caxambas end of the island, where the original fishing village stood, the public boat ramp at Caxambas Park sits and South Marco Beach is a short drive away. There is no clubhouse; the island is the amenity.
A homebuyer moving to the Estates is buying into a street grid, not a gatehouse. There is no guard, no mandatory club and no association pool. Most owners spend their day on three things the neighborhood does well: the boat, the lot and the quiet. The streets are long cul-de-sac courts that end at the water (Caxambas Court, Heights Court, Quintara Court, McIlvaine Court, Salvadore Court) and longer drives that follow the shoreline (Inlet Drive, South Barfield Drive, Caxambas Drive, South Heathwood Drive, Scott Drive). Because the lots are about twice the island median, houses sit farther apart and pools and summer kitchens face the water rather than a neighbor.
The Estates sit at the south end of the island, so most errands are a drive north along South Heathwood Drive or Collier Boulevard. The island’s grocery anchors are a Publix at 1089 N Collier Blvd and a Winn-Dixie at 625 N Collier Blvd. The new NCH urgent care center is at 40 S Heathwood Dr, with 12 private exam rooms, CT and X-ray, open 8 a.m. to 7:30 p.m. daily; there is no emergency department on the island, and the nearest one listed is Physicians Regional Medical Center on Collier Boulevard in Naples, about 10.6 miles from the north end of the island by our routing estimate (free-flow, no traffic). The Marco Island Historical Museum is at 180 S Heathwood Dr and the county library branch at 210 S Heathwood Dr, which is also where Collier residents pick up the free county beach parking sticker.
The closest public beach is South Marco Beach on South Collier Boulevard, a Collier County access with its parking lot on Swallow Avenue: the county lists 67 spaces and restrooms, open 8 a.m. to sundown, and the City prohibits parking on the streets or swales in the South Beach area. Residents who join the Marco Island Civic Association can use Residents’ Beach and Sarazen Park at the south end; MICA says owners of improved property, or renters of at least one year, may be eligible, and that renters of a member’s property are not eligible for guest passes. Tigertail Beach, the county park with the lagoon and Sand Dollar Island, is on Hernando Drive at the north-west side of the island.
Yes. The City of Marco Island’s own history page places the old village of Caxambas “at the southern end of Marco Island, where the present-day Estates area is located”, and says the Calusa lived on hills there “high atop mounds made of discarded shells”. Two artesian springs stood near Caxambas Pass, and a clam cannery opened on the island in 1911 that employed as many as 150 people. One piece of that past is preserved inside the neighborhood: Otter Mound Preserve at 1831 Addison Court, a 2.45-acre Conservation Collier preserve bought in two parcels in 2004 and 2007 for a combined $2,234,000. Collier County describes a Calusa mound dated to roughly 700 to 1,200 CE, historic whelk-shell terracing visible from the sidewalk, a shaded loop trail, 57 recorded bird species and 127 plant species, with three parking spaces and one accessible space at the Addison Court entrance.
The county roll does not record who lives in a house, and we do not publish residents’ details. What the island-wide census does show: Marco Island had an estimated 16,421 residents on July 1, 2025 (U.S. Census Bureau, Vintage 2025), an 89.4 percent owner-occupied rate and 59.3 percent of residents aged 65 or older (ACS 2020 to 2024). The City cites a peak winter population of about 40,000. In the Estates the mix runs from full-time owners to seasonal owners; the new-build share (131 homes with a 2023-or-later year built) means a large part of the street is recently finished construction.
The City of Marco Island has no enforceable vacation rental registration program as of October 2026: the 2022 registration ordinance was declared null and void by City Resolution 23-54 on October 2, 2023, after the state preemption in Chapter 2023-304, Laws of Florida, and Code Section 30-90 now reads as reserved. State law, s. 509.032(7)(b), Florida Statutes, bars local governments from prohibiting vacation rentals or regulating their duration or frequency (for ordinances adopted after June 1, 2011). Two cautions apply. A guesthouse on a single-family lot may not be rented under Code Sec. 30-84(3)(b). And any deed restriction recorded against your lot governs independently; read the title commitment.
Two bridges connect Marco Island to the mainland: the Judge Jolley Bridge on Collier Boulevard (State Road 951) at the north end, which NOAA’s Coast Pilot lists at 55 feet of fixed clearance over the water, and the San Marco Road bridge toward Goodland on the east side. From the north end of the island, our routing estimates (free-flow, rounded, not a published figure) put Fifth Avenue South in Naples at about 15.7 miles and 27 minutes and Southwest Florida International Airport at about 47.2 miles and 63 minutes; add the run from the south end. Marco Island Executive Airport sits just north of the island, about 4.5 miles from the Jolley Bridge end, with a 5,000-foot runway and no scheduled airline service.
If you are buying here, Marc Comisar works with buyers on the canal-versus-bay decision every week. Call Marc at (239) 287-5873 or read how we represent buyers on our buying page.
Estates on Marco Island single-family homes closed 35 times in the 12 months to 2026-10-07 at a median of $3,000,000 and a median of $862 per living square foot, with closings from $829,000 to $11,900,000 (Southwest Florida MLS, Matrix pull of 2026-10-07). Twenty homes were listed for sale on the pull date.
Data updated: October 2026. All MLS figures below come from the Southwest Florida MLS (Matrix), ZIP 34145, single-family closings matched to the Estates street list, pulled 2026-10-07. County figures come from Collier County Property Appraiser data files dated 2026-08-29 (recorded sales through 2026-08-24, qualified sales only). One of the 35 closings is a Sold Data Entry record (a sale entered into the MLS after it closed, with no days on market): it counts in the closing count, the median and the volume, and it is left out of days on market and sale-to-list, which therefore use 34 sales.
| Measure, 12 months to 2026-10-07 | Value | Basis |
|---|---|---|
| Closed single-family sales | 35 | MLS, includes 1 Sold Data Entry |
| Median sold price | $3,000,000 | n = 35 (odd), the 18th of 35 sales in price order |
| Lowest and highest sale | $829,000 to $11,900,000 | MLS |
| Total sold volume | $116,179,000 | sum of 35 sales |
| Median price per living square foot | $862 | MLS living area |
| Median days on market | 71.5 | n = 34 (even), mean of the 17th and 18th values |
| Median sale price to final list price | 92.7 percent | n = 34, Sold Data Entry excluded |
Price bands in the same 12 months: 11 of the 35 sales closed under $2,000,000, 18 closed from $2,000,000 to just under $5,000,000, and 6 closed at $5,000,000 or more.
| Window to 2026-10-07 | Closings | Median sold | Range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
| 12 months | 35 | $3,000,000 | $829,000 to $11,900,000 | $862 | 71.5 |
| 24 months | 74 | $3,000,000 | $550,000 to $13,301,414 | $855 | 71 |
| 36 months | 100 | $3,000,000 | $550,000 to $13,301,414 | $885 | 82 |
| 60 months | 175 | $2,900,000 | $550,000 to $14,800,000 | $799 | 66 |
Source: Southwest Florida MLS, pulled 2026-10-07; the 24, 36 and 60 month medians and days on market come from the same tree pull (the 24, 36 and 60 month rows include 3, 5 and 6 Sold Data Entry sales in their counts). The median has held at $3,000,000 across one, two and three years, while the 60-month median per square foot of $799 rose to $862 in the latest year. The 60-month row is matched by street address and recorded plat: it counts 919 S Barfield Drive (filed in the MLS under another subdivision name, recorded in Marco Beach Unit 13) and leaves out one sale tagged ESTATES that sits outside Units 9 and 13.
The Collier County roll counts qualified recorded sales of improved single-family parcels in the Estates. In the 12 months to 2026-08-24 the county shows 29 qualified sales, median $3,300,000, range $1,150,000 to $13,301,500; over 60 months it shows 131, median $3,300,000, high $14,800,000. The county and MLS counts differ because the county counts only qualified improved transfers through its own cutoff date and the MLS counts every reported closing through 2026-10-07. Where the two records disagree on one sale, the recorded deed is the sale price of record: the top 24-month sale reads $13,301,500 on the county roll and $13,301,414 in the MLS (pull of 2026-10-07), a difference between the deed consideration and the reported closing price.
On 2026-10-07 the MLS showed 23 Estates listings in an active or pending status: 20 active, 2 pending with contingencies and 1 pending. The 20 active list prices ran from $1,299,000 to $16,999,000, median $4,749,999.50 (n = 20, even, the mean of $4,500,000 and $4,999,999). At the 12-month pace of 35 sales, 20 active listings equal about 6.9 months of supply (20 divided by 35 per 12 months, which is 2.92 sales a month).
Our read for sellers: active asking prices sit well above the closed median, and the closed sale-to-list ratio of 92.7 percent says buyers are paying below the last asking price on most homes. Pricing to the closed record, not to the neighbors’ asking prices, is what moves an Estates house.
The highest MLS closing in the 12-month window was 1829 S Inlet Drive at $11,900,000 (closed 2026-04-03, 7,252 square feet, MLS). Press coverage of that sale describes about half an acre with 125 feet of frontage, views of Caxambas Pass, a deep-water dock with two slips and lifts, and a 2020 year built; the Business Observer reported it as the highest Marco Island sale of 2026 to that date and cited county records showing a prior sale of the lot for $2.35 million in May 2018. Other top-end closings in the window: 580 S Heathwood Drive at $6,700,000, 1547 Caxambas Court at $6,650,000, 798 S Barfield Drive at $6,250,000 and 840 S Heathwood Drive at $5,925,000 (all MLS). The land itself trades high on the bay: in April 2022 the Business Observer reported a combined 4.32-acre Osceola Court parcel with 605 feet of frontage on Caxambas Bay and the Gulf selling for $10.75 million, which it called a parcel record for the island.
The Estates on Marco Island closed 35 single-family sales at a median of $3,000,000 in the 12 months to 2026-10-07 (Southwest Florida MLS), and every Estates lot we tested sits in FEMA Zone AE at a base flood elevation of 10 or 11 feet, so the water, the bridges and the elevation of the house you buy or sell are worth as much attention as the view. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, price all three. Sellers: get a free valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or see how we represent buyers on Marco Island and on our buying page.
The Estates on Marco Island occupy the south end of the island, on two Collier County plats: Marco Beach Unit 9 and Marco Beach Unit 13. The name is a market and MLS convention, not a recorded subdivision name, so the boundary with the Caxambas grid next door is drawn here by plat: Units 9 and 13 are the Estates; Unit 10 is Caxambas.
Marco Island has no recorded neighborhood boundaries. The recorded units are the Marco Beach plats laid down by the Deltona Corporation from the 1960s; names such as the Estates, Olde Marco, Tigertail and Caxambas are common-use and listing names. The Southwest Florida MLS tags many of these homes “ESTATES” in its subdivision field and tags others with the generic “MARCO ISLAND” or “MARCO BEACH”, which is why this guide matches sales by street rather than by tag. The press sometimes uses “Estates” for the whole south end; we keep Unit 10 separate as Caxambas and the South End.
| Recorded plat on the county roll | Parcels in the Estates match |
|---|---|
| MARCO BEACH UNIT 13 | 485 |
| MARCO BEACH UNIT 9 | 215 |
| MARCO BEACH UNIT 13 REPL TR-A A | 8 |
| Total | 708 (602 improved single-family, 106 vacant) |
Source: Collier County Property Appraiser data files dated 2026-08-29, as matched by street and plat in the tree research (DOR use code 01 single-family and 00 vacant residential).
The match uses 41 street names. The largest by parcel count on the county roll: Caxambas Court (64), South Barfield Drive (64), Inlet Drive (58), Caxambas Drive (53), Scott Drive (33), Ludlow Road (31), South Heathwood Drive (29), East Inlet Drive (28), Collingswood Avenue (28), Salvadore Court (22), Heights Court (21), North Copeland Drive (19), Forrest Court (18), Cutler Court (18), West Copeland Drive (17), McIlvaine Court (16), Quintara Court (16), Hammock Court (13), Conover Court (12), Eubanks Court (11), South Inlet Drive (11), Collingswood Court (11), and Addison, Arcadia and Alameda Courts (10 each). The other 16 names on the list are April Court, Dade Court, Devon Court, Doxsee Terrace, Indian Hill Street, Kirk Terrace, Leo Court, Newell Terrace, Olds Court, Osceola Court, Pettit Court, Sand Hill Court, Travida Terrace, Watson Road, West Inlet Drive and South Barfield Court.
| Area (county roll, computed) | Single-family parcels | Median lot (acre) | Median heated sq ft | Median year built | Built 2023 or later | Computed waterfront share |
|---|---|---|---|---|---|---|
| The Estates (Units 9 and 13) | 602 | 0.507 | 3,670 | 2017 | 131 | 70 percent |
| Caxambas and the South End | 424 | 0.254 | 2,379 | 2015 | 64 | 70 percent |
| Tigertail | 607 | 0.254 | 2,469 | 2015 | 91 | 71 percent |
| Olde Marco | 95 | 0.271 | 2,456 | 2018 | 14 | 95 percent |
| Key Marco | 40 | 0.623 | 3,073 | 2013 | 10 | not reported |
| Island baseline (single-family) | 7,480 | 0.254 | 2,391 | 2016 | 1,257 | 66 percent |
Source: tree research Agent E, county roll joined to Collier County parcel polygons, 2026-10-07; lot area and waterfront share are computed estimates (waterfront share plus or minus about 5 points). The Estates carry the largest median house of any single-family area on the island and the most homes finished since 2023.
The Estates on Marco Island were platted by the Deltona Corporation as part of its Marco Island master plan, which began when Deltona bought about 10,300 acres of the island in 1964. Federal permit fights in the 1970s stopped parts of that plan, which is why the platted south end ended where it did.
A federal district court opinion, Deltona Corp. v. Alexander, 504 F. Supp. 1280 (M.D. Fla. 1981), records that Deltona bought about 10,300 acres on Marco Island in 1964 and drew a master plan. The Court of Claims opinion in Deltona Corp. v. United States, 657 F.2d 1184 (Ct. Cl. 1981), puts the purchase at about $7.5 million for roughly 10,000 acres and the plan at more than 12,000 single-family tracts. Deltona divided the plan into five permit areas: Marco River, Roberts Bay, Collier Bay, Barfield Bay and Big Key. The Army Corps of Engineers permitted Marco River in 1964 and Roberts Bay on December 18, 1969; in a 1976 decision the Chief of Engineers granted Collier Bay and denied Barfield Bay and Big Key, and the Eleventh Circuit affirmed the Corps in 1982 (Deltona Corp. v. Alexander, 682 F.2d 888).
That link is not established by any record we read. Roberts Bay is the water the Caxambas Court bridge crosses today, but no opinion maps the five permit-area names onto Marco Beach unit numbers, so we do not claim which permit covered Units 9 and 13. What the county roll does show is that Units 9 and 13 were platted and are fully parceled today, while several later unit numbers carry only one to three parcels each.
The county roll shows Estates homes with years built from 1975 to 2025. The median single-family home was built in 2017; the three largest decade bins are 2010 to 2019 (192 homes), 2000 to 2009 (147) and 2023 or later (131), and 208 homes carry a year built of 2020 or later. In other words, the 1970s grid has been rebuilt almost completely: what stands on most lots today is a second or third house.
The Estates on Marco Island are governed by the City of Marco Island, incorporated in 1997, and by Collier County for county services, not by a master homeowners association. City code sets building height, flood elevation, seawall repair deadlines and dock reach; any deed restrictions recorded with a lot are read in the title commitment.
We found no master homeowners association or mandatory club recorded for the Estates name, and the MLS pull carried no association fee entries for Estates closings or listings (the listing-entered fee fields were empty for all 175 closings and all 23 active and pending rows). A Florida Division of Corporations name search on 2026-10-21 (Sunbiz searches are starts-with) for “Marco Island Estates” and “Estates of Marco” returned no association by either name. That is not proof that no lot carries a covenant: Deltona-era plats can carry recorded restrictions, and a voluntary civic or neighborhood group is a different thing from a mandatory association. The route is the title commitment and the recorded plat for Marco Beach Unit 9 or Unit 13 at the Collier County Clerk’s Official Records.
Owning in the Estates on Marco Island costs property tax, homeowners and flood insurance and your own seawall and dock upkeep, with no master association dues by name. On a standard Marco parcel the confirmed 2025 millage components total 8.9535 mills, about $26,861 a year on a $3,000,000 taxable value before any homestead exemption.
| Layer | Amount | Period | Covers | Source |
|---|---|---|---|---|
| Collier County countywide levies | 3.2449 mills | yearly (tax year 2025) | General fund 3.0107, water pollution control 0.0246, Conservation Collier 0.2096 | Florida DOR Table 1, Collier FY2025-26 |
| Collier County Public Schools | 4.2490 mills | yearly | State required local effort 2.0010 and local levies 2.2480 | CCPS final hearing 2025-09-09; FLDOE district budget |
| South Florida Water Management District | 0.1926 mills | yearly | District 0.0948 plus Big Cypress Basin 0.0978 | SFWMD final hearing 2025-09-23 |
| City of Marco Island operating | 1.2670 mills | yearly | City services, police, fire rescue | Florida DOR Table 1; City FY2026 budget |
| Collier Mosquito Control District | not confirmed for 2025 | yearly | Mosquito control | FY2024-25 rate was 0.1349 mills (district annual report) |
| 2026 general obligation bond | $97.44 per $1,000,000 of assessed value | yearly, up to 20 years | Caxambas Court and Goldenrod bridge replacements, three bridge repairs, paving | Gulfshore Business, 2026-08-26 |
| Master association dues | none found for the Estates name | none | none | MLS fee fields empty; title commitment governs |
| Non-ad valorem assessments | not confirmed per parcel | yearly | City sewer assessment districts and solid waste, where they apply | Tax Collector; City FY2026 budget |
| Homeowners (wind) insurance | not published | yearly | Dwelling, wind | insurer quote; wind mitigation credits under s. 627.0629 |
| Flood insurance | not published | yearly | Flood | NFIP or private; Citizens requires it (see the insurance section) |
| Seawall, dock and lift upkeep | owner’s cost | as needed | Your own seawall and dock | City Code Ch. 6 and Ch. 54 |
The 12-month median sale is $3,000,000, so we use it as an illustration of a first-year bill after a purchase (Florida resets the assessed value to just value after a change of ownership, s. 193.155(3)(a) for homesteads and s. 193.1554(5) for non-homestead residential property; the appraiser’s just value can differ from the price).
A ballot measure, Amendment 3 on the November 3, 2026 ballot, would raise the non-school homestead exemption and cut the non-homestead cap from 10 percent to 5 percent if 60 percent of voters approve it; it is a proposal, not law, as of this update.
Estates on Marco Island lots fall into three water types: interior canal lots, bay and open-water lots on Roberts Bay, Caxambas Bay and the Caxambas Pass shore, and dry lots. Our computed county test puts about 218 single-family parcels on canals, about 201 on bay or open water and none on the Gulf itself.
The research team classified each single-family parcel by whether its county polygon touches a mapped canal, a mapped bay or open water body, or the Gulf of Mexico shoreline (a computed raster test, accurate to about plus or minus 5 percentage points). In the Estates the result was 218 canal parcels, 201 bay or open-water parcels and 0 Gulf parcels, about 70 percent waterfront in all against 66 percent island-wide. The remaining roughly 30 percent are dry lots with no water contact in the test.
Because the south shore of the Estates faces Caxambas Pass and Caxambas Bay, not the open beach. NOAA’s Coast Pilot describes Caxambas Pass as a channel about 4 miles north-west of Cape Romano that “runs directly adjacent to the south shoreline of Marco Island.” A lot on that shore looks across the pass toward the Gulf, and press accounts of the 1829 S Inlet Drive sale describe “views of Caxambas Pass and the Gulf” and, in one outlet, “direct frontage on the Gulf”. Our classifier calls that frontage pass and bay water. Both descriptions are honest; what a buyer should check is the view corridor and the exposure, not the label. The FEMA map agrees that this shore is different: our query at 1829 S Inlet Drive read Zone AE with a base flood elevation of 11 feet, with Zone VE 13 mapped within 150 meters, while interior canal points read AE 10.
| Water type | What you get | What to check | Typical trade-off |
|---|---|---|---|
| Interior canal | A protected dock, usually calmer water, often a shorter wall to maintain | Bridges between the lot and the pass; canal width for dock reach; seawall age | Lower price than bay frontage; route to open water may pass a low bridge |
| Bay or pass frontage (Roberts Bay, Caxambas Bay, Caxambas Pass shore) | Long views, wider water, often a direct run to Caxambas Pass | Wave exposure, seawall height and condition, FEMA zone (AE 11 or nearby VE), manatee idle zones | Highest prices; more exposure in storms |
| Dry lot | Lower entry price on a large Estates lot | Elevation, drainage, distance to the nearest public ramp | No private dock; cheapest way into the street |
Not from published data. The tree’s MLS pull did not include the MLS waterfront description field, so we do not print a median by canal, bay or dry lot; doing so from street names would be a guess. The pattern visible in the 12-month closings is that every sale of $5,000,000 or more sat on Caxambas Court, Caxambas Drive, South Heathwood Drive, South Barfield Drive or South Inlet Drive, while the 11 sales under $2,000,000 were on Scott Drive (2), Inlet Drive (2), South Heathwood Drive (2), South Barfield Drive (2), Quintara Court, Ludlow Road and Olds Court. The same street can hold both ends of the market, which is exactly why the water type of each lot matters more than the street name. When we value an Estates home we pull the waterfront field and the frontage feet for each comparable, and we will send that comparison to any owner who asks.
Boats leave the Estates through Caxambas Pass at the south end of the island or run north through the island’s waterways toward Capri Pass. The bridge that matters inside the neighborhood is the Caxambas Court bridge over Roberts Bay, which the City lists at about 10.5 feet of vertical clearance at mean high water.
The City of Marco Island publishes approximate clearances for its bridges, measured at mean high water The rows that matter most for south-end boaters:
| City bridge (number) | Crossing | Vertical clearance, south side (ft) | Vertical clearance, north side (ft) | Horizontal (ft) |
|---|---|---|---|---|
| 34112 | Caxambas Court over Roberts Bay | 10.50 | 10.35 | 33.40 and 32.80 |
| 34126 | Sandhill Street over tidal canal | 10.25 | 10.25 | 27.15 |
| 36004 and 36005 | Collier Boulevard over Smokehouse Bay (Herbert Savage Bridge) | 14.30 to 14.44 | 14.36 to 14.40 | 58.50 to 60.10 |
Source: City of Marco Island Public Works, Bridge Clearance Survey Report and the City’s marine safety flyer, which ties the figures to tide station 872 4991 on the Big Marco River (mean high water +1.68 feet, highest observed water level +2.60 feet, mean low water -0.45 feet) and says the data is for informational purposes only and not guaranteed. At the highest observed water level, about 0.92 foot above mean high water (2.60 minus 1.68), the Caxambas Court clearance would shrink to roughly 9.6 feet on the south side (10.50 minus 0.92). The Judge Jolley Bridge on Collier Boulevard over the Marco River is a fixed highway bridge that NOAA’s Coast Pilot lists at 55 feet of clearance.
Whether your boat passes under the Caxambas Court bridge depends on which side of it your lot sits and the route you take to the pass. Measure your boat’s air draft with the T-top, antennas and outriggers down, compare it with the clearance at the tide you will run, and trace the route on NOAA chart coverage before you buy.
The Florida Department of Transportation, District One, is managing the replacement of the Caxambas Court over Roberts Bay bridge (FDOT project 445460-1, bridge number 034112). FDOT’s 2024 presentation says the existing bridge was built in 1973, shows long-term corrosion and is structurally deficient; the new bridge keeps the same number of lanes, adds a 6-foot sidewalk, has a 75-year design life and anchors the deck to new foundations designed to withstand storm surge. Construction runs in three phases with single-lane traffic under temporary signals at each end, and the City studied a ferry alternative. FDOT’s project page, last updated 2026-08-19, says FDOT will let the project to begin construction in February 2027. The navigational clearance of the new bridge is not published on the pages we read.
Funding is reported two ways, by date: FDOT’s November 2024 presentation listed a federal contribution of up to $3.75 million with the City funding the balance, and Gulfshore Business reported on 2026-08-26 that the replacement is estimated at $12 million, with a $7.5 million FDOT grant and a City share of $4.5 million. The City share is part of the $23 million general obligation bond that Marco Island voters approved on 2026-08-18 by 2,259 votes to 2,258, confirmed by a mandatory recount. The same bond funds the Goldenrod bridge replacement and repairs to the Blackmore, Sandhill and South Seas bridges.
Florida’s manatee rule for Collier County, F.A.C. 68C-22.023, sets idle speed, channel included, in the Caxambas Bay and Roberts Bay area. The City’s boating page says idle speed and no wake apply in all canals and bays and within 500 feet of a seawall, and the City’s marine safety flyer applies idle speed to all interior waterways, canals and bays of the island. Plan on idle speed from your dock to open water.
Collier County’s Caxambas Park at 909 Collier Court is the south-end public ramp and fuel dock, a few minutes from the Estates. The ramp reopened on 2025-02-15 after Hurricane Ian damage, and fuel service resumed on 2025-11-15, daily 7:30 a.m. to 3:00 p.m., credit cards only. By City ordinance the fuel station and ship store are the only commercial operations allowed there. The Collier Boulevard Boating Park, just north of the Jolley Bridge, reopened 2025-08-13 with dual launch lanes; launch and parking are $10 each, free with a valid Collier County resident beach parking permit.
Docks and seawalls in the Estates on Marco Island are private, owner-maintained structures governed by City of Marco Island code: Chapter 54 limits how far a dock and boat may reach into the waterway, and Chapter 6 sets the seawall standard and a 60-day deadline to apply for a permit once a seawall is found to have failed.
Worked example: on a canal platted 80 feet wide the reach limit is 20 percent, so 80 × 0.20 = 16 feet for dock plus boat. On a bay platted 200 feet wide the 25 percent test allows 50 feet, but the 30-foot cap governs, so 30 feet is the limit. That is one reason a long boat often costs more to keep on an interior canal.
The City’s seawall rules (Code Chapter 6, Article III, Division 2) apply to saltwater seawalls. A failed seawall requires a permit application within 60 days of the City’s notice (Sec. 6-83). The technical standard puts the wall at the plat or bulkhead line, and a new wall built in front of an old one may extend at most 18 inches waterward (Sec. 6-85). For a buyer, the seawall is often the largest deferred cost on the lot: ask for the permit history, the cap height and any inspection report, and have it inspected from the water side.
Fertilizer is banned within 10 feet of the water or the top of a seawall (Code Chapter 18), and mangrove trimming on any natural shoreline is a state-regulated activity. The Estates are not on the beach, so the City’s sea turtle lighting district (which covers the beachfront from Cape Marco to Hideaway Beach) does not reach these streets.
Every point tested in the Estates on Marco Island reads FEMA Zone AE with a base flood elevation of 10 or 11 feet NAVD88, while USGS ground elevations run about 3.8 to 4.5 feet. Marco Island code then sets the lowest floor at base flood elevation plus 1 foot, so a new home’s floor sits roughly 6.5 to 8 feet above the lot.
| Address tested | FEMA zone | Base flood elevation (ft NAVD88) | Other zones within 150 m | USGS ground (ft NAVD88) | Tested by |
|---|---|---|---|---|---|
| 1535 Caxambas Court | AE | 10 | AE 10, AE 11, VE 11 | 4.4 | tree research, 2026-10-07 |
| 1578 Heights Court | AE | 10 | AE 10, AE 11 | 4.5 | tree research, 2026-10-07 |
| 1649 McIlvaine Court | AE | 10 | AE 10, X | 4.1 | tree research, 2026-10-07 |
| 1829 S Inlet Drive | AE | 11 | AE 10, AE 11, VE 13, X | 4.0 | this page, 2026-10-21 |
| 850 W Copeland Drive | AE | 10 | AE 10, AE 11, X | 4.1 | this page, 2026-10-21 |
| 1401 Forrest Court | AE | 10 | AE 10, AE 11 | 4.3 | this page, 2026-10-21 |
| 1410 Quintara Court | AE | 10 | none returned | 4.5 | this page, 2026-10-21 |
| 299 S Heathwood Drive | AE | 10 | AE 10 | 3.8 | this page, 2026-10-21 |
All eight points sit on FIRM panel 12021C0837J, effective 2024-02-08. Method: U.S. Census geocoder points (street centerline interpolation), FEMA National Flood Hazard Layer zone and panel queries, and the USGS 3DEP elevation point service in feet NAVD88. A geocoded point can sit in the roadway rather than on the house pad, and a zone line can cross a lot, so treat each row as a map-based indication; the elevation certificate and a survey govern a specific home. The tree research also found the three original points outside the federal Coastal Barrier Resources System, in hurricane evacuation zone A on the state’s hosted layer, and landward of the 1989 Coastal Construction Control Line by about 2 kilometers.
Code Sec. 26-90 sets the lowest floor at the higher of base flood elevation plus 1 foot, 18 inches above the crown of the road, 24 inches above an ungraded road, or the Florida Building Code level.
That is why nearly every new Estates home sits on a raised first floor or over a ground-level garage and entry, and why stairs and an elevator show up on so many recent plans. The City’s 35-foot height limit is measured from base flood elevation, not from the ground, so raising the floor does not cost you a story.
To put Ian in Estates terms with the numbers above: a water level of 6.99 feet NAVD88 over ground at about 4.0 to 4.5 feet would be roughly 2.5 to 3 feet deep at grade (6.99 minus 4.5 = 2.49; 6.99 minus 4.0 = 2.99). That is an illustration from two separate records, not a measurement in the Estates, and it shows why a home built to the current floor rule (11 or 12 feet NAVD88) stands well above the Ian mark while an older slab-on-grade house does not.
Flood insurance in the Estates on Marco Island is effectively required: the whole neighborhood tested Zone AE, lenders require flood coverage in a special flood hazard area, and Citizens Property Insurance now requires flood coverage on its single-family policies. FEMA lists the City of Marco Island in Community Rating System Class 5, which cuts NFIP premiums 25 percent for buildings in the special flood hazard area.
FEMA’s FloodSmart pages list the premium variables as location, distance to the flooding source, ground elevation, foundation type, first-floor height, construction and replacement cost, and they cap most annual increases at 18 to 25 percent. On top of the premium come a Reserve Fund Assessment of 18 percent of the discounted premium, an HFIAA surcharge of $25 for a primary residence or $250 for other occupancies, and a Federal Policy Fee of $47 for most policies. A buyer may be able to assume the seller’s NFIP policy.
FEMA’s list of CRS Eligible Communities, effective October 1, 2026 places the City of Marco Island (NFIP community 120426) in Community Rating System Class 5, effective October 1, 2023: a 25 percent NFIP premium discount for buildings in the special flood hazard area and 10 percent outside it. Check that the discount line appears on the policy declaration. The City’s 2023 floodplain report counted 13,593 active NFIP policies on 8,825 structures island-wide, 8,403 of them in the special flood hazard area.
Florida insurers must offer actuarially reasonable credits for wind-resistant construction (s. 627.0629), proved on the state’s uniform mitigation verification inspection form (s. 627.711). In a neighborhood where most homes were built after 2010, a current wind mitigation report is often worth real money at renewal. Premiums are insurer-specific; we do not publish a quote, and you should get one before you are under contract.
Teardown and rebuild is the defining market in the Estates on Marco Island: 131 homes carry a 2023-or-later year built, 106 lots are vacant, and the median home dates from 2017. Older homes on big lots sell for the land, and finished new homes sell for the house, so the gap between the two is the builder’s margin and the buyer’s opportunity.
The Collier County roll counts the Estates’ single-family homes by year built: 192 built from 2010 to 2019, 147 from 2000 to 2009, 131 from 2023 or later, and 208 in all from 2020 or later, against 106 vacant residential lots. The median heated area of an Estates home is 3,670 square feet, from 1,319 to 8,917 square feet on the roll.
Split by year built, Collier County’s qualified single-family sales in the Estates show what the market pays for an older house against a new one. The figures are recorded deed prices (Collier County Property Appraiser data files dated 2026-08-29, recorded sales through 2026-08-24, qualified sales only), and price per square foot here divides by the roll’s heated area, not the MLS living area used elsewhere on this page. Year built is the roll’s current value, so a lot that sold with an old house and has since been rebuilt is counted under today’s house.
| Year built (county roll) | 12 months to 2026-08-24 | 60 months to 2026-08-24 |
|---|---|---|
| Before 1990 | one sale, at $4,000,000 (1041 S Barfield Drive, built 1985, 2,288 heated sq ft, June 2026); too thin to read as a rate | four sales: $1,350,000, $1,760,000, $2,700,000 and $4,000,000; too thin to read as a rate |
| 1990 to 2009 | 11 sales, median $1,950,000, range $1,150,000 to $6,700,000, median $642.67 per heated sq ft | 38 sales, median $2,037,500, range $800,000 to $6,700,000, median $672.98 per heated sq ft |
| 2010 to 2019 | 5 sales (thin), median $3,300,000, range $1,550,000 to $7,800,000, median $868.19 per heated sq ft | 29 sales, median $3,000,000, range $1,140,000 to $7,800,000, median $793.61 per heated sq ft |
| 2020 or later | 11 sales, median $3,800,000, range $3,200,000 to $13,301,500, median $1,085.54 per heated sq ft | 59 sales, median $4,300,000, range $802,000 to $14,800,000, median $1,065.89 per heated sq ft |
The 12-month window holds 29 qualified sales and the 60-month window 131; one sale in both, 580 Conover Court at $6,750,000 in March 2026, carries no year built on the roll and sits outside the bands (1 + 11 + 5 + 11 + 1 = 29; 4 + 38 + 29 + 59 + 1 = 131). The 60-month low of $802,000 in the newest band is the kind of row the year-built caveat describes: a lot sale before the current house was built.
The reading: a house built from 1990 to 2009 traded at a median near $2 million and a house built since 2020 near $3.8 million to $4.3 million. At the 12-month medians the gap is $1,850,000 ($3,800,000 minus $1,950,000); at the 60-month medians it is $2,262,500 ($4,300,000 minus $2,037,500). The pre-1990 sales are too few to set a rate, but the June 2026 sale of a 1985 house of 2,288 heated square feet at $4,000,000 shows that on the right water the lot alone can carry the price.
The lowest Estates closings of the last 12 months show where entry sits: $829,000 for a 1,502 square foot home at 299 S Heathwood Drive, $1,150,000 at 620 Inlet Drive and at 1841 Olds Court, and $1,195,000 at 799 S Barfield Drive (MLS, 12 months to 2026-10-07). At the other end, the six closings of $5,000,000 or more averaged $7,154,167 (sum $42,925,000 divided by 6), with living areas from 3,108 to 7,252 square feet.
We do not publish a construction cost per square foot; no primary source in our research prices it, and bids vary with pilings, elevation, finish and seawall work. What the record does show is the size of the spread: 1829 S Inlet Drive changed hands for $2.35 million in May 2018 according to county records cited by the press, carries a 2020 year built today, and closed at $11,900,000 in April 2026 (MLS). For a seller holding an older home on a bay lot, the question is whether the land value already exceeds what the house adds; for a buyer, it is whether the lot, the seawall and the elevation work support the house you want to build.
If you own an older Estates home and want to know whether it sells better as a house or as a lot, Jesse will price it both ways. Get a free valuation or call Jesse direct at (239) 898-6072.
Schools serving the Estates on Marco Island are Tommie Barfield Elementary, with Marco Island Charter Middle and Marco Island Academy as charter options on the island; all three earned an A for 2025-26 in the Collier County Public Schools accountability brief. Urgent care is on South Heathwood Drive; the nearest emergency department is in Naples.
| School | Address | Type | 2025-26 grade |
|---|---|---|---|
| Tommie Barfield Elementary School | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter, by application | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high, by application | A |
Sources: Florida Department of Education school directory for Collier (District 11) and the CCPS 2026 Accountability Brief dated July 1, 2026. The district’s 2026-27 middle and high attendance maps, read at county scale, place Marco Island in the Manatee Middle School and Lely High School zones. Map readings and listing fields are not address-level assignments: confirm your exact address in Collier County Public Schools’ own zone lookup at zones.collierschools.com before you rely on a school.
NCH’s two-story Marco Island urgent care center at 40 S Heathwood Dr opened in late 2025 with 12 private exam rooms, CT and X-ray, open 8 a.m. to 7:30 p.m. daily; NCH’s Marco Island directory lists family and internal medicine, lab, rehab and cardiology on Heathwood Drive and no emergency department on the island. Our routing estimates from the Jolley Bridge end of the island (free-flow, rounded, not published figures): Physicians Regional Medical Center on Collier Boulevard about 10.6 miles and 18 minutes; NCH Baker Hospital in downtown Naples about 16.5 miles and 29 minutes; Southwest Florida International Airport about 47.2 miles and 63 minutes. Season traffic adds time, and the Estates add the run up the island.
Change around the Estates on Marco Island in 2026 and 2027 comes from public works, not new subdivisions: the FDOT replacement of the Caxambas Court bridge over Roberts Bay, the voter-approved $23 million city bond for bridges and paving, and steady house-by-house rebuilding of the 1970s grid.
The Estates on Marco Island and Key Marco are the island’s two large-lot single-family addresses. The Estates is an open, rebuilt Deltona grid of about 600 homes with direct boating to Caxambas Pass; Key Marco, on Horr’s Island, is a mostly unbuilt enclave of 40 homes and 97 vacant lots on two streets.
| Decision factor | The Estates on Marco Island | Key Marco (Horr’s Island) |
|---|---|---|
| Recorded basis | Marco Beach Units 9 and 13 (Deltona plats) | HORR’S ISLAND AKA KEY MARCO |
| Single-family homes built | 602 | 40 |
| Vacant lots | 106 | 97 |
| Median lot (computed) | 0.507 acre | 0.623 acre |
| Median heated area | 3,670 sq ft | 3,073 sq ft |
| Median year built | 2017 | 2013 |
| Built 2023 or later | 131 | 10 |
| Streets | 41 | 2 (Blue Hill Creek Dr, Whiskey Creek Dr) |
| 12-month MLS sales and median (to 2026-10-07) | 35, $3,000,000 | one sale, at $2,100,000; 60 months: 5 sales, median $3,400,000 (thin) |
| Character | Open city streets, no master association found | Separate island enclave; gate and association details not confirmed in our research |
Sources: Collier County roll as matched in the tree research (Agent E), and the Southwest Florida MLS pull of 2026-10-07. Key Marco’s gate, bridge and association details were not confirmed from a primary source, so they are left blank rather than guessed; see our Key Marco guide as it is published.
Choose the Estates if you want a finished house on a big lot now, a large pool of comparable sales to price from, a boat on your own dock with a short run to Caxambas Pass, and no association. Choose Key Marco if you want to build on a larger lot in a more secluded setting and are comfortable with far fewer resale comparables and with confirming the association, gate and bridge terms in the documents. Buyers who want a smaller lot and a lower entry price on the same south end should also look at Caxambas and the South End; buyers who want Gulf beach access by foot should compare Tigertail, the only single-family area on the island with computed Gulf-front lots.
The benchmark below compares the Estates with its named single-family siblings on the county roll (computed, tree research Agent E, 2026-10-07). MLS medians for the sibling areas live on their own guides as they publish: Caxambas and the South End, Tigertail, Olde Marco, Smokehouse Bay and the Esplanade and Key Marco.
| Benchmark | Estates | Caxambas and South End | Tigertail | Smokehouse Bay (single-family) |
|---|---|---|---|---|
| Median lot (acre) | 0.507 | 0.254 | 0.254 | 0.28 |
| Median heated sq ft | 3,670 | 2,379 | 2,469 | 2,997 |
| Built 2023 or later, share of single-family | 22 percent | 15 percent | 15 percent | 17 percent |
| Canal / bay / Gulf parcels | 218 / 201 / 0 | 271 / 19 / 8 | 345 / 45 / 42 | 29 / 23 / 0 |
The Estates on Marco Island offer the island’s largest typical lots, deep rebuilt housing stock and direct south-end boating, at the cost of high prices, a low-lying grade that makes elevation and flood insurance central, and a 1973 bridge on Caxambas Court that will be under replacement from 2027.
If you’re searching for the best Estates on Marco Island listing agent, or thinking, ‘I need to sell my house in the Estates on Marco Island…’, start with the team that prices this water every week. Jesse McGreevy and Marc Comisar price every Estates listing from the closed record, matched for water type, bridge route, frontage and floor elevation, and put it in front of qualified luxury buyers.
Estates on Marco Island sold stats, 12 months to 2026-10-07 (Southwest Florida MLS): in the last 12 months we tracked 35 single-family closings, median $3,000,000, range $829,000 to $11,900,000, total volume $116,179,000, median $862 per square foot, median 71.5 days on market and 92.7 percent of final list price (both on 34 sales; one Sold Data Entry excluded from those two).
What Is Your Estates on Marco Island Home Worth? Get a Free Valuation in 60 Seconds. Start your valuation, or see our Marco Island home valuation guide.
(239) 898-6072, text or call. Confidential conversations welcome.
A dedicated guide to selling a home on the island is at sell my home in Marco Island, and new-build sellers and buyers can read our Marco Island new construction guide.
We start from the closed sales, then match each comparable on water type, frontage feet, bridge route, floor elevation and year built.
Winter brings the most buyers, but Estates homes closed in every month of the last year except August 2026; list when the house and paperwork are ready.
Elevation certificate, flood claim history under the s. 689.302 disclosure, seawall and dock condition, and the route under the Caxambas Court bridge.
Not by Collier County custom: the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Deed documentary stamp tax of 70 cents per $100 (s. 201.02), $21,000 on a $3,000,000 sale, plus the negotiated commission and your share of prorations.
Jesse McGreevy is a top-reviewed Estates on Marco Island realtor, and Jesse and Marc Comisar of Domain Realty handle every Estates sale personally, from pricing the water and the elevation to the closing table; read our reviews on Google and more about McGreevy and Comisar. Here is what sellers and buyers say about working with Jesse and Marc:
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
More island reading: our Marco Island guide, Collier County guide, Naples vs Marco Island and things to do in Collier County.
These buyer questions about the Estates on Marco Island are answered from the same county, MLS, FEMA and City code records used in the body of this guide; each answer names its source and date so it can be checked.
The Estates on Marco Island are the large-lot waterfront single-family section at the south end of the City of Marco Island, recorded by Collier County as Marco Beach Units 9 and 13. The roll shows 708 parcels: 602 homes and 106 vacant lots (county data files dated 2026-08-29).
At the south end of the island, on streets such as Caxambas Court, Inlet Drive, South Barfield Drive, Caxambas Drive, Scott Drive, Ludlow Road and South Heathwood Drive. The City places the old village of Caxambas where the present-day Estates area is.
No gate or guard is recorded for the Estates, and we found no master association or mandatory club for the name. It is an open section of city streets on two Deltona plats.
No master association dues by name were found, and the MLS fee fields were empty for every Estates closing and listing in the 2026-10-07 pull. Lot-level deed restrictions, if any, are read in the title commitment.
$3,000,000 across 35 single-family closings in the 12 months to 2026-10-07 (Southwest Florida MLS), with a median of $862 per living square foot.
In the 12 months to 2026-10-07, 1829 S Inlet Drive at $11,900,000 (MLS, closed 2026-04-03). Over 60 months the MLS high is $14,800,000.
The computed median single-family lot is about 0.507 acre, roughly twice the island median of about 0.254 acre (county parcel polygons; approximate to 1 to 2 percent).
About 70 percent of single-family parcels by our computed test: about 218 on canals and about 201 on bay or open water, with none classified as Gulf-front (plus or minus about 5 points).
None classify as Gulf-front in our computed test; the south shore faces Caxambas Pass and Caxambas Bay. Some listings and press accounts describe Gulf frontage or Gulf views from that shore; check the view and the FEMA zone at the lot.
All eight points tested read FEMA Zone AE, base flood elevation 10 feet (11 feet at 1829 S Inlet Drive), on panel 12021C0837J effective 2024-02-08. Zone VE is mapped within 150 meters of some south-shore points.
At least base flood elevation plus 1 foot, or 18 inches above the road crown if higher (City Code Sec. 26-90). With BFE 10 and ground near 4.1 feet NAVD88, that is about 6.9 feet above grade.
A lender will require it in Zone AE, and Citizens requires flood coverage on its personal lines residential policies by replacement-cost tier, reaching all such policies on January 1, 2027 (s. 627.351(6)(aa)). Every tested point in the Estates is in Zone AE.
The City of Marco Island is in Community Rating System Class 5 (FEMA, CRS Eligible Communities, October 1, 2026 effective date; Class 5 since October 1, 2023), which means a 25 percent NFIP discount in the special flood hazard area and 10 percent outside it.
About $26,860.50 a year for a non-homestead owner at the confirmed 2025 components of 8.9535 mills, before the mosquito district levy and the new bond levy of $97.44 per $1,000,000 of assessed value.
It depends on the waterway width and the bridges on your route. Dock plus boat may reach at most 30 feet and 25 percent of the platted width on waterways 100 feet or wider, or 20 percent on narrower ones (Code Sec. 54-111).
The City lists the Caxambas Court bridge over Roberts Bay at 10.50 feet (south side) and 10.35 feet (north side) of vertical clearance at mean high water, with about 33 feet of horizontal clearance.
Yes. FDOT project 445460-1 replaces the 1973 bridge; FDOT’s page, updated 2026-08-19, says construction will be let in February 2027, with single-lane traffic under temporary signals during construction.
Through Caxambas Pass at the south end, or north through the island’s waterways toward Capri Pass. NOAA says the Caxambas Pass area changes continually and advises local knowledge.
Yes. Florida’s manatee rule sets idle speed in the Caxambas Bay and Roberts Bay area, and the City says idle speed applies in all canals and bays and within 500 feet of a seawall.
Caxambas Park at 909 Collier Court, a Collier County park with a ramp (reopened 2025-02-15) and fuel (resumed 2025-11-15, daily 7:30 a.m. to 3:00 p.m.).
South Marco Beach on South Collier Boulevard, with county parking on Swallow Avenue. MICA members also use Residents’ Beach and Sarazen Park at the south end.
The City has no enforceable vacation rental registration program, and state law bars local bans on rental duration and frequency (s. 509.032(7)(b)). A guesthouse may not be rented (Code Sec. 30-84), and any recorded deed restriction still applies.
Tommie Barfield Elementary on the island, with Marco Island Charter Middle and Marco Island Academy as charter options; all three earned an A for 2025-26. Confirm your address in the district’s zone lookup.
The roll runs from 1975 to 2025; the median single-family home was built in 2017, and 131 homes carry a year built of 2023 or later.
Often the land is most of the price on an older home. On the county record, Estates houses built since 2020 sold at a median of $3,800,000 in the 12 months to 2026-08-24 against $1,950,000 for houses built from 1990 to 2009 (qualified sales). If renovation reaches 50 percent of the structure’s value within 12 months, the whole house must meet current flood rules (Code Chapter 26), which usually tips the decision toward a rebuild.
35 feet in single-family zoning, measured from base flood elevation, not from the ground (Marco Island Land Development Code, Chapter 30).
Otter Mound Preserve at 1831 Addison Court, a 2.45-acre county preserve on a Calusa mound dated to roughly 700 to 1,200 CE, with historic whelk terracing and a loop trail.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the signed contract controls on every sale.
The median was 71.5 days on market for the 34 MLS sales with days recorded in the 12 months to 2026-10-07.
The Estates have 602 built homes on a median 0.507-acre lot and open streets; Key Marco has 40 built homes and 97 vacant lots on a median 0.623-acre lot on two streets (county roll, computed).
Use an agent who will pull the waterfront field, frontage, elevation certificate and bridge route for every comparable; Marc Comisar and Jesse McGreevy, Top 1% Real Estate Agents Nationally Since 2008, do that on every Estates showing. Call Marc at (239) 287-5873 or see how we represent buyers.
These seller questions about the Estates on Marco Island are answered from the MLS, county and statute records in this guide, with the window and date beside each figure, so an owner can see exactly how a price or a cost was reached before calling us.
It starts with the 35 closings in the 12 months to 2026-10-07 (median $3,000,000, $862 per square foot) and then turns on water type, frontage, elevation, year built and seawall. Get a free valuation.
A median of 92.7 percent of the final list price across 34 MLS sales in the 12 months to 2026-10-07 (one Sold Data Entry excluded).
A median of 71.5 days on market across those 34 sales; the 60-month median was 66 days.
20 active Estates listings on 2026-10-07, median ask about $4.75 million, which is about 6.9 months of supply at the 12-month sales pace of 35.
No. Active asks (median about $4.75 million) sit well above the closed median of $3,000,000; price from closed sales with the same water type and era.
Sometimes. Where the house is below current flood elevation and the lot is on bay water, buyers often price the land. We price it both ways.
Florida deed documentary stamp tax is 70 cents per $100 of price (s. 201.02), so $21,000 on a $3,000,000 sale; commission is negotiated. In Collier County the buyer customarily pays the owner’s title policy.
Not by custom: in Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls.
Since October 1, 2024, s. 689.302 requires a written flood disclosure at or before contract: whether you know of flooding that damaged the home during your ownership, whether you filed a flood claim and whether you received flood assistance.
Buyers will ask. Ian’s maximum high water mark on Marco Island was 4.7 feet above ground, or 6.99 feet NAVD88; a home whose floor sits at today’s rule of 11 feet NAVD88 or higher stands above that mark. Have your elevation certificate and any claim history ready.
The law does not make one a condition of sale, but buyers and their insurers will want it for flood pricing; having it ready shortens the insurance step.
Yes in most cases. Insurers must give credits for wind-resistant features proved on the state’s uniform inspection form (s. 627.711), and buyers price the insurance.
It may affect showings and buyer questions during construction, which FDOT plans to let in February 2027. The finished bridge has a 75-year design life and a new sidewalk.
A dock and lift on a lot with an easy route to Caxambas Pass is a core part of Estates value; document the permit history, lift capacity and seawall condition.
The City requires a permit application within 60 days of notice of a failed seawall (Code Sec. 6-83). Fix it, price it in, or disclose it; buyers inspect walls from the water.
Season brings buyers in winter, but the MLS record shows Estates closings in every month of the 12-month window except August 2026; list when the house, wall and paperwork are ready.
Yes. A permitted plan can help a buyer who wants to build, but buyers will check the elevation, height and dock rules themselves.
The bond is repaid through a levy on assessed value, about $97.44 a year per $1,000,000 of assessed value (Gulfshore Business, 2026-08-26); prorations at closing follow the tax bill.
The buyer’s assessed value resets to just value after a sale (s. 193.155(3)); your Save Our Homes benefit can move to your next Florida homestead through portability, up to $500,000 of difference (s. 193.155(8)).
There is no City rental registration in force, but rental history, leases and any deed restriction should be disclosed accurately in the contract process.
That depends on the buyer’s financing, insurance binding and inspections; cash buyers move faster. Insurance quotes are the step to start early.
Clear water-type facts, frontage, dock and lift details, an elevation certificate, a wind mitigation report, permits and photos from the water.
Rarely in the Estates; buyers of older homes often plan to rebuild. Small repairs and a clean inspection matter more than a remodel.
The MLS high in the 60 months to 2026-10-07 is $14,800,000; the 12-month high is $11,900,000 at 1829 S Inlet Drive.
No association approval, no condo milestone or reserve study, but more questions about seawalls, docks, elevation and flood insurance.
Yes, if the house is older and below current flood elevation. We show them the numbers so they can price a remodel against a rebuild.
Not always. Many Estates homes are tagged MARCO ISLAND or MARCO BEACH; we market the Estates name, the plat and the water type so buyers find the home.
Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026), are Top 1% Real Estate Agents Nationally Since 2008, and have over $900 million in sales of their own. Call Jesse direct at (239) 898-6072.
Closed comparables matched by water type, frontage, era and elevation, the current competition, and a lot-value check on older homes. Get a free valuation.
Yes. Many Estates sales start with a private conversation and a quiet valuation. Text or call (239) 898-6072.
Sources for this Estates on Marco Island guide are primary records first: county and city documents, Florida statutes, federal agencies and court opinions, with dated press reports used only for named events. MLS figures come from the Southwest Florida MLS (Matrix) pull of 2026-10-07 and are not linked.
These official documents cover the Estates on Marco Island records a buyer or seller is most likely to need: the flood map, the city code, the bridge projects and the state laws on disclosure and insurance. Each link goes to the issuing authority.
| Document | Issuing authority | Link |
|---|---|---|
| FIRM panel 12021C0837J (effective 2024-02-08) | FEMA Map Service Center | msc.fema.gov |
| Bridge Clearance Survey Report | City of Marco Island Public Works | City page |
| Caxambas Court bridge project page and documents | FDOT District One | swflroads.com |
| Caxambas Court bridge factsheet | FDOT District One | swflroads.com |
| U.S. Coast Pilot 5, Chapter 4 | NOAA Office of Coast Survey | |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | |
| Hurricane Irma Tropical Cyclone Report | National Hurricane Center | |
| City of Marco Island FY2026 adopted budget | City of Marco Island | |
| Resolution 23-54 (vacation rental ordinance) | City of Marco Island | |
| Collier County levies, Table 1, FY2025-26 | Florida Department of Revenue | |
| Strategic Beach Management Plan, Southwest Gulf Coast | Florida DEP |
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.
