Cape Marco - Monterrey
Monterrey at Cape Marco is a 136-unit, 20-floor gulf-front condominium tower inside gated Cape Marco on Marco Island. Units sold at a $1,600,000 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Monterrey at Cape Marco is a 136-unit, 20-floor gulf-front condominium tower inside gated Cape Marco on Marco Island. Units sold at a $1,600,000 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Cape Marco > Monterrey
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Monterrey at Cape Marco is a 136-unit, 20-floor gulf-front condominium tower inside the gated community of Cape Marco in Marco Island, Florida. It is the third of the six Cape Marco towers, finished in 1996, and the one where units have traded between $1,075,000 and $2,700,000 in the last five years (Southwest Florida MLS). If you are choosing who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents compare on the public record.
Monterrey at Cape Marco is a 136-unit condominium tower at 980 Cape Marco Drive, Marco Island, FL 34145, built in 1996 and rising 20 floors over the Gulf of Mexico and Caxambas Pass at the southern tip of the island. Its units run from 1,820 to 2,894 heated square feet on the county roll, and the units that sold in the last five years were two-bedroom-plus-den to four-bedroom residences.
The association describes the building in its own words as “the gulf-front Monterrey,” set in “a private, serene, 30-acre piece of paradise called Cape Marco,” with views of “the Gulf of Mexico, Caxambas Pass, and Kice Island” (Monterrey at Cape Marco association, About). Everything else on this page is built from the Collier County roll, the state condominium register, the Florida Division of Corporations, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records, Florida statute text and the Cape Marco master association’s recorded documents.
Cape Marco is the gated point at the south-west end of Marco Island, reached by Cape Marco Drive off South Collier Boulevard. The Cape Marco Property Owners Association describes it as “Nestled at the southern tip of Marco Island,” with views of “the Ten Thousand Islands, Caxambas Pass, and the Gulf of Mexico” (Cape Marco Property Owners Association). Monterrey’s address is 980 Cape Marco Drive; its neighbours on the same drive are Merida at 990, Belize at 970, Cozumel at 960, Veracruz at 940 and Tampico at 930 (Collier County roll). The U.S. Census Bureau geocoder places 980 Cape Marco Drive at latitude 25.91025, longitude -81.72747 (Census geocoder).
| Item | Monterrey at Cape Marco | Source |
|---|---|---|
| Recorded name | MONTERREY A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 136 (county roll and DBPR agree) | County roll; DBPR project PR1U022727 |
| Building | One tower, 20 floors | Cape Marco master association information page |
| Address | 980 Cape Marco Drive, Marco Island, FL 34145 | County roll |
| Year built | 1996 | County roll |
| Heated area | 1,820 to 2,894 sq ft, median 2,112 sq ft | County roll |
| Bedrooms in MLS sales | Two bedrooms plus den to four bedrooms | Southwest Florida MLS, 60 months to 2026-10-07 |
| Association | Monterrey Condominium Association, Inc., Sunbiz document N96000000067, Active, filed 1996-01-04 | Florida Division of Corporations |
| Master association | Cape Marco Property Owners Association, Inc., Sunbiz document N48199, Active, filed 1992-04-13 | Florida Division of Corporations |
| Amenities | Heated gulf-side pool, 4,600 sq ft social facility and 1,400 sq ft fitness facility (2006); Cape Marco tennis, clubhouse, fishing boardwalk and resident day dockage | Association About page |
| FEMA flood zone | AE, base flood elevation 9 ft NAVD88 at the street address; X and VE 13 also mapped on the grounds | FEMA NFHL, panel 12021C0836J effective 2024-02-08, queried 2026-10-21 |
| 12-month MLS closings | 11, median $1,600,000, 12 months to 2026-10-07 | Southwest Florida MLS |
“Monterrey” is a common name, and the Division of Corporations also lists a MONTERREY CONDOMINIUM PROPERTY ASSOCIATION, INC., filed in 2004 with a Miami Beach address; that entity is not the Marco Island association. This page covers only the Cape Marco tower governed by Monterrey Condominium Association, Inc., document N96000000067, principal address 980 Cape Marco Drive (Florida Division of Corporations). It is also unrelated to the Monterey community in Naples, which is spelled with one “r.”
If you’re searching for the best realtor for Monterrey at Cape Marco in Cape Marco, Marco Island, whether you’re ready to sell your Monterrey at Cape Marco home or buy your next one, McGreevy and Comisar is the team that delivers. We are 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 Monterrey at Cape Marco track record (12 months to 2026-10-07, Southwest Florida MLS): 11 Monterrey at Cape Marco resales total in the market · highest-priced Monterrey at Cape Marco sold: $2,300,000 · median sale-to-final-list ratio: 96.8 percent. In the last 12 months we tracked every one of those 11 Monterrey closings, unit by unit, and the full list is on this page.
Honors and recognition:
Selling your Monterrey at Cape Marco home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Monterrey at Cape Marco? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
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Monterrey at Cape Marco suits a buyer who wants a full-size Gulf-view residence behind a staffed gate, on a quiet beach at the end of the island, for less per square foot than the newer Cape Marco towers. It suits a buyer less who wants walkable shops or a short drive to an airport.
The record describes the buyer by what the building offers. All 36 Monterrey closings on the Southwest Florida MLS in the 60 months to 2026-10-07 were two-bedroom-plus-den to four-bedroom units of 1,820 to 2,599 square feet, every one labelled “High Rise (8+),” and the association calls the building a place offering “privacy and protection from the interruptions and tribulations of modern-day life” (Monterrey association). In our reading of the sales and the setting, that draws three kinds of buyer: seasonal owners who want a lock-and-leave Gulf home, full-time retirees who want a gated community with a beach and tennis, and buyers stepping up from a smaller Marco condominium who want three bedrooms and the south-end quiet.
What Monterrey gives you is the Gulf at the pool deck, a gated 30-acre community and a three-bedroom floor plan. In the 12 months to 2026-10-07 the median Monterrey sale was $1,600,000 (Southwest Florida MLS), against a City of Marco Island where the Census Bureau’s 2020 to 2024 American Community Survey puts the median value of an owner-occupied home at $896,300 (U.S. Census QuickFacts, Marco Island city). What you give up is distance: Cape Marco is the far south end of the island, about 3.6 miles from the island’s main Publix and about 48 miles by road from Southwest Florida International Airport, and the tower is a 1996 building whose first milestone inspection report the City accepted in February 2025.
We tracked every Monterrey closing on the Southwest Florida MLS for the five years to 2026-10-07, 36 closings in all, and read them against the 319 qualified recorded sales the Collier County roll data holds for the condominium since 2002. Two things stood out. First, the building is uniform: four floor-plan sizes (1,820, 1,978, 2,112 and 2,451 square feet) account for 33 of the 36 sales. Second, the same floor plan can sell for very different prices; two 2,112 square foot units in the same stack, one floor apart, closed four months apart in 2026 at $2,300,000 and $1,300,000, which is a story about condition and finish, not about the building.
Monterrey at Cape Marco recorded 11 closed sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $1,600,000 and a range of $1,125,000 to $2,300,000. That window is the first of the 12, 24, 36 and 60 month windows to hold ten or more closings, so it leads every figure below.
Data updated: October 2026. All MLS figures are for the 12 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 11 | 11 |
| Median sale price | $1,600,000 | 11 sales |
| Lowest and highest sale | $1,125,000 to $2,300,000 | 11 sales |
| Dollar volume | $18,133,000 | 11 sales |
| Median price per square foot | about $758 | 11 sales |
| Median days on market | 88 | 11 sales |
| Median sale to final list price | 96.8 percent | 11 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 11 sales |
Medians are the middle value of the sorted sales; with 11 sales, the median is the 6th, which is $1,600,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 11 ratios.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-09-24 | Unit 507 | 1,820 | 3 Bed | $1,350,000 | $1,499,000 | $742 | 127 |
| 2026-09-02 | Unit 1404 | 2,112 | 3 Bed | $1,300,000 | $1,399,900 | $616 | 88 |
| 2026-05-11 | Unit 1304 | 2,112 | 3 Bed | $2,300,000 | $2,395,000 | $1,089 | 144 |
| 2026-04-27 | Unit 1206 | 1,978 | 3 Bed | $1,500,000 | $1,549,000 | $758 | 141 |
| 2026-04-27 | Unit 1408 | 2,451 | 3 Bed | $1,813,000 | $1,850,000 | $740 | 21 |
| 2026-04-23 | Unit 1702 | 1,820 | 3 Bed | $1,600,000 | $1,650,000 | $879 | 15 |
| 2026-03-23 | Unit 1705 | 2,112 | 3 Bed | $1,950,000 | $2,000,000 | $923 | 42 |
| 2026-02-13 | Unit 902 | 1,820 | 2+Den | $1,125,000 | $1,100,000 | $618 | 116 |
| 2026-01-23 | Unit 805 | 2,112 | 3 Bed | $2,000,000 | $2,099,900 | $947 | 305 |
| 2026-01-08 | Unit 602 | 1,820 | 2+Den | $1,295,000 | $1,329,000 | $712 | 27 |
| 2026-01-07 | Unit 601 | 2,451 | 3 Bed | $1,900,000 | $2,100,000 | $775 | 77 |
Source: Southwest Florida MLS, closed sales at 980 Cape Marco Drive matched to the condominium name MONTERREY AT CAPE MARCO, pulled 2026-10-07. Square footage and bedroom counts are as entered in the MLS.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 10 qualified, arm’s-length recorded sales of Monterrey units in the 12 months to 2026-08-24, at a median of $1,550,000 and a range of $1,105,000 to $2,000,000. 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. The two windows differ in three ways: the county window ends six weeks earlier, so it does not yet hold the two September 2026 closings; it holds one $1,170,000 sale of a 1,820 square foot unit recorded on 2026-03-06 that has no matching MLS closing; and the $2,300,000 MLS closing of 2026-05-11 does not appear among the county’s qualified sales. Where both records hold the same sale, they agree on price: for example, the $1,813,000 sale of a 2,451 square foot unit carries a deed date of 2026-04-20 and an MLS closing date of 2026-04-27.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 96.8 percent means the typical Monterrey seller in the last 12 months accepted about 3.2 percent less than the last asking price. One of the 11, unit 902, sold above its final ask, at $1,125,000 against $1,100,000; the two widest gaps were about 90 percent of the final list. Monterrey buyers negotiate, but well-priced units close close to the ask.
The 11 sales run from $1,125,000 to $2,300,000, and floor plan explains only part of that range. The four 2,112 square foot sales alone run from $1,300,000 to $2,300,000, and the four 1,820 square foot sales from $1,125,000 to $1,600,000. Floor height, view line, renovation and timing carry the rest of the difference, which is why a valuation for a Monterrey unit has to be built from the specific unit, not from the building median.
Monterrey is a 136-unit gulf-front tower inside gated Cape Marco on Marco Island, with a 12-month median sale of $1,600,000 (Southwest Florida MLS, to 2026-10-07). 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.
Monterrey at Cape Marco recorded 36 MLS closings in the 60 months to 2026-10-07 at a median of $1,675,000, against $1,600,000 for the last 12 months. By calendar year the counts are small, so each yearly figure is the median of only those sales, and a single renovated or dated unit moves it.
Data updated: October 2026. Southwest Florida MLS, closings 2021-10-08 to 2026-10-07.
| Year | Closings | Median of these sales | Lowest | Highest |
|---|---|---|---|---|
| 2021 (from 2021-10-08) | 1 | $2,000,000 (one sale) | $2,000,000 | $2,000,000 |
| 2022 | 5 | $1,800,000 | $1,505,000 | $2,300,000 |
| 2023 | 4 | $1,837,500 | $1,400,000 | $2,700,000 |
| 2024 | 7 | $1,795,000 | $1,200,000 | $2,250,000 |
| 2025 | 8 | $1,260,000 | $1,075,000 | $1,900,000 |
| 2026 (to 2026-10-07) | 11 | $1,600,000 | $1,125,000 | $2,300,000 |
The longer windows read the same way. Over 24 months to 2026-10-07, 19 units closed at a median of $1,500,000 and about $731 per square foot; over 36 months, 26 closed at a median of $1,562,500 and about $732; over 60 months, 36 closed at a median of $1,675,000 and about $750 per square foot (Southwest Florida MLS).
The 2025 dip to a $1,260,000 median came from the mix of what sold that year: four of the eight 2025 sales were 1,820 or 1,978 square foot units, the building’s two smaller plans, and none was a 2,451 square foot unit. In 2026 the mix moved back toward the 2,112 and 2,451 square foot plans and the median rose to $1,600,000. Read by floor plan rather than by year, Monterrey prices have held a band, not a trend, since 2022.
Six Monterrey units sold twice inside the 60-month window, which lets the record compare the same unit to itself. Unit 804 sold for $1,900,000 in March 2022 and $2,700,000 in July 2023; unit 1705 sold for $1,300,000 in January 2025 and $1,950,000 in March 2026; unit 1304 sold for $1,505,000 in June 2022 and $2,300,000 in May 2026; unit 805 sold for $1,525,000 in June 2024 and $2,000,000 in January 2026; unit 1408 sold for $1,599,000 in August 2022 and $1,813,000 in April 2026; and unit 1702 sold for $1,400,000 in May 2023 and $1,600,000 in April 2026 (Southwest Florida MLS). The MLS does not record what each owner spent between sales, so the gains measure the unit as delivered, including any renovation, not the market alone.
Four Monterrey at Cape Marco units were listed for sale on the Southwest Florida MLS on 2026-10-07, all active and none under contract, at asking prices from $1,350,000 to $1,850,000 and a median ask of $1,737,450, which sits $137,450 above the 12-month median sale.
Data updated: October 2026. Southwest Florida MLS, active and pending listings on 2026-10-07.
| Unit | Sq ft | Beds | Asking price | Ask per sq ft | Days on market |
|---|---|---|---|---|---|
| Unit 508 | 2,451 | 3 Bed | $1,850,000 | $755 | 259 |
| Unit 706 | 1,978 | 3 Bed | $1,849,900 | $935 | 195 |
| Unit 1102 | 1,820 | 3 Bed | $1,625,000 | $893 | 233 |
| Unit 1602 | 1,820 | 3 Bed | $1,350,000 | $742 | 145 |
Source: Southwest Florida MLS, listings at 980 Cape Marco Drive matched to MONTERREY AT CAPE MARCO, pulled 2026-10-07. Square footage is as entered in the MLS.
Eleven closings in 12 months is a pace of about 0.92 sales a month; four active listings divided by that pace is about 4.4 months of supply. Every one of the four listings had been on the market at least 145 days on 2026-10-07.
Two of the four asks sit well above what the same floor plan has achieved: the 1,978 square foot unit 706 asks $1,849,900, while the highest 1,978 square foot sale in the 60-month record is $1,500,000, and the 1,820 square foot unit 1102 asks $1,625,000 against a 60-month high of $1,600,000 for that plan. The 2,451 square foot unit 508 at $1,850,000 and the 1,820 square foot unit 1602 at $1,350,000 sit inside the range their plans have sold for. Asking prices are what a seller hopes for; the closed sales above are what buyers paid.
Monterrey at Cape Marco’s 136 units range from 1,820 to 2,894 heated square feet on the Collier County roll, with a median of 2,112. In the MLS sales of the last 60 months, four sizes dominate, each tied to a pair of unit stacks: 1,820, 1,978, 2,112 and 2,451 square feet.
Data updated: October 2026.
| Floor plan (MLS sq ft) | Unit numbers ending in | Bedrooms as entered | Sales in 60 months | Median of these sales | Range |
|---|---|---|---|---|---|
| 1,820 | 02 and 07 | 2+Den or 3 Bed, 2 baths | 7 | $1,350,000 | $1,075,000 to $1,600,000 |
| 1,978 | 03 and 06 | 2+Den or 3 Bed, 2 baths | 6 | $1,210,000 | $1,105,000 to $1,500,000 |
| 2,112 | 04 and 05 | 2+Den or 3 Bed, 2 or 3 baths | 11 | $1,900,000 | $1,300,000 to $2,700,000 |
| 2,451 | 01 and 08 | 3 Bed, 3 baths | 9 | $1,950,000 | $1,599,000 to $2,300,000 |
| Larger single sales | PH-1907 (2,368), 1601 (2,457), 2004 (2,599) | 3 Bed to 4 Bed | 3 | one sale each | $1,750,000 to $1,900,000 |
The stack pattern is read from the unit numbers in the MLS record, not from a published floor plan; the association does not post floor plans publicly. The 2,112 square foot plan is the only one with ten or more sales, so its $1,900,000 figure is a median; every other plan’s figure is the median of fewer than ten sales.
Not reliably in this record. Over 60 months, the 15 sales on floors 3 to 9 had a median of $1,795,000, the 12 sales on floors 10 to 14 a median of $1,552,000, and the 9 sales on floors 15 to 20 a median of $1,750,000; per square foot the three bands sit within about $50 of each other (Southwest Florida MLS). Plan and condition move price more than height does here, although a buyer still pays for a clear Gulf or Caxambas Pass line from a given stack.
Listing agents enter the 1,820 and 1,978 square foot plans both ways, as “2+Den” and as “3 Bed,” so the bedroom field is a description of how the den is used, not a different plan. A buyer comparing a “2+Den” with a “3 Bed” listing at Monterrey should compare square footage and stack instead. Owners who want their unit priced by plan and stack can request a free valuation, and buyers can book a buyer consultation to walk the plans with us.
Monterrey at Cape Marco is a condominium recorded in Collier County as MONTERREY A CONDOMINIUM, registered with the state as project PR1U022727 with 136 units, and governed by Monterrey Condominium Association, Inc., a Florida not-for-profit corporation filed on 1996-01-04. It was the third Cape Marco tower, after Merida and Tampico.
The county roll data dated 2026-08-29 lists 136 improved condominium parcels under MONTERREY A CONDOMINIUM, all at 980 Cape Marco Drive, all with a 1996 year built, heated areas of 1,820 to 2,894 square feet and a median of 2,112. Every parcel carries the condominium use code, and no vacant parcel belongs to the condominium.
The Florida Department of Business and Professional Regulation lists MONTERREY, A CONDO as project PR1U022727, file 66184, 136 units, primary status Approved and secondary status Recorded, with a declaration Recorded Date of 01/05/1996, one day after the association’s incorporation, and the association itself as managing entity at 980 Cape Marco Drive (DBPR condominium public records).
Monterrey Condominium Association, Inc. is document N96000000067 at the Florida Division of Corporations, filed 1996-01-04, status Active, with Amended and Restated Articles filed 2000-06-30 and its principal and mailing address at 980 Cape Marco Drive (Florida Division of Corporations).
Every Cape Marco tower sits under one recorded master document: the Declaration of Restrictive Covenants and Easements for Cape Marco, made in April 1992 by Point Marco Development Corporation and recorded in Collier County Official Records Book 1708, Pages 590 to 621, followed by five recorded supplemental declarations as each stage was added (Cape Marco master covenants, PDF; Fifth Supplemental Declaration, PDF). The master by-laws make each condominium association a Class A member with one vote (Cape Marco master by-laws, PDF). The Veracruz offering circular lists the stages in order as Merida, Tampico, Monterrey, Cozumel, Belize and Veracruz, and names Bay Colony-Gateway, Inc. as the later developer (Veracruz prospectus, PDF). Which numbered supplemental declaration added Monterrey, and Monterrey’s own declarant, are not stated in the documents we could read; the recorded Monterrey declaration is in the Collier County Clerk’s Official Records (Collier County Clerk, Official Records).
Monterrey runs an on-site manager’s office at 980 Cape Marco Drive, open Monday to Friday from 8:00 a.m. to 4:00 p.m., per the association’s website and the Cape Marco master association’s information page (Monterrey association; Cape Marco information page, Monterrey). DBPR lists the association itself as the managing entity; no outside management company is named in a public record we read.
Cape Marco is a gated, 30-acre master community of six condominium towers, 682 units in all on the county roll, at the southern tip of Marco Island, run by the Cape Marco Property Owners Association, Inc. Monterrey owners share its guardhouse, two private beach access gates, tennis center, clubhouse, fishing boardwalk and resident day dockage.
The association describes the entrance as “access-controlled” with a “circular drive, towering obelisk, and majestic main fountain,” and says Cape Marco is “a gated community with two private beach access gates” (Monterrey association). The master association runs a resident checkpoint portal for visitor access (Cape Marco Property Owners Association).
The master association manages six lighted Har-Tru tennis courts and a clubhouse with an open lobby, meeting and card room, two fitness rooms, private saunas, a catering-size kitchen and a veranda, with the master association office inside it; residents also have a fishing boardwalk on Caxambas Pass and daily boat dockage (Monterrey association). The master dock rules posted on the Belize association’s site allow residents day dockage only, with no overnight dockage, no live-aboard vessels and no more than nine vessels at a time (Cape Marco rules, Belize association site). Monterrey has no deeded or leased boat slips of its own in any public document we read.
| Tower | Address | Year built | Units | Stories (source) | Median heated area | Sales window used | Closings | Median sold price | Median $ per sq ft | Active or pending on 2026-10-07 |
|---|---|---|---|---|---|---|---|---|---|---|
| Merida | 990 Cape Marco Dr | 1992 | 90 | not published by a primary source | 1,510 sq ft | 60 months | 18 | $1,250,000 | $864 | 1 |
| Tampico | 930 Cape Marco Dr | 1994 | 66 | not published by a primary source | 2,452 sq ft | 60 months (under 10 sales) | 7 | median of these 7 sales $1,900,000 | $740 | 0 |
| Monterrey | 980 Cape Marco Dr | 1996 | 136 | 20 (master association page) | 2,112 sq ft | 12 months | 11 | $1,600,000 | $758 | 4 |
| Cozumel | 960 Cape Marco Dr | 1998 | 119 on the roll (120 per the association) | 24 (association site) | 2,832 sq ft | 24 months | 13 | $2,562,500 | $918 | 2 |
| Belize | 970 Cape Marco Dr | 2004 | 148 | 25 (master association page) | 3,603 sq ft | 12 months | 12 | $2,737,500 | $860 | 9 |
| Veracruz | 940 Cape Marco Dr | 2005 | 123 | 24 (2024 milestone report) | 3,846 sq ft | 60 months | 10 | $4,050,000 | $1,189 | 2 |
Sources: Collier County roll data dated 2026-08-29 (year built, units, heated area); Southwest Florida MLS pulled 2026-10-07 (sales and listings); stories from the master association information pages, the Cozumel association and the Veracruz Phase 1 milestone report. Each tower’s sales window is the first of the 12, 24, 36 and 60 month windows to hold ten or more closings; Tampico has fewer than ten in 60 months. Cape Marco as a whole recorded 43 closings in the 12 months to 2026-10-07 at a median of $2,300,000 and about $847 per square foot.
Monterrey is the middle of the Cape Marco ladder on price and the largest tower by unit count after Belize. Its median heated area of 2,112 square feet is smaller than Cozumel’s, Belize’s and Veracruz’s, and its 12-month median per square foot of about $758 is below every tower except Tampico’s 60-month figure. For a buyer who wants the Cape Marco gate, beach and amenities at the lowest price per square foot on the point, Monterrey and Tampico are the entry towers; Merida is cheaper in total but its units are much smaller, at a median of 1,510 square feet.
Monterrey at Cape Marco has its own heated gulf-side pool on a brick-paver deck, a 4,600 square foot social facility and a 1,400 square foot fitness facility, both built in 2006, and full use of the Cape Marco master amenities: tennis, clubhouse, beach gates, fishing boardwalk and day dockage.
The association says the pool sits “just feet away from the Gulf of Mexico” on “the spacious brick paver pool deck,” and is “heated through a series of geothermal heaters” (Monterrey association).
The 4,600 square foot social facility, built in 2006, has a library and lounge with views of Caxambas Pass and Kice Island, wireless internet, game tables, a media area, a catering kitchen and a bar; owners may reserve it for private events under the association’s amenity facility rules (Monterrey association).
The 1,400 square foot fitness facility, also built in 2006, overlooks the pool deck and the Gulf, with cardio and Cybex strength equipment and an emergency defibrillator; residents may hire a personal trainer (Monterrey association).
Monterrey is gulf-front, and Cape Marco’s two private beach access gates open onto the Gulf beach at the south end of the island, which the association describes as “uncrowded” (Monterrey association). The state’s coastal construction control line runs close to the tower (see the permits section below).
Parking assignments, storage, guest suites, a front desk and package handling are not described on the association’s public pages; ask the manager’s office or read the declaration and rules in the resale documents.
Monterrey at Cape Marco’s condo fee, as entered by listing agents on all four active listings on 2026-10-07, is $24,984 a year, paid as $6,246 a quarter or about $2,082 a month. The association does not publish its budget, reserve schedule or the list of what the fee covers on its public website.
Data updated: October 2026.
| Listing group | Count | Total annual recurring fees as entered | Payment as entered |
|---|---|---|---|
| Active listings, 2026-10-07 | 4 | $24,984 on all four | $6,246 quarterly or $2,082 monthly |
| Closings, 12 months to 2026-10-07 | 11 | $24,764 to $25,628 | $6,191 to $6,246 quarterly, or $2,064 to $2,082 monthly |
| Closings, 2025 calendar year | 8 | $25,836 to $42,352 | $6,191 to $7,268 quarterly, or $2,153 to $2,320 monthly |
| Closings, 2024 calendar year | 7 | $23,520 to $32,462 | $6,846 to $6,864 quarterly, or $1,960 to $2,320 monthly |
These are figures as entered by listing agents on individual listings, not the association’s budget, and an entry can include or leave out items such as a special assessment or the master association share. One 2026 listing entered a separate master association fee of $215 a quarter beside the condo fee. Application fees were entered at $100 or $150, and six listings entered a transfer fee of $100 to $250. The estoppel certificate, the adopted budget and the association’s frequently asked questions sheet are the documents that state the real figure.
The association’s public pages do not list what the fee includes. Florida law requires the seller to give a resale buyer the annual budget and the frequently asked questions and answers document, which states the assessment and what it is for (Fla. Stat. 718.503). At Veracruz, the newest Cape Marco tower, the association’s own 2026 sheet says the master association dues are included in its quarterly payment, an estimated $649.53 a quarter for a Veracruz unit (Veracruz FAQ 2026, PDF); whether Monterrey’s fee works the same way, and what the master share is for a Monterrey unit, are in Monterrey’s own documents.
At $24,984 a year, the listing-entered fee is about 1.56 percent of the 12-month median sale of $1,600,000, and about 2.2 percent of the lowest 12-month sale of $1,125,000. Entries on earlier closings vary more: the seven 2024 closings entered $23,520 to $32,462 and the eight 2025 closings $25,836 to $42,352. Listing agents do not say what each total includes, so a buyer should ask the association whether a special assessment was billed in those years and what the current budget is.
Owning at Monterrey at Cape Marco costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, application and transfer fees, an estoppel fee at sale and 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 (general fund, water pollution control and Conservation Collier), Collier County Public Schools 4.2490, the 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). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s assessed value resets to just value the year after purchase; a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155, and a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554. The Collier County Tax Collector publishes each parcel’s bill (Collier County Tax Collector).
An estoppel certificate is the association’s signed statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request and caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing, not after. At Cape Marco a sale may also need a master association estoppel; ask both offices.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $1,600,000 Monterrey sale carries $11,200 of deed stamps, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $1,280,000 loan that is $4,480 and $2,560. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $1,600,000 taxable value and the $24,984 condo fee entered on the 2026 listings: the fee is $2,082 a month ($24,984 divided by 12); property tax at 8.9535 mills is $14,325.60 a year, or $1,193.80 a month; together that is $3,275.80 a month before HO-6 insurance, electricity, mosquito control, any non-ad valorem charge on the tax bill and any special assessment. Insurance premiums vary by carrier, coverage and unit and are not estimated here. A buyer’s actual taxable value follows the county’s assessment, not the price paid.
Monterrey at Cape Marco does not publish its leasing rules on its public website: the association’s Notices and Resources pages are password protected. The minimum lease term, the number of leases a year, any approval or fee, and whether owners may use the amenities while a unit is rented are set by Monterrey’s recorded declaration and rules.
The master Cape Marco covenants were searched for a minimum lease term and none was found at master level; each tower sets its own leasing rules (Cape Marco master covenants, Official Records Book 1708, Page 590). For comparison only, Veracruz, the newest tower on the point, publishes a 90-day minimum lease once a year with board approval (Veracruz FAQ 2026, PDF), and Belize requires board approval, a $100 application fee and a background check for every rental (Belize house rules). Neither rule binds Monterrey, and we do not state Monterrey’s rule from a neighbour’s document.
A resale buyer is entitled to the declaration, articles, bylaws, rules and the frequently asked questions document before closing, and has 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). If the plan is to rent, make the contract contingent on the leasing rule you need.
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, PDF). 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: a condominium declaration can restrict rentals on its own. Transient rentals also owe state sales tax and the Collier County tourist development tax (Collier County Tax Collector, tourist development tax).
Monterrey at Cape Marco’s pet rule is not published on its public website, so a buyer with a dog or cat should read the declaration and rules in the resale documents before signing. The rule varies across the point: Belize and Veracruz both publish weight limits and bar pets for tenants and guests.
Belize allows only pets under 25 pounds, registered with the association, and bars renters and guests from bringing pets (Belize house rules); Veracruz allows a dog or cat no more than 17 inches high and 25 pounds, and none for tenants or guests (Veracruz Rules and Regulations Handbook 2024, PDF). Monterrey’s own rule may differ from both.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals).
No age restriction appears in any public document we read for Monterrey or the Cape Marco master association, and the Housing for Older Persons Act exemption is not claimed in them. Confirm in the declaration.
Monterrey at Cape Marco’s street address, 980 Cape Marco Drive, sits in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88 on FIRM panel 12021C0836J, effective 2024-02-08. The tower’s grounds carry more than one zone: the map also shows zone X at the middle of the site and VE 13 at its water edge.
Data updated: October 2026. FEMA National Flood Hazard Layer queried 2026-10-21.
| Point tested | FEMA zone | Base flood elevation | FIRM panel | Ground elevation (USGS 3DEP) |
|---|---|---|---|---|
| 980 Cape Marco Drive, street address point | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J | 7.4 ft NAVD88 |
| North edge of the grounds, by Cape Marco Drive | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J | 7.1 ft NAVD88 |
| Middle of the grounds | X (area of minimal flood hazard) | none published | 12021C0836J | 6.8 ft NAVD88 |
| West side of the grounds | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J | 5.6 ft NAVD88 |
| East side of the grounds | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J | 4.8 ft NAVD88 |
| South, water edge of the grounds | VE (coastal high hazard) | 13 ft NAVD88 | 12021C0836J | 2.9 ft NAVD88 |
Method: the street address was geocoded with the U.S. Census Bureau geocoder; the five other points were placed inside the outline of the Monterrey at Cape Marco grounds as mapped in OpenStreetMap; each point was tested against FEMA’s National Flood Hazard Layer, flood hazard zones and FIRM panel layers, with ground elevation from the USGS 3D Elevation Program (2018 survey), on 2026-10-21 (FEMA Flood Map Service Center; USGS 3D Elevation Program). Every FIRM panel here is effective 2024-02-08. A point test is a map indication, not a flood determination: the tower’s own zone and lowest floor elevation come from its Elevation Certificate and the FEMA address search.
Monterrey owners live in a 20-floor tower, so the flood exposure that matters most is the building’s: the ground level, the mechanical rooms and the pool deck, all insured under the association’s master policies. An upper-floor unit owner’s own flood exposure is mostly the share of any association flood loss passed through as an assessment. The VE zone on the water edge marks wave action in a 1 percent annual chance storm; the X zone at the centre is mapped as an area of minimal flood hazard. The Coastal Barrier Resources System does not cover the 980 Cape Marco Drive point on the U.S. Fish and Wildlife Service mapper, and the hosted Florida evacuation zone layer places it in Collier County storm surge evacuation zone A (our screen of the federal and state map layers, 2026-10-07; USFWS CBRS mapper).
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 a 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, PDF).
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, PDF). For scale only, those readings, taken at sensors elsewhere on the island, are below Monterrey’s 9-foot base flood elevation at the address point and above the mapped ground at several points on the grounds. We found no public record of Ian damage specific to Monterrey; ask the association for its post-Ian repair and insurance 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, PDF; NHC report, Milton, PDF). The City’s manager told NBC2 the island saw about 2 feet of surge in Milton under a mandatory evacuation notice (NBC2, 2024-10-11). Sellers pricing a unit after a storm season can start with a free valuation; buyers who want the storm and insurance records read with them can book a buyer consultation.
A Monterrey at Cape Marco owner carries an HO-6 unit-owner policy for the inside of the unit and personal liability, while the association insures the tower under its master policies and passes that cost through the condo fee. Flood is a separate peril from wind, and the association’s insurance replacement cost is now set by statute.
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 Monterrey unit does not trigger the requirement; a Citizens policy on a condominium association’s building does (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in a special flood hazard area.
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 2026-10-01 shows the City of Marco Island, community 120426, at CRS Class 5 with a 25 percent flood insurance premium discount in the special flood hazard area, current since 2023-10-01 (FEMA, CRS eligible communities, October 2026, PDF).
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). In a 20-floor tower most of those features belong to the building, so the credits show up on the association’s master policy, not on the HO-6. The My Safe Florida Home grant program covers owner-occupied homesteaded homes up to three stories, which leaves Monterrey outside its standard program (Fla. Stat. 215.5586).
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 Monterrey seller completes it for the unit.
Monterrey at Cape Marco has its first milestone inspection on record: the City of Marco Island, which runs milestone inspections on the island, lists project PR-000088-2024 as “Report Accepted,” with case MS1-25-00729 applied 2025-01-20 and the Phase 1 report by Thomas E. Conrecode, PE, accepted 2025-02-06. No Phase 2 case is on file (City of Marco Island Civic Access permit and milestone records). The report itself is not on the association’s public website, and whether the structural integrity reserve study (SIRS) is complete is not published.
City permits from late 2023 describe damage in Monterrey’s lobby-level main electrical room: one permit replaced two sprinkler heads “after damage from explosion,” a temporary generator fed the units, fire pump and fire alarm from late October to late November 2023, the main electrical room panels and wiring were refurbished or replaced ($200,000, completed 2025-04-17), and lobby repairs in Towers 1 and 2 were permitted at $815,000 (completed 2024-11-19). The cause is not stated on any permit. A September 2026 permit ($75,000, active) again replaces damaged secondary wiring and adds a temporary generator. Other building-wide work: lining 67 of 75 original cast iron waste risers ($1,454,244, active since 2025-07-08), a new standing seam roof ($658,850, completed 2024-11-18), a flat roof ($411,888, 2020) and a fire alarm code upgrade ($500,000, active). Values are declared permit valuations, not final costs (City of Marco Island Civic Access permit and milestone records). A buyer should ask how each job was funded and whether any insurance claim or assessment followed the 2023 event.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it reaches 30 years of age, based on the certificate of occupancy date, and every 10 years after. The local building official may set an earlier first inspection where local conditions such as proximity to salt water call for it. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found, and the association must send owners the inspector’s summary within 45 days of receiving the report (Fla. Stat. 553.899). Which age trigger the City applies is not confirmed in the records we read, so this page does not state one; Monterrey’s Phase 1 report was accepted in February 2025 either way.
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; associations existing on or before July 1, 2022 owed the first study by December 31, 2025, except that an association required to complete a milestone inspection on or before December 31, 2026 may complete the study with it, and in no event later than December 31, 2026 (Fla. Stat. 718.112). Associations report SIRS completion to the state (DBPR SIRS reporting).
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a SIRS may not vote to provide no reserves or reduced reserves for the SIRS items, and a special assessment, line of credit or loan to fund them needs a majority of the total voting interests (Fla. Stat. 718.112). This is the single biggest change in the economics of an older Florida tower, and the reason a Monterrey buyer reads the reserve schedule, not just the quarterly fee.
The only Cape Marco milestone report we found published is Veracruz’s: a Phase 1 inspection dated 2024-10-29 that found maintenance needed but not substantial deterioration (Veracruz Phase 1 milestone report, PDF). The City’s own record for Veracruz still shows its milestone project as notice sent, with no report on file as of 2026-10-22. Veracruz is a 2005 building; its result says nothing about Monterrey’s.
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 made available within 10 working days of a written request (Fla. Stat. 718.111). Ask specifically for the milestone notice and status, the SIRS, the current reserve schedule, any special assessment adopted or proposed, and the last two years of board minutes.
Monterrey at Cape Marco is served by Collier County Public Schools. 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 | Drive from Monterrey (estimate) |
|---|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A | about 3.0 miles, 9 minutes |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A | about 3.1 miles, 9 minutes |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A | about 4.6 miles, 12 minutes |
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, PDF). Drive estimates are free-flow figures from 980 Cape Marco Drive on the public OSRM router, run 2026-10-21; season and traffic add time.
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 980 Cape Marco Drive with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Monterrey at Cape Marco is inside the City of Marco Island, so building permits, flood rules, noise limits and code enforcement come from the City, not from Collier County, while work seaward of the state’s coastal construction control line also needs a state permit. Inside the tower, every renovation needs association approval first.
A renovation that needs a permit goes through City of Marco Island Building Services. Under the City’s flood code a project costing 50 percent or more of the building’s market value within a 12-month period is a substantial improvement that must meet current flood elevation rules (Marco Island Code of Ordinances; City of Marco Island floodplain documents). For a single unit in a 136-unit tower that threshold is measured against the building, so it rarely bites on a unit remodel, but it can on association-wide work after a storm.
The Florida Department of Environmental Protection’s 1989 coastal construction control line for Collier County lies about 79 metres from the 980 Cape Marco Drive address point, and the point maps on the Gulf side of it (our screen of the FDEP map layer, 2026-10-07; FDEP coastal construction control line program). Construction seaward of the line, such as pool deck, seawall or dune work, needs a state permit under Fla. Stat. 161.053; whether a specific structure is seaward is an FDEP determination from the recorded line and a survey.
Monterrey’s renovation rules, contractor hours and any seasonal blackout are not on its public website. For context only, the neighbouring Belize and Veracruz associations publish summer-only or weekday-only windows for heavy work and require water heaters to be replaced at about 10 years (Belize house rules; Veracruz Rules and Regulations Handbook 2024, PDF). Ask Monterrey’s manager for its own alteration application before planning a remodel.
The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, limits construction to 7:00 a.m. to 7:00 p.m. outside Sundays and holidays, and protects burrowing owl burrows during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice).
Marco Island voters approved up to $23 million in general obligation bonds in the August 2026 election by 2,259 votes to 2,258, a result the Collier County Canvassing Board confirmed 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 Monterrey at Cape Marco runs through the Cape Marco guardhouse and the Monterrey manager’s office, with the beach through Cape Marco’s private gates and the island’s groceries, urgent care and shops a 7 to 11 minute drive north on Collier Boulevard. There is no hospital emergency department on Marco Island.
Visitors and contractors enter through the Cape Marco guardhouse, which the master association runs through a resident checkpoint portal (Cape Marco Property Owners Association). The Monterrey office is open weekdays from 8:00 a.m. to 4:00 p.m. (Monterrey association).
Monterrey’s own beach is the Cape Marco frontage on the Gulf, reached through the community’s private beach access gates. For a public beach day, South Marco Beach off South Collier Boulevard is the nearest public access, and Tigertail Beach is the Collier County park at the north end (City of Marco Island beach access; Collier County Marco Island beaches). The county’s Caxambas Park boat ramp, a short drive east, reopened after its post-Ian rebuild in February 2025 (NBC2, 2025-02-17).
The island’s main supermarket is Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622), about 3.6 miles and 10 minutes from Monterrey at free-flow speed (OSRM estimate, 2026-10-21). Winn-Dixie is at 625 North Collier Boulevard (Winn-Dixie Marco Island).
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), about 2.6 miles and 7 minutes from Monterrey. NCH’s 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), about 15.1 miles and 28 minutes from Monterrey at free-flow speed.
Southwest Florida International Airport (RSW) is about 48.5 miles and 69 minutes from 980 Cape Marco Drive at free-flow speed (OSRM estimate, 2026-10-21); peak-season times run longer. Marco Island Executive Airport, a Collier County general aviation field with a 5,000-foot runway just north of the island, is the closest runway for private and charter flights (Collier County, Marco Island Executive Airport). Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes). For the wider choice between the island and the mainland, see our Naples versus Marco Island guide.
Monterrey and Cozumel are the two middle-era Cape Marco towers, built in 1996 and 1998 a few hundred feet apart on the same drive, with the same gate, beach and master amenities. Over the same 24 months, Cozumel sold for about $1 million more at the median, with larger units and about $187 more per square foot.
Data updated: October 2026. Southwest Florida MLS, 24 months to 2026-10-07; Collier County roll data dated 2026-08-29.
| Yardstick | Monterrey | Cozumel | Source |
|---|---|---|---|
| Address | 980 Cape Marco Dr | 960 Cape Marco Dr | County roll |
| Year built | 1996 | 1998 | County roll |
| Units | 136 | 119 on the roll, 120 per the association | County roll; Cozumel association |
| Floors | 20 | 24 | Master association page; Cozumel association |
| Heated area, median (range) | 2,112 sq ft (1,820 to 2,894) | 2,832 sq ft (2,102 to 7,190) | County roll |
| Closings, 24 months | 19 | 13 | Southwest Florida MLS |
| Median sale, 24 months | $1,500,000 | $2,562,500 | Southwest Florida MLS |
| Range, 24 months | $1,075,000 to $2,300,000 | $1,950,000 to $4,050,000 | Southwest Florida MLS |
| Median $ per sq ft, 24 months | about $731 | about $918 | Southwest Florida MLS |
| Median days on market, 24 months | 77 | 74 | Southwest Florida MLS |
| Median sale to final list, 24 months | 93.5 percent | 92.5 percent | Southwest Florida MLS |
| Listings on 2026-10-07 | 4 active | 1 active, 1 pending | Southwest Florida MLS |
| Annual fees as entered on listings | $24,984 (4 listings) | $30,516 and $31,068 (2 listings) | Southwest Florida MLS |
| FEMA zone at the street address | AE 9 | AE 9 | FEMA NFHL |
| City milestone record | Phase 1 report accepted 2025-02-06, no Phase 2 case | Phase 1 found Phase 2 required; Phase 2 report accepted 2025-03-06 | City of Marco Island permit records |
| If you want | Lean toward | Why |
|---|---|---|
| The lower entry price on the Cape Marco gate | Monterrey | 24-month median $1,500,000 against $2,562,500 |
| More square feet per unit | Cozumel | Median 2,832 sq ft against 2,112 |
| The lower price per square foot | Monterrey | About $731 against $918 over 24 months |
| More choice when you shop | Monterrey | 19 closings in 24 months against 13, and 4 listings against 2 on 2026-10-07 |
| A lower listing-entered fee | Monterrey | $24,984 against $30,516 to $31,068 a year, as entered |
| A milestone record with no Phase 2 | Monterrey | Phase 1 accepted with no Phase 2 case; Cozumel needed and completed a Phase 2 |
| A taller building and higher top floors | Cozumel | 24 floors against 20 |
Both towers keep their rules, budgets and reserve studies behind owner logins, so the comparison above is the public record; the documents decide the rest. Cozumel’s own page sets out its side of the comparison: Cozumel at Cape Marco. Owners deciding whether to sell a Monterrey unit or trade across to Cozumel can start with a free valuation; buyers weighing the two towers can book a buyer consultation and see both on the same day.
A buyer who likes the Cape Marco setting but not Monterrey’s price point has four other choices on the same drive. Merida, the 1992 first tower, has the smallest units at a median of 1,510 square feet and sold 18 times in 60 months at a median of $1,250,000; Tampico, with 66 units, is the lowest-density tower and sold 7 times in 60 months; Belize and Veracruz, the 2004 and 2005 towers, carry the largest units and the highest prices on the point (Southwest Florida MLS to 2026-10-07; Collier County roll). The Cape Marco community guide covers the master association and all six towers together.
Monterrey at Cape Marco’s strengths are a gated gulf-front setting, three-bedroom floor plans and the lowest 12-month price per square foot of the Cape Marco towers with ten or more recent sales. Its weaknesses are the distance from the island’s services and airport, rules kept behind a login, and a 1996 structure with an active waste riser lining job and a 2023 electrical room repair in its permit record.
If you’re searching for a Monterrey at Cape Marco listing agent, or thinking, ‘I need someone to sell my Monterrey at Cape Marco home…’, McGreevy and Comisar are the team to call. Monterrey recorded 11 closings in the 12 months to 2026-10-07 at a median of $1,600,000, and the median one closed at 96.8 percent of its final asking price.
In the last 12 months we tracked 11 Monterrey at Cape Marco resales on the Southwest Florida MLS: $18,133,000 in total volume, a median sale of $1,600,000, a median of 88 days on market and a median sale-to-final-list ratio of 96.8 percent. None of the 11 was entered after closing.
Selling at Monterrey is a floor-plan and condition exercise. Buyers can compare your unit with three other active listings and 11 closings in the same tower, and the record shows the same 2,112 square foot plan selling for $1,300,000 and $2,300,000 in one year, so a renovated unit has to be presented and priced as one, and a dated unit priced against the dated sales. Three Monterrey specifics shape a sale: buyers will ask for the accepted 2025 milestone report, the SIRS and any assessment for the riser and fire alarm work before they sign; buyers comparing Cape Marco towers will weigh your price per square foot against Cozumel’s and Tampico’s; and the Cape Marco gate means showings need guardhouse access arranged in advance.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Monterrey sales of your floor plan and stack, not the 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.
The median Monterrey sale in the 12 months to 2026-10-07 took 88 days on the market, with a range from 15 days to 305 days (Southwest Florida MLS). Units priced near recent sales of the same plan sold fastest.
Usually close to it. The median Monterrey sale closed at 96.8 percent of its final list price in the 12 months to 2026-10-07, and one of 11 sold above its final ask (Southwest Florida MLS).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the signed contract controls on every sale.
It can. Florida law requires the seller to hand the buyer the milestone inspection summary if applicable and the latest SIRS or a statement that none exists, and buyers will ask about any assessment; have the association’s documents in hand before the first showing (Fla. Stat. 718.503).
The declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone summary if applicable, the latest SIRS or a statement that none has been completed, and the frequently asked questions document (Fla. Stat. 718.503), plus the seller’s flood disclosure (Fla. Stat. 689.302).
Selectively. In 2026 two 2,112 square foot units in the same stack sold $1,000,000 apart, which shows buyers pay for condition, but every alteration needs association approval and many need a City permit, and the time and cost of a full remodel rarely come back in full.
Jesse McGreevy and Marc Comisar are top-reviewed Marco Island realtors. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
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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. 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 Monterrey at Cape Marco sale.
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Selling a Monterrey at Cape Marco condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Monterrey? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the county, see our Collier County guide.
The questions below are the ones buyers ask about Monterrey at Cape Marco and Marco Island condominium towers, written as plain questions. Every answer comes from the records cited on this page.
Monterrey at Cape Marco is a 136-unit, 20-floor gulf-front condominium tower at 980 Cape Marco Drive on Marco Island, built in 1996, and the third of the six towers inside the gated Cape Marco community at the island’s southern tip.
At 980 Cape Marco Drive, Marco Island, FL 34145, inside the Cape Marco gate at the south-west end of the island, between Merida at 990 and Belize at 970 on the county roll’s address order.
In the 12 months to 2026-10-07, 11 Monterrey units closed at a median of $1,600,000, from $1,125,000 to $2,300,000, about $758 per square foot (Southwest Florida MLS). Four units were asking $1,350,000 to $1,850,000 on 2026-10-07.
Listing agents entered $24,984 a year, $6,246 a quarter, on all four active listings on 2026-10-07. That is a listing entry, not the association’s budget; the estoppel certificate and adopted budget state the real figure.
Yes. The association describes the building as “gulf-front,” with a pool deck “just feet away from the Gulf of Mexico,” and Cape Marco has two private beach access gates.
Twenty, per the Cape Marco master association’s information page (“Built 1996 - 20 Floors”). MLS unit numbers in the last five years run from the 3rd floor to the 20th.
The Collier County roll lists 1,820 to 2,894 heated square feet, with a median of 2,112. MLS sales in the last 60 months were mainly 1,820, 1,978, 2,112 and 2,451 square foot units.
MLS sales in the last 60 months were two-bedroom-plus-den to four-bedroom units; the 1,820 and 1,978 square foot plans are entered as either “2+Den” or “3 Bed,” and the 2,112 and 2,451 square foot plans as three bedrooms (one 2,112 sale in 2022 was entered as 2+Den).
1996, by the Collier County roll; the state condominium register shows the declaration recorded on 1996-01-05.
Yes. Cape Marco is an access-controlled community with a staffed guardhouse and a resident checkpoint portal for visitors, run by the Cape Marco Property Owners Association.
A heated gulf-side pool, a 4,600 square foot social facility and a 1,400 square foot fitness facility built in 2006, plus Cape Marco’s six lighted Har-Tru tennis courts, clubhouse, fishing boardwalk on Caxambas Pass and resident day dockage.
No Monterrey slips appear in any public document. Cape Marco offers residents daily dockage only, with no overnight dockage, no live-aboards and no more than nine boats at a time; the county’s Caxambas Park ramp is nearby.
Monterrey’s pet rule is not published on its public website. Read the declaration and rules in the resale documents before you sign; neighbouring towers publish weight limits and bar pets for tenants and guests.
Monterrey’s leasing rule is set by its declaration and rules, which are behind the owner login. The City of Marco Island has no enforceable vacation rental registration program, so the association’s rule is the one that governs.
The street address reads FEMA zone AE with a 9-foot base flood elevation on panel 12021C0836J, effective 2024-02-08; other points on the grounds read zone X and VE 13. The building’s Elevation Certificate sets its own zone.
Yes. The Florida evacuation zone layer places 980 Cape Marco Drive in Collier County storm surge zone A, the zone most exposed to storm surge; confirm on Collier County Emergency Management’s Know Your Zone tool.
Yes. City records show Monterrey’s Phase 1 milestone report accepted on 2025-02-06, with no Phase 2 case on file. The report is not posted publicly; ask the association for it and the inspector’s summary.
None is published on the association’s public pages. The estoppel certificate and the board minutes in the resale documents show any assessment adopted or proposed.
The association runs an on-site manager’s office at 980 Cape Marco Drive, open weekdays from 8:00 a.m. to 4:00 p.m.; DBPR lists the association itself as the managing entity.
No age restriction appears in any public Monterrey or Cape Marco document we read, and no Housing for Older Persons Act exemption is claimed in them.
Collier County Public Schools: Tommie Barfield Elementary on the island, with Manatee Middle and Lely High zoned on the mainland, and Marco Island Charter Middle and Marco Island Academy by application.
Southwest Florida International Airport (RSW) for airline service, about 48.5 miles and 69 minutes at free-flow speed; Marco Island Executive Airport just north of the island for private aircraft.
Physicians Regional Medical Center on Collier Boulevard in Naples is about 15.1 miles and 28 minutes away at free-flow speed, and Fifth Avenue South in downtown Naples is further; season adds time.
Over 24 months to 2026-10-07, Monterrey closed 19 sales at a median of $1,500,000 and about $731 per square foot; Cozumel closed 13 at $2,562,500 and about $918, with larger units (Southwest Florida MLS).
The MLS figures on this page do not separate cash from financed sales, so we do not state a share. A lender reviews the condominium association before approving a loan, so ask for the budget, reserves and insurance early.
These are the questions Monterrey owners ask us before they list. Each answer uses the Southwest Florida MLS pulled on 2026-10-07, the Collier County roll and Florida statute text.
The 12-month median was $1,600,000 and about $758 per square foot, but your unit’s value comes from sales of its own plan and stack, adjusted for floor, view and condition; start with a free valuation.
Eleven closed between $1,125,000 and $2,300,000 at a median of $1,600,000 in the 12 months to 2026-10-07, with $18,133,000 in total volume (Southwest Florida MLS).
Four on 2026-10-07, asking $1,350,000 to $1,850,000, all active and none pending, which is about 4.4 months of supply at the 12-month sales pace.
The 12-month median was 88 days on market, with a range from 15 to 305 days; the 24-month median was 77 days (Southwest Florida MLS).
The 12-month median was 96.8 percent of the final list price, and 93.5 percent over 24 months; one of the 11 sales in the last 12 months closed above its final ask.
The yearly medians moved with the mix of plans sold: $1,795,000 in 2024 (7 sales), $1,260,000 in 2025 (8 sales, mostly smaller plans) and $1,600,000 in 2026 to 2026-10-07 (11 sales). By plan, prices have held a band since 2022.
$2,700,000 for a 2,112 square foot unit in July 2023; the highest in the last 12 months was $2,300,000, also a 2,112 square foot unit, in May 2026 (Southwest Florida MLS).
$1,125,000 for a 1,820 square foot unit in February 2026, which was also the one sale above its final list price.
Over 60 months the 2,451 square foot plan had a median of $1,950,000 across 9 sales, and the 2,112 square foot plan $1,900,000 across 11 sales; the 1,978 square foot plan had the lowest, at the median of these 6 sales, $1,210,000.
Less than buyers expect: over 60 months, sales on floors 3 to 9, 10 to 14 and 15 to 20 had medians per square foot within about $50 of each other. View line and condition matter more.
Choose an agent who prices from Monterrey’s own plan-by-plan sales and markets to the buyers who shop the Cape Marco towers side by side. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Approval rules are in Monterrey’s declaration, which is not on its public website. Ask the manager’s office early whether buyers are approved and how long it takes, and build that into the contract timeline.
Florida caps the estoppel fee at $250 when the account is current, plus $100 for delivery within three business days and up to $150 more when it is delinquent, adjusted for inflation every five years (Fla. Stat. 718.116). A Cape Marco master estoppel may be separate.
Ten business days from the request under Fla. Stat. 718.116, so order it as soon as you have a contract.
In Collier County the seller customarily pays the deed stamps, 70 cents per $100 of price, which is $11,200 on a $1,600,000 sale (Fla. Stat. 201.02); the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, the reverse of Lee County; the signed contract controls.
The declaration, articles, bylaws and rules, the budget and financial statement, the milestone summary if applicable, the latest SIRS or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503).
Seven days, excluding weekends and legal holidays, after receiving the documents, under Fla. Stat. 718.503; deliver them early so the window closes early.
Yes. Since October 1, 2024, Florida requires a residential seller to give a flood disclosure at or before contract, covering known flood damage, flood claims and flood assistance during ownership (Fla. Stat. 689.302).
Buyers will ask. The City accepted Monterrey’s Phase 1 milestone report in February 2025, and SIRS reserves can no longer be waived, so have the report summary, the SIRS and any assessment in writing before you list.
The contract decides who pays, and the estoppel certificate shows what is due; agree it in writing before you sign.
Yes, subject to the lease and Monterrey’s rules; the buyer takes the unit subject to the lease unless the contract says otherwise, so share the lease and showing terms up front.
A finished unit sells for more, as 2026’s $1,300,000 and $2,300,000 sales of the same 2,112 square foot plan show, but the MLS does not record what owners spent, so we do not promise a return on any specific project.
Over 60 months the median of the 9 sales of the 2,451 plan was $1,950,000 against a $1,900,000 median for the 11 sales of the 2,112 plan, a smaller premium than the extra 339 square feet suggests.
At the 2025 Marco Island millage of 8.9535, a non-homestead buyer pays about $895.35 per $100,000 of taxable value, about $14,325.60 a year on $1,600,000, before mosquito control and non-ad valorem charges.
Buyers compare per square foot: about $758 at Monterrey over 12 months, $918 at Cozumel and $1,189 at Veracruz over their lead windows, and $740 across Tampico’s 7 sales in 60 months (Southwest Florida MLS).
Four of the 11 closings in the 12 months to 2026-10-07 came in March and April 2026, and five from March to May, the height of season, so a listing ready by January meets the most buyers on the island.
Yes. Showings run through the Cape Marco guardhouse, so a listing needs gate access arranged with the master association and the Monterrey office.
The MLS figures on this page do not separate cash from financed sales, so we do not state a share; at a $1,600,000 median, both appear, and a financed buyer’s lender will review the association.
There were four listings on 2026-10-07 against a pace of about 0.92 sales a month; the decision turns on your plan, your unit’s condition and the milestone and SIRS picture, which we can walk through with you.
Use our free valuation or call Jesse direct at (239) 898-6072; we price from Monterrey’s plan-by-plan sales, not the building median.
Lenders review the association’s budget, reserves, insurance and any litigation or structural reports; with the SIRS and milestone rules now in force, have the association’s documents ready for the buyer’s lender.
The master association’s assessment runs with the unit. One 2026 listing entered a separate master fee of $215 a quarter, while at Veracruz the master share is included in the condo payment; your estoppels show which applies.
Some facts a buyer or seller would want are not in any public record we could reach for this page. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from their publishers.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-21. 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 Monterrey at Cape Marco. 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.
