The Prince is a 98-unit beachfront condominium tower at 176 South Collier Boulevard on Marco Island, built in 1981. Units sold at a $1,325,000 median in the 36 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Gulf-Front Condos > The Prince
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
The Prince is a 1981 beachfront condominium tower at 176 South Collier Boulevard, inside the Marco Island gulf-front condo corridor of Marco Island, Florida. It holds 98 units on the Collier County roll, most of them 1,622 to 2,275 square foot residences, under a single association that calls the building “Located on the beach in Marco Island Florida.” If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
The Prince is one of the larger-unit towers at the north end of the South Collier Boulevard beach, a 13-floor concrete building declared as a condominium in 1980 and completed in 1981, with 98 units on the county roll, a pool and spa on the Gulf side, a one-floor parking structure and a dune walkover to the sand.
Everything on this page comes from public records: the Collier County roll and its qualified recorded sales, the Southwest Florida MLS pulled on 2026-10-07, the Florida Division of Condominiums and the Division of Corporations, the City of Marco Island’s permit, milestone, zoning and parcel records, federal flood and storm records, and Florida statute text. The association’s own public website is a single page with a homeowner login; it posts no rules, budget or governing documents (The Prince Condominium).
The Prince is on the Gulf side of South Collier Boulevard near the north end of the Marco Island beach, next door to Princess Del Mar at 174 South Collier and a short way north of the towers at 220 to 350 South Collier. The U.S. Census Bureau geocoder places 176 South Collier at latitude 25.93462, longitude -81.73083 (Census geocoder). The City’s building layer shows the tower itself, a separate one-floor structure labelled “The Prince Parking” and a pool, all dated 1981 (City of Marco Island GIS parcel and building layers). Across the boulevard, on the east side, sit low-rise garden condominiums such as Beach View, which have no beach frontage of their own.
| Item | The Prince | Source |
|---|---|---|
| Address | 176 S Collier Blvd, Marco Island, FL 34145 | Collier County roll |
| Recorded condominium | PRINCE, THE A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 98 on the roll; 99 registered with the state at declaration | Collier County roll; Florida DBPR project PR1S011315 |
| Declaration recorded | 1980-07-29 | Florida DBPR condominium register |
| Year built | 1981 | Collier County roll; City GIS |
| Height | 13 floors, 130 feet (City GIS building layer) | City of Marco Island GIS |
| Unit sizes on the roll | 1,622 to 4,156 square feet, median 1,680 | Collier County roll |
| Association | The Prince Condominium Owners Association, Inc., document 746751, filed 1979-04-16 | Florida Division of Corporations |
| Zoning | RMF-16, residential multi-family | City of Marco Island GIS |
| Milestone inspection | Phase 1 report accepted by the City 2025-03-18; no Phase 2 case | City permit and milestone records |
| FEMA flood zone at the street point | AE, base flood elevation 10 ft NAVD88 | FEMA NFHL, panel 12021C0836J |
| Market, 36 months to 2026-10-07 | 10 closings, median $1,325,000 | Southwest Florida MLS |
The Southwest Florida MLS files The Prince under the condominium name PRINCE, and one of the 17 closings in the last 60 months was filed under the name MARCO BEACH; the market figures on this page count every closing at 176 South Collier Boulevard by street address, whatever name the listing used.
The Florida Division of Condominiums registers The Prince as project PR1S011315, “PRINCE, THE,” with 99 units and a declaration recorded on 1980-07-29, and lists its managing entity at 176 South Collier Boulevard (Florida DBPR condominium public records). The county roll carries 98 unit parcels. The City’s parcel layer explains the difference: units 901 and 902 are recorded as one combined parcel of 4,156 square feet, so the ninth floor has seven units where the other full floors have eight.
The Division of Corporations lists other Florida entities with “Prince” in a condominium name, including a dissolved Prince Condominium Association, Inc. with a Miami address and two inactive Prince Condominiums associations; none of them is the Marco Island building (Florida Division of Corporations). This page covers only The Prince Condominium Owners Association, Inc., document 746751, at 176 South Collier Boulevard.
If you’re searching for the best realtor for The Prince in Marco Island Gulf-Front Condos, Marco Island, whether you’re ready to sell your Prince home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026). We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Prince track record (36 months to 2026-10-07, Southwest Florida MLS): 10 Prince resales total in the market · highest-priced Prince sold: $5,200,000 · median sale-to-final-list ratio: 93.9 percent. In the last 36 months we tracked all 10 Prince closings unit by unit, and we tracked every one of the 17 Prince closings in the 60-month window; the full list is on this page.
Honors and recognition:
Selling your Prince home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in The Prince? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
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The Prince suits a buyer who wants a large direct-beach flat on Marco Island, two or three bedrooms over 1,600 square feet, at a price well below the island’s newest Gulf towers. It suits less well a buyer who needs published rental terms before buying, or one who wants a new building with a long runway before its next engineering cycle.
The sales record describes the buyer by what the building offers. Every Prince closing in the last 60 months is filed as “High Rise (8+),” every non-penthouse sale was a two-bedroom, two-bedroom-plus-den or three-bedroom flat of 1,622 to 2,775 square feet as entered, and 33 of the 98 unit parcels carried a homestead exemption on the 2024 roll served by the City’s parcel layer, about one owner in three claiming the building as a primary Florida residence. The other two-thirds are second homes, seasonal residences and investment units.
What The Prince gives you is square footage on the sand: the median unit on the roll is 1,680 square feet, larger than many of the corridor’s 1980s towers, for a 36-month median sale of $1,325,000 (Southwest Florida MLS, to 2026-10-07). What you accept in return is a 1981 structure, so roof, railings, life-safety systems and reserves arrive in the fee and in capital projects, and a governing document set that is not public until you are under contract. The Census Bureau’s 2020 to 2024 American Community Survey puts the median value of an owner-occupied home in the City of Marco Island at $896,300 (U.S. Census QuickFacts, Marco Island city).
We tracked every Prince closing on the Southwest Florida MLS for the five years to 2026-10-07, 17 closings in all, and read them against the 14 qualified recorded sales in the Collier County roll data, the City’s permit and milestone files and the state condominium register. Three things stood out. First, the stack decides the price far more than the floor: the “01” and “02” corner units have sold for close to double the “03” to “06” units. Second, the building’s engineering record is better documented than its rules: the milestone letter is on the City’s portal, while the leasing and pet rules are not public. Third, Prince units take longer to sell than most gulf-front units, so pricing and preparation matter.
The Prince recorded 10 closed sales on the Southwest Florida MLS in the 36 months to 2026-10-07, at a median of $1,325,000 and a range of $900,000 to $5,200,000. The 12-month window held five closings and the 24-month window six, so the 36-month window is the first to hold ten or more and it leads every figure below.
Data updated: October 2026. All MLS figures are for the 36 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 10 | 10 |
| Median sale price | $1,325,000 | 10 sales |
| Lowest and highest sale | $900,000 to $5,200,000 | 10 sales |
| Dollar volume | $17,037,000 | 10 sales |
| Median price per square foot | $578 | 10 sales |
| Median days on market | 134.5 | 10 sales |
| Median sale to final list price | 93.9 percent | 10 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 10 sales |
With 10 sales the median is the average of the 5th and 6th prices, $1,200,000 and $1,450,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 10 ratios. Every one of the 10 sales was marketed through the MLS, so all 10 count in days on market and sale to list.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-08-14 | 406 | 1,680 | 2+Den | $938,000 | $995,000 | $558 | 141 |
| 2026-07-17 | 607 | 2,275 | 3 Bed | $1,025,000 | $1,075,000 | $451 | 307 |
| 2026-06-11 | PH-A | 4,364 | 4+Den | $5,200,000 | $5,650,000 | $1,192 | 152 |
| 2026-04-29 | 1107 | 2,275 | 3 Bed | $1,200,000 | $1,399,000 | $527 | 258 |
| 2026-04-03 | 1205 | 1,680 | 3 Bed | $974,000 | $999,000 | $580 | 128 |
| 2025-07-25 | 504 | 1,622 | 2 Bed | $900,000 | $995,000 | $555 | 239 |
| 2024-02-12 | 608 | 2,775 | 3 Bed | $1,600,000 | $1,649,000 | $577 | 15 |
| 2024-01-24 | 405 | 1,680 | 3 Bed | $1,450,000 | $1,550,000 | $863 | 71 |
| 2023-12-20 | 904 | 1,622 | 2 Bed | $1,500,000 | $1,695,000 | $925 | 7 |
| 2023-11-28 | 1102 | 2,078 | 3 Bed | $2,250,000 | $2,300,000 | $1,083 | 5 |
Source: Southwest Florida MLS, closed sales at 176 South Collier Boulevard, pulled 2026-10-07. Square footage and bedrooms are as entered in the MLS; listing agents entered 2,775 square feet for unit 608 and 4,364 for the penthouse, where the county roll records 2,275 and 3,594.
Five Prince units closed in the 12 months to 2026-10-07, for $9,337,000 in total, and the median of those five sales was $1,025,000, with a median of 152 days on market and a median sale-to-final-list ratio of 94.3 percent. Four of the five were 1,680 to 2,275 square foot flats between $938,000 and $1,200,000; the fifth was the $5,200,000 penthouse sale.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds eight qualified, arm’s-length recorded sales of Prince units in the 36 months to 2026-08-24, at a median of $1,475,000 and a range of $900,000 to $5,200,000, and 14 in the 60 months, at a median of $1,487,500. 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. Every one of those 14 deeds matches an MLS closing at the same unit, so at The Prince the MLS sees essentially the whole resale market. The two August and July 2026 MLS closings were not yet in the county extract.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 93.9 percent means the typical Prince sale in the 36 months to 2026-10-07 closed about 6.1 percent below its last asking price. The range ran from 85.8 percent, on the 2,275 square foot unit 1107 that took 258 days, to 97.8 percent on the 2,078 square foot corner unit 1102 that sold in 5 days.
The 10 sales run from $900,000 to $5,200,000, and the spread follows the stack. The corner-stack sales in the 60-month record, $2,825,000 for unit 101 and $2,250,000 for unit 1102 in 2023 and $2,045,000 for unit 602 the same year, sit far above the “03” to “06” units, which sold between $900,000 and $1,500,000 in the last 36 months. The 2,275 square foot “07” units sold for $1,025,000 and $1,200,000 in 2026, less per square foot than the 1,680 square foot units that sold the same year, which tells a buyer that view and condition carry more weight than raw size here.
The Prince is a 98-unit beachfront tower on the Marco Island gulf-front corridor, with a 36-month median sale of $1,325,000 (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.
The Prince’s yearly MLS sales have ranged from one to six closings a year since October 2021, and every yearly group is too small for a stable median, so the table below lists them as the record of what sold rather than as a trend line (Southwest Florida MLS, pulled 2026-10-07). The 60-month window holds 17 closings at a median of $1,450,000.
Data updated: October 2026.
| Year | Closings | Middle of that year’s sales | Range |
|---|---|---|---|
| 2021 | 1 | $3,200,000 (one sale) | Partial year: 2021-10-07 to 2021-12-31 only |
| 2022 | 2 | $1,362,500 (median of these 2 sales) | $1,250,000 to $1,475,000 |
| 2023 | 6 | $1,772,500 (median of these 6 sales) | $900,000 to $2,825,000 |
| 2024 | 2 | $1,525,000 (median of these 2 sales) | $1,450,000 to $1,600,000 |
| 2025 | 1 | $900,000 (one sale) | One sale only |
| 2026 | 5 | $1,025,000 (median of these 5 sales) | $938,000 to $5,200,000; partial year to 2026-10-07 |
Over the full 60 months to 2026-10-07 the 17 closings total $29,856,497 in volume, at a median of $1,450,000, a median of $733 per square foot, a median of 116 days on market and a median sale-to-final-list ratio of 92.0 percent, with no sale entered after closing.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2023-04-28 | 101 | 2,078 | 3 Bed | $2,825,000 | $2,893,000 | $1,359 | 56 |
| 2023-03-20 | 204 | 1,622 | 2 Bed | $900,000 | $1,025,000 | $555 | 139 |
| 2023-02-14 | 608 | 2,275 | 3 Bed | $1,124,497 | $1,619,900 | $494 | 116 |
| 2023-01-20 | 602 | 2,182 | 2 Bed | $2,045,000 | $2,295,000 | $937 | 10 |
| 2022-11-28 | 603 | 1,622 | 2 Bed | $1,475,000 | $1,550,000 | $909 | 14 |
| 2022-08-08 | 905 | 1,680 | 2+Den | $1,250,000 | $1,395,000 | $744 | 46 |
| 2021-10-14 | PH 1&2 | 4,364 | 4 Bed | $3,200,000 | $3,800,000 | $733 | 166 |
Together with the 10 sales in the 36-month table above, these seven are every Prince closing on the Southwest Florida MLS in the 60 months to 2026-10-07.
The record holds two clean repeat sales. The penthouse sold for $3,200,000 in October 2021 (listed as “PH 1&2”) and for $5,200,000 in June 2026 (listed as “PH-A”), the same county parcel; that is $2,000,000, or 62.5 percent, more in about four years and eight months ($2,000,000 divided by $3,200,000). Unit 608 sold for $1,124,497 in February 2023 and for $1,600,000 in February 2024, $475,503 or 42.3 percent more a year later. Neither pair tells you what renovation happened in between, and the 2023 price for 608 closed at 69.4 percent of its final asking price, an outlier in the record.
The 2023 median of $1,772,500 does not mean the building peaked that year: three of the six 2023 sales were corner-stack units of 2,078 square feet on the roll, which pulled the middle of the group up, while 2025’s single sale was a 1,622 square foot unit. Read by stack, the record is steadier. The 1,622 and 1,680 square foot units have sold between $900,000 and $1,500,000 across the whole five years, and the 36-month median of $1,325,000 sits below the 60-month median of $1,450,000 mainly because fewer corner units traded after 2023. In our reading the building has held its value while insurance, reserve funding and the 2022 to 2025 Florida condominium laws pushed costs up across older Gulf towers; the MLS shows the price, not the cause.
The Prince had two units listed for sale and none pending on 2026-10-07, both in the 2,078 square foot corner stacks: unit 101 at $2,995,000 and unit 602 at $2,200,000. Both units last sold in 2023, which gives a rare direct read of what owners now ask against what the same unit achieved.
Data updated: October 2026. Active and pending listings as of 2026-10-07, Southwest Florida MLS.
| Status | Unit | Sq ft | Beds | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| Active | 101 | 2,078 | 3 Bed | $2,995,000 | $1,441 | 128 |
| Active | 602 | 2,078 | 2 Bed | $2,200,000 | $1,059 | 54 |
Square footage and days on market are as entered by the listing agent.
Two active listings against 10 sales in 36 months (0.28 sales a month, 10 divided by 36) is about 7.2 months of supply (2 divided by 0.278). Supply is thin in absolute terms: two listings out of 98 units is about 2 percent of the building.
Unit 101 sold for $2,825,000 in April 2023 and asks $2,995,000, $170,000 or 6.0 percent more. Unit 602 sold for $2,045,000 in January 2023 and asks $2,200,000, $155,000 or 7.6 percent more. Unit 101’s ask sits above every non-penthouse Prince sale of the last 36 months, whose high was $2,250,000 for unit 1102. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
Prince units fall into four main plans by stack, 1,622 to 2,275 square feet on the county roll, with seven penthouses and one combined ninth-floor residence. The corner stacks, “01” and “02,” are the largest standard plans with the strongest sale record; the “07” and “08” stacks are larger on paper but have sold for less.
| Stack | Adjusted area on the roll | Units on the roll | Prince sales in 60 months (Southwest Florida MLS) |
|---|---|---|---|
| 01 and 02 | 2,078 sq ft | 22 | 3 sales: $2,045,000, $2,250,000, $2,825,000 |
| 03 and 04 | 1,622 sq ft (also penthouses B and C) | 26 | 4 sales; the median of these 4 sales was $1,187,500 ($900,000 to $1,500,000) |
| 05 and 06 | 1,680 sq ft (also penthouses D and E) | 24 | 4 sales; the median of these 4 sales was $1,112,000 ($938,000 to $1,450,000) |
| 07 and 08 | 2,275 sq ft (also penthouses F and G) | 24 | 4 sales: $1,025,000, $1,124,497, $1,200,000, $1,600,000 |
| Penthouse A | 3,594 sq ft | 1 | 2 sales: $3,200,000 (2021) and $5,200,000 (2026) |
| 901 and 902, combined | 4,156 sq ft | 1 | No MLS sale in 60 months |
Adjusted area is the appraisal measure carried on the City’s parcel layer and may differ from the living area a listing agent enters. Stack assignments follow the unit register in the City parcel layer, read 2026-10-28 (City of Marco Island GIS).
The first floor carries only four units, 101 to 104. Floors two to eight and ten to twelve carry eight units each, stacks 01 to 08. The ninth floor carries seven, because 901 and 902 were combined. The top floor holds seven penthouses lettered A to G, of which A is the largest standard unit in the building at 3,594 square feet on the roll. A 2025 City fire alarm permit describes the building as “12 floors with 8 units per floor plus a penthouse floor,” and the City’s building layer records 13 floors and a height of 130 feet.
Yes, by a wide margin in this record. The median of the three corner-stack sales in 60 months was $2,250,000, against a median of $1,187,500 for the “03” and “04” stack and $1,112,000 for the “05” and “06” stack. Part of that is size, 2,078 square feet against 1,622 and 1,680, and part is position: in our reading the end units carry wider Gulf exposure. A seller in a corner unit should price from corner sales; a seller in a “03” to “06” unit should not.
Not in a way the small record can prove. Unit 904 sold for $1,500,000 in 2023 and unit 504 for $900,000 in 2025, both 1,622 square foot “04” units four floors apart, but two years, the market and the condition of each unit separate them. Floor is one input; date and condition carry as much weight here.
Selling a Prince unit? We price from your own stack: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Choosing between stacks as a buyer? Call Marc at (239) 287-5873 or book a buyer consultation.
The Prince Condominium Owners Association, Inc. was filed with the Florida Division of Corporations on 1979-04-16 as document 746751 and is active; the declaration of condominium was recorded on 1980-07-29 according to the state condominium register, and the tower was completed in 1981.
The roll records 98 unit parcels at 176 South Collier Boulevard under the condominium name “PRINCE, THE A CONDOMINIUM,” every one with a 1981 year built and a heated area from 1,622 to 4,156 square feet, median 1,680. The county data file holds 117 qualified recorded sales of Prince units since 1982, a count of what the file holds, not a claim of every sale ever made.
The association’s record at the Division of Corporations shows amended and restated articles filed 2003-04-15, reinstatement filings in 2004 and on 2025-10-06, the 2026 annual report filed 2026-04-06, and Resort Management as registered agent (Florida Division of Corporations). A reinstatement filing follows an administrative dissolution, which in Florida usually means a missed annual report; the association is active now. The principal address on the filing reads “176 S Collier Blvd, Naples, FL 34104,” a city and ZIP error for a building that sits in Marco Island 34145.
The declaration was recorded on 1980-07-29 in the Collier County Official Records. We did not retrieve its book and page or any amendment for this page; the Collier County Clerk’s official records search by that date is the route (Collier County Clerk records search), and a resale buyer receives the declaration in the disclosure package under Florida law.
The association’s website lists “The Prince Condominium c/o Resort Management, 176 S. Collier Blvd, Marco Island, FL 34145” with an on-site manager and a homeowner login, and the state register lists the association as its own managing entity at the building (The Prince Condominium; Florida DBPR condominium public records). Resort Management, a Marco Island and Naples association manager, is also the registered agent of neighbouring Princess Del Mar.
The Prince is a reinforced concrete tower on pile foundations with three passenger elevators, a glass-roofed central opening and a separate garage structure, and the City’s permit file shows a steady run of building-wide capital work since 2002: concrete and balcony repairs, a new roof coating, rooftop air-conditioning units, all-new balcony railings, a generator and a new fire alarm system.
The engineer’s Phase 1 milestone letter of March 10, 2025 describes “two-way flat plate slabs over conventionally reinforced beams, columns and shear walls, on combination pile and grade beam foundations,” designed in February 1978 per the limited plans available, with a garage of precast prestressed members and conventionally reinforced columns (City of Marco Island Civic Access, case MS1-25-01567). The roof is two-way concrete slab with a central opening under an arched glass roof on a metal frame; the letter says the glass panels were replaced with impact-rated glass after Hurricane Wilma and resealed by the manufacturer after Hurricane Irma, when automatic smoke evacuation doors and windows were also installed.
| Permit | Scope | Applied to closed | Declared value |
|---|---|---|---|
| 034011 | Repair and restore columns, beams, balconies, handrails | 2003 to 2005 | $40,000 |
| 084221 | Remove and replace concrete roofing | 2008 to 2009 | $367,744 |
| 095003 | Retrofit fire sprinkler system | 2009 to final 2025-01-07 | $195,000 |
| WDCK-15-8842 | Dune crossover removed and replaced | 2015 to 2016 | $74,000 |
| GENE-16-05270 | Replace 10 kW diesel generator with 150 kW natural gas generator | 2016 | $51,000 |
| MECH-19-01275 | Replace 88 rooftop air-conditioning units like for like | 2019 | $428,000 |
| ROOF-19-01950 | Spray polyurethane foam roof coating over the existing roof | 2019 | $152,285 |
| WD-19-04026 | Front lobby windows replaced with impact glass | 2019 | $116,000 |
| COMM-19-05763 | Strengthen knee walls for stacks 05 and 06; repair 26 balconies | Issued 2019-10-15; expired 2022-02-14 without final | $112,000 |
| COMM-20-03884 | Remove and replace all balcony handrails to current life-safety code | 2020 to 2021 | $1,046,561 |
| FIR1-24-04001 | Replace fire alarm system | 2024 | $75,000 |
| FIR1-25-02828 | Building-wide fire alarm speakers in units | 2025 to 2026 | $50,000 |
| GAS-26-06038 | New gas line to a firepit | In review, 2026 | $2,200 |
Source: City of Marco Island Civic Access permit records for 176 South Collier Boulevard, read 2026-10-22 (City of Marco Island Civic Access). Values are the declared job values on the permits, not contract prices.
Permit COMM-19-05763, for strengthening the knee walls of stacks 05 and 06 and repairing 26 named balconies, was issued on 2019-10-15 and expired on 2022-02-14 with no final inspection, and the record carries a hold flag. The milestone engineer wrote in March 2025 that the balconies had been repaired “about four years ago” and that the repairs were in good condition, so the work appears to have been done; what the record lacks is the City’s close-out. An open or expired permit on the common parcel can surface in a lender’s, insurer’s or buyer’s review, so ask the association how and when it will be closed.
The state elevator register lists three traction passenger elevators at The Prince, two rated at 2,500 pounds and one at 3,500 pounds, each serving 13 landings, with certificates of operation valid to 2027-08-01 after inspections passed on 2026-04-09 (Florida DBPR elevator records). The fire sprinkler retrofit permitted in 2009 received its final inspection on 2025-01-07, the fire alarm system was replaced in 2024 and in-unit alarm speakers were added in 2025 to 2026.
The Prince’s documented amenities are a heated pool and spa on the Gulf side, a pool house, a social room, a one-floor parking structure, a 150 kW natural gas generator and a dune walkover to the beach. Each item below is from a City permit or the City’s building layer; the association publishes no amenity list.
City permits record a solar pool heating system on the roof (2003), pool lighting (2014), a commercial spa resurfacing for the condominium association (2018) and a reroof of the pool house (2018). The City’s building layer maps the pool as a separate 1981 structure.
A Site Development Plan for a “Dune Walkover at The Prince” and its 2015 rebuild, $74,000 in declared value, give owners a raised crossing over the dune to the sand. Sea turtle lighting rules apply to this beachfront every nesting season, and the City’s code case file at the address is mostly sea turtle lighting notices, all closed but one invoiced item.
A 2014 sprinkler permit relocated heads in the “social room.” The 2016 generator swap replaced a 10 kW diesel unit with a 150 kW natural gas generator and transfer switch, which runs life-safety loads in an outage. A gas line permit for a firepit was in review in September 2026, so an outdoor firepit appears to be planned.
The City’s building layer shows “The Prince Parking,” a one-floor structure from 1981, and the milestone letter describes the garage construction. How spaces are assigned, and whether guest parking is limited, is in the declaration and rules.
Tennis or pickleball, a fitness room, cabanas, boat docks and gated security do not appear in any public record we read for The Prince. Ask for the current rules and amenity list in the resale package.
The Prince’s association does not publish its budget, so the only public fee figures are those listing agents entered in the Southwest Florida MLS: $23,000 and $23,004 a year on the two units for sale on 2026-10-07, and $14,892 to $23,004 a year on the five units that closed in the last 12 months. The adopted budget and the estoppel certificate are the documents that control.
Data updated: October 2026. Listing-entered fees, Southwest Florida MLS, pulled 2026-10-07.
| Listings | Count with a fee entered | Total annual recurring fees as entered | Entered as |
|---|---|---|---|
| Active on 2026-10-07 | 2 | $23,000 and $23,004 | $23,000 annually; $1,917 monthly |
| Closed in the 12 months to 2026-10-07 | 5 | $14,892 to $23,004 | $1,241 to $1,917 monthly |
| Closed in the 60 months to 2026-10-07 | 17 | $10,500 to $28,176 | Monthly or quarterly |
These are listing-agent entries, not the association’s budget; one entry can include a master or other fee, and fees vary with unit size under the declaration’s share formula.
The most common monthly figure entered rose from $1,098 on the 2021, 2022 and early 2023 closings ($13,176 a year, 12 times $1,098) to $1,667 on the 2023 and early 2024 closings ($20,004 a year) and to $1,917 on three of the five 2026 closings ($23,004 a year). From $1,098 to $1,917 is an increase of $819 a month, or 74.6 percent ($819 divided by $1,098), in about four years. Florida’s 2022 to 2025 condominium laws, which ended reserve waivers for structural items and pushed insurance appraisals, are the backdrop to increases like this across older Gulf towers.
The association does not publish what the fee includes. In a Florida high-rise condominium the regular assessment typically funds the master insurance policy, reserves, building staff and management, common utilities, elevators and maintenance of the common elements; the budget in the resale package lists The Prince’s own lines, and the estoppel certificate shows what a specific unit owes.
At $23,004 a year, the fee is about 1.7 percent of the 36-month median sale of $1,325,000 ($23,004 divided by $1,325,000), before property tax and insurance.
No public record we read states a special assessment at The Prince, and the association posts no budget, reserve schedule or minutes publicly. The capital record is in the City’s permits: the largest building-wide job since 2018 was the $1,046,561 balcony railing replacement of 2020 to 2021, followed by $428,000 of rooftop air-conditioning units and a $152,285 roof coating in 2019.
Whether those jobs were paid from reserves, a special assessment or a loan is not in any public record. Ask for the last three years of budgets, the reserve schedule and any special assessment resolutions in the resale package, and check the estoppel certificate for any installment still owed on the unit.
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a structural integrity reserve study may not vote to waive or reduce reserves for the study’s items, and a special assessment, line of credit or loan to fund them needs the approval of a majority of the total voting interests (Fla. Stat. 718.112). A 1981 tower such as The Prince is squarely inside that rule.
Ask whether the knee-wall and balcony permit that expired in 2022 will be re-permitted or closed, what the roof coating’s warranty and maintenance agreement require (the milestone letter says a 20-year manufacturer warranty from May 2020 with annual inspections), and what the next large projects are in the reserve study.
Owning at The Prince costs more than the condo fee: property tax, an HO-6 unit-owner policy, any flood policy, a rental application fee if you lease, an estoppel fee at sale, and a share of any special assessment. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449, Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. On the 2024 roll served by the City’s parcel layer, the median total ad valorem tax on a Prince unit was $9,180.28, from $2,815.20 to $29,458.19; the median was $8,407.41 on the 1,622 square foot units and $15,579.10 on the 2,078 square foot corner units. A buyer’s assessment resets to just value the year after purchase; a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155, and a non-homestead unit’s non-school assessment is capped at 10 percent a year under Fla. Stat. 193.1554.
Listing agents entered a $100 or $150 application fee on most Prince sales, and a $100 or $150 transfer fee on two of them. The association publishes no fee schedule; the estoppel certificate and the declaration show any transfer fee, capital contribution or move-in deposit that applies.
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $1,325,000 Prince sale carries $9,275.00 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 $1,000,000 loan that is $3,500 and $2,000. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $1,200,000 taxable value and the most recent listing-entered fee of $23,004 a year: the fee is $1,917.00 a month ($23,004 divided by 12); property tax at 8.9535 mills is $10,744.20 a year ($1,200,000 times 0.0089535), or $895.35 a month; together that is $2,812.35 a month before the HO-6 policy, any flood policy, electricity, the mosquito control levy and any special assessment. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
The Prince’s leasing rules are not public: the association’s website posts no rules, and no recorded amendment on leasing was retrieved for this page. Whether The Prince sets a minimum lease term, a cap on leases per year or an approval step is therefore a question for the declaration and rules, which a resale buyer receives before the rescission period runs.
Listing agents entered a $100 or $150 application fee on most Prince sales in the last 60 months, which points to an association approval or registration step for buyers or tenants. The Florida Division of Hotels and Restaurants lodging file, read 2026-10-28, lists one Prince unit under a rental company’s collective vacation rental licence, so at least one unit is licensed for transient rental (Florida DBPR Hotels and Restaurants public records). Florida classifies a condominium unit rented as transient public lodging as a vacation rental (Fla. Stat. 509.242). A licence shows what an owner registered with the state, not what the declaration allows.
Ask the association, in writing, for the leasing section of the declaration, any leasing amendment, the current rules, the lease application and its fee, and how long approval takes. Florida law lets an association amend its declaration to prohibit or regulate rentals, but an amendment that does so applies only to owners who consent to it and to owners who acquire title after it takes effect (Fla. Stat. 718.110), so the date of any rental amendment matters to a buyer.
The City of Marco Island has no enforceable vacation rental registration program: Resolution 23-54, adopted 2023-10-02, declared the 2022 rental registration ordinance null and void in October 2023 after state preemption under SB 250, and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association, which is why The Prince’s own declaration governs. Rentals of six months or less also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
The Prince has its own beach access, so the island’s resident beach rules matter less here than in inland buildings. For reference, Residents’ Beach passes come from the Marco Island Civic Association, and short-term renters have been barred from Residents’ Beach since October 2020; owners of developed property and renters of one month or more are eligible (City of Marco Island beach access).
No pet rule for The Prince appears in any public record we read, so a buyer with a dog or cat should read the declaration and rules before making an offer and ask the manager in writing whether pets are allowed, and with what size or number limits.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals).
No age restriction for The Prince appears in any public record we read, and the Housing for Older Persons Act exemption does not appear in the state or county records for the building. The declaration is the document that would state one.
The Prince sits in FEMA flood zone AE with a base flood elevation of 10 feet NAVD88 at its geocoded street point, on FIRM panel 12021C0836J effective 2024-02-08, outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A. The ground at that point is about 5.8 feet NAVD88, and the map turns to coastal high hazard zone VE further toward the Gulf.
Data updated: October 2026.
| Address tested | FEMA zone | Base flood elevation | FIRM panel and effective date | Ground elevation (USGS 3DEP) | Zones mapped within 150 m |
|---|---|---|---|---|---|
| 176 S Collier Blvd (The Prince) | AE (coastal floodplain) | 10 ft NAVD88 | 12021C0836J, 2024-02-08 | 5.8 ft NAVD88 | AE 9, AE 10, X |
Method: the address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer, with ground elevation read from the USGS 3D Elevation Program and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper (FEMA Flood Map Service Center; USGS 3D Elevation Program; USFWS CBRS mapper). A second test point gulfward of the building, at latitude 25.9340, longitude -81.7330, reads zone VE with a 12-foot base flood elevation, so the coastal high hazard line runs across the beach in front of the tower. A geocoded point falls near the street, not on the building’s beach-side face, so this is a map indication, not a flood determination; the building’s Elevation Certificate and the FEMA address search give the structure’s own zone.
At the street point the ground sits about 4.2 feet below the 10-foot base flood elevation (10.0 minus 5.8). In a concrete tower the living floors are far above that line, so the flood exposure is at ground level: the garage, the lobby, the elevator pits, the electrical and mechanical rooms and the pool deck. The Prince’s first floor holds four residential units, which a buyer of a first-floor unit should weigh against the building’s Elevation Certificate.
Florida’s Coastal Construction Control Line marks where the state regulates construction that could affect the beach and dune system. On the Department of Environmental Protection’s line for Collier County, the geocoded point for 176 South Collier sits about 12 meters from the nearest line segment, on its landward side (FDEP Coastal Construction Control Line program). The pool deck and dune walkover sit on the beach side of that point; work seaward of the line needs a state permit in addition to a City permit.
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma). At The Prince the City’s permits record a “hurricane restoration firewall” and a pool door “damaged during hurricane Irma,” and the milestone engineer notes the glass roof was resealed after Irma.
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary). We found no building-wide storm repair permit at The Prince after Ian or Milton; the permits after both storms are unit-level remodels, water heaters and air conditioning. Ask the association for its post-Ian repair and insurance claim history.
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton).
The public record shows impact-rated glass in the arched roof since after Wilma, impact glass in the front lobby windows since 2019, balcony railings rebuilt to current life-safety and fall-protection code in 2020 to 2021, and a 150 kW natural gas generator since 2016. Window and door protection on individual units is each owner’s, under the association’s rules. None of that is an engineering certification of the whole envelope; the wind mitigation form for the building, described below, is the document an insurer relies on.
The Prince association insures the building under a master policy and passes the cost through the fee; each owner carries an HO-6 policy for the inside of the unit, improvements and liability. The association does not publish its carrier, premium or deductibles, so ask for the certificate of insurance and deductible schedule before you buy.
A Gulf-front association’s master policy usually carries a named-storm or hurricane deductible set as a percentage of insured value, and an uninsured share of a storm loss becomes a common expense the owners pay. That is why the HO-6 policy should carry loss assessment coverage; Florida requires an HO-6 policy to include at least $2,000 of it (Fla. Stat. 627.714).
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, phased in by replacement cost, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Prince unit does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, and the association’s own building flood policy is separate from the owner’s.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year, adds an 18 percent Reserve Fund Assessment, a $25 or $250 HFIAA surcharge (primary residence or not) and a federal policy fee, and says a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System communities effective October 1, 2026 shows the City of Marco Island, community number 120426, at Class 5, a 25 percent premium discount, effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). In a high-rise those features belong to the building, so the credits land on the master policy. The state’s My Safe Florida Home program has offered a condominium pilot for mitigation inspections and grants to associations (My Safe Florida Home).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Prince seller completes it for the unit.
The Prince is more than three habitable stories and reached 30 years old before July 1, 2022, so under Florida law it owed an initial milestone structural inspection and a structural integrity reserve study (SIRS). The City accepted The Prince’s Phase 1 milestone report on 2025-03-18, and no Phase 2 case exists; the association has not posted a SIRS publicly.
Data updated: October 2026.
The City opened milestone project PR-000093-2024 for The Prince on 2024-06-28. The Phase 1 report, case MS1-25-01567, was submitted on 2025-03-11 by De Stefano Engineering Group and finalized as “Report Accepted” on 2025-03-18 (City of Marco Island Civic Access permit and milestone records). The engineer’s letter concludes: “Based solely on our visual observations, the conditions for Phase One have been met, and we can conclude that the buildings are currently structurally safe, therefore, Phase Two of Milestone Inspection … is not required.” It found no cracking, distortion or excessive deflection in the main structure, balconies repaired about four years earlier in good condition, no distress in the garage, and minor peeling and cuts in the roof waterproofing to correct under the existing warranty, which it said “does not constitute a current danger to the structure.”
The letter does not mention reserves or a SIRS, gives no cost estimate, and does not state its site visit date. Under Florida law the association must give owners the inspector’s summary within 45 days of receiving a milestone report, so the summary should be in the owners’ records and the resale package.
No SIRS for The Prince was found in any public record we read on 2026-10-28. The state collects SIRS completion reports and publishes the submissions (DBPR SIRS reporting); the seller must provide the most recent SIRS, or a statement that none has been completed, under the resale disclosure statute.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it turns 30, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found (Fla. Stat. 553.899). On Marco Island the City, not Collier County, administers the program and holds the reports (City of Marco Island, milestone inspection information). By the county’s 1981 year built, The Prince turned 30 in 2011, so its next 10-year milestone cycle follows the 2025 acceptance.
A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done with a milestone inspection due by then (Fla. Stat. 718.112).
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records, which must be produced within 10 working days of a written request (Fla. Stat. 718.111). At The Prince ask specifically for the milestone summary, the SIRS and reserve schedule, the master policy deductibles, the plan to close permit COMM-19-05763, any special assessment adopted or proposed, and the last two years of board minutes.
The Prince 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 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 176 South Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
The Prince is inside the City of Marco Island, so building permits, flood rules, beach construction and sea turtle lighting rules, noise limits and code enforcement come from the City, not from Collier County. Its parcels are zoned RMF-16, a residential multi-family district, with no short-term rental overlay on the City’s zoning layer.
The City’s zoning layer codes the unit parcels RMF-16 (City of Marco Island GIS). The tower predates the City, which incorporated in 1997, so whether 98 units would fit today’s RMF-16 density on this parcel matters only if the building ever had to be rebuilt after a casualty. The City’s records also hold an approved administrative variance of 5 feet from a required setback for The Prince and a 2012 Letter of Land Use Verification, both documents a buyer’s attorney can request.
A unit renovation that needs a permit goes through City of Marco Island Building Services, after any approval the association requires. The City’s flood code treats work costing 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement that must meet current flood elevation rules (City of Marco Island floodplain documents); for a 98-unit tower that threshold is measured on the whole building, so it bites on building-wide projects, not on a single kitchen.
The City’s sea turtle protection rules cover the whole beachfront from Cape Marco to Hideaway Beach during nesting season, May 1 to October 31: lighting visible from the beach must be long-wavelength, shielded and downward, interior lights must be off after 9:00 p.m. or shaded, and construction, fill or mechanical beach cleaning within 100 feet of the nesting zone is barred during the season (Marco Island Code, Chapter 54, Article V; Marco Island Code of Ordinances). Most of the 15 code cases on file at 176 South Collier are sea turtle lighting and protection notices, and all are closed but one invoiced item, which tells a buyer the City enforces the rule at this address.
The City bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, bans fertilizer from June 1 to September 30, and enforces swale and beach-access parking limits under its code. The association’s own contractor hours, if narrower, are in its rules.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Daily life at The Prince runs through the on-site manager’s office, with the beach reached by the building’s own dune walkover and groceries, urgent care and the island’s town center a short drive north on Collier Boulevard. There is no hospital emergency department on Marco Island.
The Prince sits on the central Marco beach near its northern end, so owners walk out over the dune rather than drive to a public access. The public accesses nearest the north end of the beach are Tigertail Beach on Hernando Drive and the City’s Residents’ Beach at 130 South Collier, which is for pass holders (City of Marco Island beach access; Collier County Marco Island beaches). Marco Island’s audible lightning warning system sounds one long siren for lightning in the area and three short sirens for all clear.
The beach in front of the South Collier towers is part of the Marco Island Beach Restoration Project, which the Florida Department of Environmental Protection records as completed in February 1991 with 1,260,000 cubic yards placed along 2.64 miles, followed by maintenance placements in 2006, 2013, 2016, 2019 and 2020 (FDEP Strategic Beach Management Plan, Southwest Gulf Coast).
The nearest supermarkets are on North Collier Boulevard: Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island). The Marco Island Farmers’ Market runs Wednesdays in season at Veterans Community Park.
NCH runs an urgent care center at 40 South Heathwood Drive on the island, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
The Prince and Madeira are both Gulf-front towers on South Collier Boulevard near the north end of the beach, and they serve very different buyers: in the 36 months to 2026-10-07 The Prince’s median MLS sale was $1,325,000 on 10 closings against Madeira’s $4,500,000 on 11. The Prince is the 1981, mid-size-unit building; Madeira is a 2006 tower of much larger residences.
Data updated: October 2026. Both buildings, 36 months to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29. The 36-month window is the first with ten or more closings at both buildings, so they are compared on it.
| Yardstick | The Prince | Madeira |
|---|---|---|
| Address | 176 S Collier Blvd | 350 S Collier Blvd |
| Units (county roll) | 98 | 101 |
| Year built (county roll) | 1981 | 2006 |
| Heated sq ft (county roll) | 1,622 to 4,156, median 1,680 | 2,523 to 6,569, median 3,303 |
| Closed sales, 36 months | 10 | 11 |
| Median sale, 36 months | $1,325,000 | $4,500,000 |
| Sale range, 36 months | $900,000 to $5,200,000 | $2,250,000 to $7,200,000 |
| Median $/sq ft, 36 months | $578 | $1,292 |
| Median days on market, 36 months | 134.5 | 62 |
| Median sale to final list, 36 months | 93.9 percent | 95.8 percent |
| Listings on 2026-10-07 | 2 active ($2,200,000 and $2,995,000) | 5 active ($2,850,000 to $9,750,000) |
| Annual fee as entered on current listings | $23,000 to $23,004 | $30,384 to $77,172 |
| City milestone record | Phase 1 accepted 2025-03-18, no Phase 2 | Notice sent, no report on file as of 2026-10-22 |
| Zoning | RMF-16 | PUD |
Fees are as entered by listing agents, not association budgets. Madeira’s figures are from its node in the same MLS pull and county files and from the City’s milestone record, where its project PR-000073-2024 reads “notice sent” with no report filed as of 2026-10-22; by the county’s 2006 year built, Madeira does not reach 30 years until 2036, so the notice may have been one of the City’s batch notices (City of Marco Island Civic Access permit and milestone records).
| If you want | Lean toward | Why, from the record |
|---|---|---|
| A lower entry price on the beach | The Prince | 36-month median $1,325,000 versus $4,500,000 |
| More than 3,000 square feet | Madeira | Median unit 3,303 sq ft versus 1,680 |
| Lower price per square foot | The Prince | $578 versus $1,292 |
| A lower annual fee | The Prince | $23,000 to $23,004 versus $30,384 to $77,172 as entered |
| A newer structure and a later engineering cycle | Madeira | Built 2006 versus 1981 |
| A completed milestone inspection on file | The Prince | Phase 1 accepted 2025-03-18 |
| Faster resale for a seller | Madeira | Median 62 days on market versus 134.5 |
| Closer to the asking price | Madeira | 95.8 percent versus 93.9 percent of final list |
The building next door is Princess Del Mar at 174 South Collier, a 13-floor 1980 tower of 71 units on the roll, managed by the same company, which closed 10 sales in the 24 months to 2026-10-07 at a median of $1,437,500 and $773 a square foot; the City accepted its Phase 1 milestone report on 2024-11-07. A little south, Summit House at 280 South Collier closed 12 sales in 36 months at a median of $1,373,750, and Royal Seafarer at 300 South Collier closed 12 at a median of $875,000. North of the Residents’ Beach, Crescent Beach at 100 North Collier closed 13 sales in 24 months at a median of $1,200,000, and Gulfview Apartments at 58 North Collier closed 11 in 12 months at a median of $699,000. Further south, Sandcastle offers smaller units at a 24-month median of $957,500. Across the whole gulf-front corridor, 81 condominiums closed in the 12 months to 2026-10-07 at a median of $974,000 and $765 a square foot, and every building is compared in our Marco Island gulf-front condo guide.
Selling at The Prince? Work with Top 1% Real Estate Agents Nationally Since 2008 and get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying on the north end of the beach? Call Marc at (239) 287-5873 or book a buyer consultation.
The Prince’s strengths are direct beach access, large two- and three-bedroom plans, a price per square foot well below the newer Gulf towers, a completed milestone inspection with no Phase 2 and a run of documented capital work; its weaknesses are a 1981 structure, governing documents and rules that are not public, slow average resale, an expired concrete permit on file and a flood zone AE site.
If you’re searching for a Prince listing agent, or thinking, ‘I need someone to sell my Prince home…’, McGreevy and Comisar are the team to call. The Prince recorded 10 closings in the 36 months to 2026-10-07 at a median of $1,325,000, and the median sale closed at 93.9 percent of its final asking price after 134.5 days on the market.
In the last 36 months we tracked 10 Prince resales on the Southwest Florida MLS: $17,037,000 in total volume, a median sale of $1,325,000, a median of 134.5 days on market and a median sale-to-final-list ratio of 93.9 percent. All 10 were marketed through the MLS. In the 12 months to 2026-10-07 there were five closings, and the median of those five sales was $1,025,000.
Selling here is a stack exercise and a documents exercise. A buyer compares your unit with the same stack on other floors, so a corner “01” or “02” unit is priced from corner sales and a “03” to “08” unit from its own stack, adjusted for floor, view and condition. Three Prince specifics shape a sale. First, because the association posts nothing publicly, a seller who has the declaration, rules, budget, milestone summary and SIRS status ready on day one removes the biggest source of buyer hesitation. Second, the expired 2019 concrete permit will come up in a buyer’s or lender’s review, so ask the association for its close-out plan before you list. Third, the building’s slower median market time makes the launch price decisive: in this record the fastest sales took 5 to 15 days and the slowest 239 to 307 days.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Prince sales of your 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 Prince sale in the 36 months to 2026-10-07 took 134.5 days on the market, across 10 sales, with a range from 5 days to 307 days (Southwest Florida MLS). The fastest four, at 5, 7, 15 and 71 days, were all in 2023 and early 2024.
Usually not quite. The median Prince sale closed at 93.9 percent of its final list price in the 36 months to 2026-10-07, from 85.8 to 97.8 percent (Southwest Florida MLS).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the signed contract controls on every sale.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503). At The Prince, add the last year of board minutes, the master policy deductibles and the association’s note on permit COMM-19-05763.
Selectively. Same-stack units have sold hundreds of thousands of dollars apart in this record, which shows buyers pay for condition, but any permitted work needs the association’s approval and a City permit, and a half-finished job will cost more in market time than it adds in price.
Jesse McGreevy and Marc Comisar are top-reviewed Prince realtors on Marco Island. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Jesse and Marc bring over 45 years of combined direct real estate experience to every Prince sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Prince condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at The Prince? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the island, see our Marco Island area guide.
The questions below come from the search terms people use for The Prince and Marco Island beachfront condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
The Prince is a 13-floor beachfront condominium tower at 176 South Collier Boulevard, declared in 1980 and completed in 1981, with 98 unit parcels on the Collier County roll and 99 units registered with the state.
Yes. The association describes the building as “Located on the beach in Marco Island Florida,” City records show the building’s own dune walkover to the sand, and the City enforces its beachfront sea turtle lighting rules at the address.
In the 36 months to 2026-10-07, 10 Prince units closed on the Southwest Florida MLS at a median of $1,325,000, from $900,000 to $5,200,000. The two units listed on 2026-10-07 asked $2,200,000 and $2,995,000.
On the county roll the standard plans are 1,622, 1,680, 2,078 and 2,275 square feet, and the building also holds a 3,594 square foot penthouse and a combined ninth-floor residence of 4,156 square feet.
The City’s building layer records 13 floors and a height of 130 feet, and a 2025 City permit describes “12 floors with 8 units per floor plus a penthouse floor.” The state elevator register lists 13 landings.
The association does not publish its budget. Listing agents entered $23,000 and $23,004 a year on the two units for sale on 2026-10-07, and $14,892 to $23,004 on the five units that closed in the last 12 months; the estoppel certificate shows a specific unit’s figure.
No pet rule appears in any public record we read. Read the declaration and rules before making an offer, and ask the manager in writing.
Rental terms are not public. The declaration and rules set any minimum term or approval step; the state’s lodging file shows at least one Prince unit under a vacation rental licence, and the City has no rental registration program.
Yes. The City accepted the Phase 1 report, case MS1-25-01567, on 2025-03-18, and no Phase 2 case exists. The engineer concluded Phase 2 “is not required.”
No SIRS for The Prince was found in any public record we read on 2026-10-28. The seller must give you the most recent SIRS or a statement that none has been completed.
FEMA zone AE with a base flood elevation of 10 feet NAVD88 at the geocoded street point, on panel 12021C0836J effective 2024-02-08, with zone VE at 12 feet on the beach in front.
Yes. The address is in Collier County storm surge evacuation zone A, the zone most exposed to storm surge.
Yes. A 2016 City permit replaced a 10 kW diesel generator with a 150 kW natural gas generator and transfer switch.
The City’s building layer shows a one-floor parking structure from 1981, and the milestone engineer describes its construction. How spaces are assigned is in the declaration.
City records document a heated pool and spa, a pool house, a social room, a dune walkover, a generator and a planned firepit. Tennis, a fitness room and docks do not appear in any public record we read.
The association’s website lists the building c/o Resort Management with an on-site manager, and Resort Management is the association’s registered agent at the Division of Corporations.
No age restriction appears in any public record we read for The Prince.
Collier County Public Schools: Tommie Barfield Elementary on the island, and the Manatee Middle and Lely High zones on the district’s attendance maps; Marco Island Charter Middle and Marco Island Academy enroll by application.
Lenders review the association’s budget, reserves, insurance and any open permits or structural findings before approving a condo loan, so ask your lender early and give it the milestone letter and the association’s questionnaire.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the signed contract controls on every sale.
Thirty-three of the 98 unit parcels carried a homestead exemption on the 2024 roll served by the City’s parcel layer, about one in three.
These are the questions Prince owners ask us before they list, answered from the Southwest Florida MLS, the Collier County record and Florida law.
It depends on the stack first. Corner-stack sales in the 60 months to 2026-10-07 ran $2,045,000 to $2,825,000, the “03” to “06” stacks $900,000 to $1,500,000 and the “07” and “08” stacks $1,025,000 to $1,600,000. Start with our free valuation at mcgreevyandcomisar.com/home-valuation.
Ten Prince units closed in the 36 months to 2026-10-07 at a median of $1,325,000, from $900,000 to $5,200,000 (Southwest Florida MLS).
Five units closed in the 12 months to 2026-10-07, and the median of those five sales was $1,025,000, from $938,000 to $5,200,000.
Seventeen units closed in the 60 months to 2026-10-07 at a median of $1,450,000 and $733 a square foot.
Two on 2026-10-07: unit 101 at $2,995,000 and unit 602 at $2,200,000, both in the 2,078 square foot corner stacks. No unit was pending.
The median was 134.5 days on market across the 10 sales of the last 36 months, from 5 days to 307 days. Price relative to your own stack is the biggest lever.
The median sale closed at 93.9 percent of its final list price in the 36 months to 2026-10-07, from 85.8 to 97.8 percent.
Yes. The median of the three corner-stack sales in 60 months was $2,250,000, against medians of $1,187,500 and $1,112,000 for the “03” and “04” and the “05” and “06” stacks.
Not reliably. The “07” units sold for $1,025,000 and $1,200,000 in 2026, less per square foot than the 1,680 square foot units that sold the same year, so view and condition matter as much as size.
We think it is the team that prices from your own stack and prepares the documents buyers will ask for. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Rarely. Every one of the 14 qualified county deeds of the last 60 months matches an MLS closing, so at The Prince almost every resale is marketed through the MLS.
Listing agents have entered a $100 or $150 application fee on most Prince sales, which points to an approval or registration step. The declaration states whether the association has a right of approval or first refusal on a sale.
Florida caps the fee at $299 when the account is current, plus $119 for delivery within three business days and up to $179 more if delinquent, adjusted for inflation every five years (Fla. Stat. 718.116).
Ten business days from the request, and the certificate is effective for 30 days when delivered by hand or electronically (Fla. Stat. 718.116).
The seller customarily pays the deed stamps of 70 cents per $100, which is $9,275.00 on a $1,325,000 sale; the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.
Seven days, excluding weekends and legal holidays, after the buyer receives the required documents (Fla. Stat. 718.503).
Yes. Since October 1, 2024, a Florida seller must give a flood disclosure at or before contract (Fla. Stat. 689.302).
They help when they are in order. The Prince’s Phase 1 report was accepted with no Phase 2 required; the SIRS status is the item buyers will ask about next, so get it from the association before you list.
It may come up. Permit COMM-19-05763 expired in 2022 without a final inspection; the engineer’s 2025 letter says the balconies were repaired and in good condition. Ask the association how it will close the permit, and give buyers that answer early.
The purchase contract decides who pays an assessment levied before closing, and the estoppel certificate shows what is owed, so settle it in the contract.
An uninsured share of a storm loss becomes a common expense, so buyers and their insurers will ask for the deductible schedule; have the association’s certificate of insurance ready.
Yes, subject to the lease and the declaration. The buyer takes title subject to a valid lease, so give buyers the lease terms and the association’s approval of the tenancy.
It adds uncertainty, which buyers price in. A seller who supplies the declaration, rules and lease terms at the start removes that uncertainty.
Not in a way this small record proves. Two 1,622 square foot “04” units four floors apart sold for $1,500,000 in 2023 and $900,000 in 2025, but date and condition separate them as much as floor.
The buyer’s assessment resets to just value the year after purchase. On the 2024 roll the median Prince unit’s total ad valorem tax was $9,180.28; at the 2025 millage of 8.9535, every $100,000 of taxable value carries $895.35 a year.
Only on the terms the declaration allows, which are not public. If your unit carries a vacation rental licence or a lease history, give buyers that record with the declaration’s leasing section.
The record shows five Prince sales in the last 12 months and two listings on 2026-10-07, so supply is thin; the case for timing rests on your stack’s comparables and your own plans, which we can price for you.
The penthouse, $5,200,000 in June 2026, listed as PH-A at 4,364 square feet as entered.
Unit 504, a 1,622 square foot two-bedroom, at $900,000 in July 2025.
Use mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call.
Anything a buyer’s inspector or lender will flag: open unit permits, balcony or window issues, aging air-conditioning and water heaters. Cosmetic updates help most in the “03” to “06” stacks, where sales of the same plan have ranged from $900,000 to $1,500,000.
Some facts a buyer or seller would want are not in any public record we could reach for this page, checked on 2026-10-28. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from the agencies that published them.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-28. No listing portal, competing brokerage or agent website was used as a source for any figure on this page.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for The Prince. 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.
