Riverside Club is a gated 273-unit Marco River condominium on Marco Island with a 77-slip marina, two pools and three tennis courts, and a $517,500 median sale in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Condominiums > Riverside Club
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Riverside Club is a gated 273-unit condominium on the Marco River at the north end of Marco Island, Florida, inside the City of Marco Island in Collier County, at 1085 Bald Eagle Drive on the edge of the island’s historic village of Olde Marco. It is a single complex whose buildings are lettered A through F, built in 1980 and 1981, with its own 77-slip marina, two pools and three tennis courts. 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, and our Marco Island area guide covers the rest of the island.
Riverside Club is a 273-unit condominium whose buildings are lettered A through F, all at 1085 Bald Eagle Drive, Marco Island, FL 34145, on the Marco River at the island’s north end. The Collier County roll dates the units to 1980 and 1981, nearly every unit is an 800 or 1,000 square foot flat, and the property has its own 77-slip marina.
The association describes Riverside Club in its own words as “a private gated community of 274 condominiums located on the northeast shore of Marco Island,” with “direct gulf access via the Marco River,” and “walking distance to many local restaurants and shops in the Old Marco Historic District” (Riverside Club Condominium Association). Everything else on this page is built from the county roll, the state condominium and corporation registers, the Southwest Florida MLS pulled on 2026-10-07, our own queries of the federal flood map, Florida statute text and dated press reports.
Riverside Club occupies one waterfront parcel of about 8.5 acres between Bald Eagle Drive and the Marco River, by our measurement of the Collier County GIS parcel polygon for RIVERSIDE CLUB CONDOMINIUM (Collier County GIS parcel service). Its neighbours on Bald Eagle Drive are the Pier 81 towers to the south, the Snook Inn waterfront restaurant and the Port Marco manufactured home park to the north, and the village streets of Olde Marco just beyond. The on-site fuel dock, Pelican Pier Marina, describes itself as being “very close to the Snook Inn” and “in the gated community of Riverside Club” (Pelican Pier Marina).
| Item | Riverside Club | Source |
|---|---|---|
| Recorded name | RIVERSIDE CLUB CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 273 unit parcels on the county roll; the association says 274; the state register says 275 | County roll; association website; DBPR project PR1S002803 |
| Address | 1085 Bald Eagle Drive, Marco Island, FL 34145 (every unit) | County roll |
| Buildings | Lettered A to F in unit addresses | MLS unit addresses; county parcel records |
| Residential floors | Units numbered on floors 2 to 6 | County parcel layer (unit numbers 2xx to 6xx) |
| Year built | 1980 (most units) and 1981 | County roll |
| Heated area | 800 sq ft median; 800 and 1,000 sq ft in every county sale since 2017 | County roll and qualified sales |
| Association | Riverside Club Condominium Association, Inc., Sunbiz document 745935, Active, filed 1979-02-13 | Florida Division of Corporations |
| Marina | 77 boat slips, on-site fuel and bait dock | Association website; Pelican Pier Marina |
| Amenities | 2 pools, 2 spas, 3 tennis courts, community room, 3 picnic areas, gated boat storage | Association website |
| FEMA flood zone | AE, base flood elevation 9 ft (NAVD88), FIRM panel 12021C0826J effective 2024-02-08, at seven points on the main building footprint | Our FEMA NFHL queries, 2026-10-21 |
| 12-month MLS closings | 18, median $517,500, 2025-10-07 to 2026-10-07 | Southwest Florida MLS |
“Riverside Club” is a common name. The Florida Division of Corporations lists a Riverside Club Homeowners Association and a Riverside Club of Fort Myers that are different communities, and an older Riverside Club, Inc. that is inactive; this page covers only the Marco Island condominium governed by Riverside Club Condominium Association, Inc., document 745935, principal address 1085 Bald Eagle Drive (Florida Division of Corporations). It is also not the Marco Island Yacht Club’s “Riverside Marina” at 1400 North Collier Boulevard, which is a separate club marina by the Jolley Bridge (Marco Island Yacht Club).
Three public records give three numbers, and a buyer should know why. The Collier County roll carries 273 condominium unit parcels for RIVERSIDE CLUB CONDOMINIUM, plus one common-element parcel; the association’s website says “274 condominiums”; and the Florida Department of Business and Professional Regulation (DBPR) condominium register lists 275 units for project PR1S002803, recorded 1979-06-08 (DBPR condominium extract). This page uses the county roll’s 273, because it is the record that taxes and conveys each unit. The DBPR figure reflects the 1979 filing; we did not find a recorded amendment that explains the difference, and the recorded Declaration of Condominium is the document that settles it.
If you’re searching for the best realtor for Riverside Club in Marco Island, Florida, whether you’re ready to sell your Riverside Club home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026).
Recent Riverside Club track record (2025-10-07 to 2026-10-07, Southwest Florida MLS): 18 Riverside Club resales total in the market · highest-priced Riverside Club sold: $670,000 · median sale-to-final-list ratio: 94.6 percent across the 17 marketed sales. In the last 12 months we tracked every one of those 18 Riverside Club closings, unit by unit, and the full list is on this page.
Honors and recognition:
Selling your Riverside Club home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Riverside Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Riverside Club suits a buyer who wants a lock-and-leave Marco Island condo on the river, inside a gate, with a marina and a short walk to Olde Marco’s restaurants, at a price well under the island’s Gulf-front towers. It does not suit a buyer who needs more than 1,000 square feet or wants to step onto a Gulf beach from the lobby.
The sales record describes the buyer by what the property offers. Of the 74 Riverside Club closings on the Southwest Florida MLS in the 60 months to 2026-10-07, 58 were 800 square foot units and 60 were entered as one-bedroom, one-bath homes; only one was entered with two bedrooms and two baths. In our reading of the sales and the association’s own description, that mix draws three kinds of buyer: second-home owners who use the unit for the season, buyers who want a boat a short walk from the front door, and owners who value walking to dinner in the old village over a beach view.
What Riverside Club gives you is water, a marina, a gate and a location by the village. From 2025-10-07 to 2026-10-07 the median Riverside Club sale was $517,500 (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 space and the Gulf at the door: the association itself says the island’s beaches are “a 5 minute drive or a 10 minute bike ride away” (Riverside Club association).
We tracked every Riverside Club closing on the Southwest Florida MLS for the five years to 2026-10-07, 74 closings in all, and read them against the 512 qualified recorded sales the Collier County roll data holds for the condominium. Three things stood out. The building is uniform: two floor plans, 800 and 1,000 square feet, cover 72 of the 74 sales. Prices have held in a narrow band for five years: the median sale has stayed between $490,000 and $555,000 in every full calendar year from 2022 to 2025. And the market is slow but steady: a median of 145 days on the market in the last 12 months, with 13 to 15 closings in every full calendar year from 2022 to 2025.
Riverside Club is the largest condominium at the southern approach to Olde Marco, the island’s historic village on the north end of Bald Eagle Drive and Palm Street. The association calls the village “walking distance,” and our guide to Olde Marco covers its streets, its smaller condominiums and its single-family waterfront homes. Riverside Club’s sales are not counted in the Olde Marco village figures; they are on this page.
Riverside Club recorded 18 closed sales on the Southwest Florida MLS from 2025-10-07 to 2026-10-07, at a median of $517,500 and a range of $395,000 to $670,000. The median sale was about $578 per square foot, the median marketed unit took 145 days to sell, and the median sale closed at 94.6 percent of its final asking price.
Data updated: October 2026. All MLS figures are for 2025-10-07 to 2026-10-07, Southwest Florida MLS, pulled 2026-10-07, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 18 | 18 |
| Median sale price | $517,500 | 18 sales |
| Lowest and highest sale | $395,000 to $670,000 | 18 sales |
| Dollar volume, as entered in the MLS | $9,174,000 | 18 sales |
| Median price per square foot | about $578 | 18 sales |
| Median days on market | 145 | 17 marketed sales |
| Median sale to final list price | 94.6 percent | 17 marketed sales |
| Sales entered after closing (Sold Data Entry) | 1 | 18 sales |
One of the 18 sales was entered after closing and was not marketed through the MLS, so it counts in the closing count, the median price and the volume, but not in days on market or sale to list. Medians are the middle value of the sorted sales; with 18 sales the median is the average of the 9th and 10th, here $515,000 and $520,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 18 ratios.
| Closed | Unit | Sq ft | Beds and baths | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-06-26 | A208 | 800 | 1 bed, 1 bath | $440,000 | $450,000 | $550 | 145 |
| 2026-06-24 | C406 | 800 | 1 bed, 1 bath | $445,000 | $465,000 | $556 | 30 |
| 2026-06-04 | A306 | 800 | 1 bed, 1 bath | $520,000 | $525,000 | $650 | 5 |
| 2026-05-19 | E304 | 800 | 1 bed, 1 bath | $505,000 | $539,900 | $631 | 73 |
| 2026-05-01 | D306 | 1,000 | 1 bed, 2 baths | $580,000 | $559,000 | $580 | 363 |
| 2026-05-01 | E502 | 1,000 | 2 beds, 2 baths | $670,000 | $739,000 | $670 | 21 |
| 2026-04-21 | D504 | 1,000 | 1 bed, 2 baths | $561,300 by deed (MLS $560,000) | not marketed | $561 | not marketed |
| 2026-04-09 | B305 | 800 | 1 bed, 1 bath | $400,000 | $425,000 | $500 | 381 |
| 2026-04-01 | E207 | 800 | 1 bed, 1 bath | $395,000 | $440,000 | $494 | 280 |
| 2026-03-31 | C510 | 800 | 1 bed, 1 bath | $500,000 | $529,000 | $625 | 376 |
| 2026-03-27 | A206 | 800 | 1 bed, 1 bath | $515,000 | $539,900 | $644 | 87 |
| 2026-01-06 | D608 | 800 | 1 bed, 1 bath | $529,000 | $549,900 | $661 | 43 |
| 2025-11-18 | B503 | 1,000 | 1 bed, 2 baths | $540,000 | $575,000 | $540 | 189 |
| 2025-10-28 | A510 | 1,000 | 1 bed, 2 baths | $575,000 | $599,000 | $575 | 542 |
| 2025-10-24 | F405 | 1,000 | 1 bed plus den, 2 baths | $530,000 | $599,900 | $530 | 244 |
| 2025-10-15 | E405 | 800 | 1 bed, 1 bath | $520,000 | $525,000 | $650 | 143 |
| 2025-10-07 | A508 | 800 | 1 bed, 1 bath | $510,000 | $539,000 | $638 | 227 |
| 2025-10-07 | A307 | 800 | 1 bed, 1 bath | $440,000 | $469,900 | $550 | 11 |
Source: Southwest Florida MLS, closed sales matched to the condominium name RIVERSIDE CLUB (and the variants RIVERSIDE and RIVERSIDE CONDO that listing agents used), pulled 2026-10-07; every unit address is 1085 Bald Eagle Drive. Square footage, bedrooms and baths are as entered in the MLS. For unit D504 the Collier County deed (recorded 2026-04-17, unit 504 on the county parcel record) shows $561,300 and the MLS shows $560,000: the county records the deed consideration, and the MLS records the reported closing price. The MLS figure is the one inside the MLS median and volume above, and the difference does not move the median.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 19 qualified, arm’s-length recorded sales of Riverside Club units in the 12 months to 2026-08-24, at a median of $510,000 and a range of $400,000 to $580,000. 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 end 44 days apart, which is why the counts and medians differ slightly. Where a deed and the MLS describe the same sale they agree closely: the $580,000 sale of a 1,000 square foot unit carries a deed date of 2026-04-28 and an MLS closing date of 2026-05-01 for unit D306.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 94.6 percent means the typical marketed Riverside Club sale in the last 12 months closed about 5.4 percent below its last asking price. Only one of the 17 marketed sales, unit D306 at $580,000 against a final list of $559,000, closed above its asking price.
The 18 sales run from $395,000 to $670,000, and floor plan explains part of it: the twelve 800 square foot units sold between $395,000 and $529,000, and the six 1,000 square foot units between $530,000 and $670,000 (one of them by deed). Inside the 800 square foot plan the spread is still $134,000, from $395,000 for unit E207 on the second floor to $529,000 for unit D608 on the sixth. Condition, renovation, view and timing carry that difference, which is why a valuation for a Riverside Club unit has to be built from the specific unit, not from the building median.
Riverside Club prices have moved inside a narrow band for five years: the median MLS sale was $502,450 in 2022, $555,000 in 2023, $502,000 in 2024, $490,000 in 2025 and $510,000 so far in 2026, on 12 to 15 closings a year since 2022 (Southwest Florida MLS, pulled 2026-10-07).
Data updated: October 2026.
| Year | Closings | Median sale | Lowest to highest | Median $/sq ft | Note |
|---|---|---|---|---|---|
| 2021 | 6 | $447,500 | $362,150 to $555,000 | about $511 | Partial year: 2021-10-07 to 2021-12-31 only |
| 2022 | 14 | $502,450 | $407,000 to $527,500 | about $618 | Full year |
| 2023 | 13 | $555,000 | $430,000 to $710,000 | about $689 | Full year |
| 2024 | 14 | $502,000 | $427,000 to $681,000 | about $604 | Full year |
| 2025 | 15 | $490,000 | $420,000 to $600,000 | about $562 | Full year |
| 2026 | 12 | $510,000 | $395,000 to $670,000 | about $602 | Partial year: to 2026-10-07 |
The 2021 median is the median of those six sales only. The 60-month window behind this table holds 74 closings, two of them entered after closing (Sold Data Entry), which count in closing counts and medians.
In our reading, Riverside Club peaked in 2023, when the median reached $555,000 and the highest sale of the five years closed at $710,000 for a 1,000 square foot unit, and it has traded about 7 to 12 percent below that peak since. The wider windows tell the same story: 31 closings at a median of $500,000 in 24 months, 42 at $504,500 in 36 months and 74 at $504,500 in 60 months, all Southwest Florida MLS to 2026-10-07. Those wider windows are context; the 12-month median of $517,500 is the current price signal. The MLS figures show the movement, not its cause; buyers across Florida have been pricing in insurance, reserve funding and inspection costs on older condominium buildings since the 2022 to 2025 condominium law changes discussed later on this page.
Riverside Club had five units for sale and one pending on 2026-10-07. The five active asks ran from $425,000 to $520,000, all 800 square foot one-bedroom units, with a median ask of $459,999, which is $42,501 below the $502,500 median sale for the same plan in the last 12 months.
Data updated: October 2026. Listings as of 2026-10-07, Southwest Florida MLS.
| Unit | Status | Sq ft | Beds and baths | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| E206 | Active | 800 | 1 bed, 1 bath | $425,000 | $531 | 146 |
| F401 | Active | 800 | 1 bed, 1 bath | $449,900 | $562 | 17 |
| C303 | Active | 800 | 1 bed, 1 bath | $459,999 | $575 | 285 |
| E505 | Active | 800 | 1 bed, 1 bath | $469,900 | $587 | 324 |
| A304 | Active | 800 | 1 bed, 1 bath | $520,000 | $650 | 5 |
| A209 | Pending | 1,000 | 2 beds, 2 baths | $749,000 | $749 | 58 |
Square footage and bedrooms are as entered by the listing agent. The pending unit’s list price is not a sale price; if it closes near $749,000 it would be the highest Riverside Club sale in the five years of MLS records, above the $710,000 a 1,000 square foot unit fetched on 2023-01-27.
Five active listings against 18 sales in 12 months (1.5 sales a month) is about 3.3 months of supply. That is a tighter market than the island’s river-side neighbour Anglers Cove, which had eleven listings against 20 sales in the same window. Three of the five active Riverside Club listings had been on the market more than 100 days on 2026-10-07.
The asking prices on 2026-10-07 sit below what the same plan achieved over the year: the median 800 square foot ask was $459,999 against a 12-month median 800 square foot sale of $502,500, and the two most recent 800 square foot sales, in June 2026, closed at $440,000 and $445,000. In our reading, sellers in 2026 have been pricing to the most recent sales rather than to the 2025 level. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
Riverside Club is a 273-unit Marco River condominium inside the City of Marco Island, on the edge of Olde Marco, with a 12-month median sale of $517,500 (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.
Riverside Club has two main unit sizes: 800 square feet, a one-bedroom, one-bath plan, and 1,000 square feet, most often a one-bedroom, two-bath plan, some marketed with a second bedroom or a den. In the 150 most recent qualified county sales held in the roll data (2017 to 2026), every unit is recorded at 800 or 1,000 heated square feet.
| Plan | County qualified sales, 150 most recent (2017 to 2026) | MLS closings, 60 months | As entered in the MLS |
|---|---|---|---|
| 800 sq ft | 121 | 58 | 1 bed, 1 bath |
| 900 sq ft (as entered) | none | 2 | 1 bed, 1 bath |
| 1,000 sq ft | 29 | 14 | 12 entered 1 bed, 2 baths; 1 entered 2 beds, 2 baths; 1 entered 1 bed plus den, 2 baths |
The county roll records 1,800 heated square feet as its largest Riverside Club figure, which no sale in the files carries; we did not confirm what that parcel is. The two “900 square foot” MLS entries (units C305 and C408, 2022) are listing-entered figures; the county records the plan sizes above.
From 2025-10-07 to 2026-10-07, the twelve 800 square foot sales had a median of $502,500 and the six 1,000 square foot sales a median of $567,500, a difference of $65,000 for 200 more square feet (Southwest Florida MLS). Over 60 months the medians were $492,500 for 58 sales of 800 square feet and $567,500 for 14 sales of 1,000 square feet, a $75,000 difference. Per square foot the smaller plan sells higher: a median of about $628 against about $568 in the last 12 months.
Somewhat. Over 60 months the median Riverside Club sale by floor was $476,500 on the second floor (20 sales), $497,500 on the third (16), $502,500 on the fourth (14), $525,000 on the fifth (9) and $510,000 on the sixth (15), Southwest Florida MLS. The floor is read from the first digit of the unit number, and floor plan mix differs from floor to floor, so treat this as a pattern, not a price rule.
Building letter matters less than plan and condition. Over 60 months the median sale was $520,000 in building A (21 sales), $481,800 in B (16), $450,000 in C (14), $544,500 in D (4), $500,000 in E (11) and $494,450 in F (8), Southwest Florida MLS. Building A had the most sales and several of the 1,000 square foot units, which lifts its median; building D’s figure rests on four sales.
The Collier County parcel records number Riverside Club’s units on floors two to six (Collier County GIS parcel service), five numbered residential floors. Listing agents labelled 69 of the 74 closings of the last 60 months “Mid Rise (4-7),” four “High Rise (8+)” and one “Low Rise (1-3)”; those labels are listing entries, and the unit numbers are the better guide.
Riverside Club Condominium Association, Inc. was filed with the Florida Division of Corporations on 1979-02-13 as a not-for-profit corporation, document 745935, and it is active today; the state condominium register records the condominium on 1979-06-08, and the county roll dates the buildings to 1980 and 1981, which makes Riverside Club older than the City of Marco Island itself.
The Division of Corporations shows RIVERSIDE CLUB CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit corporation, document 745935, filed 1979-02-13, status ACTIVE, last recorded event an amendment on 2010-03-11, principal address 1085 Bald Eagle Drive, Marco Island 34145, with its 2026 annual report filed on 2026-02-25 (Florida Division of Corporations, Riverside Club Condominium Association). The association’s website lists its own on-site management office as the contact for estoppel certificate requests (Riverside Club, management contact).
DBPR’s condominium extract lists RIVERSIDE CLUB CONDO as project PR1S002803, file 55370, Collier County, 275 units, recorded date 1979-06-08, primary status Approved and secondary status Recorded, with RIVERSIDE CLUB CONDO ASSN at 1085 Bald Eagle Drive as the managing entity (DBPR condominium public records). In our reading of the DBPR extracts, a “Recorded” secondary status means the state shows the annual condominium fee as paid; it is not an inspection or a rating.
The City of Marco Island was incorporated in 1997; its Charter, Section 1.01, gives the date as August 27, 1997 (City of Marco Island Code of Ordinances, Charter). Riverside Club’s 1979 association and 1980 to 1981 buildings predate that by almost two decades, so the condominium was approved and built under Collier County, before the City existed. Building permits, flood rules and code enforcement for the property have been the City’s since incorporation.
We did not locate the recorded Declaration of Condominium for Riverside Club, its Official Records book and page, or its amendments in a public index we could reach. A title agent pulls them from the Collier County Clerk’s Official Records, and a resale buyer receives the declaration, articles, bylaws and rules from the seller under Florida law (Collier County Clerk, records search; Fla. Stat. 718.503).
Riverside Club’s association lists two community pools and two spas overlooking the Marco River, three full-size tennis courts, a community room, three picnic areas with gas grills, gated boat storage and a 77-slip marina with an on-site fuel and bait dock, inside a private gated community at 1085 Bald Eagle Drive.
| Amenity | As the association describes it |
|---|---|
| Pools and spas | “2 community pools and 2 spas with the luxuries of island life overlooking the beautiful Marco River” |
| Tennis | “3 full size champion style courts” |
| Community room | “A large all purpose room for events, parties, and classes” |
| Picnic areas | “3 picnic areas with gas grills” |
| Boat storage | “Plenty of gated space for your watercraft storage needs” |
| Marina | “77 boat slips with direct gulf access”; “Public access by water with onsite fuel and bait shop” |
| Cable and internet | “All Riverside units have access to these services” |
| Gate | “a private gated community” |
Source: Riverside Club Condominium Association website, read 2026-10-21. The association’s public site does not publish rules for using these amenities, guest policies or whether cable and internet are paid through the condo fee; those are in the association’s documents.
Riverside Club has no Gulf beach, golf course or restaurant of its own. The nearest restaurants are on Bald Eagle Drive and Palm Street in Olde Marco, the Gulf beaches are across the island, and the island’s private golf club, Island Country Club, sells memberships separately (Island Country Club).
Riverside Club’s association says the property has “77 boat slips with direct gulf access” on the Marco River, and an on-site marina store, Pelican Pier Marina, sells ethanol-free marine gas, bait and supplies to boats arriving by water. Slip ownership terms, rents and size limits are not published on the association’s public site.
The association lists the marina as “Public access by water with onsite fuel and bait shop” and “77 boat slips with direct gulf access” (Riverside Club association). Pelican Pier Marina, at 1085 Bald Eagle Drive, describes itself as “a convenience store on the water for the water,” sells ValvTect ethanol-free marine gasoline (“sorry no diesel”), live and frozen bait, tackle and boating supplies, and asks customers to arrive by “water access only,” with “no pedestrian or vehicle access,” because it sits “in the gated community of Riverside Club” (Pelican Pier Marina). Its pages give its hours three different ways (7 a.m. to 5 p.m., 7 a.m. to 6 p.m. and 7 a.m. to 7 p.m.), so check before you run for fuel.
Not published. Whether a Riverside Club slip is a limited common element assigned to a unit, a separately deeded parcel, or an association lease, and what it costs, is not on the association’s public website or in the county roll data, which carries only the 273 unit parcels and one common-element parcel. Ask for the slip documents, the current slip roster and any waiting list before you make an offer that depends on a slip.
Riverside Club is on the Marco River west of the Collier Boulevard (Jolley) bridges, so a boat leaving its docks runs west toward Capri Pass, which NOAA’s Coast Pilot says boaters now use to reach the waters once entered through Big Marco Pass; the Coast Pilot calls the area “subject to continual change” and advises local knowledge (NOAA Coast Pilot 5, Chapter 4). The same chapter describes a special anchorage off Old Marco Village on the south side of the river and notes shoaling there reported in 1993. Check current charts and notices to mariners rather than any depth figure on a listing.
Florida’s manatee protection rule for Collier County sets idle-speed and slow-speed zones in Collier Bay and on the Marco River around the Collier Boulevard bridges (Fla. Admin. Code 68C-22.023). Read the rule text and the posted signs for the exact lines before you plan a daily run.
Listing agents entered annual condo fees of $10,296 to $10,896 for 800 square foot Riverside Club units and $12,176 to $13,452 for 1,000 square foot units on the sales of the last 12 months, Southwest Florida MLS. The association does not publish its budget or a list of what the fee covers on its public website.
Data updated: October 2026. Fees as entered by listing agents, Southwest Florida MLS, pulled 2026-10-07; not the association’s budget.
| Plan | Sales with a fee entry | Annual fee range as entered | Median as entered | Common entry |
|---|---|---|---|---|
| 800 sq ft | 12 | $10,296 to $10,896 | $10,308 | $10,308 a year ($859 a month or $2,577 a quarter) on 8 of the 12 |
| 1,000 sq ft | 5 | $12,176 to $13,452 | $12,720 | $3,044 to $3,363 a quarter, or $1,015 to $1,121 a month |
On the six listings active or pending on 2026-10-07, agents entered $10,308 to $10,896 a year for the five 800 square foot units and $13,452 a year for the pending 1,000 square foot unit. A fee entered by a listing agent is a convenience field, not an association document; the estoppel certificate is the binding statement of what a unit owes.
The median annual fee entered on Riverside Club closings rose from $9,182 in 2021 (6 entries) and $9,184 in 2022 (13) to $10,232 in 2023 (13), $9,852 in 2024 (14), and $10,308 in both 2025 (15) and 2026 (11), Southwest Florida MLS. A handful of 2022 and 2023 entries ran far higher, up to $41,200 for a year, which may reflect special assessments or entry errors; we could not confirm which. Those entries sit inside the yearly medians above, and a median is not pulled far by a few high entries.
Not published. The association’s public site says all units “have access” to HD cable and high-speed internet, but it does not say whether those services are paid through the fee. What a Florida condominium fee covers (insurance on the buildings, reserves, grounds, amenities, water, trash, cable) is set by the budget the board adopts, and a buyer is entitled to the current budget and financial statements in the resale disclosure package under s. 718.503 and to inspect official records under s. 718.111(12) (Fla. Stat. 718.111).
On an 800 square foot unit at the 12-month median of $502,500 for that plan, a $10,308 annual fee is about 2.05 percent of the price each year; on a 1,000 square foot unit at $567,500 a $12,720 fee is about 2.24 percent. Those percentages are arithmetic on the entered fees, not the association’s figures.
Beyond the condo fee, a Riverside Club owner pays City of Marco Island and Collier County property taxes, unit-owner (HO-6) insurance, flood insurance if a lender requires it or the owner chooses it, any special assessment the association adopts, and at purchase an application fee that listing agents have entered at $150.
For tax year 2025, a standard Marco Island parcel carried 8.9535 mills of confirmed levies: Collier County 3.2449 (General Fund 3.0107, Water Pollution Control 0.0246, Conservation Collier 0.2096), Collier County Public Schools 4.2490, the South Florida Water Management District with the Big Cypress Basin 0.1926 (SFWMD final millage hearing) and the City of Marco Island 1.2670, plus a Collier Mosquito Control District levy whose 2025 rate we did not confirm (Florida Department of Revenue, Table 1, Collier 2025; City of Marco Island FY2026 adopted budget). That is $895.35 for every $100,000 of taxable value (8.9535 times 100).
Using sourced inputs only: the most common fee entered on 800 square foot units is $10,308 a year, or $859 a month. If the county set the taxable value of a non-homestead unit at $450,000 after a sale, the confirmed levies would be about $4,029.08 a year (450,000 times 0.0089535), or about $335.76 a month. Fee plus confirmed tax is then about $1,194.76 a month ($859 plus $335.76), before HO-6 insurance, flood insurance, utilities, the mosquito levy and any special assessment. The county sets the actual taxable value; a sale resets a non-homestead unit’s assessment to just value under s. 193.1554.
A Riverside Club owner who makes the unit a Florida homestead gets the first $25,000 exemption against all levies and an additional exemption on assessed value above $50,000 for non-school levies, $25,722 for 2025 (s. 196.031; Florida Department of Revenue, 2025 CPI homestead adjustment), and Save Our Homes caps the yearly assessed-value increase at the lower of 3 percent or CPI (s. 193.155). A non-homestead unit’s assessed value can rise up to 10 percent a year for non-school levies (s. 193.1554). A proposed constitutional amendment on the November 3, 2026 ballot would change the homestead exemption from 2027 if voters approve it; it is a proposal, not law.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by one vote, 2,259 to 2,258, to replace the Caxambas and Goldenrod bridges, repair three other bridges and repave about 30 miles of streets; WGCU reported an estimate of about $60 a year for the average homeowner (WGCU, 2026-08-26). The debt-service millage on the next tax bill had not been published in a primary source we could read.
Listing agents entered a $150 application fee on 60 Riverside Club fee records and $100 on 11 older ones, and a $150 transfer fee on two listings (2023 and 2025), Southwest Florida MLS. Those are listing entries; the association’s application packet states the current charge. The estoppel certificate fee is capped by statute at $250, plus $100 for expedited delivery and $150 more if the unit is delinquent (s. 718.116; Fla. Stat. 718.116).
No Riverside Club special assessment is confirmed in any public source we could reach. Florida’s 2022 to 2025 condominium laws require buildings like Riverside Club’s to fund structural reserves and to complete milestone inspections, and repairs found by those inspections are often funded by special assessment or loan with a majority vote of the total voting interests (s. 718.112(2)(g); Fla. Stat. 718.112). The estoppel certificate lists any assessment adopted and unpaid on the unit; board minutes show what is proposed.
The deed’s documentary stamp tax is 70 cents per $100 of the price (s. 201.02), customarily the seller’s cost: $3,622.50 on a $517,500 sale. A financed buyer pays 35 cents per $100 on the note (s. 201.08) and 2 mills of intangible tax on the mortgage (s. 199.133): on a $414,000 loan, $1,449 and $828 (Fla. Stat. 201.02). In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, as Collier title agencies state (Weston Title, who pays for title insurance in Collier County; Barnes Walker, who pays for title insurance in Florida); custom is not law, and the signed contract controls on every sale.
Riverside Club’s sale and lease approval process, renovation rules, parking rules and conduct rules are not published on the association’s public website. They are set by the recorded declaration, the bylaws and the board’s rules, which a resale buyer receives before closing under s. 718.503, and the association’s on-site management office handles estoppel requests.
On a resale, the seller must give the buyer the declaration, articles of incorporation, bylaws and rules, the annual budget and financial statement, the frequently asked questions and answers sheet, and the milestone inspection summary and structural integrity reserve study where they apply; a buyer who does not receive them before signing has a statutory window to cancel, which the 2026 statute text sets at 7 business days (Fla. Stat. 718.503). Ask for the package early, read the leasing, pet and renovation sections first, and do not waive the right without reading them.
A unit owner, and a buyer through the seller, can request the association’s official records; the statute requires them to be made available within 10 working days of a written request (Fla. Stat. 718.111). Ask for the last two years of board minutes, the insurance certificate, the current budget, the reserve schedule and any engineering reports.
Any interior work that touches plumbing, electrical, windows or structure needs a City of Marco Island building permit, and the association’s own approval process comes first. City Code bars construction from 7 p.m. to 7 a.m. and on Sundays and holidays (Sec. 18-105), and the City’s flood ordinance counts improvements cumulatively against a 50 percent of market value threshold for substantial improvement (City of Marco Island Code of Ordinances). Ask the City’s building department before major work.
The association describes a private gated community; its gate access, guest parking, vehicle and trailer rules are not published publicly. On the street outside, City Code restricts swale parking overnight and near beach accesses (Code Chapter 50), and the 2023 Coastal Breeze News report on the Snook Inn’s planning review recorded Riverside Club’s request that the City expedite a parking plan for Bald Eagle Drive because vehicles parked on the swale were damaging sidewalks and landscaping (Coastal Breeze News, 2023-02-23).
Riverside Club’s own leasing rules, including any minimum lease term, number of leases a year and approval process, are not published on its public website and must be read in the recorded declaration and rules. The City of Marco Island has no vacation rental registration program in force, so the association’s documents and state law are what govern.
Marco Island voters backed a vacation rental registration program in 2022, but the City declared the ordinance null and void in Resolution 23-54 on 2023-10-02 after the Legislature passed Senate Bill 250 in 2023, and the Code now shows the section as reserved (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency for ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption does not reach a condominium declaration: an association’s recorded leasing restrictions bind its owners.
Ask the association for the leasing section of the declaration and any leasing rules, the lease application and fee, how many leases a unit may have in a year, whether owners give up amenity use while a tenant is in residence, and whether any amendment on leasing is pending. Short rentals of six months or less also carry Florida sales tax and Collier County tourist development tax, collected through the Collier County Tax Collector (Collier County Tax Collector, tourist development tax).
Renters should know that the Marco Island Civic Association’s Residents’ Beach and Sarazen Park admit owners of improved property and people who rent on the island for at least one year, so a short-term tenant cannot use them; Tigertail Beach and South Marco Beach remain open to everyone (Marco Island Civic Association, Residents’ Beach).
Riverside Club’s pet rules are not published on the association’s public website, and we found no association document that states them. Whether dogs or cats are allowed, and any size, number or breed limits, is set in the declaration and rules, which a buyer receives in the resale disclosure package.
Ask the association’s management office for the pet section of the declaration and the current rules, and ask whether any amendment changing the pet rule is pending; Florida law lets an association amend its rules, and a pending amendment can change what a buyer can bring. Get the answer in writing before the inspection period ends.
If dogs are permitted, the City’s Canine Cove dog park has separate small and large dog areas and is open from 8 a.m. to dusk, closed Fridays from 1 to 4 p.m. for maintenance (City of Marco Island, Canine Cove). Pets are prohibited at the Civic Association’s Residents’ Beach and Sarazen Park.
Riverside Club’s main building footprint is in FEMA flood zone AE with a base flood elevation of 9 feet (NAVD88) on FIRM panel 12021C0826J, effective 2024-02-08, at every one of seven points we tested on it. The river edge of the property maps to zone VE with a 10 foot base flood elevation, and the whole site is in Collier County hurricane evacuation zone A.
Data updated: October 2026. FEMA National Flood Hazard Layer queried 2026-10-21.
We queried FEMA’s National Flood Hazard Layer (flood hazard zones and FIRM panels) at points on the Riverside Club parcel and its building footprints taken from Collier County’s GIS (FEMA NFHL map service; Collier County GIS buildings).
| Where we tested | Points | FEMA zone | Base flood elevation (NAVD88) | FIRM panel |
|---|---|---|---|---|
| Main residential building footprint, north to south ends | 7 | AE (coastal floodplain) | 9 ft | 12021C0826J |
| Small waterside structure on the north river edge | 5 | AE at 3 points, VE at 2 | 9 ft (AE), 10 ft (VE) | 12021C0826J |
| On the water at the property’s river edge, by the docks | 2 | VE (coastal floodplain) | 10 ft | 12021C0826J |
| Structure at the south end of the parcel | 4 | AE | 9 ft | 12021C0826J at 2 points, 12021C0828J at 2 |
Every panel carries the effective date 2024-02-08. A street-centerline point on Bald Eagle Drive is not the building’s flood fact: an earlier geocoded “1085 Bald Eagle Drive” point used in some research fell on the neighbouring Pier 81 parcel and returned panel 12021C0828J. A unit’s insurable flood fact is the building’s elevation certificate, which the association or the City’s building department can supply; the official FIRM panels can be viewed on FEMA’s Flood Map Service Center (FEMA Map Service Center).
The USGS 3D Elevation Program reads the ground at four points on the main footprint at 4.7 to 5.3 feet NAVD88 (lidar dated 2018-09-01), which is 3.7 to 4.3 feet below the 9 foot base flood elevation; a fifth point read 11.3 feet and likely sits on a raised surface (USGS Elevation Point Query Service). Ground is not floor: the residential units sit on floors two to six, and the building’s lowest floor elevation is on its elevation certificate.
Collier County’s own hurricane evacuation zone layer places Riverside Club in Zone A, the first zone ordered out for storm surge (Collier County GIS, hurricane evacuation zones); confirm with the County’s Know Your Zone tool before each season. The federal Coastal Barrier Resources System units mapped around Marco Island are at Hideaway Beach, Keewaydin Island, Cape Romano and Tigertail; the Bald Eagle Drive point tested next door was outside every unit on the official mapper (USFWS CBRS mapper service).
The National Hurricane Center’s report says Irma “made its final landfall near Marco Island, Florida, at 1930 UTC 10 September” as a category 3 hurricane; the Marco Island Police Department reported a gust of 113 knots, and a USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, with inundation of 3 to 5 feet above ground from Marco Island north to Fort Myers (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, well north of Marco, but its surge reached the island: the NHC reports “maximum inundation of 4 to 6 ft AGL” from Marco Island through Everglades City and a maximum high water mark of 4.7 feet above ground on Marco Island, recorded at 25.96 N, 81.71 W on the north end (NHC Tropical Cyclone Report, Ian). The National Weather Service estimated Ian’s damage on Marco Island at $256 million (NWS Miami, Hurricane Ian summary).
Neither storm made landfall near Marco. The NHC reports 2 to 4 feet of inundation above ground in areas including Marco Island during Helene and 3 to 5 feet from Bonita Beach through Marco Island during Milton (NHC report, Helene; NHC report, Milton).
Rain and tide flooding is a separate risk from surge. In September 2025 NBC2 reported that local workers called Bald Eagle Drive “particularly prone to flooding,” and an auto shop owner described engine damage from driving through standing water (NBC2, 2025-09-10). Plan parking and travel around king tides and heavy rain.
We found no public record of storm damage to Riverside Club’s buildings that we could read in full; press coverage of Irma and Ian on Marco Island that names the building sits behind paywalls we could not open. Ask the association for its storm history, insurance claims and repair records, and ask the seller for the Florida flood disclosure.
FEMA’s Community Rating System list effective October 1, 2026 shows the City of Marco Island (community 120426) at CRS Class 5, a 25 percent discount on eligible flood insurance premiums in the special flood hazard area, current since October 1, 2023 (FEMA, CRS eligible communities, October 2026). Zone AE at Riverside Club’s main building is inside that area, so the discount applies to NFIP policies there; ask your insurance agent to confirm it on your quote.
A Riverside Club owner relies on two layers: the association’s master policy on the buildings, and the owner’s own unit-owner (HO-6) policy for the interior, contents, loss assessment and liability, plus flood coverage where a lender requires it or the owner chooses it. The association’s carrier, deductibles and premium are not published publicly.
Under Florida condominium law the association insures the buildings and common elements; the unit owner insures the unit’s interior finishes, fixtures, personal property and liability, as the declaration defines. Ask for the master policy’s certificate of insurance, its wind and flood deductibles, and the condominium’s most recent insurance appraisal; the 2025 condominium act requires the replacement cost to be determined at least once every three years, according to a Coastal Breeze News law column (Coastal Breeze News, 2025-07-10).
Citizens Property Insurance now requires flood insurance as a condition of 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 policy does not trigger the requirement (Fla. Stat. 627.351). A lender can still require flood coverage on a unit in zone AE.
FEMA’s FloodSmart pages list the rating factors (distance to the flooding source, ground elevation, the community’s CRS discount, building characteristics and coverage) and say most policyholders’ premiums “cannot increase more than 18 to 25 percent per year”; an 18 percent Reserve Fund Assessment, an HFIAA surcharge ($25 for a primary residence, $250 otherwise) and a Federal Policy Fee are added (FEMA FloodSmart, premium costs). A buyer may be able to assume the seller’s current NFIP policy (FEMA FloodSmart, what is my flood zone).
Since October 2025 a Florida seller of residential property must give the buyer a flood disclosure at or before signing, stating whether the seller knows of flooding that damaged the property during ownership, has filed a flood insurance claim, or has received federal or other assistance for flood damage (Fla. Stat. 689.302).
Florida requires insurers to offer discounts for proven wind mitigation features, documented on the state’s uniform mitigation inspection form (Fla. Stat. 627.0629). For a condominium unit, opening protection (impact windows and doors or shutters) is the item an owner most often controls; ask the association which openings are the owner’s responsibility under the declaration. Insurers accept the state’s uniform mitigation verification inspection form (Fla. Admin. Code 69O-170.0155). The state’s My Safe Florida Home grants are written for owner-occupied homesteads of three stories or fewer, so most units in a building like Riverside Club’s fall outside the standard program (My Safe Florida Home).
Riverside Club’s buildings date from 1980 and 1981 and are taller than three habitable stories, so Florida law required their first milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025, with a later date of December 31, 2026 only if done together with a milestone inspection due by then. The City of Marco Island’s records show the phase one milestone reports for all six residential buildings accepted in November 2024, with no phase two required.
Florida’s milestone law, as amended in 2024 and 2025 (Laws of Florida, ch. 2024-244; ch. 2025-175), applies to condominium buildings three habitable stories or more and runs from the certificate of occupancy; a building that reached 30 years of age before July 1, 2022 had to have its initial inspection performed before December 31, 2024, and every 10 years after (Fla. Stat. 553.899). A 1980 building reached 30 in 2010, so the initial deadline was before December 31, 2024 and the next falls about 10 years later. The local building official, here the City of Marco Island, may set a 25-year trigger for buildings near salt water; we have not confirmed from a City ordinance whether Marco Island applies it, and for a 1980 building it does not change the deadline. Collier County’s GIS milestone map includes a coastal buffer layer that covers this site, but the City, not the County, is the building official here (Collier County GIS, milestone map).
A residential condominium association must have a structural integrity reserve study (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 exterior painting, windows and exterior doors, and any other item over $25,000 whose failure would affect them; associations existing on July 1, 2022 had to complete one by December 31, 2025, or by December 31, 2026 at the latest if done with a milestone inspection due on or before that date (Fla. Stat. 718.112). Reserves for those items cannot be waived.
On Marco Island the City, not Collier County, holds the milestone reports. Its public permit portal lists six phase one cases for Riverside Club, one per residential building: MS1-24-06022 (Building A, finalized November 7, 2024), MS1-24-06023 (Building B, November 14, 2024) and MS1-24-06024 to MS1-24-06027 (Buildings C to F, November 9, 2024), each with the status “phase one report accepted”, filed August 28 to September 3, 2024 by design professional Richard Cannyn; no phase two case was opened (City of Marco Island Civic Access, permit and milestone records). Accepted means the City took the report as complete, not that no repairs are needed: the same portal shows a 2023 post-tension and concrete repair permit at Building E, 2024 slab-edge and column permits at Buildings D, E and F that expired without a final inspection, a new 215-foot vinyl seawall finaled in June 2024, and flat roofs on all six buildings replaced in 2019.
We do not state what Riverside Club’s SIRS contains, because it is an association record. The association must give owners the inspector’s summary within 45 days and post it where it has a website, the seller must provide the summary and the latest SIRS in the resale package, and DBPR publishes which associations have reported a completed SIRS (DBPR, SIRS reporting). A City Code Enforcement Magistrate agenda of 2024-03-26 listed an item titled “Riverside Club Condo, Mitigation of Fines”; the agenda title does not say what the fines concerned, and the hearing record is the place to read it (City of Marco Island, Code Enforcement Magistrate, 2024-03-26).
Ask for the phase one milestone report and any phase two report, the SIRS and the budget line that funds it, any special assessment or loan adopted to pay for repairs, the board minutes of the last two years, and the estoppel certificate showing what the unit owes. If a repair program is under way, ask for its schedule and how much of it is already funded.
Selling a Riverside Club unit and fielding inspection questions? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying and want the documents read with you? Call Marc at (239) 287-5873 or book a buyer consultation.
Collier County Public Schools’ 2026-2027 address lookup returned Tommie Barfield Elementary School on Marco Island, Manatee Middle School and Lely High School in Naples for 1151 Vernon Place in Olde Marco, a few blocks from Riverside Club, and the District’s boundary maps place the whole island in the same middle and high school zones. Run 1085 Bald Eagle Drive in the District’s tool before you rely on it.
| School | Type | Address | State grade, 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary School | District, zoned | 101 Kirkwood St, Marco Island | A |
| Manatee Middle School | District, zoned | 1920 Manatee Rd, Naples | A |
| Lely High School | District, zoned | 1 Lely High School Blvd, Naples | B |
| Marco Island Charter Middle | Charter, by application | 1401 Trinidad Ave, Marco Island | A |
| Marco Island Academy | Charter high, by application | 2255 San Marco Rd, Marco Island | A |
Grades are the Florida Department of Education grades compiled in the District’s 2026 accountability brief (Collier County Public Schools, school and district grades); addresses are from the state school directory (FLDOE school directory, Collier). Check the exact address in the Collier County Public Schools zone lookup.
Listing school fields are often filled at the ZIP level and can be wrong, so we do not publish them. Charter enrollment is by application and is not tied to an address.
Riverside Club is inside the City of Marco Island, so the City’s building department issues its permits, the City enforces its code and flood rules, and the City’s planning board and council decide what is built next door, including the proposed redevelopment of the Port Marco manufactured home park on Bald Eagle Drive.
In March 2025 Coastal Breeze News reported a plan to redevelop the Port Marco manufactured home park on Bald Eagle Drive next to the Snook Inn into a five-story mixed-use project with two restaurants of about 150 seats each, a 40-slip marina about half of it public, a 17-room hotel, 15 condominiums on the fourth level plus 7 rooftop units and 252 parking spaces, on under two acres, with a conditional use request and a variance to exceed the 40 foot height limit up to 56 feet; a Riverside Club resident spoke with concerns (Coastal Breeze News, 2025-03-13). Whether the project has been approved was not confirmed in a City record we could read; check the City’s planning board and council agendas.
Parking on Bald Eagle Drive has been a recurring topic in the village: Riverside Club asked the City in 2023 to expedite a parking plan for the street (Coastal Breeze News, 2023-02-23).
The City’s flood damage prevention ordinance sets the lowest floor for new and substantially improved buildings at the higher of the base flood elevation plus 1 foot or the road and Florida Building Code tests, and defines substantial improvement and substantial damage at 50 percent of market value (City of Marco Island Code of Ordinances, Chapter 26). For a 1980 building in zone AE with a 9 foot base flood elevation, that rule governs any major rebuild after a storm.
City Hall is at 50 Bald Eagle Drive, Marco Island, FL 34145, (239) 389-5000; Building Services (239) 389-5059 and Code Enforcement (239) 389-5060 handle permits and complaints (City of Marco Island).
From Riverside Club the village restaurants of Olde Marco are a walk away, the Gulf beaches at Tigertail and South Marco are a drive across the island, the island’s Publix and Winn-Dixie are on North Collier Boulevard, and the nearest hospital emergency department is on the mainland in Naples.
Tigertail Beach is a Collier County park on Hernando Drive with boardwalks, a cafe, rentals and access to Sand Dollar Spit; the County lists 210 parking spaces and an $8 daily fee for non-permit holders, while the City’s page lists 226 regular spaces and a $10 fee (Collier County, Marco Island beaches; City of Marco Island, beach access). Collier County residents can get a free County beach parking sticker at the Marco Island library at 210 South Heathwood Drive. Four years after Ian, the County’s permanent central restrooms at Tigertail were still closed, according to a 2026 Coastal Breeze News report (Coastal Breeze News, 2026-08-06), and parts of Sand Dollar Spit inside the state’s Big Marco Pass Critical Wildlife Area may be posted closed from March 1 to August 31 for nesting birds (FWC, Big Marco Pass Critical Wildlife Area). The Civic Association’s Residents’ Beach serves members who own improved property or rent for a year or more.
Publix at Marco Town Center, 1089 North Collier Boulevard, is open daily 7 a.m. to 9 p.m. (Publix, store 622); Winn-Dixie at 625 North Collier Boulevard is open 7 a.m. to 11 p.m. (Winn-Dixie, Marco Island). The Esplanade Shoppes on Smokehouse Bay are further down North Collier Boulevard (Esplanade Shoppes).
NCH’s Marco Island urgent care at 40 South Heathwood Drive is open daily from 8 a.m. to 7:30 p.m. with CT and X-ray (NCH, Marco Island urgent care); NCH’s Marco directory lists no emergency department on the island (NCH, Marco Island locations). Physicians Regional Medical Center on Collier Boulevard in Naples has an emergency department about 18 minutes from the island end of the Jolley Bridge by a free-flow routing estimate (Physicians Regional Healthcare System).
The City owns the island’s water and sewer system, which it bought in 2003 (City of Marco Island, water and sewer); police and fire-rescue are City departments. The YMCA of Collier County runs its South Campus on the island at 101 Sand Hill Street (YMCA of Collier County). The association says all units have access to HD cable and high-speed internet; ask whether that is a bulk contract in the fee.
The Jolley Bridge on Collier Boulevard is the main road link to the mainland; by free-flow routing estimates from the island end of the bridge, Southwest Florida International Airport is about 63 minutes and Fifth Avenue South in Naples about 27 minutes away, longer in season. Collier Area Transit runs a Marco Island circulator and an Immokalee to Marco Island express (Collier Area Transit routes).
Besides the Riverside Club marina, Rose Marina at 951 Bald Eagle Drive offers slips, dry storage and service (Rose Marina), the County’s Caxambas Park ramp on the south end, closed after Ian destroyed its seawalls, docks and fuel station, has been rebuilt in phases (NBC2, 2024-05-24), and the County’s Collier Boulevard Boating Park ramp just north of the bridge reopened in August 2025 after a rebuild (Collier County, Collier Boulevard boat ramp).
Selling your Riverside Club condo? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying on the north end of Marco Island? Call Marc at (239) 287-5873 or book a buyer consultation.
Riverside Club and Anglers Cove are the two large 1980s condominiums on the Marco River side of Bald Eagle Drive, and they price very differently: from 2025-10-07 to 2026-10-07 Riverside Club’s median MLS sale was $517,500 against Anglers Cove’s $350,000. Riverside Club has larger units, a bigger marina and higher fees; Anglers Cove is the lower-price entry with an on-site restaurant.
Data updated: October 2026. Southwest Florida MLS pulled 2026-10-07; county roll data dated 2026-08-29.
| Yardstick | Riverside Club | Anglers Cove | Pier 81 |
|---|---|---|---|
| Units (county roll) | 273 (DBPR lists 275) | 320 | 76 |
| Year built (county roll) | 1980 to 1981 | 1982 to 1986 | 2001 to 2002 |
| Heated sq ft (county roll) | 800 to 1,800, median 800 | 717 to 852, median 732 | 1,995 to 2,979, median 2,275 |
| Building addresses (county roll) | 1, at 1085 Bald Eagle Drive | 12, on Anglers Cove | 2, at 1069 and 1079 Bald Eagle Drive |
| MLS window used (first with 10+ closings) | 12 months, 18 closings | 12 months, 20 closings | 24 months, 12 closings |
| Median sale in that window | $517,500 | $350,000 | $1,150,000 |
| Median $/sq ft in that window | about $578 | about $469 | about $516 |
| Median days on market | 145 | 94 | 140 |
| Median sale to final list | 94.6 percent (17 marketed sales) | 93.7 percent | 96.2 percent (11 marketed sales) |
| Listings on 2026-10-07 | 5 active, 1 pending | 11 active | 4 active |
| Annual condo fee as entered on current listings | $10,308 to $13,452 | $8,560 to $8,668 | $24,972 to $25,056 |
| Boat slips | 77, per the association | 31 boat slips and 6 wave runner slips leased to residents, per the association’s rules | Separate marina corporation |
Sources: Southwest Florida MLS and Collier County roll data in each condominium’s node file; Anglers Cove House Rules adopted 2023-07-27 (Anglers Cove Condominium Association); Pier 81 association site (Pier 81 Condominium Association). Fees are as entered by listing agents, not association budgets. The Pier 81 window is 24 months because its 12-month window held only five closings.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The lowest entry price on the Marco River | Anglers Cove | 12-month median $350,000 versus $517,500 |
| A 1,000 square foot plan with two baths | Riverside Club | 14 sales of 1,000 sq ft units in 60 months; Anglers Cove tops out at 852 sq ft |
| The bigger marina | Riverside Club | 77 slips versus 31 boat slips |
| Fuel and bait on your own dock | Riverside Club | Pelican Pier Marina sells ethanol-free gas and bait on site |
| An on-site restaurant | Anglers Cove | Its association lists a tiki restaurant on the grounds |
| Lower annual condo fees | Anglers Cove | $8,560 to $8,668 versus $10,308 to $13,452 as entered |
| A walk to Olde Marco’s restaurants | Riverside Club | At the village edge on Bald Eagle Drive; the association calls it walking distance |
| A pet | Check first | Anglers Cove’s rules ban pets; Riverside Club’s pet rule is not published |
| Fewer competing listings when you sell | Riverside Club | 5 active listings versus 11 on 2026-10-07 |
Anglers Cove’s full record is in our Anglers Cove guide.
The newer choice on this stretch is Pier 81, 76 units in two towers at 1069 and 1079 Bald Eagle Drive built in 2001 and 2002, with units of 1,995 to 2,979 heated square feet and listing-entered fees of about $25,000 a year; its association site describes pools, tennis, a clubhouse and a gated entrance overlooking “the beautiful Marco River” (Pier 81 Condominium Association). A short walk north on Edington Place, Ville de Marco is the village’s other large complex, with 92 units on the county roll and the separately recorded 72-unit Ville de Marco West, built 1969 to 1974. A buyer who wants Riverside Club’s location with more space compares Pier 81; one who wants the lowest price on the river compares Anglers Cove. The village itself is covered in our Olde Marco guide, and our Naples versus Marco Island comparison covers the mainland alternative.
Selling at Riverside Club? 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 Marco River? Call Marc at (239) 287-5873 or book a buyer consultation.
Riverside Club’s strengths are the river, a 77-slip marina with its own fuel dock, a gate, a full amenity set and a walk to Olde Marco; its weaknesses are small floor plans, fees above its river-side neighbour, 1980 buildings under Florida’s inspection and reserve laws, a flood zone AE site on a street the press calls flood-prone, and rules that are not public until you ask.
If you’re searching for a Riverside Club listing agent, or thinking, ‘I need someone to sell my Riverside Club home…’, McGreevy and Comisar are the team to call. Riverside Club recorded 18 closings from 2025-10-07 to 2026-10-07 at a median of $517,500, and the median marketed sale closed at 94.6 percent of its final asking price.
In the last 12 months we tracked 18 Riverside Club resales on the Southwest Florida MLS: $9,174,000 in total volume as entered, a median sale of $517,500, a median of 145 days on market across the 17 sales that were marketed, and a median sale-to-final-list ratio of 94.6 percent across the same 17. One of the 18 sales was entered after closing and was not marketed through the MLS.
Selling here is a plan-and-condition exercise against your neighbours. Every unit shares one address and one of two floor plans, so a buyer can compare your 800 or 1,000 square foot unit with the other listings in the same complex on the same afternoon, and on 2026-10-07 five of them were asking $425,000 to $520,000. Four Riverside Club specifics shape a sale: buyers will ask about the milestone inspection, the structural integrity reserve study and any special assessment, so have the association’s documents in hand before the first showing; the association’s on-site management office handles estoppel requests, so order the certificate early; any slip arrangement has to be documented, because buyers who boat will pay for a slip only when its terms are clear; and the association’s approval process, if the declaration requires one, sets the earliest closing date.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Riverside Club sales of your floor plan and floor, 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 marketed Riverside Club sale from 2025-10-07 to 2026-10-07 took 145 days on the market, with a range of 5 to 542 days across the 17 marketed sales (Southwest Florida MLS). Units priced near recent sales of the same plan sold fastest: unit A306 sold in 5 days at $520,000 against a $525,000 ask.
Rarely in full. The median marketed sale closed at 94.6 percent of its final list price, and only one of 17, unit D306, closed above its ask, at $580,000 against $559,000 (Southwest Florida MLS, 2025-10-07 to 2026-10-07).
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 depends on how the slip is held, which the association’s public site does not say. If the declaration assigns slips to units as limited common elements, the assignment follows the documents; if the association leases slips, the lease does not pass automatically. Bring the slip paperwork to the listing appointment.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the frequently asked questions sheet, the milestone inspection summary where it applies and the latest structural integrity reserve study (Fla. Stat. 718.503).
Only selectively. In the last 12 months 800 square foot units sold as much as $134,000 apart, which shows buyers pay for condition, but alterations need the association’s approval and most need a City permit, and work on the island is barred from 7 p.m. to 7 a.m. and on Sundays and holidays.
McGreevy and Comisar is a top-reviewed Riverside Club realtor team for Marco Island sellers and buyers. 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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” 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. 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 Riverside Club sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read how we work on the McGreevy and Comisar about page, and follow us on Facebook, Instagram and YouTube.
Selling a Riverside Club condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Riverside Club? 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 come from the search terms people use for Riverside Club and Marco Island condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Riverside Club is a gated 273-unit condominium on the Marco River at 1085 Bald Eagle Drive, at the north end of Marco Island, Florida, built in 1980 and 1981. It has two pools, two spas, three tennis courts, a community room, gated boat storage and a 77-slip marina with an on-site fuel and bait dock.
Riverside Club is on the north shore of Marco Island on the Marco River, at 1085 Bald Eagle Drive in ZIP 34145, inside the City of Marco Island and Collier County, at the southern edge of the historic village of Olde Marco and next to the Pier 81 towers.
From 2025-10-07 to 2026-10-07, Riverside Club units sold for a median of $517,500, from $395,000 to $670,000, on 18 closed sales (Southwest Florida MLS). The 800 square foot units sold at a median of $502,500 and the 1,000 square foot units at $567,500.
The Collier County roll carries 273 condominium unit parcels; the association’s website says 274 condominiums, and the state DBPR register lists 275 units from the 1979 filing. The recorded declaration settles the count.
Nearly every Riverside Club unit is 800 or 1,000 heated square feet on the county record. The 800 square foot plan is one bedroom and one bath; the 1,000 square foot plan is most often one bedroom and two baths, sometimes marketed with a second bedroom or a den.
The Collier County roll dates Riverside Club’s units to 1980 and 1981; the association was incorporated on 1979-02-13 and the condominium was recorded with the state on 1979-06-08, before the City of Marco Island was incorporated in 1997.
Riverside Club is on the Marco River, not the Gulf of Mexico. The association describes “direct gulf access via the Marco River” by boat; the Gulf beaches are, in the association’s words, “a 5 minute drive or a 10 minute bike ride away.”
Yes. The association lists 77 boat slips with direct Gulf access and gated boat storage, and Pelican Pier Marina on the property sells ethanol-free marine gas, bait and supplies to boats arriving by water. Slip ownership terms and rents are not published publicly.
Yes. The association describes Riverside Club as “a private gated community,” and Pelican Pier Marina asks customers to arrive by water because it sits inside the gate.
Listing agents entered annual fees of $10,296 to $10,896 for 800 square foot units and $12,176 to $13,452 for 1,000 square foot units on the sales of the last 12 months (Southwest Florida MLS). The association does not publish its budget publicly; the estoppel certificate is the binding figure.
Not published. The association’s site says every unit has access to HD cable and high-speed internet but not whether those are paid through the fee; the current budget in the resale package lists what the fee covers.
Riverside Club’s leasing rules are not published on its public website; they are in the recorded declaration and rules. The City of Marco Island has no vacation rental program in force, so the association’s documents and state law govern.
Riverside Club’s pet rule is not published on its public website, and we found no association document stating it. Ask the management office for the pet section of the declaration and rules before you sign.
The main building footprint is in FEMA zone AE with a 9 foot base flood elevation (NAVD88) on panel 12021C0826J, effective 2024-02-08; the river edge of the property maps to zone VE at 10 feet. A unit’s insurable flood fact is the building’s elevation certificate.
Yes. Collier County’s hurricane evacuation zone layer places Riverside Club in Zone A. Confirm with the County’s Know Your Zone tool each season.
We found no public record of Ian damage at Riverside Club that we could read in full. The National Hurricane Center records 4 to 6 feet of inundation above ground from Marco Island through Everglades City and a 4.7 foot high water mark on the island’s north end; ask the association for its storm and insurance history.
Yes. The City of Marco Island accepted the phase one milestone reports for Buildings A to F in November 2024, and no phase two inspection was required. The seller must give you the inspection summary and the structural integrity reserve study.
No special assessment is confirmed in any public source we could reach. The estoppel certificate shows any assessment adopted against the unit, and the board minutes show what is proposed.
Collier County Public Schools’ 2026-2027 lookup returned Tommie Barfield Elementary, Manatee Middle and Lely High for an Olde Marco address a few blocks away; run 1085 Bald Eagle Drive in the District’s zone tool to confirm.
The association puts the beaches “a 5 minute drive or a 10 minute bike ride away.” Tigertail Beach, a Collier County park, and South Marco Beach are open to everyone; the Civic Association’s Residents’ Beach is for members.
From the island end of the Jolley Bridge, free-flow routing estimates put Fifth Avenue South in Naples about 27 minutes away and Southwest Florida International Airport about 63 minutes, longer in season.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the signed contract controls. That differs from Lee County, where the seller customarily pays.
On 2026-10-07 there were five active listings, all 800 square foot units asking $425,000 to $520,000, and one pending 1,000 square foot unit listed at $749,000 (Southwest Florida MLS).
It depends on what you want. Riverside Club costs more, a $517,500 median against $350,000 in the last 12 months, but has larger plans, a bigger marina with fuel and fewer competing listings; Anglers Cove is cheaper, with lower fees and an on-site restaurant.
These questions are the ones Riverside Club owners ask us before they list. Every figure comes from the Southwest Florida MLS (pulled 2026-10-07), the Collier County roll data (dated 2026-08-29) or the statute or source named.
It depends first on your plan and condition. From 2025-10-07 to 2026-10-07 the 800 square foot units sold at a median of $502,500, from $395,000 to $529,000, and the 1,000 square foot units at a median of $567,500, from $530,000 to $670,000 (Southwest Florida MLS). A valuation built from your plan, floor and finish is more useful than the building median.
$517,500 on 18 closed sales from 2025-10-07 to 2026-10-07, Southwest Florida MLS. The county’s qualified recorded sales show a median of $510,000 on 19 sales in the 12 months to 2026-08-24.
The median marketed sale in the last 12 months took 145 days on the market, from 5 to 542 days (Southwest Florida MLS). Add the time for any association approval and the closing itself.
The median marketed sale closed at 94.6 percent of its final list price in the last 12 months, so plan on negotiating about 5 percent from your final ask unless your unit is priced to the most recent sales of the same plan.
On 2026-10-07, five units were actively listed, all 800 square foot units, asking $425,000 to $520,000, and one 1,000 square foot unit was pending. That is about 3.3 months of supply at the last year’s sales pace.
The record is steady rather than rising: the median sale has stayed between $490,000 and $555,000 in every full year since 2022, and the 12-month median of $517,500 sits above the 2025 full-year median of $490,000. Asking prices on 2026-10-07 were below the 12-month median for the same plan, which tells you where buyers are negotiating today.
Marco Island’s population swells in winter; the City describes a peak winter population of about 40,000 against a permanent population of about 16,500 (City of Marco Island, present day). Many sellers list in late fall to catch winter buyers, but a well-priced unit can sell in any month, as the year-round closing record shows.
That depends on the recorded declaration, which the association’s public website does not publish. Many Florida condominiums require a buyer application and approval; ask the on-site management office for the application packet and timeline before you list.
It is the association’s signed statement of what your unit owes in fees and assessments at closing. The association’s on-site management office handles Riverside Club estoppel requests, and Florida caps the fee at $250, plus $100 for rush delivery and $150 if the account is delinquent (Fla. Stat. 718.116).
Customarily the seller, at 70 cents per $100 of the price under Fla. Stat. 201.02, so $3,622.50 on a $517,500 sale. The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. Do not budget it as a seller cost unless your contract says so.
Under Fla. Stat. 718.503 the seller provides the declaration, articles, bylaws and rules, the budget and financial statement, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. A buyer who does not get them in time has a statutory right to cancel.
Yes. Since October 2025 a Florida seller must give a flood disclosure at or before signing, covering known flood damage during your ownership, flood insurance claims and flood assistance received (Fla. Stat. 689.302).
Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, and the flood disclosure form asks about flood damage, claims and assistance directly. Tell your listing agent and attorney what you know, and give the buyer the association’s repair records.
Buyers and lenders ask for it. The City accepted Riverside Club’s phase one milestone reports for all six buildings in November 2024 with no phase two required; have the summary, the reserve study and any repair plan ready, because an unanswered question about structure stalls a sale more than a known, funded repair does.
Disclose it and settle in the contract who pays; Florida’s standard condominium contract forms carry a clause on assessments, and the estoppel certificate shows what is levied on the unit.
74 on the Southwest Florida MLS in the 60 months to 2026-10-07, at a median of $504,500, and the Collier County roll data holds 78 qualified recorded sales in the 60 months to 2026-08-24 at a median of $504,150. The building trades steadily, which gives an appraiser plenty of comparable sales.
Recent closed sales of the same plan in the same complex, adjusted for floor, view and condition. With 18 closings in the last 12 months, 12 of them 800 square foot units and 6 of them 1,000 square foot units, the appraiser rarely needs to leave the building.
Lenders review the condominium project as well as the buyer, and the association’s reserves, insurance, inspections and any litigation are part of that review. Ask your listing agent to have the association’s lender questionnaire ready.
Many Riverside Club buyers are seasonal owners who like a turnkey unit, so a furnished sale can widen the pool, but furniture is not appraised as real property; list it on a separate bill of sale and price it separately.
Selectively. In the last 12 months 800 square foot units sold as much as $134,000 apart, so condition pays, but every alteration needs association approval and most need a City permit; paint, lighting and cleaning return more than a rushed remodel.
Yes. In the last 12 months the 1,000 square foot plan sold at a median of $567,500 against $502,500 for the 800 square foot plan, a $65,000 difference; per square foot the smaller plan sold higher (Southwest Florida MLS).
Somewhat. Over 60 months the median sale ran from $476,500 on the second floor to $525,000 on the fifth, Southwest Florida MLS. Plan and condition usually matter more.
Price to the closed sales of your plan, not to the asks. On 2026-10-07 the median 800 square foot ask was $459,999, below the $502,500 12-month median sale, and the two June 2026 sales of that plan closed at $440,000 and $445,000.
Usually, if the lease allows it and the association’s leasing rules are followed, but a tenant limits showings and narrows the buyer pool to investors unless the lease ends before closing. Check the lease, the declaration and the association’s rules first.
Many Riverside Club owners are seasonal. Florida closings can be completed remotely with a mobile notary or electronic signing where the title agent allows it, and we handle showings, inspections and vendor visits on the island.
It can, if the slip terms are clear. Riverside Club’s association lists 77 slips, but how they are held is not published; document your slip arrangement so a boating buyer can value it.
Plan for brokerage fees, the deed’s documentary stamp tax of 70 cents per $100 of the price, the estoppel fee, prorated taxes and fees, and any lien payoffs. In Collier County the owner’s title policy is customarily the buyer’s cost.
It is too early to say. The 2025 proposal for a five-story mixed-use project with restaurants, a marina, a hotel and condominiums on Bald Eagle Drive has not been confirmed as approved in a City record we could read; buyers will ask about it, so know its status when you list.
Service the air conditioning, check for leaks under sinks and around windows and sliders, replace any failed seals, and have your permits for past work ready. Inspectors look hard at water intrusion in older coastal buildings.
On the building’s elevation certificate, the flood zone (AE at the main building), the association’s master policy and the unit’s own features. A buyer may be able to assume your current NFIP flood policy, which can help.
Federal capital gains rules apply to any gain; Florida has no state income tax. The federal exclusion for a primary residence has ownership and use tests. Ask your tax adviser before you list.
Because we price Riverside Club unit by unit from the record on this page, plan by plan and floor by floor, and we market to the seasonal and boating buyers this building draws. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
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 Riverside Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
