Royal Marco Point is three gulf-front condominiums in five buildings inside gated Hideaway Beach on Marco Island. Towers sold at a $2,225,000 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Hideaway Beach > Royal Marco Point
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
If you own at Royal Marco Point and are thinking about selling, or you are deciding whether one of its towers belongs on your short list, you need a team that reads the recorded documents, the federal maps and the listing data before anyone else does. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this guide building by building so you can see exactly what you are buying or selling.
Royal Marco Point is a group of three gulf-front condominiums inside the private, gated club community of Hideaway Beach in Marco Island, Florida. Its five mid-rise buildings at 2000 to 6000 Royal Marco Way hold 308 units on the Collier County roll, and six villas at 1000 Royal Marco Way form a sixth, separately recorded condominium beside them. Every owner also belongs to Hideaway Beach Club, so each unit carries two associations, two fees and one of the most closely mapped shorelines in Florida. If you are comparing agents for a sale here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
Royal Marco Point is three condominiums, Royal Marco Point I, II and III, in five buildings on Royal Marco Way at the north tip of Marco Island, plus The Villas of Hideaway Beach at 1000 Royal Marco Way. The county roll counts 308 tower units built from 1990 to 1996, all inside the Hideaway Beach gate.
The Hideaway Beach Club describes the buildings in its own words: the 2000 and 3000 “seven-story mid-rises of RMP I contain 11 beach cottages and 108 elevated units,” the Riviera “is home to the luxurious 4000 and 5000 nine-story mid-rises,” and the Royale, “the 6000 three tower mid-rise, is located at the tip of Hideaway Beach” (Hideaway Beach Club real estate page, read 2026-10-21). Everything else on this page comes from the Collier County roll, the Florida condominium register, the Southwest Florida MLS pulled on 2026-10-07, federal flood and coastal barrier maps, Florida statutes and court records.
Royal Marco Point lines Royal Marco Way, the road that runs north from the Hideaway Beach gate to the tip of the island at Capri Pass. The U.S. Census Bureau geocoder places 1000 Royal Marco Way at latitude 25.9626, longitude -81.7427 and 6000 Royal Marco Way at 25.9704, -81.7367, so the buildings step north-east along the beach for about a kilometre (Census geocoder, queried 2026-10-21). The property is inside the City of Marco Island, Collier County, ZIP 34145; Tigertail Beach Park and its lagoon lie to the south, and the 456-acre Big Marco Pass Critical Wildlife Area is next door (Florida Fish and Wildlife Conservation Commission).
| Item | Royal Marco Point | Source |
|---|---|---|
| Condominiums in this guide | Royal Marco Point I, II and III, plus The Villas of Hideaway Beach | Florida DBPR condominium file; Collier County roll |
| Tower addresses | 2000 and 3000 (RMP I), 4000 and 5000 (RMP II, “the Riviera”), 6000 (RMP III, “the Royale”) Royal Marco Way | County roll; Hideaway Beach Club |
| Tower units on the county roll | 308 (118 + 112 + 78) | Collier County roll, data files dated 2026-08-29 |
| Units in the state file | 309 (119 + 112 + 78) plus 6 Villas | DBPR Condo_CW.csv, downloaded 2026-10-21 |
| County year built | 1990 (2000), 1991 (3000 and 6000), 1995 (5000), 1996 (4000); Villas building 1990 | County roll |
| Heated area on the roll | 1,781 to 4,635 sq ft, median 2,443 sq ft (towers) | County roll |
| Master association | Hideaway Beach Association, Inc. (Hideaway Beach Club) | Florida Division of Corporations; club |
| 12-month MLS closings, towers | 11, median $2,225,000, 12 months to 2026-10-07 | Southwest Florida MLS |
| FEMA flood zone at every tower footprint | AE, base flood elevation 9 ft NAVD88 | FEMA National Flood Hazard Layer, 2026-10-21 |
| Coastal Barrier Resources System | Common land partly inside Unit P16; no tower footprint inside | USFWS CBRS Mapper, 2026-10-21 |
Royal Marco Point I is the 2000 and 3000 buildings plus 11 beach cottages; Royal Marco Point II, which the club calls the Riviera, is the 4000 and 5000 buildings; Royal Marco Point III, the Royale, is the 6000 building at the tip. The Villas of Hideaway Beach are the six residences of the 1000 building, which the club describes as part of Royal Marco Point I although the State has recorded them as their own condominium since 2015. The Southwest Florida MLS does not file these buildings consistently: of the 80 tower closings in the 60 months to 2026-10-07, 63 carry the subdivision name ROYAL MARCO POINT, 16 carry HIDEAWAY BEACH and one carries RIVIERA, so we built every figure on this page from the street address, not the subdivision field.
If you’re searching for the best realtor for Royal Marco Point in Hideaway Beach, Marco Island, whether you’re ready to sell your Royal Marco Point 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 Royal Marco Point track record (12 months to 2026-10-07, Southwest Florida MLS): 11 Royal Marco Point tower resales total in the market · highest-priced Royal Marco Point tower sold: $3,450,000 · median sale-to-final-list ratio: 93.3 percent. In the last 12 months we tracked every one of those 11 Royal Marco Point closings by building and unit, and the full list is on this page.
Honors and recognition:
Selling your Royal Marco Point home? Get a free home valuation at our Royal Marco Point home valuation request page OR call Jesse direct at (239) 898-6072.
Buying a home in Royal Marco Point? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Southwest Florida.
Royal Marco Point is three condominiums and five buildings that price very differently, sit under a mandatory club fee, and share a shoreline the federal government has mapped as a coastal barrier. These are the points that decide most purchases and sales here, each one sourced in the sections below.
Living at Royal Marco Point means a gulf-view tower residence behind the Hideaway Beach gate, with your building’s own pool and staff and the whole Hideaway Beach Club around you: private beach, golf, racquet sports and dining. Daily errands start a short drive south, across the Jolley Bridge end of the island.
A typical day here starts on the beach or the lanai rather than in the car. The club describes two and a half miles of private beachfront, a 9-hole executive golf course, a 34,000 square foot Sports and Wellness Center, tennis, pickleball and bocce, and four dining venues on its home page (“five dining options” on its real estate page) (Hideaway Beach Club; club real estate page; club amenities). Each Royal Marco Point condominium adds its own layer: Royal Marco Point I has “its own pool, pool cabana, outdoor showers, outdoor kitchen and grill, and community golf carts,” the Riviera has a pool, a large spa, a social room, game room, library, kitchen and fitness center in each building, and the Royale has “its own beautiful pool and spa” and “its own fleet of golf carts” (club real estate page).
Royal Marco Point draws buyers who want a large gulf-view residence with club access and no yard to keep, many of them second-home owners and retirees. The 2014 congressional statement on behalf of the Royal Marco Point II association described its 112 unit owners as “mostly retirees” (House Natural Resources Committee hearing record, 2014-04-08). Hideaway Beach is not an age-restricted community; no 55-and-over designation appears in the club’s materials or the state condominium record.
Royal Marco Point works for full-time living if you want the club to be your social life and you accept the fee stack that pays for it. The trade is drive time: groceries, the island’s urgent care and the mainland hospitals are all outside the gate, and the nearest emergency department is in Naples. The buildings are 30 to 36 years old by county year built, so a full-time owner should also expect the inspection and reserve requirements described later on this page.
The club layer adds the beach, golf, racquet, fitness and dining that no single tower could support, and it is not optional. The club states that “All property owners are members of Hideaway Beach Club,” and listing agents mark the master fee “Mandatory” on several Royal Marco Point listings in the Southwest Florida MLS. For the full community picture, from the beach renourishment district to the golf course, read our Hideaway Beach community guide.
Royal Marco Point’s five buildings recorded 11 closed sales in the 12 months to 2026-10-07, at a median of $2,225,000 and a range of $875,000 to $3,450,000, for $22,285,000 in total volume (Southwest Florida MLS). The Riviera’s six sales set the top of the market and the Royale set the bottom.
Data updated: October 2026. All MLS figures are for the 12 months to 2026-10-07, Southwest Florida MLS, towers only (2000 to 6000 Royal Marco Way), unless another window is named. The Villas are reported separately below.
We tracked every one of the 11 Royal Marco Point tower closings in the 12 months to 2026-10-07; here they are, building by building. Square footage is the MLS living area the listing agent entered, which is larger than the county’s heated area for most units (see the floor plan section).
| Close date | Building | Unit | Sold price | Final list price | MLS sq ft | Price per sq ft | Days on market | Sale to list |
|---|---|---|---|---|---|---|---|---|
| 2026-09-30 | 5000 (RMP II) | 831 | $2,500,000 | $2,600,000 | 3,506 | $713 | 44 | 96.2% |
| 2026-08-07 | 2000 (RMP I) | 407 | $960,000 | $1,100,000 | 2,180 | $440 | 145 | 87.3% |
| 2026-05-14 | 4000 (RMP II) | 329 | $2,750,000 | $2,995,000 | 4,050 | $679 | 170 | 91.8% |
| 2026-05-12 | 6000 (RMP III) | 254 | $875,000 | $1,100,000 | 1,924 | $455 | 14 | 79.5% |
| 2026-05-08 | 4000 (RMP II) | 722 | $2,400,000 | $2,495,000 | 3,960 | $606 | 77 | 96.2% |
| 2026-04-30 | 4000 (RMP II) | 628 | $2,450,000 | $2,450,000 | 3,506 | $699 | 141 | 100.0% |
| 2026-04-23 | 5000 (RMP II) | 531 | $2,225,000 | $2,349,000 | 3,905 | $570 | 145 | 94.7% |
| 2026-03-10 | 2000 (RMP I) | 2-610 | $1,805,000 | $1,795,000 | 2,443 | $739 | 2 | 100.6% |
| 2025-12-04 | 2000 (RMP I) | 607 | $1,395,000 | $1,495,000 | 2,165 | $644 | 183 | 93.3% |
| 2025-10-31 | 5000 (RMP II) | 533 | $3,450,000 | $4,100,000 | 3,540 | $975 | 228 | 84.1% |
| 2025-10-23 | 6000 (RMP III) | 545 | $1,475,000 | $1,599,000 | 2,527 | $584 | 258 | 92.2% |
Over those 12 months to 2026-10-07, the median of the 11 sales is $2,225,000, the median price per MLS square foot is $644 (the mean of the 11 per-sale ratios is $646), the median days on market is 145, and the median sale-to-final-list ratio is 93.3 percent (the mean of the per-sale ratios is 92.4 percent). Two sales closed at or above the final list price. None of the 11 was a sale entered after closing.
The three Royal Marco Point condominiums are three different markets. In the 12 months to 2026-10-07, Royal Marco Point II, the Riviera, sold 6 times at a $2,475,000 median ($2,225,000 to $3,450,000); Royal Marco Point I sold 3 times at a $1,395,000 median ($960,000 to $1,805,000); Royal Marco Point III’s two sales were $875,000 and $1,475,000. A building median of fewer than 10 sales is the median of those sales only, so read these as a description of the year, not a forecast.
| Condominium (12 months to 2026-10-07) | Sales | Median | Range | Median days on market |
|---|---|---|---|---|
| Royal Marco Point I (2000, 3000) | 3 | the median of these 3 sales, $1,395,000 | $960,000 to $1,805,000 | 145 |
| Royal Marco Point II, the Riviera (4000, 5000) | 6 | the median of these 6 sales, $2,475,000 | $2,225,000 to $3,450,000 | 143 |
| Royal Marco Point III, the Royale (6000) | 2 | the median of these 2 sales, $1,175,000 | $875,000 to $1,475,000 | 136 |
Royal Marco Point tower listings took a median of 145 days to sell in the 12 months to 2026-10-07, against 46.5 days across the 60-month window, when 2021 and 2022 sales often closed in under a week. The slowest sale of the year took 258 days; the fastest, a correctly priced 2000-building unit, took 2.
It means the typical Royal Marco Point seller in the last year accepted about 6.7 percent less than the final asking price, and the spread was wide: from 79.5 percent on a 6000-building unit to 100.6 percent on a 2000-building unit. The ratio is measured against the final list price, so earlier price cuts are already inside it.
Royal Marco Point sells building by building inside Hideaway Beach, and a Riviera comp says little about a Royale unit. Before you list, get a valuation built on your own building’s sales: request your free Royal Marco Point home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers.
Royal Marco Point tower prices peaked in 2022 to 2024, when yearly medians ran about $2.0 to $2.1 million, dipped to $1,612,000 in 2025 and recovered to $2,312,500 on 8 sales so far in 2026. Each year mixes different buildings, so the building split matters more than the trend line (Southwest Florida MLS).
Data updated: October 2026. Towers only; MLS closings from 2021-10-08 to 2026-10-07.
| Calendar year | Tower sales | Median | Low | High |
|---|---|---|---|---|
| 2021 (from 2021-10-08) | 7 | $1,575,000 | $825,000 | $2,500,000 |
| 2022 | 18 | $2,035,000 | $1,200,000 | $3,750,000 |
| 2023 | 21 | $2,000,000 | $1,200,000 | $3,000,000 |
| 2024 | 10 | $2,087,500 | $1,250,000 | $4,050,000 |
| 2025 | 16 | $1,612,000 | $900,000 | $5,500,000 |
| 2026 (to 2026-10-07) | 8 | $2,312,500 | $875,000 | $2,750,000 |
The 2025 dip is a mix effect as much as a price effect: 13 of 2025’s 16 sales were in the smaller Royal Marco Point I and III units, while 5 of 2026’s 8 sales so far were Riviera residences. The 7 + 18 + 21 + 10 + 16 + 8 = 80 sales add to the 60-month total.
| Window to 2026-10-07 | Tower sales | Median | Range | Volume | Median days on market | Median sale to list |
|---|---|---|---|---|---|---|
| 12 months | 11 | $2,225,000 | $875,000 to $3,450,000 | $22,285,000 | 145 (11 sales) | 93.3% (11) |
| 24 months | 25 | $1,715,000 | $875,000 to $5,500,000 | $48,359,000 | 145 (24) | 92.8% (24) |
| 36 months | 40 | $1,820,000 | $875,000 to $5,500,000 | $80,079,000 | 92 (39) | 94.5% (39) |
| 60 months | 80 | $1,875,000 | $825,000 to $5,500,000 | $161,175,000 | 46.5 (78) | 95.1% (78) |
One of the sales in the 24, 36 and 60-month windows was entered after closing and was not marketed through the MLS: a $5,500,000 sale at 4000 Royal Marco Way on 2025-05-09. It counts in the sale counts, medians, ranges and volume, and it is left out of the days-on-market and sale-to-list figures, which is why those columns use one sale fewer; a second such entry, in 2022, is inside the 60-month window only.
The Collier County deed record agrees with the MLS on the current market. The county’s qualified sales for the three tower condominiums, which are recorded arm’s-length deeds the Property Appraiser marks as qualified, show 9 sales in the 12 months to 2026-08-24 at a $2,225,000 median and a $875,000 to $3,450,000 range, and 24 sales in 24 months at a $1,670,000 median (Collier County Property Appraiser data files dated 2026-08-29, recorded sales through 2026-08-24). The county file holds 730 qualified sales for the three condominiums in all. The county records the deed consideration and the MLS records the reported closing price, and the two windows end six weeks apart, so small differences between them are expected.
On 2026-10-07 the Southwest Florida MLS showed three active Royal Marco Point listings, asking $1,500,000 to $3,950,000, and two more under contract. With 11 sales in the past year, three active listings are about 3.3 months of supply, a balanced market for this building group.
Data updated: October 2026. Active, Pending and Pending with Contingency listings on 2026-10-07, Southwest Florida MLS.
| Status on 2026-10-07 | Building | Unit | Asking price | MLS sq ft | Beds and baths as entered | Days on market |
|---|---|---|---|---|---|---|
| Active | 3000 (RMP I) | 221 | $1,500,000 | 2,443 | 3 bed, 3 bath | 36 |
| Active | 5000 (RMP II) | 430 | $2,295,000 | 2,967 | 2 bed plus den, 3 bath | 6 |
| Active | 5000 (RMP II) | PH-931 | $3,950,000 | 3,506 | 3 bed, 3 bath | 6 |
| Pending | 3000 (RMP I) | 511 | $2,000,000 | 2,443 | 3 bed, 3 bath | 1 |
| Pending with contingency | 4000 (RMP II) | 324 | $2,899,000 | 4,010 | 3 bed plus den, 3 bath and a half bath | 189 |
The highest asking price, $3,950,000 for a 5000-building penthouse, is $500,000 above the highest sale of the last 12 months ($3,450,000 for 5000 Royal Marco Way #533). No Villas residence was listed. Months of supply: 11 sales over 12 months is 0.92 sales a month, and 3 active listings divided by 0.92 is 3.3 months.
The Villas of Hideaway Beach, the six three-story residences of 1000 Royal Marco Way, are the most expensive condominium homes in Hideaway Beach: three sales in 60 months at $6,500,000, $7,500,000 and $8,000,000. The 11 beach cottages of Royal Marco Point I sold three times, twice at $2,100,000 and once at $2,400,000.
Data updated: October 2026. Southwest Florida MLS closings, 60 months to 2026-10-07.
The club describes the 1000 building as “home to six three-story luxury villas each with its own walkway right down to the beach, its own driveway, three-car garage, and elevator” (Hideaway Beach Club). The State recorded them as their own condominium, Villas of Hideaway Beach, A Condo, file 78432, on 06/10/2015, governed by The Villas of Hideaway Beach Condominium Association, Inc. (DBPR condominium extract). The county roll dates the building to 1990 and lists heated areas of 3,530 square feet (two villas) and 3,643 square feet (four villas).
| Close date | Unit | Sold price | Final list price | MLS sq ft | Price per MLS sq ft | Days on market |
|---|---|---|---|---|---|---|
| 2025-09-19 | 5 | $8,000,000 | $8,250,000 | 4,500 | $1,778 | 16 |
| 2025-03-07 | 6 | $7,500,000 | $8,950,000 | 4,764 | $1,574 | 92 |
| 2022-06-08 | 6 | $6,500,000 | $6,750,000 | 4,764 | $1,364 | 262 |
The median of these 3 Villas sales in 60 months is $7,500,000. Villa 6 sold twice, gaining $1,000,000 or 15.4 percent between June 2022 and March 2025. There was no Villas sale in the 12 months to 2026-10-07 and none was listed on that date. Listing agents entered a Villas condominium fee of $10,665 a quarter on the 2025 sale of Villa 6 and $3,560 a month on the 2025 sale of Villa 5, or $42,660 and $42,720 a year, on top of the Hideaway Beach master fee.
The beach cottages are 11 ground-level residences inside Royal Marco Point I, which the club counts separately from the 108 “elevated units” of the 2000 and 3000 buildings. They are part of the same condominium and association as the towers, not a separate regime. Three cottage sales appear in 60 months of MLS data:
| Close date | MLS address | Sold price | MLS sq ft | Design as entered |
|---|---|---|---|---|
| 2025-01-31 | 2000 Royal Marco Way, Beach Cottage 16 | $2,100,000 | 2,510 | Villa Attached |
| 2024-05-01 | 2000 Royal Marco Way #17 | $2,100,000 | 2,443 | Low Rise (1-3) |
| 2023-05-01 | 3000 Royal Marco Way, BC18 | $2,400,000 | 3,099 | Mid Rise (4-7) |
The median of these 3 beach cottage sales in 60 months is $2,100,000, above the 12-month Royal Marco Point I tower median of $1,395,000, which is what a direct walk to the sand is worth to buyers here. The MLS design field for these three is entered three different ways, one more reason we work from addresses.
Own or want a Villa or beach cottage? Request a free valuation of your Royal Marco Point villa or cottage or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 and read how we represent buyers on Marco Island.
Royal Marco Point I is the first and largest of the three condominiums: 118 units on the county roll (119 in the state file) in the 2000 and 3000 seven-story buildings, plus 11 beach cottages, declared in 1990. It is the middle-priced Royal Marco Point option, with 3 sales at a $1,395,000 median in the 12 months to 2026-10-07.
Data updated: October 2026.
| Item | Royal Marco Point I | Source |
|---|---|---|
| State condominium file | ROYAL MARCO POINT I, A CONDO, project PR1P020173, file 52904, 119 units, declaration recorded 03/02/1990, status Recorded | DBPR extract, 2026-10-21 |
| Association | Royal Marco Point I Condominium Association, Inc., document N24651, filed 02/03/1988, Active, amended and restated articles 05/26/1995, annual report filed 02/19/2026 | Florida Division of Corporations, 2026-10-21 |
| Office | 2000 Royal Marco Way, Manager’s Office | Division of Corporations; DBPR |
| Buildings | 2000 (56 roll units, county year built 1990) and 3000 (62 roll units, 1991) | Collier County roll |
| Heated area | 2,165 to 2,510 sq ft, plus one 4,635 sq ft unit in the 2000 building | County roll |
| Club description | “seven-story mid-rises,” “11 beach cottages and 108 elevated units ranging from 2,500-3,000 square feet all with an ocean view” | Hideaway Beach Club |
| Building amenities | Pool, pool cabana, outdoor showers, outdoor kitchen and grill, community golf carts | Hideaway Beach Club |
| Condominium fee entered on 2026 listings | $5,750 a quarter ($23,000 a year) | Southwest Florida MLS, listing-entered |
| Sales, 60 months to 2026-10-07 | 29, median $1,600,000, $825,000 to $2,400,000 | Southwest Florida MLS |
Royal Marco Point I sold 11 times in the 24 months to 2026-10-07 at a $1,599,000 median, from $960,000 to $2,100,000. The 2000 building carries most of the special units: penthouse sales at $1,715,000 (Penthouse D, 2025-03-14) and $1,599,000 (PH-J, 2025-02-18), and two of the three beach cottage sales. The low sale of the year, $960,000 for 2000 Royal Marco Way #407 on 2026-08-07, took 145 days and closed at 87.3 percent of its final list price, while 2000 #2-610 sold in 2 days at $1,805,000, a reminder that floor, view and condition separate units that share a floor plan.
Selling or buying in the 2000 or 3000 building? Get a Royal Marco Point I home valuation or call Jesse direct at (239) 898-6072; buyers, call Marc at (239) 287-5873 and see our buyer representation.
Royal Marco Point II, which the club calls the Riviera, is the newest and largest-unit condominium of the three: 112 residences in two nine-story buildings, 4000 and 5000 Royal Marco Way, built in 1995 and 1996. In the 12 months to 2026-10-07 it recorded 6 of the group’s 11 tower sales, at a $2,475,000 median.
Data updated: October 2026.
| Item | Royal Marco Point II | Source |
|---|---|---|
| State condominium file | ROYAL MARCO POINT II, A CONDO, project PR1P022506, file 53300, 112 units, declaration recorded 03/02/1995, status Recorded | DBPR extract, 2026-10-21 |
| Association | Royal Marco Point II Condominium Association, Inc., document N93000000416, Active (filed in 1993 as Royal Marco Point II Association, Inc.) | Florida Division of Corporations, 2026-10-21 |
| Office | 5000 Royal Marco Way | DBPR |
| Buildings | 4000 (56 roll units, county year built 1996) and 5000 (56 roll units, 1995) | Collier County roll |
| Heated area | Four sizes, 14 units of each per building: 2,828, 2,967, 3,278 and 3,540 sq ft | County roll |
| Club description | “nine-story mid-rises,” “Mirror images of each other,” “112 private residences ranging in size from 3,600 to 4,000 square feet,” each with “its own storage unit” | Hideaway Beach Club |
| Building amenities | Social room, game room, library, kitchen and fitness center in each building; pool, “the largest spa in southwest Florida,” bike and kayak racks, EV charging station, dog park | Hideaway Beach Club |
| Condominium fee entered on 2026 listings | $8,275 a quarter (about $33,100 a year); some listings entered $2,758 a month | Southwest Florida MLS, listing-entered |
| Sales, 60 months to 2026-10-07 | 30, median $2,500,000, $1,925,000 to $5,500,000 | Southwest Florida MLS |
The Riviera’s 6 sales in the 12 months to 2026-10-07 ran from $2,225,000 (5000 #531) to $3,450,000 (5000 #533), and one 4000-building unit, #628, closed at its full $2,450,000 list price. The $5,500,000 sale of 4000 #922 on 2025-05-09 was entered after closing rather than marketed through the MLS, and it is $1,450,000 above that same unit’s $4,050,000 sale on 2024-03-06. The Riviera is also the building at the centre of the coastal barrier story told later on this page: it was built after the federal line was drawn in 1990.
Selling or buying a Riviera residence? Get a Riviera home valuation built on Riviera sales or call Jesse direct at (239) 898-6072; buyers, call Marc at (239) 287-5873 and see how we represent Riviera buyers.
Royal Marco Point III, the Royale, is the single 6000 building at the north tip of Hideaway Beach: 78 units declared in 1991, which the club describes as a “three tower mid-rise” of “78 beachfront residences, all with spectacular sunset views.” Its units are the smallest and least expensive of the three condominiums.
Data updated: October 2026.
| Item | Royal Marco Point III | Source |
|---|---|---|
| State condominium file | ROYAL MARCO POINT III, A CONDO, project PR1S021324, file 63981, 78 units, declaration recorded 09/20/1991, status Recorded | DBPR extract, 2026-10-21 |
| Association | Royal Marco Point III Condominium Association, Inc., document N36028, Active | Florida Division of Corporations, 2026-10-21 |
| Office | Mail routed through a management company on Marco Island | DBPR |
| Building | 6000 Royal Marco Way, 78 roll units, county year built 1991 | Collier County roll |
| Heated area | 1,781 to 2,005 sq ft; 30 of the 78 units are 1,927 sq ft | County roll |
| Building amenities | Pool and spa with shower and bath facilities, a fleet of golf carts for residents | Hideaway Beach Club |
| Condominium fee entered on 2025 and 2026 listings | $1,952.67 to $2,083.33 a month (about $23,432 to $25,000 a year) | Southwest Florida MLS, listing-entered |
| Sales, 60 months to 2026-10-07 | 21, median $1,575,000, $875,000 to $2,075,000 | Southwest Florida MLS |
The Royale is the entry point to Royal Marco Point and to gulf-front Hideaway Beach living: its two sales in the 12 months to 2026-10-07 were $875,000 (#254, 2026-05-12) and $1,475,000 (#545, 2025-10-23), and its six sales in 24 months had a median of $1,387,500. The $875,000 sale closed at 79.5 percent of its final list price, the steepest discount of the year in any Royal Marco Point building. The 6000 building also sits closest to the federal coastal barrier line: 24.8 percent of its condominium land lies inside Unit P16, and one small accessory structure on that land touches the line’s buffer zone.
Selling or buying at the Royale? Request a Royale home valuation or call Jesse direct at (239) 898-6072; buyers, call Marc at (239) 287-5873 and read how we represent buyers at the north end of Marco Island.
Royal Marco Point floor plans run from about 1,800 to 3,500 heated square feet on the Collier County roll, but the club and listing agents describe the same units as larger, because they count differently. Compare like with like: county heated area to county heated area, MLS living area to MLS living area.
Data updated: October 2026. County roll data files dated 2026-08-29.
| Building | Heated square feet on the county roll (number of units) | Club description | MLS living area entered, 60-month sales |
|---|---|---|---|
| 2000 (RMP I) | 2,165 (10), 2,180 (10), 2,192 (14), 2,443 (14), 2,500 (3), 2,510 (4), 4,635 (1) | 2,500 to 3,000 sq ft | 2,165 to 3,050 |
| 3000 (RMP I) | 2,165 (10), 2,180 (10), 2,192 (21), 2,443 (17), 2,500 (2), 2,510 (2) | 2,500 to 3,000 sq ft | 2,165 to 3,099 |
| 4000 (RMP II) | 2,828, 2,967, 3,278 and 3,540 (14 each) | 3,600 to 4,000 sq ft | 3,406 to 4,374 |
| 5000 (RMP II) | 2,828, 2,967, 3,278 and 3,540 (14 each) | 3,600 to 4,000 sq ft | 3,506 to 4,279 |
| 6000 (RMP III) | 1,781 (11), 1,791 (1), 1,924 (12), 1,927 (30), 2,000 (12), 2,005 (12) | not stated | 1,781 to 2,616 |
| 1000 (Villas) | 3,530 (2), 3,643 (4) | three stories, three-car garage, elevator | 4,500 to 4,764 |
The county’s heated area measures conditioned living space for the tax roll; listing agents often enter a larger “living area” that can include space the county does not count, and the club’s ranges are marketing descriptions. The difference is largest in the Riviera, where the 4000 #922 unit that sold for $5,500,000 carries 2,967 heated square feet on the roll and 4,374 square feet in its MLS entry. When you compare price per square foot, use one source consistently, and ask for the unit’s floor plan from the declaration exhibits.
Most Royal Marco Point sales are three-bedroom, three-bath units: 12 of the 25 tower sales in the 24 months to 2026-10-07 were entered as “3 Bed/3”, and every other sale was a two-bedroom, two-bedroom-plus-den or larger unit. No one-bedroom unit sold in 60 months.
Royal Marco Point was created in stages over seven years: the Royal Marco Point I association was filed with the State in 1988 and its condominium declared in 1990, Royal Marco Point III followed in 1991, and Royal Marco Point II was declared in 1995 after its association was filed in 1993. The Villas became their own condominium in 2015.
| Date | Event | Source |
|---|---|---|
| 06/08/1979 | Hideaway Beach Association, Inc. filed with the State (document 747544) | Florida Division of Corporations |
| 02/03/1988 | Royal Marco Point I Condominium Association, Inc. filed (N24651) | Florida Division of Corporations |
| 01/05/1990 | Royal Marco Point III Condominium Association, Inc. filed (N36028) | Florida Division of Corporations |
| 03/02/1990 | Royal Marco Point I declaration recorded (DBPR file 52904) | DBPR extract |
| 1990 to 1991 | 2000, 3000 and 6000 buildings completed (county year built) | Collier County roll |
| 11/16/1990 | Coastal Barrier Improvement Act adds Royal Marco Point land to CBRS Unit P16 | USFWS CBRS Prohibitions layer (FI_Date); 2014 House hearing record |
| 09/20/1991 | Royal Marco Point III declaration recorded (DBPR file 63981) | DBPR extract |
| 02/01/1993 | Royal Marco Point II association filed (N93000000416) | Florida Division of Corporations |
| 03/02/1995 | Royal Marco Point II declaration recorded (DBPR file 53300) | DBPR extract |
| 1995 to 1996 | 5000 and 4000 buildings completed (county year built) | Collier County roll |
| 05/26/1995 | Royal Marco Point I amended and restated articles | Florida Division of Corporations |
| 10/24/2005 | Hurricane Wilma damages Royal Marco Point I; insurance suit follows | U.S. District Court, M.D. Fla., No. 2:07-cv-00016 |
| 04/08/2014 | Royal Marco Point II association testifies to Congress on the CBRS boundary | House Natural Resources Committee record |
| 06/10/2015 | Villas of Hideaway Beach declaration recorded (DBPR file 78432) | DBPR extract |
| 02/29/2016 | New CBRS maps for Unit P16 take effect under Public Law 114-128 | U.S. Fish and Wildlife Service |
The state file lists 119 units for Royal Marco Point I and the county roll carries 118, so the three condominiums total 309 units in the state file and 308 on the roll. The club’s own description, 108 elevated units plus 11 beach cottages, also adds to 119. A buyer does not need to resolve the gap, but it is a reason to read the unit’s legal description in the title commitment rather than rely on an address.
Every Royal Marco Point owner belongs to two associations: Hideaway Beach Association, Inc., which owns the common land and operates Hideaway Beach Club, and the condominium association for the building. The City of Marco Island’s Hideaway Beach Tax District adds a third layer on the tax bill for the beach.
Hideaway Beach Association, Inc. is a Florida not-for-profit corporation, document 747544, filed 06/08/1979, Active, with its address at 250 South Beach Drive, the club’s address (Florida Division of Corporations). The club states that “All property owners are members of Hideaway Beach Club, enjoying exclusive access to all amenities” (Hideaway Beach Club). Its declaration, bylaws and rules govern the master fee, the transfer charge, guest rules and architectural control, and none of those documents is posted publicly.
| Association | State document | Status on 2026-10-21 | State condominium file |
|---|---|---|---|
| Royal Marco Point I Condominium Association, Inc. | N24651 | Active | 52904, 119 units |
| Royal Marco Point II Condominium Association, Inc. | N93000000416 | Active | 53300, 112 units |
| Royal Marco Point III Condominium Association, Inc. | N36028 | Active | 63981, 78 units |
| The Villas of Hideaway Beach Condominium Association, Inc. | N15000006055 | Active | 78432, 6 units |
A fifth name, Royal Marco Point Homeowners Association, Inc. (document 750582), appears on the State index as inactive and is not a current governing body.
The Hideaway Beach Tax District is a dependent special district of the City of Marco Island created by Ordinance 04-05 in 2004 to improve, renourish, maintain and monitor the beach, and codified in City Code Chapter 40, Article II (City of Marco Island Code of Ordinances). Its levy for tax year 2025 is 1.6000 mills, with $1,529,103 levied (Florida Department of Revenue, Collier County Table 1, 2025). In February 2026 the City reported berm work at the Tigertail Lagoon and Sand Dollar Island funded through the district rather than City tax dollars (NBC2, 2026-02-03).
Royal Marco Point owners pay a condominium fee to their building and a master fee to Hideaway Beach Association. On 2026 listings, agents entered combined annual totals of $49,002 for a Royal Marco Point I unit and $59,102 for a Royal Marco Point II unit, and $49,293 on a 2025 Royal Marco Point III sale.
Data updated: October 2026. Every fee below is as entered by listing agents in the Southwest Florida MLS (pulled 2026-10-07), not an association budget.
| Fee layer | Amount entered | Entries (n) | Building |
|---|---|---|---|
| Hideaway Beach master fee | $23,482 a year on 6 of 13 entries; 11 of the 13 fall between $23,432 and $23,847 a year | 13 (2026 sales and current listings) | All |
| Royal Marco Point I condominium fee | $5,750 a quarter ($23,000 a year) | 3 (2025-12 to 2026-10) | 2000, 3000 |
| Royal Marco Point II condominium fee | $8,274 to $8,275 a quarter, or $2,758 a month (about $33,096 to $33,100 a year) | 7 (2026 sales and current listings) | 4000, 5000 |
| Royal Marco Point III condominium fee | $1,952.67 to $2,083.33 a month | 5 (2025-03 to 2026-05) | 6000 |
| Villas condominium fee | $10,665 a quarter or $3,560 a month | 2 (2025) | 1000 |
| Transfer fee at purchase | $125,000 on 2026 entries; $100,000 on 2025 entries | 3 and 2 | All |
| Application fee | $350 to $465 on 2026 entries | 13 | All |
| Building | Condominium fee per year | Master fee per year | Amount in the MLS total not itemized | Total per year | Per month |
|---|---|---|---|---|---|
| Royal Marco Point I | $23,000 | $23,482 | $2,520 | $49,002 | $4,083.50 |
| Royal Marco Point II | $33,100 | $23,482 | $2,520 | $59,102 | $4,925.17 |
| Royal Marco Point III (2025 condominium fee, estimate) | $24,996 | $23,482 | $2,520 | $50,998 | $4,249.83 |
The Royal Marco Point I and II totals match the “Total Annual Recurring Fees” entered on 2026 listings to the dollar ($49,002 on 2000 #407 and 3000 #221; $59,102 on 5000 #831). Each of those totals is $2,520 more than the two fees it lists ($49,002 minus $23,000 minus $23,482), a recurring amount the MLS does not name. The Royal Marco Point III row applies the 2026 master fee to a 2025 condominium fee, so treat it as an estimate until you hold the current budget.
Yes, every year in the data. The Hideaway Beach master fee entered on Royal Marco Point listings was $15,377 a year on late-2021 entries, $16,866 in 2022, $18,695 in 2023, $20,530 in 2024, $21,777 in 2025 and $23,482 in 2026. From 2025 to 2026 that is $1,705, or 7.8 percent; across the five years it is $8,105, or 52.7 percent.
The listing records do not itemize what the fees cover, and the associations do not publish their budgets. At minimum, the condominium fee funds the building’s insurance, reserves, staff, utilities for common areas and maintenance, and the master fee funds the club’s beach, golf, racquet, fitness and common land. Florida law gives a buyer the tools to see the detail: the documents a seller must deliver under s. 718.503 and the official records an owner may inspect under s. 718.111(12), Florida Statutes (s. 718.503; s. 718.111).
Weighing the fees against a sale or a purchase? Sellers can request a free valuation that accounts for the fee stack or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 and read how we negotiate for buyers.
Beyond the two association fees, a Royal Marco Point buyer budgets for the listing-entered $125,000 transfer charge, property taxes that include the Hideaway Beach Tax District’s 1.6000 mills, insurance, and Florida closing costs. Here is each layer with its arithmetic.
Listing agents entered a $125,000 “Transfer Fee” on three 2026 Royal Marco Point entries (2000 #407, closed 2026-08-07; 6000 #254, closed 2026-05-12; and the pending 4000 #324) and $100,000 on two early-2025 entries. At $125,000, the charge equals 5.6 percent of the 12-month tower median of $2,225,000 ($125,000 divided by $2,225,000) and 14.3 percent of the $875,000 Royale sale ($125,000 divided by $875,000). Whether it is a club capital contribution, an equity transfer or a fee, and whether transfers to family or trusts are exempt, is set in Hideaway Beach Association’s recorded documents, which are not public. Ask for the exact section before you sign, and price your offer with it in mind.
| Tax year 2025 component | Mills |
|---|---|
| Collier County countywide (general fund 3.0107, water pollution control 0.0246, Conservation Collier 0.2096) | 3.2449 |
| Collier County Public Schools (state 2.0010, local 2.2480) | 4.2490 |
| South Florida Water Management District and Big Cypress Basin | 0.1926 |
| City of Marco Island operating | 1.2670 |
| Hideaway Beach Tax District | 1.6000 |
| Total of these confirmed components | 10.5535 |
Sources: Florida Department of Revenue, Table 1, Collier County 2025; City of Marco Island FY2026 adopted budget. The Collier Mosquito Control District’s 2025 rate was not confirmed and is not included. For every $1,000,000 of taxable value, these components come to $10,553.50 a year ($1,000,000 divided by 1,000, times 10.5535), of which $1,600 is the beach district. A second home is not homestead property, so its non-school assessment can rise up to 10 percent a year, and both caps reset to market value after a sale (s. 193.155; s. 193.1554).
Take a Riviera owner whose unit carries $2,000,000 of taxable value (an assumption for the example, not a county figure). Fees of $59,102 plus taxes of $21,107 ($2,000,000 divided by 1,000, times 10.5535) come to $80,209 a year, or $6,684.08 a month, before the unit-owner insurance policy and any special assessment. A Royal Marco Point I owner with $1,400,000 of taxable value would pay $49,002 plus $14,774.90, or $63,776.90 a year.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration, customarily paid by the seller: $15,575 on the 12-month median of $2,225,000 ($2,225,000 divided by 100, times $0.70) (s. 201.02). A financed buyer pays 35 cents per $100 on the note and 2 mills of intangible tax on the mortgage (s. 201.08; s. 199.133). In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, as title companies that close in the county describe the custom (Weston Title and Escrow; Barnes Walker); Florida’s Department of Financial Services notes that the party paying the premium gets first choice of the closing agent (Florida DFS title insurance overview). It is a custom, not a statute, and the signed contract controls on every sale. Add the application fees and an estoppel certificate from each association; Florida caps a condominium association’s estoppel fee at $250, plus $100 for expedited delivery and $150 if the unit is delinquent (s. 718.116).
A Royal Marco Point condominium comes with two sets of amenities: your own building’s pool, spa and common rooms, and the full Hideaway Beach Club, which every owner joins. The club layer is where the beach, golf, racquet sports, fitness and dining live.
| Amenity | Where it is | Who uses it | Source |
|---|---|---|---|
| Pool, pool cabana, outdoor showers, outdoor kitchen and grill, golf carts | Royal Marco Point I | RMP I owners | Hideaway Beach Club |
| Pool, large spa, bike and kayak racks, EV charging station, dog park; social room, game room, library, kitchen, fitness center in each building; private storage unit per residence | Royal Marco Point II (Riviera) | RMP II owners | Hideaway Beach Club |
| Pool and spa with shower and bath facilities; resident golf carts | Royal Marco Point III (Royale) | RMP III owners | Hideaway Beach Club |
| Private walkway to the beach, driveway, three-car garage, elevator | Each Villa | Villa owner | Hideaway Beach Club |
| Two and a half miles of private beachfront, 9-hole executive golf course, 34,000 square foot Sports and Wellness Center, tennis, pickleball, bocce, four to five dining venues by the club’s own pages | Hideaway Beach Club | All Hideaway Beach owners | Hideaway Beach Club |
The beach in front of Royal Marco Point is the club’s private beach: the club calls Hideaway Beach “an exclusive residential community that is only open to its Members and guests” with “No public access” (Hideaway Beach Club, about). The nearest public beach is Collier County’s Tigertail Beach Park on Hernando Drive, across the lagoon to the south (Collier County Marco Island beaches).
There is no marina at Royal Marco Point, and the club’s amenity list includes kayak racks at the Riviera but no boat slips. Boaters use the island’s marinas: the Marco Island Marina at 1402 North Collier Boulevard lists slips from 40 to 100 feet (Marco Island Marina), and Collier County’s Collier Boulevard Boating Park reopened in August 2025 after upgrades (Collier County). NOAA’s Coast Pilot warns that the Capri Pass area off the tip is subject to continual change and that local knowledge is advised (NOAA Coast Pilot 5, chapter 4).
The Royal Marco Point declarations, bylaws and rules are recorded in Collier County’s Official Records, but none of the four condominium associations, and not Hideaway Beach Association, posts them publicly. The binding terms on leasing, pets, renovation, approvals and fees are in those documents, so a buyer reads them during the review period.
Florida’s resale rule requires a condominium seller to deliver the declaration, articles, bylaws, rules, the current budget and financial information, the frequently asked questions sheet and the governance summary, and the 2026 statute lets the buyer cancel within 7 business days after receiving them (s. 718.503). An owner may inspect the association’s official records, which must be made available within 10 working days of a written request (s. 718.111(12)). Ask for both associations’ documents: the building’s and Hideaway Beach Association’s.
Royal Marco Point listings entered application fees of $350 to $465 in 2026, which tells you there is an application and approval step; the recorded documents set its terms and timing. Start it as soon as a contract is signed, and expect the club’s own new-member process alongside the building’s.
Renovation rules (hours, contractor insurance, flooring sound standards, season blackouts) are building rules, set in each association’s rules and regulations. None is posted publicly, so ask for the current rules and any pending special assessment before you plan work.
Renting a Royal Marco Point condo is governed by the condominium’s recorded declaration and Hideaway Beach Association’s documents, not by the City: Marco Island has no enforceable vacation rental registration ordinance today. Minimum lease terms, the number of leases a year and tenant club privileges are in those private documents.
The City’s 2022 vacation rental registration program was declared null and void by Resolution 23-54 on 2023-10-02, after the 2023 state law known as Senate Bill 250 preempted it (City of Marco Island Resolution 23-54), and state law bars local rules on rental duration or frequency adopted after June 1, 2011 (s. 509.032(7)(b)). Associations are not preempted: a condominium declaration may restrict leasing.
We could not read any Royal Marco Point condominium’s lease rules from a public document, and we do not repeat lease terms that appear only on third-party listing sites. If rental income matters to your purchase, make the contract contingent on your review of the declaration’s leasing article and the club’s tenant rules.
Pet rules at Royal Marco Point are set building by building in each condominium’s recorded documents, which are not public. The one public signal is the club’s description of a dog park at the Riviera (Royal Marco Point II), which suggests dogs live there; size, number and breed limits are in the rules.
Ask the building’s manager, in writing, for the current pet rule and any registration form, and read the declaration’s use restrictions. Florida law separately protects a resident’s right to an assistance animal under fair housing rules, whatever a building’s pet rule says.
Every Royal Marco Point tower footprint we tested on 2026-10-21 reads FEMA Zone AE with a base flood elevation of 9 feet NAVD88, on Collier County FIRM panels 12021C0826J and 12021C0828J, both effective 2024-02-08. Coastal VE zones of 10 to 13 feet are mapped within 100 metres, on the beach side.
Data updated: October 2026.
We queried the FEMA National Flood Hazard Layer at the centre of each large building footprint along Royal Marco Way, taken from Collier County’s published building footprint layer, rather than at a street address (FEMA NFHL service; Collier County building footprints).
| Footprint tested (2026-10-21) | FEMA zone at the footprint | BFE (ft NAVD88) | FIRM panel, effective date | Zones mapped within 100 m |
|---|---|---|---|---|
| Largest tower footprint, about 60,100 sq ft under roof | AE | 9 | 12021C0826J, 2024-02-08 | AE 9, AE 10, VE 10, VE 11, VE 13 |
| Tower footprint, about 51,800 sq ft | AE | 9 | 12021C0826J, 2024-02-08 | AE 9, AE 10, VE 10, VE 11 |
| Tower footprint, about 41,900 sq ft | AE | 9 | 12021C0826J, 2024-02-08 | AE 9, AE 10, VE 10, VE 11 |
| Tower footprint, about 39,500 sq ft | AE | 9 | 12021C0826J, 2024-02-08 | AE 9, AE 10, VE 10 |
| Royal Marco Point III, 6000 Royal Marco Way, about 46,100 sq ft | AE | 9 | 12021C0826J, 2024-02-08 | AE 9, AE 10, VE 10, VE 11, VE 12 |
| Southern footprint, about 20,300 sq ft | AE | 9 | 12021C0828J, 2024-02-08 | AE 9, AE 10, VE 10 to VE 13 |
| Two smaller footprints at the south end of the row | AE | 9 | 12021C0828J, 2024-02-08 | AE 9, VE 10, VE 11 |
An earlier street-point check on 2026-10-07 read the same AE 9 result at 2000, 3000 and 6000 Royal Marco Way, with USGS ground elevations of 4.2, 4.9 and 4.5 feet NAVD88 there (USGS Elevation Point Query Service). A map query is an indication, not a flood determination; the building’s elevation certificate and the FEMA Flood Map Service Center give the structure’s own rating.
The base flood elevation sits about 4 to 5 feet above the ground at the street (9 minus 4.2 to 4.9 feet). The towers’ living floors are elevated well above it, but ground-level parking, storage, lobbies, mechanical rooms and the beach cottages sit closest to it, and those are where a condominium’s flood losses and flood premiums concentrate. Under the City’s flood ordinance, new or substantially improved construction must put its lowest floor at the higher of BFE plus 1 foot (10 feet NAVD88 here), 18 inches above the crown of the road, or the Florida Building Code level (City Code Sec. 26-90, Municode).
The Florida Division of Emergency Management’s hosted statewide evacuation-zone layer places the Royal Marco Way points in Collier Zone A, the first zone ordered to leave. Confirm it on Collier County Emergency Management’s own Know Your Zone lookup before hurricane season.
Part of the land under and around Royal Marco Point lies inside Unit P16, Keewaydin Island, a federal Coastal Barrier Resources System unit where federal flood insurance is barred for buildings built after the area’s prohibition date. On the current federal map no Royal Marco Point tower footprint is inside the unit; the line runs around them.
Data updated: October 2026.
We tested the large Royal Marco Way building footprints against the U.S. Fish and Wildlife Service’s official CBRS Mapper service on 2026-10-21: none intersects a CBRS prohibition area or the buffer zone around one (USFWS CBRS Mapper service). The same day, the Hideaway Beach research overlay measured how much of each condominium’s land falls inside the unit, using the County parcel layer:
| Royal Marco Point land (County parcel) | Share inside Unit P16 | Flood-insurance prohibition date |
|---|---|---|
| Royal Marco Point I, 2000 and 3000 buildings (condominium land) | 13.7 percent | 1990-11-16 |
| Royal Marco Point II, 4000 and 5000 buildings | 3.1 percent | 1990-11-16 |
| Royal Marco Point III, 6000 building | 24.8 percent | 1990-11-16 |
| The Villas, 1000 building | 14.0 percent | 1990-11-16 |
| Royal Marco Point tract with a 1997 building (5.41 acres) | 33.6 percent | 1990-11-16 |
| Royal Marco Point vacant tract (14.08 acres) | 97.7 percent | 1990-11-16 |
By that overlay, the building footprints sit roughly 4 to 29 metres from the unit line, and one 149 square foot accessory structure on the Royal Marco Point III land touches the line’s buffer zone. The legal answer for any one building is a USFWS CBRS Property Determination, requested by email at [email protected] or by an insurance agent through the insurer (USFWS, federal flood insurance and CBRA).
The Coastal Barrier Improvement Act of 1990 added Royal Marco Point land to Unit P16 with a prohibition date of 1990-11-16, the date on today’s map for these parcels. In 2014, a statement on behalf of the Royal Marco Point II Condominium Association to the House Natural Resources Subcommittee on Wildlife, Fisheries, Oceans and Insular Affairs argued that Royal Marco Point “met the criteria for developed land prior to the enactment” of the 1990 act, and said that because the Riviera was built after it, Royal Marco Point II was “not eligible for either National Flood Insurance Program (NFIP) or federally supported mortgages.” The same statement estimated private flood premiums above NFIP rates at “over $2,000,000, or roughly $18,000 per owner, in just the last five years,” and described the other four Royal Marco Point buildings as “grandfathered” (2014 hearing statement). Two years later, new maps for Units P15, P16 and FL-63P in Collier County took effect on 2016-02-29 under Public Law 114-128 (U.S. Fish and Wildlife Service), and today’s map draws the unit line around the building footprints.
FEMA’s rule is about the building, not the lot: “Buildings that are completely outside of the CBRS are eligible for flood insurance,” while a building located partially inside the boundary, including attached decks and stairs, is treated as inside (FEMA NFIP Flood Insurance Manual, Appendix D). Whether each Royal Marco Point association now carries an NFIP building policy, a private flood policy or both is an association record we could not read. Ask for the current master flood policy declarations page, and if the answer for the Riviera matters to your lender, ask the insurer to request a CBRS determination.
USFWS describes the Coastal Barrier Resources Act as withdrawing federal funding and financial assistance within designated units, with most federal disaster relief prohibited within System Units, while private development with non-federal money is allowed (USFWS Coastal Barrier Resources Act program). Hideaway Beach maintains its own shore through its tax district and association, which fits that framework.
Royal Marco Point has been through Hurricane Wilma in 2005, Irma’s landfall at Marco Island in 2017, Ian’s surge in 2022 and Helene and Milton in 2024. National Hurricane Center reports put Ian’s inundation at 4 to 6 feet above ground from Marco Island through Everglades City.
Hurricane Wilma made landfall on 2005-10-24 and damaged Royal Marco Point I; the federal court record describes a preliminary estimate above $1 million, repair invoices that exceeded $4 million by April 2006, and an appraisal award of $2,244,455 in 2008 (U.S. District Court order, 2010-07-13). The litigation section below gives the docket.
Irma made its final landfall near Marco Island at 1930 UTC on 10 September 2017 as a category 3 hurricane. A spotter on the island reported a 936.9 mb minimum pressure and a 112-knot gust, and the USGS storm tide sensor at Tigertail Beach, just south of Hideaway Beach, recorded 5.20 feet NAVD88 (NHC Tropical Cyclone Report AL112017).
Ian came ashore at Cayo Costa, far to the north, but Marco Island was on the surge side. The report records 4 to 6 feet of inundation above ground from Marco Island through Everglades City, a USGS Marco Island sensor storm tide of 7.38 feet NAVD88 and a Marco Island high water mark of 4.71 feet above ground (NHC Tropical Cyclone Report AL092022). A 7.38-foot storm tide is below Royal Marco Point’s 9-foot BFE but above the 4.2 to 4.9-foot ground at the street.
Helene’s report records 2 to 4 feet of inundation above ground in areas including Marco Island (NHC AL092024); Milton’s records 3 to 5 feet from Bonita Beach through Marco Island (NHC AL142024). The City’s manager told NBC2 the island saw about 2 feet of storm surge in Milton (NBC2, 2024-10-11). No landfall or surge on Marco Island in 2025 or 2026 to 2026-10-07 appears in the NHC products reviewed.
Since 2025-10-01 a Florida seller must give the buyer a flood disclosure at or before contract, stating whether the seller knows of flood damage during their ownership, filed a flood claim or received flood assistance (s. 689.302). For a condominium, pair it with the association’s claim and repair history, its milestone inspection summary and its reserve study.
Insurance at Royal Marco Point is a stack: the association’s master policies for wind, hazard and flood on the building, and your unit-owner (HO-6) policy for the interior, contents and liability. No public source publishes a Royal Marco Point premium, so here are the rules and the fees that sit on top.
Yes. FEMA’s list of Community Rating System communities effective October 1, 2026 shows the City of Marco Island at CRS Class 5, a 25 percent discount, current since 2023-10-01 (FEMA CRS Eligible Communities, October 2026). Check that the discount appears on your own declarations page.
FEMA’s guide to the NFIP declarations page lists the charges that sit on top of the discounted premium: the Homeowner Flood Insurance Affordability Act surcharge, “a $25 fee for primary residences or $250 for all other properties,” a Federal Policy Fee that all policies pay for NFIP administrative expenses, and the Reserve Fund Assessment, alongside discounts such as the Community Rating System discount (FEMA, Understanding Your Flood Insurance Policy Declarations Page, August 2025). A Royal Marco Point unit is rarely anyone’s primary residence, so expect the $250 surcharge on a unit-owner flood policy.
Citizens Property Insurance requires flood coverage on personal lines residential policies on a phased schedule that reaches all such policies on 2027-01-01, but its condominium unit-owner policies are exempt, while a Citizens policy on a condominium association building is not (s. 627.351(6)(aa)).
Florida requires insurers to give actuarially reasonable discounts for wind-loss-reducing features such as roof strength and opening protection, documented on the state’s uniform inspection form (s. 627.0629; s. 627.711). For a tower, those features belong to the building, so the association’s inspection report and its window and door replacement history drive the master premium.
Florida’s 2025 condominium law requires associations to determine the building’s replacement cost at least once every three years, as a local attorney summarized in Coastal Breeze News (Coastal Breeze News, 2025-07-10). Ask each association for its current master policy, deductible and any special assessment history.
Royal Marco Point’s towers are 30 to 36 years old by county year built, which puts all five under Florida’s milestone inspection law and every one of the three associations under the structural integrity reserve study requirement. Here is each building’s statutory deadline, computed from the county year built, beside what the City of Marco Island’s permit system shows for its milestone file (City of Marco Island Civic Access).
Data updated: October 2026.
| Building | County year built | Initial milestone inspection due, by statute | City of Marco Island record, as of 2026-10-22 |
|---|---|---|---|
| 2000 (RMP I) | 1990 | Before 2024-12-31 | Project PR-000099-2024: Phase 1 notice sent 2024-06-28; no Phase 1 report on file |
| 3000 (RMP I) | 1991 | Before 2024-12-31 | Project PR-000100-2024: Phase 1 notice sent 2024-06-28; no Phase 1 report on file |
| 4000 (RMP II) | 1996 | By 2026-12-31 | Case MS1-24-04696: Phase 1 report accepted 2024-10-01 |
| 5000 (RMP II) | 1995 | By 2025-12-31 | Case MS1-24-04697: Phase 1 report accepted 2024-10-01 |
| 6000 (RMP III) | 1991 | Before 2024-12-31 | Case MS1-26-00582: Phase 1 report accepted 2026-02-04 |
| 1000 (Villas), if three habitable stories | 1990 | Before 2024-12-31 | Not part of the City records we read |
The statute requires a milestone inspection for a condominium building of three habitable stories or more by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after; a building that reached 30 before 2022-07-01 owed its first inspection before 2024-12-31 (s. 553.899). The table uses county year built as a stand-in for the certificate of occupancy date. The statute lets a local building official set 25 years for buildings near salt water; whether the City of Marco Island applies that option is not confirmed in the records we read, so the table uses the statutory 30 years. A “notice sent” status means the City opened the building’s milestone project and notified the association; it does not show whether a report is in progress, and it is not a pass or a fail.
A residential condominium association must have a structural integrity reserve study for each building three habitable stories or higher at least every 10 years; associations existing on 2022-07-01 had to complete one by 2025-12-31, or together with a milestone inspection due by 2026-12-31, and never later than 2026-12-31 (s. 718.112(2)(g)). Since budgets adopted on or after 2024-12-31, an association may not waive or reduce reserves for the study’s components.
The reports themselves are not posted publicly, and we found no structural integrity reserve study online. Ask each association for the phase one milestone summary, any phase two report, the most recent structural integrity reserve study and the last two years of board minutes; the association must publish the inspector’s summary to owners within 45 days of receiving a milestone report. Never assume a building passed or failed: read the report.
The public court record includes a federal insurance case brought by the Royal Marco Point I association after Hurricane Wilma. We report the legal question and the docket reference only; this search is not exhaustive, and the Collier County civil index was not searched for this guide.
U.S. District Court, Middle District of Florida, Fort Myers Division, No. 2:07-cv-00016. The association sued its property insurer over its Hurricane Wilma claim under a commercial property policy effective 2005-02-26 to 2006-02-26. An appraisal award of $2,244,455, less prior payments of $1,275,391, was confirmed by the court; the breach of contract count was dismissed on 2009-02-18, and on 2010-07-13 the court denied the insurer’s motion for summary judgment on the association’s statutory bad-faith claim under s. 624.155, holding that bad faith was a question of fact (order, Document 230). We did not read the case’s final outcome.
The condominium resale documents must disclose pending litigation in which the association is a party. Ask each association, in writing, whether it is a party to any pending lawsuit, insurance appraisal or construction claim, and read the answer against the minutes.
Collier County Public Schools assigns Royal Marco Point to Tommie Barfield Elementary School on Marco Island, Manatee Middle School and Lely High School in Naples for the 2026-27 school year, confirmed for 6000 Royal Marco Way in the district’s own zoning lookup on 2026-10-21.
| Address tested (2026-10-21) | Elementary | Middle | High |
|---|---|---|---|
| 6000 Royal Marco Way | Tommie Barfield Elementary | Manatee Middle | Lely High |
Source: Collier County Public Schools zoning lookup, school year 2027. The district’s 2025-26 grades list Tommie Barfield Elementary at A, Manatee Middle at A and Lely High at B; the island’s two charter schools, Marco Island Charter Middle and Marco Island Academy, are open by application and each earned an A (CCPS 2025-2026 school and district grades). Tommie Barfield Elementary is at 101 Kirkwood Street (Florida Department of Education school directory).
Royal Marco Point is inside the City of Marco Island, so City building permits, the City flood ordinance and the City’s sea turtle lighting rules apply to every repair and renovation, on top of the association’s approval. The 50 percent substantial improvement rule is the one that most affects older buildings.
The City defines substantial improvement and substantial damage at 50 percent of the building’s market value, and counts improvements cumulatively over 12 months from the first permit; a building that crosses the line must be brought to current flood standards (City Code Chapter 26). For a condominium, the threshold is measured on the whole building, which is why associations sequence large projects carefully.
The City’s sea turtle protection rules cover the beachfront from Cape Marco to Hideaway Beach, with nesting season from May 1 to October 31; exterior and interior light visible from the beach must comply, and no construction, fill or grading is allowed within 100 feet of the nesting zone in season (City Code Chapter 54, Article V). Collier County publishes an annual sea turtle monitoring report that covers the island’s beaches (Collier County 2023 Sea Turtle Report).
Interior work that touches structure, plumbing, electrical, windows or doors needs a City permit and the association’s written approval; check the City’s permit history for any unit you buy. Window and door replacements in a coastal high-rise must meet Florida Building Code wind-load and impact standards.
On 2026-08-18 Marco Island voters approved a $23 million general obligation bond for bridge replacements and street repaving by one vote, 2,259 to 2,258 (WGCU, 2026-08-26). Its debt-service millage on the 2026 tax bill was not confirmed for this guide.
Royal Marco Point is at the north end of Marco Island, close to the Jolley Bridge, so its drives to Naples and the airports are among the shortest on the island. Groceries are a few minutes south, and the nearest emergency department is on the mainland.
| Destination | Miles by road (estimate) | Minutes (estimate) |
|---|---|---|
| Marco Island Executive Airport | 4.5 | 12 |
| Physicians Regional Medical Center, Collier Boulevard (emergency department) | 10.6 | 18 |
| Fifth Avenue South, Naples | 15.7 | 27 |
| NCH Baker Hospital, Naples | 16.5 | 29 |
| Southwest Florida International Airport | 47.2 | 63 |
| Miami city center | 108.4 | 149 |
Estimates are from the Marco Island end of the Jolley Bridge at free-flow speeds using OpenStreetMap routing on 2026-10-07 (OSRM); peak-season traffic is slower. Marco Island Executive Airport has a 5,000-foot runway and no scheduled airline service (Collier County).
The island’s two full-size grocery stores are the Publix at 1089 North Collier Boulevard (Publix) and the Winn-Dixie at 625 North Collier Boulevard (Winn-Dixie), both a short drive south of the Hideaway Beach gate.
NCH’s Marco Island urgent care at 40 South Heathwood Drive is open 8 a.m. to 7:30 p.m. daily with imaging, inside a health campus with primary care and rehabilitation (NCH locations); there is no emergency department on the island (Physicians Regional hospitals).
The City of Marco Island owns and operates the water and wastewater system (City water and sewer). Collier Area Transit runs a Marco Island Circulator (Collier Area Transit routes); inside the gate, residents drive, walk or use their building’s golf carts.
Off the club, the island’s farmers’ market runs at Veterans Community Park in season (City of Marco Island), the Marco Island Historical Museum tells the island’s Calusa story (Collier County Museums), and Rookery Bay’s Environmental Learning Center is on the mainland (Rookery Bay). Our guide to things to do in Collier County and our Collier County real estate guide cover the wider county, and our Naples vs Marco Island comparison weighs the island against the mainland.
Royal Marco Point and Royal Seafarer are both gulf-front Marco Island condominiums with “Royal” in the name, and buyers often shortlist both. They are very different purchases: Royal Marco Point is five 1990s mid-rises inside a private club, while Royal Seafarer is one 22-story 1983 tower on the public beach strip with no club layer.
Data updated: October 2026. MLS figures for the 36 months to 2026-10-07 (the first window holding 10 or more Royal Seafarer closings), Southwest Florida MLS; county roll data files dated 2026-08-29.
| Criterion | Royal Marco Point (towers) | Royal Seafarer |
|---|---|---|
| Location | Royal Marco Way, inside the Hideaway Beach gate at the north tip | 300 South Collier Boulevard, on the central gulf-front strip by Crescent Beach |
| Buildings | Five mid-rises of seven to nine stories, county year built 1990 to 1996 | One 22-story tower, county year built 1983 |
| Units | 308 on the county roll | 128 on the county roll (129 in the association’s 2025 reserve study) |
| Heated area on the roll | 1,781 to 4,635 sq ft, median 2,443 | 1,099 to 1,136 sq ft, median 1,118 |
| Sales, 36 months | 40 | 12 |
| Median sale, 36 months | $1,820,000 | $875,000 |
| Median price per MLS sq ft, 36 months | $636 | $673 |
| Fees entered on 2026 listings, per year | $49,002 (RMP I) to $59,102 (RMP II), including the club master fee | $20,604 ($5,151 a quarter), no master association |
| Transfer charge entered at purchase | $125,000 on 2026 entries | none entered |
| Club | Hideaway Beach Club, mandatory: private beach, golf, racquet, fitness, dining | None; building pool, club room, fitness room, tennis and pickleball courts |
| Flood zone at the building | AE, BFE 9 ft NAVD88 | AE, BFE 9 ft NAVD88 |
| Coastal Barrier Resources System | Common land partly in Unit P16; towers outside the line | Outside |
| Pets | Set by each building’s rules (the club describes a dog park at the Riviera) | Not permitted (association FAQ, 2026-01-22) |
| Leasing | Set by each declaration, not public | 30-day minimum, board approval (association FAQ) |
| Reserve study posted publicly | No | Yes, the 2025 study is on the association site |
Royal Seafarer sources: the Collier County roll, the Southwest Florida MLS, the Florida Division of Corporations and the association’s own documents at theroyalseafarer.org, read 2026-10-07.
Choose Royal Marco Point if you want a large residence, two to four bedrooms with 2,000 to 3,500 heated square feet, a private beach and a full club, and you are comfortable with fees of $49,000 to $59,000 a year plus a large transfer charge. It suits buyers who will use the club and value the gate.
Choose Royal Seafarer if you want a gulf-front two-bedroom at about half the price, with annual fees under $21,000, no club membership and transparent public documents, and you can live with a smaller unit, a no-pets rule and an older building that is working through its own reserve plan.
Deciding between the two, or selling one to buy the other? Get a free valuation of your current condo or call Jesse direct at (239) 898-6072; buyers, call Marc at (239) 287-5873 and see how we represent buyers across Marco Island.
Royal Marco Point sits at the top of the north-end condominium market on price and unit size. On one yardstick, 12-month MLS sales to 2026-10-07, its towers’ $2,225,000 median is more than three times the $622,500 median at South Seas, the large complex near Tigertail Beach.
Data updated: October 2026. Yardstick: Southwest Florida MLS closings in the 12 months to 2026-10-07; county roll data files dated 2026-08-29.
| Condominium | Where | Units (county roll) | County year built | 12-month sales | 12-month median | Flood zone |
|---|---|---|---|---|---|---|
| Royal Marco Point towers | Hideaway Beach, Royal Marco Way | 308 | 1990 to 1996 | 11 | $2,225,000 | AE 9 |
| The Villas of Hideaway Beach | Hideaway Beach, 1000 Royal Marco Way | 6 | 1990 | 0 | none (3 sales in 60 months, $6,500,000 to $8,000,000) | AE 9 |
| The Habitat | Hideaway Beach, Hideaway Circle East | 52 | 1988 and 1990 | 3 | the median of these 3 sales, $960,000 | AE 9 |
| Royal Seafarer | 300 South Collier Boulevard | 128 | 1983 | 3 | the median of these 3 sales, $800,000 | AE 9 |
| South Seas (four associations) | Seaview Court, near Tigertail Beach | 1,263 | through 1982 | 50 | $622,500 | AE 9 |
The Habitat is Hideaway Beach’s other condominium, a 52-unit complex set on the club’s golf course; a dedicated guide to it is coming. For the south end’s gated tower enclave, compare our Cape Marco guide.
Royal Marco Point’s strengths are size, setting, the private beach and the club; its costs are high fees, a large transfer charge, building age and a federally mapped coastal barrier next door. Here is the balance, building by building, as the public records show it.
If you’re searching for a Royal Marco Point listing agent, or thinking, ‘I need someone to sell my Royal Marco Point home…’, you want a team that can explain your building’s fee stack, its flood and coastal barrier file and its inspection status to a buyer before the buyer’s agent raises them. That is how we protect your price.
Royal Marco Point sold-home figures we tracked for the 12 months to 2026-10-07 (Southwest Florida MLS, towers): 11 closings, $22,285,000 in volume, a $2,225,000 median, a median of 145 days on market and a median sale-to-final-list ratio of 93.3 percent across all 11.
Selling here means selling three things at once: your unit, your building’s documents and your share of Hideaway Beach. Buyers will ask about the master fee, the $125,000 transfer charge, your building’s milestone inspection and reserve study, the master flood policy and the coastal barrier line, and the answers decide whether a buyer pays the Riviera price or the Royale price. We assemble those documents before launch, price your unit against its own building’s sales, and present the club as the asset it is.
Start your Royal Marco Point home valuation now, and we will follow up with a building-specific analysis.
(239) 898-6072, text or call. Confidential conversations welcome.
We price building by building, never with one Royal Marco Point median: a Riviera unit against Riviera sales, a Royale unit against Royale sales, a beach cottage against cottage sales. We then adjust for floor and view, the fee stack, the transfer charge a buyer will carry, condition and the building’s inspection and reserve status.
Gather your HO-6 policy and any claim history for the s. 689.302 flood disclosure, your permit history, and from the association the current budget, the master insurance declarations, the milestone inspection summary, the reserve study and the last two years of minutes. Order the estoppel certificates early from both associations.
The 12-month median was 145 days on market across all 11 tower sales, with a range from 2 days to 258 days. Two of the year’s three deepest discounts, 84.1 and 87.3 percent of final list price, came after 228 and 145 days on market, while a correctly priced 2000-building unit sold in 2 days above its list price.
Listing records enter the $125,000 transfer charge as a cost at purchase, which buyers usually pay, but Hideaway Beach Association’s recorded documents and your contract decide. We disclose it up front in your listing so it cannot surprise a buyer at the estoppel stage.
Your buyer needs approval through the application process; 2026 listings entered application fees of $350 to $465. Start the application as soon as you accept an offer so it runs in parallel with the inspection period.
Season brings more buyers to Marco Island and more listings. With three active tower listings on 2026-10-07, the competition inside your building, not the calendar, should set your launch date.
Buying at Royal Marco Point instead? Call Marc at (239) 287-5873 and read how we represent Royal Marco Point buyers.
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These are the questions buyers ask most about Royal Marco Point, answered from the same records as the guide above. Where a fact sits only in an association’s private documents, we say so.
Royal Marco Point is a group of three gulf-front condominiums, Royal Marco Point I, II and III, in five mid-rise buildings at 2000 to 6000 Royal Marco Way inside Hideaway Beach, at the north tip of Marco Island. The county roll counts 308 tower units built from 1990 to 1996.
Yes. Royal Marco Point is inside the Hideaway Beach gate, and every owner is a member of Hideaway Beach Club and pays its master fee, by the club’s own statement that “All property owners are members of Hideaway Beach Club.”
The Riviera is the club’s name for Royal Marco Point II, the 4000 and 5000 nine-story buildings with 112 residences. Its 6 sales in the 12 months to 2026-10-07 had a median of $2,475,000.
The Royale is the club’s name for Royal Marco Point III, the 6000 building at the north tip with 78 units. Its two sales in the 12 months to 2026-10-07 were $875,000 and $1,475,000.
Royal Marco Point tower condos sold at a $2,225,000 median in the 12 months to 2026-10-07, from $875,000 to $3,450,000 on 11 sales (Southwest Florida MLS). The Villas sold for $6,500,000 to $8,000,000 in the last 60 months.
Listing agents entered combined annual fees of $49,002 for Royal Marco Point I and $59,102 for Royal Marco Point II on 2026 listings, including the $23,482 Hideaway Beach master fee. A 2025 Royal Marco Point III sale entered $49,293.
Listing agents entered a $125,000 transfer fee at purchase on 2026 Royal Marco Point listings, up from $100,000 on early-2025 entries. Its legal nature and any exemptions are in Hideaway Beach Association’s recorded documents.
Every Royal Marco Point tower footprint we tested reads FEMA Zone AE with a 9-foot base flood elevation (NAVD88) on panels 12021C0826J and 12021C0828J, effective 2024-02-08.
Parts of Royal Marco Point’s land are inside CBRS Unit P16 with a 1990-11-16 prohibition date, from 3.1 percent of the Riviera’s land to 24.8 percent of the Royale’s, but no tower footprint intersects the unit on the current federal map.
A building completely outside the CBRS line is eligible for NFIP flood insurance under FEMA’s rules, and today’s map draws the line around the towers. Ask the association for its current master flood policy, and for a CBRS determination if your lender needs one.
By county year built, the 2000 building is from 1990, the 3000 and 6000 buildings from 1991, the 5000 building from 1995 and the 4000 building from 1996.
City of Marco Island records show Phase 1 milestone reports accepted for the 4000 and 5000 buildings (Royal Marco Point II) on 2024-10-01 and for the 6000 building (Royal Marco Point III) on 2026-02-04. For the 2000 and 3000 buildings (Royal Marco Point I) the City record shows a Phase 1 notice sent on 2024-06-28 and no report on file as of 2026-10-22. Ask each association for its inspector’s summary.
Leasing is set by each condominium’s recorded declaration and Hideaway Beach Association’s rules, which are not public. The City of Marco Island has no enforceable vacation rental registration ordinance.
Pet rules are set by each building’s documents, which are not public. The club describes a dog park at the Riviera, which suggests dogs are allowed there.
County heated areas run from 1,781 square feet in the Royale to 3,540 square feet in the Riviera, with one 4,635 square foot unit in the 2000 building. Listing agents and the club describe the same units as larger.
Tommie Barfield Elementary, Manatee Middle and Lely High, per the Collier County Public Schools zoning lookup for 6000 Royal Marco Way on 2026-10-21.
Yes. Royal Marco Point is reached through the Hideaway Beach gate, and the club describes Hideaway Beach as open only to members and guests.
Royal Marco Point combines large gulf-front units with a private club: a private beach, a 9-hole golf course, a Sports and Wellness Center and the club’s dining venues, plus each building’s own pool and common rooms.
Three tower units were active on 2026-10-07, asking $1,500,000 to $3,950,000, with two more pending, about 3.3 months of supply.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. It is a custom, not a law, and your contract controls.
The public record includes a Hurricane Wilma insurance case by the Royal Marco Point I association, with an appraisal award of $2,244,455 in 2008. Ian’s surge reached a 7.38-foot NAVD88 storm tide on the island’s USGS sensor, below the 9-foot BFE.
These are the questions Royal Marco Point owners ask us before they list. The answers come from the same records as the guide above, and every one applies to the building you own.
Look for a team that prices by building and can document the fee stack, the flood file, the coastal barrier line and the inspection status for a buyer. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this guide to do exactly that.
Your value depends first on your building: the Riviera’s 12-month median was $2,475,000, Royal Marco Point I’s $1,395,000 and the Royale’s two sales were $875,000 and $1,475,000. Request a building-specific valuation from us.
The median sale-to-final-list ratio for the 11 tower sales in the 12 months to 2026-10-07 was 93.3 percent, ranging from 79.5 to 100.6 percent.
The median was 145 days on market in the 12 months to 2026-10-07, against 46.5 days across the 60-month window.
With 11 tower sales in 12 months and three active listings on 2026-10-07, supply was about 3.3 months, a balanced market. Your building’s competition matters more than the island average.
Eleven tower units sold in the 12 months to 2026-10-07: six in Royal Marco Point II, three in Royal Marco Point I and two in Royal Marco Point III. No Villa sold in that window.
5000 Royal Marco Way #533 sold for $3,450,000 on 2025-10-31, the highest tower sale of the 12 months.
Among the towers, a $5,500,000 sale at 4000 Royal Marco Way on 2025-05-09, entered after closing. Among all Royal Marco Point residences, Villa 5 at $8,000,000 on 2025-09-19.
No. A single median mixes 1,800 square foot Royale units with 3,500 square foot Riviera residences. Price against your own building and plan size first.
The three beach cottage sales in 60 months were $2,100,000, $2,100,000 and $2,400,000, above the 12-month Royal Marco Point I tower median of $1,395,000.
A $125,000 charge at purchase is part of a buyer’s total cost, so buyers weigh it against your price. Disclosing it in the listing avoids a renegotiation later.
Listings enter it as a purchase cost that buyers usually pay; Hideaway Beach Association’s documents and your contract decide.
Under s. 718.503 you must deliver the declaration, articles, bylaws, rules, the budget and financial information, the frequently asked questions sheet and the governance summary, and the buyer may cancel within 7 business days after receiving them.
Yes. Florida requires the seller’s flood disclosure at or before contract, covering known flood damage during your ownership, flood claims and flood assistance received (s. 689.302).
Buyers and lenders ask for it. The 2000, 3000 and 6000 buildings owed their first inspections before 2024-12-31, so have your association’s summary ready, along with any repair plan and special assessment.
Yes, because it sets reserve contributions that buyers will pay through the fee. Associations had to complete it by 2025-12-31, or by 2026-12-31 with a milestone inspection due by then.
It can, if a buyer’s lender asks about flood insurance eligibility. Today’s federal map draws the Unit P16 line around the towers; have the association’s master flood policy declarations ready, and request a CBRS determination if a lender needs one.
Any adopted special assessment appears on the association’s estoppel certificate, and buyers ask about planned ones. Ask the manager before you list so your pricing reflects it.
Florida deed stamps are 70 cents per $100 of price, $15,575 on a $2,225,000 sale, customarily paid by the seller, plus brokerage fees, prorated taxes and association estoppel fees.
Not by custom. In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; your contract decides.
Florida caps a condominium association’s estoppel fee at $250, plus $100 for expedited delivery and $150 if the unit is delinquent (s. 718.116). Hideaway Beach Association issues its own.
Usually not a full renovation. Fix deferred maintenance, refresh paint and lighting, and document recent permitted work; buyers at this price often plan their own finishes.
Yes, many gulf-front condos sell furnished. List the furnishings that convey in the contract and keep them out of the appraised value discussion.
Yes, but tell investors early that leasing rules are in the declaration and Hideaway Beach Association’s documents, which they will review in the disclosure package.
The club states that all property owners are members, so membership follows ownership; the new owner joins through the club’s process and pays the transfer charge set in the documents.
Size and view: the Riviera’s county heated areas of 2,828 to 3,540 square feet are the largest towers in Hideaway Beach. Lead with floor, view line and condition, and the building’s amenities.
Price and position: the Royale is the entry point to gulf-front Hideaway Beach living and sits at the north tip with sunset views, by the club’s description.
Ocean views from the 2000 and 3000 buildings, the beach cottages’ direct access to the sand, and penthouse units, which sold at $1,599,000 and $1,715,000 in early 2025.
We prepare the building’s documents in advance, present the club and its amenities accurately, and price against your building’s own sales so the listing earns showings from the first week.
Buyers who want a large gulf-view residence with club access, many of them second-home owners and retirees; the 2014 Riviera association statement described its owners as “mostly retirees.”
Yes. One tower sale in the last 24 months, the $5,500,000 sale at 4000 Royal Marco Way, was entered after closing rather than marketed through the MLS. We talk through the trade-offs of exposure and privacy with you.
Call Jesse direct at (239) 898-6072 or request a free Royal Marco Point home valuation. We start with your building’s sales and your unit’s documents.
Some Royal Marco Point facts sit only in private association records or in documents we could not reach for this guide. We list them so you know what to ask for, and we will update this guide when they become public.
These primary-source documents are free to read and download from the government bodies that publish them.
Every source below is a government body, a court, a federal or state agency, the club or an association, a public utility, a university or school district, or reputable press, accessed between 2026-10-07 and 2026-10-21. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, and the Collier County Property Appraiser’s data files dated 2026-08-29.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Royal Marco Point. 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.
