Sandcastle is two 94-unit beachfront condominium towers at 720 and 730 South Collier Boulevard on Marco Island. Units sold at a $957,500 median in the 24 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Gulf-Front Condos > Sandcastle
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Sandcastle is a pair of beachfront condominium towers at 720 and 730 South Collier Boulevard, inside the Marco Island gulf-front condo corridor of Marco Island, Florida. The two buildings look like one property from the road, but they are two separate condominiums, Sandcastle I and Sandcastle II, each with 94 units, its own board, its own budget and its own rules. If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
Sandcastle is two 1980s high-rise condominiums on Marco Island’s Gulf beach, Sandcastle I at 730 South Collier Boulevard and Sandcastle II at 720 South Collier Boulevard, with 188 units between them on the Collier County roll. Every unit is a one-bedroom, two-bedroom or two-bedroom-plus-den flat, and both buildings open onto the sand by a private boardwalk.
Sandcastle II describes itself as “a 16 story building located on the beach in Marco Island FL overlooking the Gulf of Mexico” with “94 individually-owned units” (Sandcastle II Condominium Association). Sandcastle I describes itself as “a private residential beachfront condominium” (Sandcastle I Condominium Association). Everything else on this page comes from the Collier County roll, the Southwest Florida MLS pulled on 2026-10-07, the two associations’ own posted documents, federal flood and storm records and Florida statute text.
The Sandcastles are in the middle of the South Collier Boulevard beachfront, the stretch of towers between the Tigertail end of the island to the north and Cape Marco to the south. By street number they sit between Royal Seafarer at 300 South Collier and The Somerset at 780 South Collier, whose association records its principal address there (Florida Division of Corporations). Sandcastle II’s reserve study places the property “West of Collier Blvd and South of Winterberry Dr” (Sandcastle II 2024 Structural Integrity Reserve Study). The U.S. Census Bureau geocoder places 730 South Collier at latitude 25.91809, longitude -81.72653 and 720 South Collier at latitude 25.91911, longitude -81.72645 (Census geocoder).
| Item | Sandcastle I | Sandcastle II | Source |
|---|---|---|---|
| Address | 730 S Collier Blvd | 720 S Collier Blvd | Collier County roll |
| Recorded condominium | SANDCASTLE I, THE A CONDOMINIUM | SANDCASTLE II, THE A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units on the roll | 94 | 94 | Collier County roll |
| Year built on the roll | 1982 | 1983 | Collier County roll |
| Height | Unit numbers run to the 15th floor (101 to 1501) | “16 story building” (association); “average of 15 floors” (2024 reserve study) | Association documents |
| Association | The Sandcastle I Condominium Association, Inc., document 754371, filed 1980-09-26 | The Sandcastle II Condominium Association, Inc., document 758764, filed 1981-06-15 | Florida Division of Corporations |
| Quarterly fee, 2026 | $4,700 per unit (payment notice) | $4,700 per unit (2026 budget proposal) | Association documents |
| Rental minimum | 30 days, except February | “minimum rental of one month” | Association documents |
| Pets | “No pets of any kind” | Not published | Association documents |
| Milestone inspection | Phase 1 report accepted by the City 2024-12-24; summary not posted | Phase 1 report accepted by the City 2024-12-24; no phase two required | City permit records; association documents |
| FEMA flood zone | AE, base flood elevation 9 ft NAVD88 | AE, base flood elevation 9 ft NAVD88 | FEMA NFHL, panel 12021C0836J |
The Southwest Florida MLS files both buildings under one condominium name, SANDCASTLE AT MARCO BEACH, and the market figures on this page cover both unless a building is named.
Sandcastle I and Sandcastle II are separate corporations with separate websites, separate rules and separate engineering. A buyer is buying into one of them, not both, and the two differ on documented points that matter: the rental minimum is worded differently, Sandcastle I publishes a no-pet rule and Sandcastle II does not publish one, and both towers have Phase 1 milestone reports the City accepted on 2024-12-24, but only Sandcastle II has posted its summary, while Sandcastle I’s 2026 board minutes record a generator, fire panel, service elevator and pool deck program. The shared site work between them, such as the center island landscaping and a fire hydrant replacement, is split between the two associations by agreement, according to Sandcastle II’s board minutes of 2025-07-31 (Sandcastle II minutes, 2025-07-31).
“Sandcastle” and “Sand Castle” are common condominium names in Florida. The Division of Corporations also lists The Sandcastle Condominium, Inc. with a Naples address, Sand Castle Condominium Association, Inc. in Satellite Beach, and Sand Castle I, II and III associations elsewhere; none of them is the Marco Island property (Florida Division of Corporations). This page covers only the two Marco Island associations above, filed under document numbers 754371 and 758764.
If you’re searching for the best realtor for Sandcastle in Marco Island Gulf-Front Condos, Marco Island, whether you’re ready to sell your Sandcastle home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026). We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Sandcastle track record (24 months to 2026-10-07, Southwest Florida MLS): 14 Sandcastle resales total in the market · highest-priced Sandcastle sold: $1,440,000 · median sale-to-final-list ratio: 95.4 percent. In the last 12 months we tracked all five Sandcastle closings, and we tracked every one of the 14 Sandcastle closings in the 24-month window unit by unit; the full list is on this page.
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Selling your Sandcastle home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Sandcastle? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
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Sandcastle suits a buyer who wants a direct-beach Marco Island condo with a full amenity deck, a garage space and a staffed office, at a price below the island’s newer and larger Gulf towers. It does not suit a buyer with a dog at Sandcastle I, a buyer who wants weekly vacation rentals, or one who needs more than about 1,330 square feet.
The sales record describes the buyer by what the buildings offer. Every unit in the last 60 months of MLS closings is filed as “High Rise (8+),” every unit is a one- or two-bedroom flat of 862 to 1,460 square feet as entered, and both associations describe owners who live there part of the year and rent the rest under a monthly minimum. Sandcastle I’s own handbook is written for an owner who comes and goes: it tells owners how to open the unit on arrival, how to close it for a departure of 24 hours or more, and that staff check unoccupied units monthly (Sandcastle I Rules and Regulations, 2026-09-01; Sandcastle I owner information, October 2026).
What Sandcastle gives you is the beach at the bottom of the elevator, a heated pool, tennis and pickleball, a covered parking space and a staffed office, for a 24-month median sale of $957,500 (Southwest Florida MLS, to 2026-10-07). What you give up is space and age: no unit on the roll is larger than 1,883 heated square feet, and the buildings are more than 40 years old, so their reserve funding, their insurance and their engineering projects arrive in the fee and in occasional special assessments. The Census Bureau’s 2020 to 2024 American Community Survey puts the median value of an owner-occupied home in the City of Marco Island at $896,300 (U.S. Census QuickFacts, Marco Island city), so a Sandcastle unit costs about what the typical island home does, for a smaller footprint on the sand.
We tracked every Sandcastle closing on the Southwest Florida MLS for the five years to 2026-10-07, 37 closings in all, and read them against the qualified recorded sales in the Collier County roll data and the two associations’ posted minutes. Three things stood out. First, the plan is the price: the unit’s stack number tells you its size and view, and the beach-side “01” stack has sold for the most every year it traded. Second, the two buildings have been run differently, and their documents show it. Third, a few Sandcastle sales close without an MLS listing at all, which we explain in the market section.
Sandcastle recorded 14 closed sales on the Southwest Florida MLS in the 24 months to 2026-10-07, at a median of $957,500 and a range of $735,000 to $1,440,000. The 12-month window held only five closings, so the 24-month window is the first to hold ten or more and it leads every figure below.
Data updated: October 2026. All MLS figures are for the 24 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 14 | 14 |
| Median sale price | $957,500 | 14 sales |
| Lowest and highest sale | $735,000 to $1,440,000 | 14 sales |
| Dollar volume | $13,685,500 | 14 sales |
| Median price per square foot | about $853 | 14 sales |
| Median days on market | 35 | 13 sales (one sale entered after closing is excluded) |
| Median sale to final list price | 95.4 percent | 13 sales (same exclusion) |
| Sales entered after closing (Sold Data Entry) | 1 | 14 sales |
With 14 sales the median is the average of the 7th and 8th prices, $955,000 and $960,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 14 ratios. One of the 14 sales was entered after closing and was not marketed through the MLS; it counts in the closing count and the price figures but not in days on market or sale to list.
| Closed | Building | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| 2026-08-31 | Sandcastle I (730) | 705 | 1,148 | 2 Bed | $835,000 | $875,000 | $727 | 69 |
| 2026-07-16 | Sandcastle I (730) | 506 | 1,318 | 2 Bed | $796,000 | $834,500 | $604 | 105 |
| 2026-07-14 | Sandcastle II (720) | 507 | 1,318 | 2 Bed | $1,000,000 | $1,125,000 | $759 | 35 |
| 2026-05-22 | Sandcastle I (730) | 802 | 1,020 | 2 Bed | $960,000 | $979,000 | $941 | 14 |
| 2026-05-12 | Sandcastle I (730) | 1201 | 1,326 | 2+Den | $1,350,000 | $1,425,000 | $1,018 | 4 |
| 2025-09-11 | Sandcastle II (720) | 501 | 1,326 | 2 Bed | $1,440,000 | $1,460,000 | $1,086 | 4 |
| 2025-08-06 | Sandcastle II (720) | 1007 | 1,318 | 2 Bed | $1,000,000 | $1,124,000 | $759 | 65 |
| 2025-08-06 | Sandcastle I (730) | 702 | 1,020 | 2 Bed | $875,000 | $899,000 | $858 | 11 |
| 2025-06-02 | Sandcastle I (730) | PH1303 | 1,228 | 2+Den | $1,050,000 | $1,225,000 | $855 | 141 |
| 2025-06-02 | Sandcastle II (720) | 205 | 1,148 | 2 Bed | $960,000 | $990,000 | $836 | 17 |
| 2025-05-31 | Sandcastle I (730) | 1002 | 1,020 | 2 Bed | $880,000 | $880,000 | $863 | Entered after closing |
| 2025-03-27 | Sandcastle I (730) | 305 | 1,148 | 2 Bed | $849,500 | $914,000 | $740 | 77 |
| 2025-01-28 | Sandcastle I (730) | 502 | 1,020 | 2 Bed | $955,000 | $979,000 | $936 | 27 |
| 2024-10-22 | Sandcastle II (720) | 1104 | 863 | 1 Bed | $735,000 | $785,000 | $852 | 41 |
Source: Southwest Florida MLS, closed sales matched to the condominium name SANDCASTLE AT MARCO BEACH, pulled 2026-10-07. Square footage is as entered in the MLS.
Nine of the 14 sales were at Sandcastle I (730) and five at Sandcastle II (720). The median of the nine Sandcastle I sales was $880,000, from $796,000 to $1,350,000; the median of the five Sandcastle II sales was $1,000,000, from $735,000 to $1,440,000. Those medians are of small groups and mix different plans, so they describe the sales that happened, not a price gap between the buildings. Over the full 60 months the split is closer: 18 Sandcastle I sales at a median of $842,250 and 19 Sandcastle II sales at a median of $960,000.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 15 qualified, arm’s-length recorded sales of Sandcastle units in the 24 months to 2026-08-24, at a median of $960,000 and a range of $735,000 to $1,440,000. 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. Four of those 15 deeds, all at 720 South Collier, do not match any MLS closing in our pull: $1,150,000 for a 1,318 square foot unit on 2025-03-18, $985,000 for a 1,148 square foot unit on 2025-03-31, $880,000 for a 962 square foot unit on 2025-08-29 and $1,050,000 for a 1,148 square foot unit on 2026-05-13. In our reading those were sold without an MLS listing, which is why an owner pricing a Sandcastle unit should look at the deeds as well as the MLS.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 95.4 percent means the typical marketed Sandcastle sale in the 24 months to 2026-10-07 closed about 4.6 percent below its last asking price. The range ran from 85.7 percent, on the penthouse-level unit PH1303 at Sandcastle I that took 141 days, to 98.6 percent on the beach-side 501 at Sandcastle II that sold in 4 days.
The 14 sales run from $735,000 to $1,440,000, and the spread follows the floor plan. The two highest, $1,440,000 and $1,350,000, were both 1,326 square foot beach-side “01” units. The lowest two-bedroom sale, $796,000, was a 1,318 square foot unit at Sandcastle I that sold for $204,000 less than a 1,318 square foot unit at Sandcastle II two days earlier. Condition, renovation, floor and building carry that difference, which is why a valuation for a Sandcastle unit has to be built from the specific stack and building, not from the median.
Sandcastle is a pair of 94-unit beachfront towers on the Marco Island gulf-front corridor, with a 24-month median sale of $957,500 (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.
Sandcastle’s calendar-year median MLS sale moved between $790,000 and $999,000 from 2022 to 2026, on five to nine closings a year, and the yearly figure swings with the mix of one-bedroom and beach-side units that happened to sell (Southwest Florida MLS, pulled 2026-10-07). The plan-by-plan table in the next section is a steadier price guide than the yearly median.
Data updated: October 2026.
| Year | Closings | Median of that year’s sales | Range |
|---|---|---|---|
| 2021 | 1 | $740,000 (one sale) | Partial year: 2021-10-07 to 2021-12-31 only |
| 2022 | 9 | $885,000 | $610,000 to $1,500,000 |
| 2023 | 5 | $999,000 | $739,000 to $1,051,000 |
| 2024 | 9 | $790,000 | $615,000 to $1,500,000 |
| 2025 | 8 | $957,500 | $849,500 to $1,440,000 |
| 2026 | 5 | $960,000 | $796,000 to $1,350,000; partial year to 2026-10-07 |
Every yearly group is under ten sales, so each median is the median of those few sales only. The 60-month window behind this table holds 37 closings at a median of $885,000, two of them entered after closing.
The low 2024 median does not mean prices fell that year: three of the nine 2024 sales were 863 square foot one-bedroom units, which pulled the middle of the group down, while a beach-side “01” unit sold for $1,500,000 the same year. Read by plan, the record is steadier. The 36-month window (22 closings, median $915,000) and the 60-month window (37 closings, median $885,000) sit just below the 24-month median of $957,500. In our reading that is a building holding its value while insurance, reserve funding and the 2022 to 2025 Florida condominium laws pushed costs up across older Gulf towers; the MLS shows the price, not the cause.
Sandcastle had three units listed for sale and one pending on 2026-10-07, all priced between $709,900 and $885,000. The three active asking prices have a median of $859,000, about $98,500 below the 24-month median sale of $957,500, because two of the four listings are 863 square foot one-bedroom units.
Data updated: October 2026. Active and pending listings as of 2026-10-07, Southwest Florida MLS.
| Status | Building | Unit | Sq ft | Beds | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Active | Sandcastle I (730) | 106 | 1,318 | 2 Bed | $885,000 | $671 | 541 |
| Active | Sandcastle II (720) | 103 | 962 | 2 Bed | $859,000 | $893 | 114 |
| Active | Sandcastle II (720) | 304 | 863 | 1 Bed | $725,000 | $840 | 36 |
| Pending | Sandcastle II (720) | 904 | 863 | 1 Bed | $709,900 | $823 | 109 |
Square footage and days on market are as entered by the listing agent.
Three active listings against 14 sales in 24 months (0.58 sales a month) is about 5.1 months of supply. Supply is thin in absolute terms: four listings out of 188 units is about 2 percent of the property. The listing on the market longest, a first-floor 1,318 square foot unit at Sandcastle I, had been listed 541 days on 2026-10-07 at an ask of $671 a square foot, between the $604 and $759 a square foot that the three 1,318 square foot sales in the 24-month window achieved, which tells a buyer that floor level and condition weigh heavily here.
The two one-bedroom listings ask $709,900 and $725,000, against the one one-bedroom sale in the 24-month window at $735,000 and a 60-month one-bedroom median of $700,000. The 962 square foot two-bedroom asks $859,000, above the $830,000 median of the five “03” stack sales in 60 months. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
Sandcastle’s unit size and view follow the last two digits of the unit number. Sandcastle I’s own notes say all “04” units are one-bedroom with northwest beach views, “02” and “06” units are two-bedroom with northwest views, “03,” “05” and “07” units are two-bedroom with southwest views, and “01” units are two-bedroom plus den “on the beach side of the building” (Sandcastle I units available for rent, 2026-09-11).
| Stack | Plan as sold | Sq ft as entered | View (Sandcastle I notes) | Closings, 60 months | Median of those sales | Median $/sq ft |
|---|---|---|---|---|---|---|
| 01 | 2 bed plus den, beach side | 1,326 | Beach side | 3 | $1,440,000 | about $1,086 |
| 02 | 2 bed | 1,020 (one top-floor sale at 1,460) | Northwest | 8 | $882,500 | about $865 |
| 03 | 2 bed | 962 (one at 862, one penthouse level at 1,228) | Southwest | 5 | $830,000 | about $863 |
| 04 | 1 bed | 863 | Northwest | 8 | $700,000 | about $811 |
| 05 | 2 bed | 1,148 | Southwest | 6 | $955,000 | about $832 |
| 06 | 2 bed | 1,318 | Northwest | 4 | $989,000 | about $750 |
| 07 | 2 bed | 1,318 | Southwest | 3 | $1,000,000 | about $759 |
The 60-month window runs to 2026-10-07 and holds 37 closings. Every group is under ten sales, so each median is the median of those few sales only. Below the top floors, the same unit numbers carried the same sizes in both buildings in the sales we tracked, so the stack pattern reads across Sandcastle I and Sandcastle II, though the view notes are Sandcastle I’s.
The roll records heated areas of 863 to 1,883 square feet across the 188 units, with a median of 1,148. The most common roll sizes in the county’s qualified-sale records are 1,318 square feet (34 recorded sales), 962 (28), 863 (22), 1,020 (21) and 1,148 (18), which match the stack plans above. Larger roll sizes of 1,460, 1,533 and 1,883 square feet appear only a handful of times and correspond to top-floor units; a buyer looking at one should read its plan on the condominium plat and the roll record for that parcel.
Yes, in every sale we tracked. The three “01” closings in 60 months were $1,500,000 (unit 901 at Sandcastle I, 2024-07-17), $1,440,000 (unit 501 at Sandcastle II, 2025-09-11) and $1,350,000 (unit 1201 at Sandcastle I, 2026-05-12), a median of about $1,086 a square foot, against about $750 to $865 for the other two-bedroom stacks. Two of the three sold within four days of listing.
The “04” one-bedroom units sold at a 60-month median of $700,000, from $610,000 to $740,000, across eight sales, and two of the four listings on 2026-10-07 were “04” units. Every other stack is a two-bedroom plan. A one-bedroom is the entry price to the building; Sandcastle I caps rental occupancy at four people in a one-bedroom unit and six in the others.
Not on its own in the sales we tracked. In the 24-month window the two 1,318 square foot sales on the fifth floor, units 506 and 507, closed at $796,000 and $1,000,000 two days apart in different buildings, and the tenth-floor 1007 closed at $1,000,000. Stack, building and condition explained more of the price than height did.
Sandcastle is two recorded condominiums, each with its own declaration and its own association. Sandcastle I’s association was incorporated in 1980 and Sandcastle II’s in 1981, and the roll dates the buildings to 1982 and 1983. Sandcastle II’s original Declaration of Condominium is recorded at Official Records Book 1000, Page 851, Collier County, and the building now operates under a Third Amended and Restated Declaration.
The roll lists 94 parcels under SANDCASTLE I, THE A CONDOMINIUM at 730 South Collier Boulevard and 94 under SANDCASTLE II, THE A CONDOMINIUM at 720 South Collier Boulevard, all coded as condominium (use code 4), with no vacant parcels (Collier County roll data files dated 2026-08-29). The year built is 1982 for Sandcastle I and 1983 for Sandcastle II. Sandcastle II’s 2024 reserve study also cites the county property record for its 1983 date.
The Florida Division of Corporations lists The Sandcastle I Condominium Association, Inc., document 754371, Active, filed 1980-09-26, principal address 730 South Collier Boulevard, last annual report filed 2026-03-16; and The Sandcastle II Condominium Association, Inc., document 758764, Active, filed 1981-06-15, principal address 720 South Collier Boulevard, last annual report filed 2026-03-24 (Florida Division of Corporations). Sandcastle II’s record also carries an earlier name, Sandcastle II Condominium Association, Inc., on the same document number.
Sandcastle II’s declaration is the one a buyer can trace in public. The association’s recorded Certificate of Amendment, e-recorded on 2026-04-30 as Instrument 6818446 at Official Records Book 6581, Page 3493, states that the original Declaration of Condominium of The Sandcastle II, a Condominium, “was recorded at Official Records Book 1000, Page 851,” and amends Section 11.2 of the Third Amended and Restated Declaration (Sandcastle II recorded amendment, 2026). Sandcastle I’s declaration sits behind its owner login, so its recording reference was not available for this page; the Collier County Clerk’s Official Records search is the public route (Collier County Clerk records search).
At the members’ meeting on 2026-04-28, Sandcastle II’s owners approved raising the amount the board may spend on additions or capital improvements to the common elements without a two-thirds owner vote from $10,000 to $15,000, according to the approved special membership minutes (Sandcastle II special membership minutes, 2026-04-28). The same meeting approved finishing the grill area countertop and backsplash as a material alteration and chose Dekton over tile for it. For a buyer the practical point is that larger common-element changes still go to an owner vote.
Each building runs its own on-site office with its own manager and staff, and neither association names an outside management company on its public pages. Sandcastle I’s office is open Monday to Friday, 8:00 a.m. to 3:45 p.m., and its handbook says staff “are not permitted to work in units unless directed by Manager” (Sandcastle I Rules and Regulations). Sandcastle II’s assistant manager earned a community association manager license in 2026, per the annual meeting minutes (Sandcastle II annual meeting minutes, 2026-03-24).
Both Sandcastle towers are concrete high-rises with one shared design idea: every main room faces the Gulf. Sandcastle II’s reserve study describes “1 building … average of 15 floors with 94 units,” a slab-on-grade foundation, concrete masonry walls clad in stucco and a flat modified bitumen roof, with open breezeways between units.
The 2024 reserve study prepared by Beryl Engineering and Inspection for Sandcastle II, after a site visit on 2024-10-04, describes “Slab-on-Grade foundation with Concrete Masonry Units (CMU) walls clad in Stucco veneer,” “a predominantly Flat roof design covered with Modified Bitumen” with gutters, and breezeways that are “open walkways.” It adds that “The doors and windows for the individual units are the responsibility of the COA,” which is a point a Sandcastle II buyer should confirm in the declaration, because it differs from Sandcastle I’s published split (Sandcastle II 2024 SIRS).
Sandcastle I’s October 2026 owner notice sets out a general rule that “any component that exclusively serves your individual unit is the owner’s responsibility,” with these specifics: the owner is responsible for plumbing after the main valve and for electrical wiring inside the unit; sliding glass doors and fixed windows are the owner’s responsibility “except in the case of an event, such as a hurricane”; unit and utility door costs are shared with the association if management approves the installation first; and the association repairs raw drywall damaged by building events while the owner pays for paint and wall coverings. Water heaters must be replaced every 10 years, and air conditioning replacement is recommended every 15 years (Sandcastle I owner information, October 2026).
Sandcastle I’s handbook says every unit has a sprinkler head above the entry door and smoke detectors that sound in the unit, and that the building is monitored by a fire alarm system. Its 2026 minutes record a fire alarm panel upgrade being designed and sent to the City for approval, and a fire and smoke damper project under engineering review (Sandcastle I minutes, 2026-09-25). Sandcastle II’s reserve study lists a cooling tower, a boiler, two fire booster pumps, two water pumps and a standby generator among the building’s reserve components, and Sandcastle II has posted a 2024 Engineer Life Safety Systems report and a 2023 emergency responder radio report on its site (Sandcastle II 2024 ELSS report).
Sandcastle II modernized its elevators in 2026: the July 2026 board minutes say “The modernization of the glass elevator has been completed and is functioning as projected,” with replacement of three cracked glass panels planned by mid-October and work on the freight elevator starting 2026-07-21 with a mid-October target (Sandcastle II board minutes, 2026-07-21, draft). Sandcastle I’s 2026 minutes record service elevator subfloor and cab repairs and a dispute with its elevator maintenance contractor, described below.
Sandcastle’s amenities are the full Gulf-tower set: a heated pool and spa, a sauna, tennis and pickleball courts, gas grills, a fitness room, a social room, beach chair storage on a private boardwalk, covered parking and package rooms, with each building running its own. Sandcastle II lists “tennis & pickleball courts, a large heated swimming pool, jacuzzi, outdoor grills, fitness center, sauna, activity/social room, and covered parking” (Sandcastle II about page).
Sandcastle I’s pool and spa are open 8:00 a.m. to dusk; children under 14 must be supervised by an adult; glassware is banned from the pool and grill areas; and meal-type food belongs on the upper deck, with only snacks on the lower deck. Sandcastle II’s 2025 annual report to owners records pool resurfacing and pump and lighting upgrades for the pool and sauna (Sandcastle II special membership minutes, 2025-03-29).
Sandcastle I’s courts are open to all occupants and their guests, with shuffleboard equipment stored on the court and limited pickleball equipment provided; non-marking shoes are required. Sandcastle II reported pickleball of “up to six courts” drawing players three days a week in its 2025 annual report. Sandcastle I’s courts were repainted in September 2026 at the paint supplier’s cost, per its board minutes.
Both buildings reach the sand by boardwalk; Sandcastle II’s reserve study lists a beach boardwalk component. At Sandcastle I there are six beach chair storage areas, five at the end of the boardwalk and one at its start, limited to two chairs per unit from December 1 to April 30, with paddleboard, kayak and beach cart storage under the social room deck for owners in residence and foot washes at both ends of the boardwalk (Sandcastle I Rules and Regulations).
Sandcastle I has two gas grills under the awning near the pool’s shallow end, an exercise room closed to anyone under 14 and requiring a signed indemnification form, and a social room with a large television that owners may reserve for private parties once a month. Sandcastle II has a fitness center and a social room with a kitchen that the association was remodelling in 2026, with completion estimated for 2026-09-01 in its July minutes, and a grill area being refinished after the April 2026 owner vote.
At Sandcastle I each unit has one designated garage space, two unmarked garage spaces are first come, first served, front spaces are for short-term and visitor parking, and every overnight vehicle must be registered with the office. Packages go to a ground-floor package room shared with the library. Sandcastle I has community EV charging stations under 2026 guidelines, and Sandcastle II reported its common-area EV charger “Installed and functioning” in July 2026.
Sandcastle condo fees are $4,700 per unit per quarter in 2026 at both buildings, which is $18,800 a year or about $1,567 a month, according to Sandcastle I’s payment notice and Sandcastle II’s 2026 budget proposal. Listing agents on the Southwest Florida MLS entered $17,604 to $18,804 a year on the four units listed on 2026-10-07.
Data updated: October 2026.
Sandcastle I’s payment notice says: “Effective 1/1/26, the Quarterly Maintenance Dues are: $4,700.00 per unit,” due on the first of January, April, July and October and late after the 10th (Sandcastle I condominium maintenance payments, 2026). The association’s approved 2026 budget, posted on its website, shows the per-unit quarterly total rising from $4,400 in 2025 to $4,700 in 2026, the reserve contribution rising from $202,288 to $300,800, and the insurance line falling from $640,596 budgeted for 2025 to $503,681 for 2026, of which $33,162 is flood insurance and $470,519 property and liability (Sandcastle I approved 2026 budget).
Sandcastle II adopted a 2025 operating budget of $1,391,308 with quarterly dues of $3,700 for operations and $1,000 for reserves, a total of $4,700 (Sandcastle II budget meeting minutes, 2024-12-07). For 2026 the treasurer proposed “keeping quarterly HOA payments at the 2025 amount of $4,700 with $3,650 to Operations and $1,050 to Reserves” (Sandcastle II board minutes, 2025-10-22), and the board adopted the 2026 operating and reserve budgets on 2025-12-03 (Sandcastle II board minutes, 2025-12-03). The adopted 2026 dollar figures themselves are not stated in those minutes; the 2026 budget is in the resale documents.
| Listing set | Count | Annual fee as entered | Frequency entered |
|---|---|---|---|
| Active and pending listings, 2026-10-07 | 4 | $17,604 to $18,804 | Quarterly ($4,700) or monthly ($1,467 to $1,567) |
| Closings in 2026 | 5 | $17,604 to $18,800 | Mostly quarterly at $4,700 |
| Closings in 2025 | 7 | $17,196 to $25,072 | Quarterly or monthly |
| Closings in 2022 | 8 | $11,604 to $13,404 | Quarterly or monthly |
These are figures as entered by listing agents, not either association’s budget. The $25,072 entry on one 2025 closing adds a quarterly and a monthly line for the same $1,567 and does not match either association’s documents; we treat it as an entry error. The $1,467 monthly entries match Sandcastle I’s 2025 rate of $4,400 a quarter rather than its 2026 rate. Read across the years, the entries show the annual fee rising from about $11,600 to $13,400 on 2022 closings to $18,800 on most 2026 closings.
Sandcastle I’s posted 2026 budget lists what the fee pays for: staff wages and payroll taxes, cable television, electricity, natural gas, telephone, trash and recycling, water and sewer, grounds and dune trimming, pest control, pool and spa care, building maintenance including the cooling tower, generator, elevator and fire equipment, flood and property insurance, accounting and legal costs and the reserve contribution (Sandcastle I approved 2026 budget). Sandcastle II’s budget is not posted publicly. Under Florida law a resale buyer is entitled, at the seller’s expense, to the annual budget and annual financial statement (Fla. Stat. 718.503), and the estoppel certificate states the regular assessment and anything owed (Fla. Stat. 718.116). Sellers can get a free valuation that accounts for the fee, and buyers can book a buyer consultation to read the documents with us.
Sandcastle I’s 2026 insurance line of $503,681 divided across 94 units is $5,358.31 per unit per year, or about $446.53 a month, which is about 28.5 percent of the $18,800 annual fee. The reserve contribution of $300,800 divided across 94 units is $3,200 per unit per year, or $800 a quarter. Those two lines, insurance and reserves, are the parts of a Gulf-tower fee that move most from year to year.
At $18,800 a year, the Sandcastle fee is about 2.0 percent of the 24-month median sale of $957,500 ($18,800 divided by $957,500 is 1.96 percent). For a one-bedroom bought at $700,000 it is about 2.7 percent. Because every unit in each building pays its share of the same building costs, the fee weighs more heavily on the smaller plans.
Both Sandcastle associations have used special assessments or reserve borrowing in the last two years, and both say so in their own minutes. Sandcastle II levied $470,000, or $5,000 per unit, for elevator modernization in December 2024; Sandcastle I’s owners voted in December 2025 to borrow from reserves to pay the 2025 to 2026 insurance premium.
At its 2024-12-07 budget meeting, Sandcastle II’s board adopted “a Special Assessment in the amount of $470,000, $5,000 per unit, for the Elevator Modernization project,” due January 15, 2025, or in two payments of $2,500 on January 15 and April 1 (Sandcastle II budget meeting minutes, 2024-12-07). The work was moved to after the high season and started in 2026; the passenger elevator was finished by July 2026 and the freight elevator was targeted for mid-October 2026. A buyer of a Sandcastle II unit today buys after that assessment was paid; the estoppel certificate confirms nothing is still owed.
Sandcastle II’s owners voted at a special membership meeting on 2024-12-07, all 67 proxies in favor, to borrow from the reserve account to pay the 2025 insurance premium in full rather than borrow from a bank (Sandcastle II special membership minutes, 2024-12-07), and voted the same way for the 2026 premium on 2025-12-03 (Sandcastle II special membership minutes, 2025-12-03). Sandcastle I’s owners approved “borrowing from reserves to cover 2025/2026 insurance premium,” 60 proxies all yes, at a special membership meeting on 2025-12-10 (Sandcastle I special membership minutes, 2025-12-10). Borrowing from reserves pays the insurer up front and repays the reserves over the year; Florida law separately limits how reserves for structural items can be used, which the milestone section below explains.
At the same 2025-12-03 meeting Sandcastle II’s owners approved “moving $250,000 from the non-SIRS reserves to the Association’s SIRS reserves to begin the SIRS reserves starting 1/1/2026,” with 67 proxies in favor. That is the account Florida law now requires for structural items, and a buyer reading the 2026 budget should see it.
Sandcastle I’s board minutes of 2026-08-05 record that the existing generator “does not meet code,” that the fire marshal said the non-permitted generator needed to be shut down, that a new natural gas generator was recommended, and that a “Proforma motion” was “to be developed for a special assessment to cover the generator project for the next meeting” (Sandcastle I minutes, 2026-08-05). On 2026-09-25 the board hired an engineering firm for $32,100 to design temporary and permanent generators and obtain the permit. The September minutes we read do not record a special assessment vote. A buyer of a Sandcastle I unit should ask the office whether one has been adopted or proposed, and the estoppel certificate will show any assessment already levied.
Sandcastle I’s posted minutes from May to September 2026 also record: an upper pool deck project in which removing the tile exposed post-tension cables in disrepair, 14 of which were being repaired under a threshold engineer in September; new hurricane-rated windows and doors installed on the upper deck area; a fire alarm panel upgrade; a fire and smoke damper project; service elevator subfloor ($30,600) and cab ($10,357) repairs; a transfer of $93,808 from operating funds to reserves after the 2025 audit; and a new reserve study and updated SIRS commissioned for $7,600 with a site visit on 2026-09-18, ahead of the budget workshop on November 10 to 12, 2026 (Sandcastle I minutes, 2026-09-03; Sandcastle I fall 2026 newsletter).
Sandcastle I’s minutes describe damage to the service elevator that the board attributes to its roofing contractor during a roof replacement. The association retained an elevator consultant, was holding $254,925 pending resolution, and in September 2026 recorded about $153,800 left on a settlement offer with a gap of about $75,000 between the contractor’s offer and the cost of the work. No lawsuit is named in the minutes; the matter was a claim in negotiation with the contractor’s insurer. The question for a buyer is whether any shortfall would fall on owners, which the board’s next budget will answer.
Owning at Sandcastle costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner policy, a rental application fee if you lease, an estoppel fee at sale, and a share of any special assessment. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449, Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s assessment resets to just value the year after purchase; a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155, and a non-homestead unit’s non-school assessment is capped at 10 percent a year under Fla. Stat. 193.1554.
Listing agents entered a $100 or $150 application fee on most Sandcastle sales, and Sandcastle I’s handbook requires a rental application and fee at least 20 days before a tenant moves in. Sandcastle I charges $100 for an extra building fob, refundable, for short-term use, and says all fobs pass to the new owner at a sale. Neither association publishes a transfer or capital contribution fee on its public pages; the estoppel certificate and the declaration show any that apply.
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $957,500 Sandcastle sale carries $6,702.50 of deed stamps, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $700,000 loan that is $2,450 and $1,400. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $900,000 taxable value and the 2026 fee of $18,800 a year: the fee is $1,566.67 a month ($18,800 divided by 12); property tax at 8.9535 mills is $8,058.15 a year, or $671.51 a month; together that is $2,238.18 a month before the HO-6 policy, any flood policy, electricity, the mosquito control levy and any special assessment. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Sandcastle I publishes a 16-page Rules and Regulations handbook adopted on 2026-09-01 that covers arrival, parking, closing a unit, trash, the social room, balconies, security, the pool, the beach and contractors. Sandcastle II’s rules, lease forms, renovation forms and sale forms sit behind its owner login, so this section quotes Sandcastle I unless Sandcastle II is named.
At Sandcastle I, any renovation that needs a City permit requires “a signed Unit Renovation Policy with supporting information approved by management before work begins,” drilling into ceilings or floors “is strictly prohibited,” permanent exterior changes including balconies and front doors need the manager’s approval, and replacement flooring requires soundproofing (Sandcastle I owner information, October 2026). Its May 2026 minutes flag that window installations may now need a threshold engineer and general contractor under rules effective in March 2026. Sandcastle II keeps its renovation forms in the owner area.
Contractors at Sandcastle I work Monday to Friday, 8:00 a.m. to 3:45 p.m., sign in and out at the office, use the loading dock and the rear elevator, park on the east side of the garage after a 10-minute unloading limit, and must be scheduled with the office at least 24 hours ahead. That is narrower than the City of Marco Island’s own rule, which bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays (Marco Island Code of Ordinances, Municode).
At Sandcastle I each unit has one designated garage space; vehicles left overnight must be registered; owners leaving a car while someone else uses their space park it in the vendor spaces and leave a key with the office; and motor homes, campers, watercraft other than paddleboards and kayaks, trailers, motorcycles and scooters are not allowed without the manager’s authorization. No parking is allowed in the unmarked front spaces from 1:00 a.m. to 6:00 a.m. without approval.
Fob keys are required to enter the building and to reach the beach at Sandcastle I, fob use is monitored daily, and visitors are let in through the front entry phone. Lost fobs are disabled. Sandcastle II’s 2026 minutes record new security cameras being considered for vendor parking, the loading dock and guest parking.
Both Sandcastle associations allow rentals with a one-month floor. Sandcastle I’s handbook says “All rentals must be for a minimum period of thirty (30) days (except in the case of February which has 28/29 days),” and Sandcastle II says “Some of our owners rent their units with a minimum rental of one month.” Weekly vacation rentals are not allowed at either building.
Under the handbook adopted 2026-09-01, every rental needs an application and fee submitted to the office at least 20 days before occupancy; subletting is not allowed; renters may register two guests per 30-day period, excluding immediate family; rental occupancy is capped at six people, or four in a one-bedroom unit; and “Owners who rent their unit may not use the condominium facilities during the term of the lease.” Owners must notify the office before renting, and guests and renters meet with staff on arrival to review the rules (Sandcastle I Rules and Regulations). The association also posts a list of units available from their owners, most recently dated 2026-09-11, and directs all questions to those owners.
Sandcastle II’s public page says owners rent “with a minimum rental of one month,” that renters should use local rental agents or owner listings, and that “The association office is not involved with rentals” (Sandcastle II about page). Its lease forms are in the owner area, and its board discussed a background check policy covering purchase and rental applications in March 2025 (Sandcastle II board minutes, 2025-03-29). A buyer planning to rent should read the declaration’s leasing section in the resale package.
Sandcastle I limits owners who are not in residence to twelve overnight guest registrations per calendar year, excluding immediate family. Sandcastle II’s guest rules are not published.
The City of Marco Island has no enforceable vacation rental registration program: Resolution 23-54, adopted 2023-10-02, declared the 2022 rental registration ordinance null and void in October 2023 after state preemption under SB 250, and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the associations, which is why the Sandcastle rules above govern. Rentals of six months or less also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Not at Sandcastle I, whose handbook states: “No pets of any kind are allowed on the premises,” with service and emotional support animal documentation presented to and approved by the office before the stay. Sandcastle II does not publish a pet rule on its public pages, so a buyer with a pet should read Sandcastle II’s declaration and rules before making an offer.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals). Sandcastle I’s own rule already provides for documented service and support animals.
No age restriction appears in either association’s published documents. Sandcastle I’s rules provide for children under 14 with adult supervision at the pool and in the social room, and the Housing for Older Persons Act exemption does not appear in any document we read.
Sandcastle sits in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88 at both building addresses we tested, on FIRM panel 12021C0836J effective 2024-02-08, outside the Coastal Barrier Resources System, and in Collier County storm surge evacuation zone A. The ground at the two geocoded points is about 4.4 and 4.6 feet NAVD88.
Data updated: October 2026.
| Address tested | FEMA zone | Base flood elevation | FIRM panel and effective date | Ground elevation (USGS 3DEP) | Zones mapped within 150 m |
|---|---|---|---|---|---|
| 730 S Collier Blvd (Sandcastle I) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J, 2024-02-08 | 4.4 ft NAVD88 | AE 9, X |
| 720 S Collier Blvd (Sandcastle II) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J, 2024-02-08 | 4.6 ft NAVD88 | AE 9, X |
Method: each address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer, with ground elevation read from the USGS 3D Elevation Program and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper, on 2026-10-07 (FEMA Flood Map Service Center; USGS 3D Elevation Program; USFWS CBRS mapper). A geocoded point falls near the street, not on the beach-side face of the building, so this is a map indication, not a flood determination; each building’s Elevation Certificate and the FEMA address search give the structure’s own zone. Within 150 meters of either point the map shows only zone AE at 9 feet and zone X.
At the two points the ground sits 4.4 to 4.6 feet below the 9-foot base flood elevation (9.0 minus 4.6 is 4.4; 9.0 minus 4.4 is 4.6). In a concrete tower the living floors are far above that line, so the flood exposure is at ground level: the garage, the lobby, the elevator pits, the electrical and mechanical rooms and the pool deck. Sandcastle II’s milestone inspection lists a detached parking garage, and Sandcastle I’s handbook describes the loading dock, trash room and package room on the ground floor.
Florida’s Coastal Construction Control Line marks where the state regulates construction that could affect the beach and dune system. On the Department of Environmental Protection’s line for Collier County, the geocoded points for 730 and 720 South Collier sit 119 and 129 meters from the nearest line segment, on its landward side (FDEP Coastal Construction Control Line program). The beach-side structures, such as the boardwalk and pool deck, are closer to the line; any work seaward of it needs a state permit in addition to a City permit.
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary). We found no public record of Ian damage specific to either Sandcastle building; ask each association for its post-Ian repair and insurance claim history.
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). Sandcastle I’s handbook requires shutters closed on every departure unless the unit has hurricane-protective glass and the owner directs otherwise, and Sandcastle I posted a hurricane release form for owners in October 2026.
Sandcastle II’s 2025 annual report to owners said “The building is almost 100% hurricane proof with the finishing project being completed” and that the association had received an insurance discount for it. Sandcastle I installed upgraded hurricane-rated windows and doors in its upper deck area in 2026 and removed the old shutters there, according to its fall 2026 newsletter. Neither statement is an engineering certification; the wind mitigation form for each building, described below, is the document an insurer relies on.
Each Sandcastle association insures its own building under a master policy and passes the cost through the fee; each owner carries an HO-6 policy for the inside of the unit, improvements and liability. The deductible is the number buyers overlook: Sandcastle II’s board minutes put its hurricane deductible at 3 percent of the insured value, or $11,915 per unit if it were assessed to owners.
At its 2025-03-29 meeting Sandcastle II’s board reviewed its deductibles: a 3 percent hurricane deductible and a 1 percent all-other-wind deductible on an insured value of $37,344,000, which the minutes put at $1,120,020 for a hurricane, “or $11,915 special assessment per unit,” and $373,340 for all other wind, “or $3,972 special assessment per unit,” plus a $25,000 all-other-hazard deductible including water and fire and a $2,000 flood deductible (Sandcastle II board minutes, 2025-03-29). The same meeting renewed a $300,000 line of credit, and the annual report said the association “has purchased wind coverage with Citizens (still our only option) again this year.” The board reviewed the deductibles again in March 2026. An HO-6 policy with loss assessment coverage is how an owner insures against a share of that deductible.
Sandcastle I budgeted $503,681 for insurance in 2026, $470,519 for property and liability and $33,162 for flood, down from $640,596 budgeted in 2025 (Sandcastle I approved 2026 budget). Its posted owner documents do not state its deductibles; ask the office for the current certificate of insurance and deductible schedule.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, phased in by replacement cost, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Sandcastle unit does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, and the association’s own building flood policy is separate from the owner’s.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year, adds an 18 percent Reserve Fund Assessment, a $25 or $250 HFIAA surcharge (primary residence or not) and a federal policy fee, and says a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System communities effective October 1, 2026 shows the City of Marco Island, community number 120426, at Class 5, a 25 percent premium discount, effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). In a high-rise those features belong to the building, so the credits land on the master policy. Sandcastle II’s board voted in December 2024 to apply to the My Safe Florida Condominium Pilot Program, which offers hurricane mitigation inspections and grants to associations, and noted the program was not then taking applications (Sandcastle II My Safe Condo notice; My Safe Florida Home).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Sandcastle seller completes it for the unit.
Both Sandcastle towers are more than three habitable stories and reached 30 years old before July 1, 2022, so under Florida law each owed its initial milestone structural inspection before December 31, 2024 and a structural integrity reserve study (SIRS) by December 31, 2025. The City accepted Phase 1 milestone reports for both towers on 2024-12-24, with no Phase 2 case for either (City of Marco Island Civic Access permit and milestone records). Sandcastle II has posted its summary and its SIRS; Sandcastle I’s minutes record an updated SIRS commissioned in August 2026.
Data updated: October 2026.
TRC Worldwide Engineering inspected Sandcastle II at 720 South Collier on 2024-07-25 and 2024-10-03, covering the exterior envelope from the ground, the detached parking garage and the rooftop, a random 25 percent of the units including their lanais, and the stairwells, mechanical rooms, electrical rooms and service areas. Its summary, signed 2024-12-20, says the firm “did not identify any structural elements with substantial structural deterioration or any unsafe or dangerous conditions as defined in the Florida Building Code,” and that “a Phase 2 Milestone Inspection is not required” (Sandcastle II milestone inspection summary). The association also posted the phase one report form (Sandcastle II milestone inspection form).
Beryl Engineering and Inspection’s SIRS for Sandcastle II, dated 2024-12-17, starts from a reserve balance of $479,522 and recommends, “Using a 10% Baseline Funding Strategy,” that the association “contribute at least $156,044.49 per year into the Reserve Fund,” which the study states as $138.34 per unit per month across 94 units (Sandcastle II 2024 SIRS). It rated the reserve fund “currently at 17.98%, which is considered Weak,” and noted the association was already contributing $360,000 a year, which it called adequate to keep the fund positive through the 30-year study. The study’s own 30-year cash-flow table shows $470,000 in its “Loans or Special Assessment” column for 2025, which matches the elevator assessment the board adopted.
| Component (SIRS list) | Today’s cost in the study | Remaining life in the study |
|---|---|---|
| Elevator motors, boards and cabs (2, non-SIRS) | $605,000 | 1 year |
| Painting, building and stairways | $487,500 | 4 years |
| Fire alarm system | $50,000 | 8 years |
| Standby generator | $85,000 | 15 years |
| In-wall plumbing pipes (94 units) | $517,000 | 15 years |
| Cooling tower | $190,187 | 15 years |
| Modified bitumen roof (15,000 sq ft) | $187,500 | 17 years |
| Balcony railings (12,362 sq ft) | $618,100 | 20 years |
| Stairway and walkway railings | $242,250 | 20 years |
Source: Sandcastle II 2024 SIRS component list, prepared 2024-12-17 at a 2 percent inflation assumption. The study’s 30-year cash flow shows its two largest projected years at $1,709,425 in 2039 and $1,629,639 in 2044.
The study’s recommended $156,044 a year divided across 94 units is $1,660.04 per unit per year, or $138.34 a month, the figure the study prints. The 2026 budget proposal put $1,050 a quarter of each owner’s $4,700 toward reserves, which is $4,200 per unit per year, or $394,800 across 94 units, more than double the study’s minimum. Those are averages: the declaration allocates common expenses by its own share formula, so a larger unit can pay more than a one-bedroom.
The City’s record shows Sandcastle I’s Phase 1 milestone report, by CE Engineering and Consulting, accepted on 2024-12-24 under case MS1-24-08271, with no Phase 2 case (City of Marco Island Civic Access permit and milestone records). Sandcastle I has not posted that summary or a SIRS on its public pages. Its August 2026 minutes record a motion “to hire Association Reserves to perform the new reserve study and updated SIRS for $7600,” with a site visit on 2026-09-18, after its auditor recommended a reserve study (Sandcastle I minutes, 2026-08-05). Under Florida law the association must give owners the inspector’s summary within 45 days of receiving a milestone report and a copy or notice of a SIRS within 45 days, so a buyer should ask for both, and for the post-tension cable repair scope on the upper pool deck.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it turns 30, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found (Fla. Stat. 553.899). By the county’s year-built dates, Sandcastle I turned 30 in 2012 and Sandcastle II in 2013, both before July 1, 2022, so both fell under the December 31, 2024 deadline.
A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done with a milestone inspection due by then (Fla. Stat. 718.112). Associations report SIRS completion to the state, and the Division publishes the submissions (DBPR SIRS reporting).
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a SIRS may not vote to provide no reserves or reduced reserves for the SIRS items, and a special assessment, line of credit or loan to fund them needs a majority of the total voting interests (Fla. Stat. 718.112). Sandcastle II’s December 2025 transfer of $250,000 into a dedicated SIRS reserve account is that rule at work.
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records, which must be produced within 10 working days of a written request (Fla. Stat. 718.111). At Sandcastle ask specifically for the milestone summary, the SIRS and current reserve schedule, the master policy deductibles, any special assessment adopted or proposed (at Sandcastle I, the generator), and the last two years of board minutes.
Sandcastle is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 720 or 730 South Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Sandcastle is inside the City of Marco Island, so building permits, flood rules, beach construction and sea turtle lighting rules, noise limits and code enforcement come from the City, not from Collier County, and work on the beach side can also need a state coastal permit. The City adopted its current flood damage prevention ordinance in 2024 alongside the FEMA map effective 2024-02-08.
A unit renovation that needs a permit goes through City of Marco Island Building Services, and Sandcastle I requires its signed renovation policy before work begins. The City’s flood code treats work costing 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement that must meet current flood elevation rules (City of Marco Island floodplain documents); for a 94-unit tower that threshold is measured on the whole building, so it bites on building-wide projects, not on a single kitchen.
The City’s sea turtle protection rules cover the whole beachfront from Cape Marco to Hideaway Beach during nesting season, May 1 to October 31: lighting visible from the beach must be long-wavelength, shielded and downward, interior lights must be off after 9:00 p.m. or shaded, and construction, fill or mechanical beach cleaning within 100 feet of the nesting zone is barred during the season (Marco Island Code, Chapter 54, Article V; Marco Island Code of Ordinances). Sandcastle I’s handbook warns that violations “can result in large fines levied by the City to the responsible party.”
The City bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, bans fertilizer from June 1 to September 30, and enforces swale and beach-access parking limits under its code. Sandcastle I’s own contractor hours, Monday to Friday until 3:45 p.m., are narrower than the City’s.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Daily life at Sandcastle runs through each building’s office for registration, fobs, packages and contractor access, with trash chutes on every floor, a package room on the ground floor and the beach at the end of the boardwalk. Groceries and urgent care are a short drive north on Collier Boulevard; there is no hospital emergency department on Marco Island.
At Sandcastle I, trash chutes are on each floor on the north side, used between 8:00 a.m. and 10:00 p.m. if possible, with a large bin and recycling at the loading dock; mail is delivered once an owner places a delivery card in the mailbox; packages go to the ground-floor package room; and grocery and luggage carts wait at the loading dock door, which is the entrance for groceries and furniture (Sandcastle I owner information, October 2026). Staff enter unoccupied units monthly for a unit check, with the owner’s consent on file, and change air-conditioning filters every March. Sandcastle II moved its mail slot area to the loading dock room because of package volume, according to its 2025 annual report.
Both buildings open onto the Gulf beach by private boardwalk, so there is no beach parking to find. Marco Island’s audible lightning warning system sounds one long siren for lightning in the area and three short sirens for all clear, and Sandcastle I’s rules ask everyone to leave the water and the pool deck at the warning. The public beach accesses on this side of the island are South Marco Beach, with about 70 spaces off South Collier Boulevard, and Tigertail Beach to the north (City of Marco Island beach access; Collier County Marco Island beaches). Sandcastle II’s owners have raised concerns about beach vendors’ frontage and about public parking in the building’s visitor lot, per its December 2025 minutes.
The beach in front of the South Collier towers is part of the Marco Island Beach Restoration Project, which the Florida Department of Environmental Protection records as completed in February 1991 with 1,260,000 cubic yards placed along 2.64 miles, followed by maintenance placements in 2006, 2013, 2016, 2019 and 2020 (FDEP Strategic Beach Management Plan, Southwest Gulf Coast). Sandcastle I’s budget carries a dune trimming line, $14,000 in 2026, for the association’s own dune.
The nearest supermarkets are on North Collier Boulevard: Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island). The Marco Island Farmers’ Market runs Wednesdays in season at Veterans Community Park.
NCH runs an urgent care center at 40 South Heathwood Drive on the island, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
Sandcastle and Summit House are both early-1980s Gulf-front towers on South Collier Boulevard with their own beach access, and they serve different buyers: in the 36 months to 2026-10-07 Sandcastle’s median MLS sale was $915,000 on 22 closings against Summit House’s $1,373,750 on 12. Sandcastle is the smaller-unit, lower-price pair of buildings; Summit House is one 22-story tower of larger units.
Data updated: October 2026. Both buildings, 36 months to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29. The 36-month window is the first with ten or more closings at Summit House, so both buildings are compared on it.
| Yardstick | Sandcastle (I and II) | Summit House |
|---|---|---|
| Address | 720 and 730 S Collier Blvd | 280 S Collier Blvd |
| Units (county roll) | 188 in two buildings | 128 in one building |
| Year built (county roll) | 1982 to 1983 | 1981 |
| Height (association) | 16 stories (Sandcastle II) | 22 stories |
| Heated sq ft (county roll) | 863 to 1,883, median 1,148 | 1,733 to 2,500, median 2,300 |
| Bedrooms | 1, 2, and 2 plus den | 2 and 3 |
| Closed sales, 36 months | 22 | 12 |
| Median sale, 36 months | $915,000 | $1,373,750 |
| Sale range, 36 months | $615,000 to $1,500,000 | $925,000 to $2,750,000 |
| Median $/sq ft, 36 months | about $844 | about $713 |
| Median days on market, 36 months | 35 | about 70 |
| Median sale to final list, 36 months | 95.4 percent | 92.3 percent |
| Listings on 2026-10-07 | 3 active, 1 pending ($709,900 to $885,000) | 2 active ($1,285,000 and $1,450,000) |
| Annual fee as entered on current listings | $17,604 to $18,804 | $21,096 to $22,240 |
| Rental minimum (association) | 30 days (Sandcastle I) or one month (Sandcastle II) | 3 months |
| Staffing (association) | On-site office in each building | Door attendant seven days a week |
Fees are as entered by listing agents, not association budgets. Summit House figures are from its node in the same MLS pull and county files and from the association’s own site, which describes “22 stories high,” “128 luxury units,” a door attendant seven days a week and “a 3 month minimum rental” (The Summit House).
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The lower entry price on the beach | Sandcastle | 36-month median $915,000 versus $1,373,750 |
| Three bedrooms or more than 2,000 square feet | Summit House | Units of 1,733 to 2,500 sq ft versus 863 to 1,883 |
| Shorter rental minimums | Sandcastle | One month or 30 days versus 3 months |
| A lower annual fee | Sandcastle | $17,604 to $18,804 versus $21,096 to $22,240 as entered |
| Faster resale for a seller | Sandcastle | Median 35 days on market versus about 70 |
| A door attendant | Summit House | Seven days a week, per the association |
| More sales to price from | Sandcastle | 22 closings in 36 months versus 12 |
| Lower price per square foot | Summit House | About $713 versus about $844 |
Two more beach towers sit on either side of Sandcastle by street number. Royal Seafarer at 300 South Collier is a 128-unit 1983 tower whose units are all about 1,100 square feet on the roll; it closed eight sales in the 24 months to 2026-10-07, the median of those eight sales was $839,950, and its 2025 SIRS recommends $140,000 a year for structural reserves (Royal Seafarer 2025 SIRS). The Somerset at 780 South Collier, Sandcastle’s neighbor to the south, is a 122-unit 1990 building with a median of 1,288 square feet on the roll; it closed nine sales in the same 24 months, and the median of those nine sales was $1,915,000, about $1,206 a square foot. A buyer who wants Sandcastle’s price with a newer building has no exact match on this stretch; one who wants Sandcastle’s size can compare Royal Seafarer, and one who wants a newer, pricier building can compare The Somerset. Every building on the corridor is compared in our Marco Island gulf-front condo guide.
Selling at Sandcastle? 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 South Collier beach? Call Marc at (239) 287-5873 or book a buyer consultation.
Sandcastle’s strengths are direct beach access, a full amenity deck, a monthly rental floor, steady resale and a price below the newer Gulf towers; its weaknesses are small units, 1980s buildings carrying capital projects and assessments, a no-pet rule at Sandcastle I and a flood zone AE site whose ground floors sit below base flood elevation.
If you’re searching for a Sandcastle listing agent, or thinking, ‘I need someone to sell my Sandcastle home…’, McGreevy and Comisar are the team to call. Sandcastle recorded 14 closings in the 24 months to 2026-10-07 at a median of $957,500, and the median marketed sale closed at 95.4 percent of its final asking price in 35 days.
In the last 24 months we tracked 14 Sandcastle resales on the Southwest Florida MLS: $13,685,500 in total volume, a median sale of $957,500, a median of 35 days on market across the 13 marketed sales, and a median sale-to-final-list ratio of 95.4 percent. One of the 14 was entered after closing and was not marketed through the MLS. In the 12 months to 2026-10-07 there were five closings, at a median of $960,000.
Selling here is a stack-and-building exercise. A buyer compares your unit with the same stack in the other building, so the plan, the view, the floor and the condition have to be priced against those exact comparables, including the four recent Sandcastle II deeds that never reached the MLS. Three Sandcastle specifics shape a sale. First, buyers and lenders will ask about each association’s engineering and money: at Sandcastle II the milestone summary, the SIRS and the paid elevator assessment are posted and help a sale; at Sandcastle I, buyers will ask about the generator, the fire panel, the elevator claim and the pool deck, so have the latest minutes and the estoppel in hand early. Second, insurance deductibles and fees are now part of the price conversation. Third, the rental rules shape the buyer pool: a one-month minimum suits seasonal renters, and at Sandcastle I owners who rent give up the facilities, which matters to buyers who plan to mix use and rental.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Sandcastle sales of your stack, in your building, not the 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 Sandcastle sale in the 24 months to 2026-10-07 took 35 days on the market, across 13 sales, with a range from 4 days to 141 days (Southwest Florida MLS). The two beach-side “01” units sold in 4 days each.
Close to it. The median marketed Sandcastle sale closed at 95.4 percent of its final list price in the 24 months to 2026-10-07, from 85.7 to 98.6 percent (Southwest Florida MLS).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the signed contract controls on every sale.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503). At Sandcastle, add the last year of board minutes and the master policy deductibles.
It can. Sandcastle I’s August 2026 minutes record that a special assessment motion for the generator project was to be drafted. The purchase contract decides who pays an assessment levied before closing, and the estoppel certificate shows what is owed, so settle it in the contract.
Selectively. Same-plan units sold up to $204,000 apart in the 24-month window, which shows buyers pay for condition, but at Sandcastle I any permitted work needs the signed renovation policy, new flooring needs soundproofing, and contractors work only weekdays until 3:45 p.m.
Jesse McGreevy and Marc Comisar are top-reviewed Sandcastle realtors on Marco Island. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service 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 and the #5 real estate team in Florida (RealTrends 2026). They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Jesse and Marc bring over 45 years of combined direct real estate experience to every Sandcastle sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Sandcastle condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Sandcastle? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the island, see our Marco Island area guide.
The questions below come from the search terms people use for Sandcastle and Marco Island beachfront condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Sandcastle is two beachfront condominium towers on Marco Island, Florida: Sandcastle I at 730 South Collier Boulevard, built 1982, and Sandcastle II at 720 South Collier Boulevard, built 1983, with 94 units each. Both open onto the Gulf beach by boardwalk.
No. They are two separate condominiums with separate associations, Sunbiz documents 754371 and 758764, separate budgets, rules and engineering. The Southwest Florida MLS lists both as Sandcastle at Marco Beach.
In the 24 months to 2026-10-07, 14 Sandcastle units sold at a median of $957,500, from $735,000 to $1,440,000 (Southwest Florida MLS). One-bedroom “04” units have sold for $610,000 to $740,000 over five years.
Both associations bill $4,700 per unit per quarter in 2026, which is $18,800 a year, according to Sandcastle I’s payment notice and Sandcastle II’s 2026 budget proposal.
Yes. Sandcastle II calls itself “a 16 story building located on the beach,” Sandcastle I calls itself “a private residential beachfront condominium,” and both reach the sand by a private boardwalk.
Sandcastle II’s association says 16 stories and its 2024 reserve study says “an average of 15 floors”; Sandcastle I’s unit numbers run from the first floor to 1501 on the fifteenth.
On the MLS, the common plans are 863 square feet (one-bedroom), 962, 1,020, 1,148 and 1,318 square feet (two-bedroom) and 1,326 square feet (two-bedroom plus den on the beach side); the county roll runs from 863 to 1,883 square feet.
Sandcastle I’s notes say the “01” units are “on the beach side of the building,” the “02,” “04” and “06” units have northwest beach views and the “03,” “05” and “07” units have southwest beach views.
Not at Sandcastle I, whose 2026 rules say “No pets of any kind are allowed on the premises,” apart from approved service and support animals. Sandcastle II does not publish a pet rule; read its declaration and rules before you buy.
Yes, monthly or longer. Sandcastle I requires at least 30 days (February excepted) with an application filed 20 days ahead, and Sandcastle II says its owners rent with “a minimum rental of one month.”
No. Both associations set a one-month or 30-day floor, and the City of Marco Island’s rules do not override a condominium’s own rental restrictions.
Yes, both towers. The City accepted Phase 1 reports for Sandcastle I and Sandcastle II on 2024-12-24. Sandcastle II’s posted summary found no substantial structural deterioration and no phase two required; Sandcastle I has not posted its summary publicly, so ask for it in the resale documents.
Sandcastle II levied $5,000 per unit for elevator modernization in December 2024, due in 2025. Sandcastle I’s August 2026 minutes say a special assessment motion for a new generator was to be drafted; ask the office whether one has been adopted.
FEMA zone AE with a base flood elevation of 9 feet NAVD88 at both building addresses, on FIRM panel 12021C0836J effective 2024-02-08, outside the Coastal Barrier Resources System.
Yes. Both addresses fall in Collier County storm surge evacuation zone A, the first zone ordered out in a surge threat.
Yes. Sandcastle II lists covered parking (Sandcastle II about page), and Sandcastle I assigns one designated garage space per unit (Sandcastle I Rules and Regulations).
A heated pool and spa, sauna, tennis and pickleball courts, gas grills, a fitness room, a social room, beach chair storage on the boardwalk, EV charging and package rooms, with each building running its own.
Each association runs its own on-site office with a manager and staff; neither names an outside management company on its public pages.
No. Neither association’s published documents carry an age restriction, and Sandcastle I’s rules provide for children under 14 with supervision.
Collier County Public Schools; the island is in the Tommie Barfield Elementary, Manatee Middle and Lely High zones, with two charter schools on the island. Confirm the address on the district’s zoning tool.
Yes, subject to the lender’s review of the association. Lenders look at the budget, reserves, insurance, the milestone inspection and the SIRS, which is why the documents described on this page matter to a financed buyer.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.
These are the questions Sandcastle owners ask when they decide to sell, answered from the Southwest Florida MLS, the Collier County roll, Florida statute text and the two associations’ own documents.
Start from your stack: over the 60 months to 2026-10-07 the median of the three beach-side “01” sales was $1,440,000, of the eight “02” sales $882,500, of the five “03” sales $830,000, of the eight “04” one-bedroom sales $700,000, of the six “05” sales $955,000, and of the seven “06” and “07” sales $1,000,000, each the median of that small group only.
Fourteen Sandcastle units closed in the 24 months to 2026-10-07 at a median of $957,500, a range of $735,000 to $1,440,000 and a total of $13,685,500 (Southwest Florida MLS).
Five closed in the 12 months to 2026-10-07: $1,350,000, $1,000,000, $960,000, $835,000 and $796,000, a median of $960,000 for those five sales.
Three were active and one pending on 2026-10-07, asking $709,900 to $885,000, about 5.1 months of supply at the 24-month pace.
The median marketed Sandcastle sale in the last 24 months took 35 days on the market across 13 sales; the range ran from 4 to 141 days.
The median marketed sale closed at 95.4 percent of its final list price in the 24 months to 2026-10-07, from 85.7 to 98.6 percent.
Over 60 months the median Sandcastle II sale was $960,000 on 19 sales and the median Sandcastle I sale $842,250 on 18, but the mix of plans differs, so compare the same stack in each building before reading anything into it.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price every Sandcastle listing from the closed sales and recorded deeds of the same stack. Call Jesse direct at (239) 898-6072.
Some owners sell privately. In the county’s 24-month window to 2026-08-24, four of the 15 qualified Sandcastle deeds, all at 720 South Collier, did not match an MLS closing; they are still comparables for your price.
Neither association publishes a sale approval rule on its public pages; Sandcastle II keeps its sale forms in the owner area and has discussed background checks on purchase applications. The declaration governs, so ask your office before you list.
Florida caps the fee at $250 when nothing is owed, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, subject to inflation adjustment (Fla. Stat. 718.116).
Ten business days from the request under Fla. Stat. 718.116, and the certificate is effective for 30 days when delivered by hand or electronically.
The seller customarily pays deed stamps of 70 cents per $100 of price under Fla. Stat. 201.02, which is $6,702.50 on a $957,500 Sandcastle sale; the contract controls.
In Collier County the buyer customarily pays the owner’s title policy and chooses the title agent; the signed contract decides on every sale.
Florida gives a resale buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after signing and receiving the required documents, and a waiver of that right has no effect (Fla. Stat. 718.503).
Yes. Since October 1, 2024, Florida requires the seller to give a flood disclosure at or before contract, covering known flood damage, flood claims and flood assistance received (Fla. Stat. 689.302).
Buyers and lenders ask for both. Sandcastle II’s posted 2024 milestone summary and SIRS help a sale; a Sandcastle I seller should get the association’s milestone summary (the City accepted its Phase 1 report on 2024-12-24) and its updated SIRS, commissioned in 2026, before listing.
It was levied in December 2024 at $5,000 per unit and due by April 1, 2025 at the latest. Your estoppel certificate will confirm that nothing remains owed on your unit.
The purchase contract allocates it; under Fla. Stat. 718.116 a buyer becomes jointly and severally liable with the previous owner for assessments due before closing, which is why the estoppel is read before closing.
Sandcastle II’s board minutes put the hurricane deductible at 3 percent of the insured value, about $11,915 per unit if assessed. Buyers ask about it, so a listing should say what the HO-6 loss assessment coverage needs to be.
Yes. At Sandcastle the minimum stay is a month, so seasonal leases are common; confirm the lease end date and the association’s registration for that tenant before you list.
It narrows the buyer pool at Sandcastle I to people without pets, which is one reason pricing has to be precise; Sandcastle II publishes no pet rule, so ask its office before a buyer compares the two.
Yes, in the record: the three “01” sales in 60 months had a median of about $1,086 a square foot, against about $750 to $865 for the other two-bedroom stacks.
Yes. Over 60 months the eight “04” one-bedroom sales had a median of $700,000, and every two-bedroom stack’s median was $830,000 or more.
Not on its own in the 24-month window: two fifth-floor 1,318 square foot units sold for $796,000 and $1,000,000 two days apart in different buildings. Stack, building and condition mattered more than height.
A buyer’s assessment resets to just value the year after purchase, and the 2025 confirmed millage for a standard Marco Island parcel was 8.9535 mills, or $895.35 per $100,000 of taxable value, before the mosquito control levy.
Yes. Monthly rentals are allowed at both buildings, which suits a seasonal-rental buyer, but at Sandcastle I the owner gives up the facilities while the unit is rented and every rental needs an application 20 days ahead.
That depends on your plans and on what your association does next. With three active listings on 2026-10-07 and a 24-month median of $957,500, supply is thin; at Sandcastle I the November 2026 budget workshop and the generator decision will shape what the next buyer asks about.
$1,440,000, for a 1,326 square foot beach-side unit, 501 at Sandcastle II, that closed on 2025-09-11 after 4 days on the market (Southwest Florida MLS).
$735,000, for an 863 square foot one-bedroom unit, 1104 at Sandcastle II, that closed on 2024-10-22 (Southwest Florida MLS).
Use our free online valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call; we price from your stack’s own closed sales and recorded deeds.
Fix what a buyer’s inspector will flag and what photographs poorly, check the water heater’s age against Sandcastle I’s 10-year rule, and get any permitted work approved under the renovation policy before you start.
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 the associations that published them.
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 Sandcastle. 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.
