Sandpiper at Marco Beach is a 72-unit beachfront condominium tower at 850 South Collier Boulevard on Marco Island, built in 1984. Units sold at a $2,349,500 median in the 60 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Gulf-Front Condos > Sandpiper
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Sandpiper at Marco Beach is a 1984 beachfront condominium tower at 850 South Collier Boulevard, inside the Marco Island gulf-front condo corridor of Marco Island, Florida. It holds 72 units in two floor plans, 2,071 and 2,171 square feet, four to a floor, so every residence is a large three-bedroom flat. 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.
Sandpiper is a 72-unit concrete tower on the Gulf side of South Collier Boulevard in the southern half of the Marco Island beach, declared as a condominium in 1982 and completed in 1984, with only two unit sizes on the county roll, a pool and a separate parking structure. It is one of the corridor’s higher-priced 1980s towers per square foot.
Everything on this page comes from public records: the Collier County roll and its qualified recorded sales, the Southwest Florida MLS pulled on 2026-10-07, the Florida Division of Condominiums and the Division of Corporations, the state elevator register, the City of Marco Island’s permit, milestone, zoning and parcel records, federal flood and storm records, and Florida statute text. We found no public website for the association, so its rules, budget and governing documents are not public.
Sandpiper is on the Gulf side of South Collier Boulevard between the Sandcastle towers at 720 and 730 South Collier and The Apollo at 900 South Collier, with Marbelle Club at 840 its neighbour to the north and Sea Winds at 890 a short way south. The U.S. Census Bureau geocoder places 850 South Collier at latitude 25.91566, longitude -81.72671 (Census geocoder). The City’s building layer names the tower “Sandpiper Tower” and maps a separate pool and a parking structure beside it (City of Marco Island GIS parcel and building layers).
| Item | Sandpiper | Source |
|---|---|---|
| Address | 850 S Collier Blvd, Marco Island, FL 34145 | Collier County roll |
| Recorded condominium | SANDPIPER A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 72 on the roll and registered with the state | Collier County roll; Florida DBPR project PR1S000163 |
| Declaration recorded | 1982-12-30 | Florida DBPR condominium register |
| Year built | 1984 | Collier County roll; City GIS |
| Height | 19 floors on the City’s building layer; 19 elevator landings | City of Marco Island GIS; Florida DBPR elevator register |
| Unit sizes on the roll | 2,071 square feet (36 units) and 2,171 square feet (36 units) | Collier County roll; City GIS |
| Association | Sandpiper Condominium Association of Marco Island, Inc., document 766243, filed 1982-12-22 | Florida Division of Corporations |
| Zoning | RT, residential tourist | City of Marco Island GIS |
| Milestone inspection | Phase 1 report accepted by the City 2024-12-11; no Phase 2 case | City permit and milestone records |
| FEMA flood zone at the street point | AE, base flood elevation 9 ft NAVD88 | FEMA NFHL, panel 12021C0836J |
| Market, 60 months to 2026-10-07 | 10 closings, median $2,349,500 | Southwest Florida MLS |
The Southwest Florida MLS files Sandpiper mostly under the condominium name SANDPIPER AT MARCO BEACH, and one penthouse sale was filed as SANDPIPER BEACH CONDO; the market figures on this page count every closing at 850 South Collier Boulevard by street address, whatever name the listing used.
“Sandpiper” is one of the most common condominium names in Florida. The state condominium register lists other Sandpiper projects in Southwest Florida, among them Sandpiper Bay Club in Naples and Sandpiper Cove, and Bonita Bay has its own Sandpiper neighborhood; none of them is the Marco Island tower (Florida DBPR condominium public records). This page covers only the condominium registered as “SANDPIPER CONDO,” project PR1S000163, at 850 South Collier Boulevard, whose association’s Division of Corporations record is document 766243.
The City’s parcel layer lists four units on each residential floor, numbered 01 to 04, on floors one through twelve and fourteen through eighteen (there is no thirteenth floor number), plus four penthouses: 68 numbered units and 4 penthouses make the 72. The “01” and “02” stacks and penthouses 1 and 2 carry 2,171 square feet on the roll; the “03” and “04” stacks and penthouses 3 and 4 carry 2,071. Every Sandpiper sale in the last 60 months was entered as a three-bedroom unit.
If you’re searching for the best realtor for Sandpiper in Marco Island Gulf-Front Condos, Marco Island, whether you’re ready to sell your Sandpiper 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 Sandpiper track record (60 months to 2026-10-07, Southwest Florida MLS): 10 Sandpiper resales total in the market · highest-priced Sandpiper sold: $2,850,000 · median sale-to-final-list ratio: 93.7 percent. In the last 60 months we tracked every one of the 10 Sandpiper closings unit by unit, and we tracked both closings of the last 12 months; the full list is on this page.
Honors and recognition:
Selling your Sandpiper home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Sandpiper? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Jump to any section of this Sandpiper guide:
Sandpiper suits a buyer who wants a large three-bedroom flat directly on the Marco beach in a building of only 72 units, and who values the quiet of four units to a floor over a big amenity program. It suits less well a buyer who needs published rental terms, or one shopping on price per square foot, where older neighbours with smaller units sell for less.
The sales record describes the buyer by what the building offers. Every Sandpiper closing of the last 60 months was a three-bedroom unit of 2,071 or 2,171 square feet filed as “High Rise (8+),” and 23 of the 72 unit parcels carried a homestead exemption on the 2024 roll served by the City’s parcel layer, about one owner in three claiming the building as a primary Florida residence. The rest are second homes and seasonal residences.
What Sandpiper gives you is size, privacy and the beach: four units to a floor, every unit over 2,000 square feet, and a 60-month median of $1,082 a square foot (Southwest Florida MLS, to 2026-10-07). What you accept in return is a 1984 structure, so its roof, life-safety systems and reserves arrive in the fee and in capital projects, and a governing document set that is not public until you are under contract. The Census Bureau’s 2020 to 2024 American Community Survey puts the median value of an owner-occupied home in the City of Marco Island at $896,300 (U.S. Census QuickFacts, Marco Island city); the median Sandpiper sale is more than two and a half times that.
We tracked every Sandpiper closing on the Southwest Florida MLS for the five years to 2026-10-07, 10 closings in all, and read them against the 10 qualified recorded sales in the Collier County roll data, the City’s permit and milestone files and the state condominium and elevator registers. Three things stood out. First, the stack decides the price: a 100 square foot difference in size has come with about a $1,000,000 difference in median price between the two plans. Second, Sandpiper rarely trades, about two sales a year, so each sale moves the comparable set. Third, the building’s public record is thin outside the City’s files, so a buyer’s diligence runs through the resale package.
Sandpiper recorded 10 closed sales on the Southwest Florida MLS in the 60 months to 2026-10-07, at a median of $2,349,500 and a range of $1,450,000 to $2,850,000. The 12-month window held two closings, the 24-month five and the 36-month seven, so the 60-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 60 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 10 | 10 |
| Median sale price | $2,349,500 | 10 sales |
| Lowest and highest sale | $1,450,000 to $2,850,000 | 10 sales |
| Dollar volume | $21,949,000 | 10 sales |
| Median price per square foot | $1,082 | 10 sales |
| Median days on market | 90.5 | 8 sales (two sales entered after closing are excluded) |
| Median sale to final list price | 93.7 percent | 8 sales (same exclusion) |
| Sales entered after closing (Sold Data Entry) | 2 | 10 sales |
With 10 sales the median is the average of the 5th and 6th prices, $2,300,000 and $2,399,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 10 ratios. Two of the 10 sales were entered after closing and were not marketed through the MLS; they count in the closing count and the price figures but not in days on market or sale to list.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-04-06 | 802 | 2,171 | 3 Bed | $2,399,000 | $2,399,000 | $1,105 | 4 |
| 2026-03-24 | 1101 | 2,171 | 3 Bed | $2,700,000 | $2,700,000 | $1,244 | Entered after closing |
| 2025-04-29 | 1802 | 2,171 | 3 Bed | $2,300,000 | $2,495,000 | $1,059 | 205 |
| 2025-02-10 | 703 | 2,071 | 3 Bed | $1,450,000 | $1,595,000 | $700 | 127 |
| 2024-12-05 | PH 1 | 2,171 | 3 Bed | $2,850,000 | $3,000,000 | $1,313 | 72 |
| 2024-05-29 | 604 | 2,071 | 3 Bed | $1,450,000 | $1,490,000 | $700 | 140 |
| 2024-04-29 | 1401 | 2,171 | 3 Bed | $2,100,000 | $2,349,000 | $967 | 55 |
| 2023-09-18 | 1104 | 2,071 | 3 Bed | $1,800,000 | $1,800,000 | $869 | Entered after closing |
| 2023-06-09 | 1802 | 2,171 | 3 Bed | $2,450,000 | $2,499,000 | $1,129 | 109 |
| 2023-02-03 | 1101 | 2,171 | 3 Bed | $2,450,000 | $2,649,000 | $1,129 | 6 |
Source: Southwest Florida MLS, closed sales at 850 South Collier Boulevard, pulled 2026-10-07. Square footage and bedrooms are as entered in the MLS. For a sale entered after closing the final list price is the figure entered with it.
In the 12 months to 2026-10-07 two Sandpiper units closed, $2,399,000 for unit 802 after 4 days on the market and $2,700,000 for unit 1101, entered after closing. In the 24 months there were five closings, and the median of those five sales was $2,399,000; in the 36 months there were seven, and the median of those seven sales was $2,300,000. Every one of those figures is a handful of sales, which is why the page leads with 60 months.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 10 qualified, arm’s-length recorded sales of Sandpiper units in the 60 months to 2026-08-24, at a median of $2,349,500 and a range of $1,100,000 to $2,850,000. 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. Nine of those 10 deeds match an MLS closing at the same unit. The tenth, $1,100,000 for unit 703 on 2023-05-03, has no MLS closing in our pull; in our reading it sold without an MLS listing. One MLS closing, $2,100,000 for unit 1401 in April 2024, has no qualified deed in the county extract.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 93.7 percent means the typical marketed Sandpiper sale in the 60 months to 2026-10-07 closed about 6.3 percent below its last asking price. The range ran from 89.4 percent, on unit 1401 after 55 days, to 100.0 percent on unit 802, which sold at its asking price in 4 days in April 2026.
The 10 sales run from $1,450,000 to $2,850,000, and the spread follows the plan. The seven 2,171 square foot sales ran from $2,100,000 to $2,850,000; the three 2,071 square foot sales from $1,450,000 to $1,800,000. Two units 100 square feet apart on the roll have sold about $1,000,000 apart, which in our reading reflects the “01” and “02” stacks’ Gulf exposure rather than their size; a buyer or seller should price from the same stack.
Sandpiper is a 72-unit beachfront tower on the Marco Island gulf-front corridor, with a 60-month median sale of $2,349,500 (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.
Sandpiper has closed two or three MLS sales a year since 2023 and none in the partial 2021 window or in 2022, so the yearly figures below are the record of what sold rather than a trend line (Southwest Florida MLS, pulled 2026-10-07). The plan table further down is the steadier price guide.
Data updated: October 2026.
| Year | Closings | Middle of that year’s sales | Range |
|---|---|---|---|
| 2021 | 0 | No closing | Partial year: 2021-10-07 to 2021-12-31 only |
| 2022 | 0 | No closing | No closing |
| 2023 | 3 | $2,450,000 (median of these 3 sales) | $1,800,000 to $2,450,000 |
| 2024 | 3 | $2,100,000 (median of these 3 sales) | $1,450,000 to $2,850,000 |
| 2025 | 2 | $1,875,000 (median of these 2 sales) | $1,450,000 to $2,300,000 |
| 2026 | 2 | $2,549,500 (median of these 2 sales) | $2,399,000 to $2,700,000; partial year to 2026-10-07 |
The yearly middle swings with the plan that happened to sell: 2025’s two sales were one of each plan, while both 2026 sales were 2,171 square foot units.
The record holds three repeat sales. Unit 703, a 2,071 square foot unit, sold for $1,100,000 by deed on 2023-05-03 without an MLS listing and for $1,450,000 on the MLS on 2025-02-10, $350,000 or 31.8 percent more in under two years ($350,000 divided by $1,100,000). Unit 1101 sold for $2,450,000 in February 2023 and for $2,700,000 in March 2026, $250,000 or 10.2 percent more. Unit 1802 went the other way: $2,450,000 in June 2023 and $2,300,000 in April 2025, $150,000 or 6.1 percent less, after 205 days on the market. The pairs do not show what renovation happened in between, but they show that a Sandpiper unit’s price is not a one-way line.
With two or three sales a year, a single sale changes the yearly median, so neither a buyer nor a seller should read a trend from the year table. Read by plan, the record is clearer: every 2,171 square foot sale has been between $2,100,000 and $2,850,000, and every 2,071 square foot sale between $1,450,000 and $1,800,000, across 2023 to 2026. In our reading the building has held its value while insurance, reserve funding and the 2022 to 2025 Florida condominium laws pushed costs up across older Gulf towers; the MLS shows the price, not the cause.
Sandpiper had one unit listed for sale in the Southwest Florida MLS and none pending on 2026-10-07: unit 603, a 2,071 square foot three-bedroom asking $1,999,995. That ask sits above every 2,071 square foot sale in the 60-month record, whose high was $1,800,000.
Data updated: October 2026. Active and pending listings as of 2026-10-07, Southwest Florida MLS.
| Status | Unit | Sq ft | Beds | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| Active | 603 | 2,071 | 3 Bed | $1,999,995 | $966 | 7 |
Square footage and days on market are as entered by the listing agent.
One active listing against 10 sales in 60 months (0.167 sales a month, 10 divided by 60) is about 6.0 months of supply (1 divided by 0.167). One listing out of 72 units is about 1.4 percent of the building, so a buyer who wants a specific stack may wait a long time for one to come up.
Unit 603’s ask of $1,999,995 is $199,995 above the highest 2,071 square foot sale in the record, $1,800,000 for unit 1104 in 2023, and $549,995 above the two 2,071 square foot sales of 2024 and 2025 at $1,450,000 each. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
Sandpiper has only two plans: 2,171 square feet in the “01” and “02” stacks and penthouses 1 and 2, and 2,071 square feet in the “03” and “04” stacks and penthouses 3 and 4, 36 units of each on the county roll. The two plans are almost the same size but have sold about $1,000,000 apart at the median.
| Plan | Stacks | Units on the roll | Sandpiper sales in 60 months | Median of those sales |
|---|---|---|---|---|
| 2,171 sq ft | 01, 02, PH 1, PH 2 | 36 | 7 sales, $2,100,000 to $2,850,000 | $2,450,000 (median of these 7 sales) |
| 2,071 sq ft | 03, 04, PH 3, PH 4 | 36 | 3 sales: $1,450,000, $1,450,000, $1,800,000 | $1,450,000 (median of these 3 sales) |
Stack assignments follow the unit register in the City parcel layer, read 2026-10-28 (City of Marco Island GIS). Square footage on the roll is the appraisal measure and matched the MLS entries on every Sandpiper sale in this record.
The median of the seven 2,171 square foot sales was $2,450,000 and the median of the three 2,071 square foot sales was $1,450,000, a gap of $1,000,000 for 100 square feet. The county’s own just values show the same split: on the 2024 roll the median 2,171 square foot unit carried a total ad valorem tax of $14,683.87 against $9,435.41 for a 2,071 square foot unit. Size cannot explain that; in our reading the “01” and “02” stacks hold the building’s direct Gulf exposure, and the market prices the view. A seller of a “03” or “04” unit should price from the three 2,071 square foot sales, not the building median.
Within the 2,171 square foot plan, the penthouse sold for $2,850,000 in December 2024, the highest price in the record, and unit 802 sold for $2,399,000 in April 2026, so floor matters at the top. Below that the record is mixed: unit 1401 sold for $2,100,000 in 2024 and unit 802 for $2,399,000 in 2026. Date and condition carry as much weight as floor in a record this small.
Selling a Sandpiper unit? We price from your own stack: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Choosing between the two plans as a buyer? Call Marc at (239) 287-5873 or book a buyer consultation.
Sandpiper Condominium Association of Marco Island, Inc. was filed with the Florida Division of Corporations on 1982-12-22 as document 766243 and is active; the declaration of condominium was recorded on 1982-12-30 according to the state condominium register, and the tower was completed in 1984.
The roll records 72 unit parcels at 850 South Collier Boulevard under the condominium name “SANDPIPER A CONDOMINIUM,” every one with a 1984 year built and a heated area of 2,071 or 2,171 square feet. The county data file holds 97 qualified recorded sales of Sandpiper units since 1983, a count of what the file holds, not a claim of every sale ever made.
The Florida Division of Condominiums registers Sandpiper as project PR1S000163, “SANDPIPER CONDO,” with 72 units and a declaration recorded on 1982-12-30, and lists its managing entity, Sandpiper Condo Assn. of Marco Island, Inc., at the building’s own address (Florida DBPR condominium public records). The state elevator register lists the building under “SANDPIPER (THE)” with a business name of “SANDPIPER CONDO ASSOC” at 850 South Collier, which points to an association office on site.
The association’s Division of Corporations record shows amended and restated articles filed in 1999 and 2011, a reinstatement filed on 2014-10-06 and annual reports filed for 2024 to 2026, with a law firm as registered agent and the principal address at 850 South Collier Boulevard (Florida Division of Corporations). A reinstatement filing follows an administrative dissolution, which in Florida usually means a missed annual report; the association is active now.
The declaration was recorded on 1982-12-30 in the Collier County Official Records. We did not retrieve its book and page or any amendment for this page; the Collier County Clerk’s official records search by that date is the route (Collier County Clerk records search), and a resale buyer receives the declaration in the disclosure package under Florida law.
We found no management company named in any public record for Sandpiper; the state register lists the association as its own managing entity at the building, which points to self-management with an on-site office. Ask for the manager’s contact and the association’s records request process in the resale package.
Sandpiper is a 19-floor tower served by two traction elevators, with a separate parking structure and pool, and the City’s permit file since 2018 shows a generator replacement, a new fire pump, skylight and partial flat roof work, common-area air conditioning and an active fire backflow job, but no building-wide concrete restoration, balcony, window or full reroof permit in that period.
The City’s building layer records the main tower at 19 floors, with a top element at 20, and the state elevator register lists two traction passenger elevators rated at 2,500 pounds, each serving 19 landings over 190 feet of travel, installed in 1982, with certificates of operation valid to 2027-08-01 after inspections passed on 2026-03-10 (Florida DBPR elevator records). Two elevators for 72 units is a ratio of 36 units per car.
| Permit | Scope | Applied | Status | Declared value |
|---|---|---|---|---|
| GENE-19-07310 | Replace 155 kW diesel generator with a 151 kW unit and a new 600 A transfer switch | 2019-10-31 | Complete 2020-04-16 | $89,650 |
| FIR1-19-07118 | New diesel fire pump | 2019-10-24 | Complete 2020-04-07 | $4,500 |
| MECH-19-05898 | Two common-area air-conditioning systems (social room, sixth floor) | 2019-08-26 | Ready, contractor notified | $5,000 |
| FIR1-21-06185 | Fire pump discharge piping modification | 2021-08-20 | Permit expired | Not read |
| ROOF-24-04098 | Replace four skylights, partial flat reroof | 2024-06-07 | Complete 2024-08-15 | $10,707 |
| FIR1-26-02817 | Replace fire backflow preventer and valves | 2026-05-05 | Permit active | $13,000 |
Source: City of Marco Island Civic Access permit records for 850 South Collier Boulevard, read 2026-10-22 (City of Marco Island Civic Access). Values are the declared job values on the permits, not contract prices. Code cases at the address were sea turtle lighting, a damaged sidewalk in 2023 and encroachments in 2024, all closed.
No association permit since 2018 covers concrete restoration, balconies, windows or a full roof replacement, and no association permit names Hurricane Ian or Milton. For a 1984 tower that means either the work was done before 2018, is done by owners unit by unit, or is still ahead; the reserve study and the last two years of minutes are where a buyer finds out which. Permits before 2018 were not summarized for this page.
Sandpiper’s documented amenities are a pool, a separate parking structure, a social room, a standby generator and the beach. Each comes from the City’s building layer or a City permit; we found no association amenity list, so a buyer should confirm each one in the association’s resale documents.
The City’s building layer maps “Sandpiper Tower Pool” as a separate structure on the Gulf side, and the building sits on the central Marco beach, with the Coastal Construction Control Line about 102 meters seaward of its street point. The beach in front is part of the Marco Island Beach Restoration Project described below.
The City’s building layer maps “Sandpiper Tower Parking” as a separate structure. A 2019 permit added air conditioning to a social room, and the 2019 to 2020 generator replacement installed a 151 kW unit with a 600 amp transfer switch for life-safety loads in an outage.
Tennis or pickleball, a fitness room, cabanas, guest suites, storage lockers and gated security do not appear in any public record we read for Sandpiper. Ask for the current rules and amenity list in the resale package.
Sandpiper’s association does not publish its budget, so the only public fee figures are those listing agents entered in the Southwest Florida MLS: $22,368 a year on the one unit for sale on 2026-10-07, and $23,448 a year on the one marketed sale of the last 12 months. The adopted budget and the estoppel certificate are the documents that control.
Data updated: October 2026. Listing-entered fees, Southwest Florida MLS, pulled 2026-10-07.
| Listings | Count with a fee entered | Total annual recurring fees as entered | Entered as |
|---|---|---|---|
| Active on 2026-10-07 (unit 603, 2,071 sq ft) | 1 | $22,368 | $5,591.88 quarterly |
| Closed in the 12 months to 2026-10-07 | 1 | $23,448 | $1,953.84 monthly |
| Closed in the 60 months to 2026-10-07 | 8 | $19,068 to $24,072 | Monthly or quarterly |
These are listing-agent entries, not the association’s budget; the two sales entered after closing carried no fee. Fees vary with unit size under the declaration’s share formula, so a 2,171 square foot unit can carry a higher fee than a 2,071.
The monthly figure entered rose from $1,689 on the February 2023 sale to $1,953.84 on the April 2026 sale, both 2,171 square foot units, an increase of $264.84 a month, or 15.7 percent ($264.84 divided by $1,689) in about three years. Two entries are not a budget, but the direction matches the cost pressure on every older Gulf tower.
The association does not publish what the fee includes. In a Florida high-rise condominium the regular assessment typically funds the master insurance policy, reserves, staff and management, common utilities, elevators and maintenance of the common elements; the budget in the resale package lists Sandpiper’s own lines, and the estoppel certificate shows what a specific unit owes.
At $22,368 a year, the fee is about 1.0 percent of the 60-month median sale of $2,349,500 ($22,368 divided by $2,349,500), before property tax and insurance; the share is low because Sandpiper’s prices are high, not because the fee is small.
No public record we read states a special assessment at Sandpiper, and the association posts no budget, reserve schedule or minutes publicly. The capital record in the City’s permits since 2018 is modest, led by the $89,650 generator replacement of 2019 to 2020.
Whether recent work was paid from reserves, a special assessment or a loan is not in any public record. Ask for the last three years of budgets, the reserve schedule and any special assessment resolutions in the resale package, and check the estoppel certificate for any installment still owed on the unit.
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a structural integrity reserve study may not vote to waive or reduce reserves for the study’s items, and a special assessment, line of credit or loan to fund them needs the approval of a majority of the total voting interests (Fla. Stat. 718.112). A 1984 tower such as Sandpiper is squarely inside that rule.
Ask what the structural integrity reserve study lists for the roof, the exterior envelope, balconies and railings, windows and the elevators, which were installed in 1982 per the state register, and when each is scheduled. A building whose permit file shows little large work since 2018 can have that work ahead of it.
Owning at Sandpiper costs more than the condo fee: property tax, an HO-6 unit-owner policy, any flood policy, a rental application fee if you lease, an estoppel fee at sale, and a share of any special assessment. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449, Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. On the 2024 roll served by the City’s parcel layer, the median total ad valorem tax on a Sandpiper unit was $10,172.07, from $4,353.74 to $17,275.58: $9,435.41 at the median 2,071 square foot unit and $14,683.87 at the median 2,171. 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 every Sandpiper sale that carried a fee entry. The association publishes no fee schedule; the estoppel certificate and the declaration show any transfer fee, capital contribution or move-in deposit that applies.
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $2,349,500 Sandpiper sale carries $16,446.50 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 $1,500,000 loan that is $5,250 and $3,000. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $2,300,000 taxable value and the listing-entered fee of $22,368 a year: the fee is $1,864.00 a month ($22,368 divided by 12); property tax at 8.9535 mills is $20,593.05 a year ($2,300,000 times 0.0089535), or $1,716.09 a month; together that is $3,580.09 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.
Sandpiper’s leasing rules are not public: we found no association website, and no recorded amendment on leasing was retrieved for this page. Whether Sandpiper sets a minimum lease term, a cap on leases per year or an approval step is therefore a question for the declaration and rules, which a resale buyer receives before the rescission period runs. Its RT, residential tourist, zoning allows tourist uses under the City’s code, but zoning does not override the declaration.
Listing agents entered a $100 or $150 application fee on every Sandpiper sale that carried a fee entry, which points to an association approval or registration step for buyers or tenants. The Florida Division of Hotels and Restaurants lodging file, read 2026-10-28, lists one Sandpiper unit under a rental company’s collective vacation rental licence, so at least one unit is licensed for transient rental (Florida DBPR Hotels and Restaurants public records). Florida classifies a condominium unit rented as transient public lodging as a vacation rental (Fla. Stat. 509.242). A licence shows what an owner registered with the state, not what the declaration allows.
Ask the association, in writing, for the leasing section of the declaration, any leasing amendment, the current rules, the lease application and its fee, and how long approval takes. Florida law lets an association amend its declaration to prohibit or regulate rentals, but an amendment that does so applies only to owners who consent to it and to owners who acquire title after it takes effect (Fla. Stat. 718.110), so the date of any rental amendment matters to a buyer.
The City of Marco Island has no enforceable vacation rental registration program: Resolution 23-54, adopted 2023-10-02, declared the 2022 rental registration ordinance null and void in October 2023 after state preemption under SB 250, and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association, which is why Sandpiper’s own declaration governs. Rentals of six months or less also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Sandpiper sits on the beach, so the island’s resident beach rules matter less here than in inland buildings. For reference, Residents’ Beach passes come from the Marco Island Civic Association, and short-term renters have been barred from Residents’ Beach since October 2020; owners of developed property and renters of one month or more are eligible (City of Marco Island beach access).
No pet rule for Sandpiper appears in any public record we read, so a buyer with a dog or cat should read the declaration and rules before making an offer and ask the manager in writing whether pets are allowed, and with what size or number limits.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals).
No age restriction for Sandpiper appears in any public record we read, and the Housing for Older Persons Act exemption does not appear in the state or county records for the building. The declaration is the document that would state one.
Sandpiper sits in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88 at its geocoded street point, on FIRM panel 12021C0836J effective 2024-02-08, outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A. The ground at that point is about 3.5 feet NAVD88, lower than the 5.2 feet at Marco Beach Ocean Resort and the 5.8 feet at The Prince on the same test.
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 |
|---|---|---|---|---|---|
| 850 S Collier Blvd (Sandpiper) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0836J, 2024-02-08 | 3.5 ft NAVD88 | AE 9, X |
Method: the address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer, with ground elevation read from the USGS 3D Elevation Program and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper (FEMA Flood Map Service Center; USGS 3D Elevation Program; USFWS CBRS mapper). Within 150 meters of the point the map shows only zone AE at 9 feet and zone X; the City’s flood layer also reads AE 9 and X around the parcel. A geocoded point falls near the street, not on the building’s beach-side face, so this is a map indication, not a flood determination; the building’s Elevation Certificate and the FEMA address search give the structure’s own zone.
At the street point the ground sits about 5.5 feet below the 9-foot base flood elevation (9.0 minus 3.5). In a concrete tower the living floors are far above that line, so the flood exposure is at ground level: the parking structure, the lobby, the elevator pits, the electrical and mechanical rooms and the pool deck. Sandpiper’s first floor holds four residential units, 101 to 104, which a buyer of a first-floor unit should weigh against the building’s Elevation Certificate.
Florida’s Coastal Construction Control Line marks where the state regulates construction that could affect the beach and dune system. On the Department of Environmental Protection’s line for Collier County, the geocoded point for 850 South Collier sits about 102 meters from the nearest line segment, on its landward side (FDEP Coastal Construction Control Line program). The pool sits on the beach side of that point; work seaward of the line needs a state permit in addition to a City permit.
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
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). No association permit at Sandpiper names Ian or Milton; two unit interior demolitions with drywall removal, on the ninth floor in March 2024 and the eighteenth floor in May 2025, state no storm cause and sit far above any surge. Ask the association for its post-Ian repair and insurance claim history.
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton).
The public record since 2018 shows a replacement 151 kW standby generator with a 600 amp transfer switch (2020), a new diesel fire pump (2020) and new skylights with partial flat roof work (2024), but no building-wide window, door or roof replacement. Window and door protection on individual units is each owner’s, under the association’s rules. None of that is an engineering certification of the whole envelope; the wind mitigation form for the building, described below, is the document an insurer relies on.
The Sandpiper association insures the building under a master policy and passes the cost through the fee; each owner carries an HO-6 policy for the inside of the unit, improvements and liability. The association does not publish its carrier, premium or deductibles, so ask for the certificate of insurance and deductible schedule before you buy.
A Gulf-front association’s master policy usually carries a named-storm or hurricane deductible set as a percentage of insured value, and an uninsured share of a storm loss becomes a common expense the owners pay. That is why the HO-6 policy should carry loss assessment coverage; Florida requires an HO-6 policy to include at least $2,000 of it (Fla. Stat. 627.714).
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, phased in by replacement cost, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Sandpiper unit does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, and the association’s own building flood policy is separate from the owner’s.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year, adds an 18 percent Reserve Fund Assessment, a $25 or $250 HFIAA surcharge (primary residence or not) and a federal policy fee, and says a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System communities effective October 1, 2026 shows the City of Marco Island, community number 120426, at Class 5, a 25 percent premium discount, effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). In a high-rise those features belong to the building, so the credits land on the master policy. The state’s My Safe Florida Home program has offered a condominium pilot for mitigation inspections and grants to associations (My Safe Florida Home).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Sandpiper seller completes it for the unit.
Sandpiper is more than three habitable stories and reached 30 years old before July 1, 2022, so under Florida law it owed an initial milestone structural inspection and a structural integrity reserve study (SIRS). The City accepted Sandpiper’s Phase 1 milestone report on 2024-12-11, and no Phase 2 case exists; no SIRS for the association was found in a public record.
Data updated: October 2026.
The City’s case MS1-24-07969, a Phase 1 milestone inspection report for 850 South Collier Boulevard filed by Sandpiper Condominium Association with a Florida professional engineer as design professional, was applied for on 2024-12-09 and finalized as Phase 1 “Report Accepted” on 2024-12-11 (City of Marco Island Civic Access permit and milestone records). No Phase 2 case exists for the address, which under the statute means the Phase 1 inspection did not find substantial structural deterioration requiring one.
The Phase 1 report’s findings and recommendations were not read for this page. Under Florida law the association must give owners the inspector’s summary within 45 days of receiving a milestone report, so the summary should be in the owners’ records and the resale package; ask for it, and for any repair recommendations and their timing.
No SIRS for Sandpiper was found in any public record we read on 2026-10-28. The state collects SIRS completion reports and publishes the submissions (DBPR SIRS reporting); the seller must provide the most recent SIRS, or a statement that none has been completed, under the resale disclosure statute.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it turns 30, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found (Fla. Stat. 553.899). On Marco Island the City, not Collier County, administers the program and holds the reports (City of Marco Island, milestone inspection information). By the county’s 1984 year built, Sandpiper turned 30 in 2014, so its next 10-year milestone cycle follows the 2024 acceptance.
A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done with a milestone inspection due by then (Fla. Stat. 718.112).
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records, which must be produced within 10 working days of a written request (Fla. Stat. 718.111). At Sandpiper ask specifically for the milestone summary and any repair recommendations, the SIRS and reserve schedule, the master policy deductibles, the plan for the two elevators installed in 1982, any special assessment adopted or proposed, and the last two years of board minutes.
Sandpiper 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 850 South Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Sandpiper is inside the City of Marco Island, so building permits, flood rules, beach construction and sea turtle lighting rules, noise limits and code enforcement come from the City, not from Collier County. Its parcels are zoned RT, residential tourist, on the City’s zoning layer.
The City’s zoning layer codes all 72 unit parcels RT, residential tourist (City of Marco Island GIS), a district that allows tourist uses alongside residential use; The Apollo at 900 South Collier is also RT. The tower predates the City, which incorporated in 1997, so whether 72 units would fit today’s rules on this parcel matters only if the building ever had to be rebuilt after a casualty.
A unit renovation that needs a permit goes through City of Marco Island Building Services, after any approval the association requires. The City’s flood code treats work costing 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement that must meet current flood elevation rules (City of Marco Island floodplain documents); for a 72-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). The City’s code cases at 850 South Collier include sea turtle lighting notices, all closed, which tells a buyer the City enforces the rule at this address.
The City bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, bans fertilizer from June 1 to September 30, and enforces swale and beach-access parking limits under its code. The association’s own contractor hours, if narrower, are in its rules.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Daily life at Sandpiper runs through the association’s on-site office, with the beach at the end of the pool deck and groceries, urgent care and the island’s town center a short drive north on Collier Boulevard. There is no hospital emergency department on Marco Island.
Sandpiper sits on the central Marco beach in its southern half, so owners walk out to the sand rather than drive to a public access. South Marco Beach, with about 70 parking spaces off South Collier Boulevard, is the public access on this stretch, and the City’s Residents’ Beach at 130 South Collier is for pass holders (City of Marco Island beach access; Collier County Marco Island beaches). Marco Island’s audible lightning warning system sounds one long siren for lightning in the area and three short sirens for all clear.
The beach in front of the South Collier towers is part of the Marco Island Beach Restoration Project, which the Florida Department of Environmental Protection records as completed in February 1991 with 1,260,000 cubic yards placed along 2.64 miles, followed by maintenance placements in 2006, 2013, 2016, 2019 and 2020 (FDEP Strategic Beach Management Plan, Southwest Gulf Coast).
The nearest supermarkets are on North Collier Boulevard: Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island). The Marco Island Farmers’ Market runs Wednesdays in season at Veterans Community Park.
NCH runs an urgent care center at 40 South Heathwood Drive on the island, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
Sandpiper and Princess Del Mar are both early-1980s Gulf-front towers outside the Tigertail plats that the gulf-front corridor counts as its own, and they serve different buyers: in the 60 months to 2026-10-07 Sandpiper’s median MLS sale was $2,349,500 on 10 closings against Princess Del Mar’s $1,362,500 on 22. Sandpiper is the 72-unit, three-bedroom building at 850 South Collier; Princess Del Mar is a 13-floor tower of smaller units at 174 South Collier, at the north end of the beach.
Data updated: October 2026. Both buildings, 60 months to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29. The 60-month window is the first with ten or more closings at Sandpiper, so both buildings are compared on it.
| Yardstick | Sandpiper | Princess Del Mar |
|---|---|---|
| Address | 850 S Collier Blvd | 174 S Collier Blvd |
| Units (county roll) | 72 | 71 |
| Year built (county roll) | 1984 | 1980 |
| Height (City GIS) | 19 floors | 13 floors |
| Heated sq ft (county roll) | 2,071 to 2,171 | 1,550 to 2,916, median 1,700 |
| Closed sales, 60 months | 10 | 22 |
| Median sale, 60 months | $2,349,500 | $1,362,500 |
| Sale range, 60 months | $1,450,000 to $2,850,000 | $925,000 to $2,360,000 |
| Median $/sq ft, 60 months | $1,082 | $792 |
| Median days on market, 60 months | 90.5 | 56 |
| Median sale to final list, 60 months (sales entered after closing excluded) | 93.7 percent | 92.6 percent |
| Listings on 2026-10-07 | 1 active ($1,999,995) | 4 active, 1 pending ($1,150,000 to $1,475,000) |
| Annual fee as entered on current listings | $22,368 | $26,500 to $33,252 |
| City milestone record | Phase 1 accepted 2024-12-11, no Phase 2 | Phase 1 accepted 2024-11-07, no Phase 2 |
| FEMA zone at the street point | AE 9 | AE 10 |
Fees are as entered by listing agents, not association budgets. Princess Del Mar’s figures are from its node in the same MLS pull and county files, from the City’s milestone record and from the S3341 primary-records file for the building; its 24-month window, the first with ten or more closings there, holds 10 sales at a median of $1,437,500. Its association, managed by Resort Management, replaced its roof in 2024 under a permit valued at $485,020 and had a concrete restoration permit valued at $65,000 active in 2025 with its scope pending the engineer’s findings (City of Marco Island Civic Access permit and milestone records).
| If you want | Lean toward | Why, from the record |
|---|---|---|
| A three-bedroom unit over 2,000 square feet | Sandpiper | Every unit is 2,071 or 2,171 sq ft |
| A lower entry price on the beach | Princess Del Mar | 60-month median $1,362,500 versus $2,349,500 |
| Lower price per square foot | Princess Del Mar | $792 versus $1,082 |
| A lower annual fee | Sandpiper | $22,368 versus $26,500 to $33,252 as entered |
| Fewer neighbours per floor | Sandpiper | Four units to a floor across 72 units |
| Faster resale for a seller | Princess Del Mar | Median 56 days on market versus 90.5 |
| More sales to price from | Princess Del Mar | 22 closings in 60 months versus 10 |
| A newer structure | Sandpiper | Built 1984 versus 1980 |
Sandpiper’s neighbours on the southern half of the beach serve a range of budgets. Sea Winds at 890 South Collier is a 96-unit 1983 tower of 792 to 992 square foot units on the roll that closed 17 sales in 60 months at a median of $1,049,000; its Phase 1 milestone inspection required a Phase 2, and no Phase 2 case was on the City’s file as of 2026-10-22. The Apollo at 900 South Collier closed 14 sales in 60 months at a median of $776,000, most of them 504 square foot units. The Somerset at 780 South Collier closed 14 sales in 36 months at a median of $1,850,000, and Sandcastle at 720 and 730 South Collier closed 14 in 24 months at a median of $957,500. Further south, Mirage on the Gulf closed 10 sales in 60 months at a median of $1,625,000. North of the Residents’ Beach, Crescent Beach and Gulfview Apartments offer north-end alternatives at a 24-month median of $1,200,000 and a 12-month median of $699,000. Across the whole gulf-front corridor, 81 condominiums closed in the 12 months to 2026-10-07 at a median of $974,000 and $765 a square foot; every building is compared in our Marco Island gulf-front condo guide.
Selling at Sandpiper? 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 beach? Call Marc at (239) 287-5873 or book a buyer consultation.
Sandpiper’s strengths are direct beach access, uniformly large three-bedroom plans, only four units to a floor, a completed milestone inspection with no Phase 2 and a fee that is a small share of price; its weaknesses are a 1984 structure, governing documents that are not public, very thin trading, a high price per square foot for its age and a street-point ground elevation of about 3.5 feet.
If you’re searching for a Sandpiper listing agent, or thinking, ‘I need someone to sell my Sandpiper home…’, McGreevy and Comisar are the team to call. Sandpiper recorded 10 closings in the 60 months to 2026-10-07 at a median of $2,349,500, and the median marketed sale closed at 93.7 percent of its final asking price after 90.5 days on the market.
In the last 60 months we tracked 10 Sandpiper resales on the Southwest Florida MLS: $21,949,000 in total volume, a median sale of $2,349,500, a median of 90.5 days on market across the 8 marketed sales, and a median sale-to-final-list ratio of 93.7 percent. Two of the 10 were entered after closing and were not marketed through the MLS. In the 12 months to 2026-10-07 there were two closings, at $2,399,000 and $2,700,000.
Selling here is a plan exercise first. Your buyer compares your unit with the same plan, so a 2,171 square foot “01” or “02” unit is priced from seven sales between $2,100,000 and $2,850,000 and a 2,071 square foot “03” or “04” unit from three sales between $1,450,000 and $1,800,000; mixing the two misprices both. Three Sandpiper specifics shape a sale. First, the association posts nothing publicly, so a seller who has the declaration, rules, budget, milestone summary and SIRS status ready on day one removes the biggest source of buyer hesitation. Second, with about two sales a year, a well-presented unit faces little direct competition but also few recent comparables, so the valuation has to lean on the county deeds, including the one sale that never reached the MLS. Third, buyers at this price compare Sandpiper with newer towers, so the building’s capital plan is part of the pitch.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Sandpiper sales of your plan, not the building median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
The median marketed Sandpiper sale in the 60 months to 2026-10-07 took 90.5 days on the market, across 8 sales, from 4 days to 205 days (Southwest Florida MLS).
Close to it when priced to the plan. The median marketed sale closed at 93.7 percent of its final list price, from 89.4 to 100.0 percent; unit 802 sold at its full asking price in 4 days in April 2026.
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 Sandpiper, add the last year of board minutes and the master policy deductibles.
Selectively. Same-plan units have sold hundreds of thousands of dollars apart, which shows buyers pay for condition, but any permitted work needs the association’s approval and a City permit, and a half-finished job costs more in market time than it adds in price.
Jesse McGreevy and Marc Comisar are top-reviewed Sandpiper 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 Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” 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 Sandpiper 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 Sandpiper condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Sandpiper? 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 Sandpiper and Marco Island beachfront condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Sandpiper is a 72-unit beachfront condominium tower at 850 South Collier Boulevard on Marco Island, declared in 1982 and built in 1984; the MLS files it as Sandpiper at Marco Beach and the City’s building layer calls it Sandpiper Tower.
Yes. The City’s building layer places the tower and its pool on the Gulf side of South Collier Boulevard, and the gulf-front corridor counts it among its beachfront towers by City GIS and parcel position.
In the 60 months to 2026-10-07, 10 Sandpiper units closed on the Southwest Florida MLS at a median of $2,349,500, from $1,450,000 to $2,850,000. The one unit listed on 2026-10-07 asked $1,999,995.
Every unit is 2,071 or 2,171 square feet on the county roll, 36 of each, and every sale of the last 60 months was entered as a three-bedroom unit.
The City’s building layer records 19 floors, with a top element at 20, and the state elevator register lists 19 landings. Unit numbers skip the thirteenth floor.
The association does not publish its budget. Listing agents entered $22,368 a year on the unit for sale on 2026-10-07 and $19,068 to $24,072 on the eight sales of the last 60 months that carried a fee; the estoppel certificate shows a specific unit’s figure.
No pet rule appears in any public record we read. Read the declaration and rules before making an offer, and ask the association in writing.
Rental terms are not public. The declaration and rules set any minimum term or approval step; the state’s lodging file shows at least one Sandpiper unit under a vacation rental licence, and the City has no rental registration program.
Yes. The City accepted the Phase 1 report, case MS1-24-07969, on 2024-12-11, and no Phase 2 case exists for the address.
No SIRS for Sandpiper was found in any public record we read on 2026-10-28. The seller must give you the most recent SIRS or a statement that none has been completed.
FEMA zone AE with a base flood elevation of 9 feet NAVD88 at the geocoded street point, on panel 12021C0836J effective 2024-02-08.
Yes. The address is in Collier County storm surge evacuation zone A, the zone most exposed to storm surge.
Yes. A 2019 City permit replaced a 155 kW diesel generator with a 151 kW unit and a new 600 amp transfer switch, completed in 2020.
Two traction passenger elevators, each rated at 2,500 pounds and serving 19 landings, per the state elevator register; both passed inspection on 2026-03-10.
The City’s building layer maps a separate “Sandpiper Tower Parking” structure. How spaces are assigned is in the declaration.
City records document a pool, a parking structure, a social room and a standby generator. Tennis, a fitness room and docks do not appear in any public record we read.
The state register lists the association as its own managing entity at the building, which points to an on-site office; no management company appears in a public record we read.
No age restriction appears in any public record we read for Sandpiper.
Collier County Public Schools: Tommie Barfield Elementary on the island, and the Manatee Middle and Lely High zones on the district’s attendance maps; Marco Island Charter Middle and Marco Island Academy enroll by application.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the signed contract controls on every sale.
These are the questions Sandpiper owners ask us before they list, answered from the Southwest Florida MLS, the Collier County record and Florida law.
It depends on the plan. The seven 2,171 square foot sales of the last 60 months ran $2,100,000 to $2,850,000, and the three 2,071 square foot sales $1,450,000 to $1,800,000. Start with our free valuation at mcgreevyandcomisar.com/home-valuation.
Ten units closed in the 60 months to 2026-10-07 at a median of $2,349,500, from $1,450,000 to $2,850,000 (Southwest Florida MLS).
Two units closed: unit 802 at $2,399,000 in April 2026 and unit 1101 at $2,700,000 in March 2026, entered after closing.
Five units closed in the 24 months to 2026-10-07, and the median of those five sales was $2,399,000.
One on 2026-10-07: unit 603, a 2,071 square foot unit asking $1,999,995. No unit was pending.
The median marketed sale took 90.5 days on market across eight sales in 60 months, from 4 to 205 days.
The median marketed sale closed at 93.7 percent of its final list price in the 60 months to 2026-10-07, from 89.4 to 100.0 percent.
Yes, by far: the median of the seven 2,171 square foot sales was $2,450,000, against $1,450,000 for the three 2,071 square foot sales.
The listing entries suggest so, by a little: the 2,071 square foot unit listed on 2026-10-07 carried $22,368 a year, and the 2,171 square foot unit 802 that sold in April 2026 carried $23,448. The declaration’s share formula sets each unit’s portion of the common expenses.
The one penthouse sale in the record, a 2,171 square foot unit, brought $2,850,000 in December 2024, the highest Sandpiper price in five years.
We think it is the team that prices from your own plan and prepares the documents buyers will ask for. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Occasionally. One of the 10 qualified county deeds of the last 60 months, $1,100,000 for unit 703 in May 2023, has no MLS closing, and two MLS closings were entered only after they closed.
Listing agents have entered a $100 or $150 application fee on Sandpiper sales, which points to an approval or registration step. The declaration states whether the association has a right of approval or first refusal on a sale.
Florida caps the fee at $299 when the account is current, plus $119 for delivery within three business days and up to $179 more if delinquent, adjusted for inflation every five years (Fla. Stat. 718.116).
Ten business days from the request, and the certificate is effective for 30 days when delivered by hand or electronically (Fla. Stat. 718.116).
The seller customarily pays the deed stamps of 70 cents per $100, which is $16,446.50 on a $2,349,500 sale; the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.
Seven days, excluding weekends and legal holidays, after the buyer receives the required documents (Fla. Stat. 718.503).
Yes. Since October 1, 2024, a Florida seller must give a flood disclosure at or before contract (Fla. Stat. 689.302).
They help when they are in order. Sandpiper’s Phase 1 report was accepted with no Phase 2 case; the SIRS status and the inspector’s summary are what buyers will ask for next, so get them from the association before you list.
The purchase contract decides who pays an assessment levied before closing, and the estoppel certificate shows what is owed, so settle it in the contract.
An uninsured share of a storm loss becomes a common expense, so buyers and their insurers will ask for the deductible schedule; have the association’s certificate of insurance ready.
Yes, subject to the lease and the declaration. The buyer takes title subject to a valid lease, so give buyers the lease terms and any association approval of the tenancy.
It adds uncertainty, which buyers price in. A seller who supplies the declaration, rules and lease terms at the start removes that uncertainty.
Yes. Unit 1802 sold for $2,450,000 in June 2023 and for $2,300,000 in April 2025, after 205 days on the market, which shows that pricing above the plan’s comparables costs time and money.
The buyer’s assessment resets to just value the year after purchase. On the 2024 roll the median Sandpiper unit’s total ad valorem tax was $10,172.07; at the 2025 millage of 8.9535, every $100,000 of taxable value carries $895.35 a year.
Only on the terms the declaration allows, which are not public. If your unit carries a vacation rental licence or a lease history, give buyers that record with the declaration’s leasing section.
With one listing on 2026-10-07 and about two sales a year, supply is thin; the case for timing rests on your plan’s comparables and your own plans, which we can price for you.
The penthouse PH 1, a 2,171 square foot unit, at $2,850,000 in December 2024.
Two 2,071 square foot units, 604 in May 2024 and 703 in February 2025, at $1,450,000 each.
Use mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call.
Anything a buyer’s inspector or lender will flag: open unit permits, balcony or window issues, aging air-conditioning and water heaters. In a building that trades about twice a year, presentation decides whether your unit becomes the next comparable or sits.
Some facts a buyer or seller would want are not in any public record we could reach for this page, checked on 2026-10-28. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from the agencies that published them.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-28. No listing portal, competing brokerage or agent website was used as a source for any figure on this page.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Sandpiper. 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.
