Marco Island - Seabreeze

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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Seabreeze is a 268-unit garden condominium of three associations at the north end of the beach corridor in Marco Island, Florida. It sits on the Gulf side of North Collier Boulevard, one row behind the Seaview Court beachfront towers of the Marco Island gulf-front condo corridor, so it is a short walk from the sand but it is not on the beach. If you want to know who should sell or buy here for you, our comparison of the best real estate agents in Marco Island sets out the public record, and the rest of this guide sets out every fact we could verify about Seabreeze itself.

Seabreeze on Marco Island: What These Three Condominiums Are

Seabreeze on Marco Island is three separately recorded condominiums of small, two-story garden apartments built from 1969 to 1971: Seabreeze Apartments at 240 North Collier Boulevard, Seabreeze South at 190 North Collier Boulevard and Seabreeze West at 235 Seaview Court. Together they hold 268 units of 406, 508 and 704 heated square feet on the Collier County roll.

Each of the three is its own corporation with its own board, budget and rules, and the Southwest Florida MLS files most of their sales under three names, SEABREEZE APTS, SEABREEZE SOUTH and SEABREEZE WEST, and some under SEABREEZE or SEABREEZE CONDO. This guide treats them together because buyers search for them together and because the buildings, the floor plans and the era are the same, and it splits the figures by association wherever the split changes the answer. Everything on this page is built from the Collier County roll and its qualified recorded sales, the Southwest Florida MLS pulled on 2026-10-07, the Florida Division of Corporations, the state condominium register, Collier County’s own map layers, FEMA, the National Hurricane Center and Florida statute text.

Where Seabreeze sits on Marco Island

Collier County’s parcel and road-centerline layers put the three Seabreeze parcels in one block at the north end of the beach corridor, bounded by North Collier Boulevard on the east, Seaview Court on the south and west, and Bayside Court on the north (Collier County parcels layer; Collier County road centerlines). Across Seaview Court to the west are the beachfront buildings of Sunset House, Sunset House North, Emerald Beach and Tradewinds; across North Collier Boulevard to the east is the Aquarius garden complex and a short row of small commercial plazas. The block is about 13.7 acres in all by the County’s parcel outlines: about 6.2 acres for Seabreeze South, 4.0 for Seabreeze Apartments and 3.6 for Seabreeze West.

Seabreeze at a glance

Which “Seabreeze” this page is about

“Seabreeze” is one of the most common names in Florida real estate, and Marco Island alone has a Seabreeze Drive inside Hideaway Beach that has nothing to do with these condominiums. This page covers only the three Marco Island condominiums governed by Sea Breeze Apartments Condominium, Inc. (Florida document 713743), Sea Breeze South Apartments Condominium, Inc. (document 715452) and Sea Breeze West Apartments Condominium, Inc. (document 717125), as listed by the Florida Division of Corporations. The corporations spell the name as two words; the county roll and the MLS spell it as one.

Why McGreevy and Comisar Are the Best Realtor for Seabreeze

If you’re searching for the best realtor for Seabreeze in Marco Island, Florida, whether you’re ready to sell your Seabreeze home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026).

Recent Seabreeze track record (12 months to 2026-10-07, Southwest Florida MLS): 15 Seabreeze resales total in the market · highest-priced Seabreeze sold: $325,000 · median sale-to-final-list ratio: 94.6 percent. In the last 12 months we tracked every one of those 15 Seabreeze closings, unit by unit and association by association, and the full list is on this page.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Seabreeze home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying a home in Seabreeze? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.

Key Takeaways: Seabreeze on Marco Island

• Seabreeze is three condominiums, not one: Seabreeze Apartments (79 units on the roll), Seabreeze South (119) and Seabreeze West (70), built 1969 to 1971 and each run by its own association.
• Every unit is a 406 square foot studio, a 508 square foot one bedroom or a 704 square foot two bedroom, each with one bathroom (Collier County roll).
• Seabreeze is not beachfront. It sits on the Gulf side of North Collier Boulevard, one row behind the Seaview Court beachfront buildings, about 200 to 450 meters back from the County’s coastal construction line.
• In the 12 months to 2026-10-07, 15 Seabreeze units closed on the Southwest Florida MLS at a median of $230,000, from $169,000 to $325,000, a median of about $426 per square foot.
• Six units were listed for sale on 2026-10-07 at $194,000 to $374,900, plus one under contract, which is about 4.8 months of supply at the last year’s pace.
• Listing agents entered annual condo fees of about $5,900 to $10,300 on the last year’s sales; the figure varies by association and by unit size.
• All three parcels sit in FEMA flood zone AE with a 9-foot base flood elevation, and in Collier County storm surge evacuation zone A.
• The buildings are two stories, so Florida’s milestone inspection and structural integrity reserve study laws, which apply to buildings of three habitable stories or more, would not apply to them on that description.
• 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.

Table of Contents

• Is Seabreeze Beachfront? Where the Buildings Sit Relative to the Gulf
• Living at Seabreeze as a Homebuyer: What Daily Life Actually Looks Like
• What Did Seabreeze Condos Sell For in the Last 12 Months? Market Snapshot
• How Have Seabreeze Prices Moved Since 2021? Sales by Year
• Which of the Three Seabreeze Associations Sells Higher?
• What Is for Sale at Seabreeze Right Now, and How Does the Ask Compare?
• Seabreeze Floor Plans: 406, 508 and 704 Square Feet
• Who Created Seabreeze, and How Are the Three Condominiums Recorded?
• What Amenities Does Seabreeze Have?
• What Are the Condo Fees at Seabreeze, and What Do They Cover?
• The Layered Costs of Owning at Seabreeze
• Seabreeze Declarations, Bylaws and Rules: What Governs and How to Read Them
• Can You Rent Your Seabreeze Condo? Short-Term and Annual Lease Rules
• Are Pets Allowed at Seabreeze?
• What Flood Zone Is Seabreeze In? Storm Posture and Hurricane History
• Insuring a Seabreeze Condo: Master Policy, HO-6 and Flood
• Do Florida’s Milestone Inspection and SIRS Laws Apply to Seabreeze?
• Which Schools Serve Seabreeze?
• Permits, Zoning and City Rules That Touch Seabreeze
• Daily Logistics at Seabreeze: Beaches, Groceries, Healthcare and Getting Around
• Seabreeze vs Beach View: Which Small Collier Boulevard Condo Fits You?
• How Does Seabreeze Compare With Its Collier Boulevard Neighbors?
• Honest Pros and Cons of Seabreeze
• Thinking of Selling Your Seabreeze Home? List With the #1 Team in Southwest Florida Since 2012
• What Our Clients Say About McGreevy and Comisar
• Your Local Real Estate Experts for Seabreeze
• Frequently Asked Questions, Buyer Edition: Seabreeze on Marco Island
• Frequently Asked Questions, Seller Edition: Selling a Seabreeze Condo
• What We Could Not Verify About Seabreeze
• Downloadable Documents
• Sources and Authoritative References

Is Seabreeze Beachfront? Where the Buildings Sit Relative to the Gulf

Seabreeze is not beachfront. Collier County’s parcel, road and coastal construction line layers place all three Seabreeze condominiums on the Gulf side of North Collier Boulevard but one full row back from the sand, behind the Seaview Court buildings that front the beach. The nearest Seabreeze parcel edge sits about 200 meters from the County’s coastal construction line.

Data updated: October 2026. Collier County GIS layers queried 2026-10-21.

The Gulf side of North Collier Boulevard, but the second row

North Collier Boulevard runs north and south past the block, and the County’s road centerline file numbers the west side of the road with the even addresses 170 to 258, the side Seabreeze Apartments (240) and Seabreeze South (190) carry (Collier County road centerlines). Seabreeze West (235 Seaview Court) lies west of Seabreeze Apartments, on the inside of the bend where Seaview Court turns north. West of Seaview Court, between Seabreeze and the Gulf, are the parcels of Sunset House, Sunset House North, Emerald Beach and Tradewinds, and to the north-west the South Seas towers (Collier County parcels layer). Those are the buildings with Gulf frontage; Seabreeze looks across Seaview Court at them.

How far Seabreeze is from the beach line

We measured each parcel against Collier County’s own Coastal Construction Line layer, the regulatory line that runs behind the dune along this beach (Collier County Coastal Construction Line layer). The results, as straight-line distances from the parcel outlines:

Method: parcel outlines from the Collier County parcels layer, distance to the nearest segment of the County coastal construction line layer, computed on 2026-10-21. These are map measurements, not a survey; whether any structure is seaward of the state’s coastal construction control line is a Florida Department of Environmental Protection determination. The beach itself lies seaward of the line, so the walk to the water is longer than these figures.

What the second row means for price

The difference between the beachfront row and the second row shows up plainly in the sales. Over the 60 months to 2026-10-07, the median Seabreeze sale worked out to about $503 per square foot, against about $674 at Sunset House and about $827 at Tradewinds across Seaview Court, and about $455 at Aquarius across the boulevard (Southwest Florida MLS, median of each sale’s price per square foot). Some of that gap is unit size, age and finish, but the pattern matches what a buyer pays for: frontage first, then distance to the sand. A Seabreeze seller should price against second-row and across-the-road sales, not against the towers next door.

Getting to the sand from Seabreeze

Seabreeze owners do not have a beachfront deck of their own, so a beach day starts on foot or by car. Tigertail Beach, a Collier County park at 480 Hernando Drive, is about 0.7 miles from the middle of the Seabreeze block in a straight line, and the County’s parks layer puts the nearest edge of the park about 750 meters away (Collier County parks layer); the walking route along the streets is longer. The park is open 6:00 a.m. to sunset with a $10 parking fee for cars without a Collier County resident beach parking permit, and its concessions and rentals are listed as closed until further notice (Collier County Parks, Tigertail Beach Park). The private Residents’ Beach run by the Marco Island Civic Association admits owners of improved island property and renters of a year or more (Marco Island Civic Association, Residents’ Beach). We found no recorded beach easement for Seabreeze owners across the beachfront parcels; ask the association whether one exists, and do not assume it.

Living at Seabreeze as a Homebuyer: What Daily Life Actually Looks Like

Seabreeze suits a buyer who wants the lowest-priced way into the north end of Marco Island’s beach corridor: a small, single-level, one-bath apartment in a two-story building around a shared pool, a few minutes’ walk from the Seaview Court beach towers. It does not suit a buyer who needs a second bathroom, a garage or Gulf frontage.

Who buys at Seabreeze

The sales record describes the buyer by what the buildings offer. Every one of the 78 MLS closings in the 60 months to 2026-10-07 was a one-bath unit: 18 studios of 406 or 408 square feet, 25 one-bedroom units of 504 or 508 square feet, and 35 two-bedroom units of 704 square feet, one of them listed with a den (Southwest Florida MLS). The Seabreeze Apartments board described its own community in 2020 as one occupied by “a large percentage of owners and renters who are senior citizens” (Sea Breeze Apartments Condominium, Inc., archived home page). In our reading of the sales, three kinds of buyer recur: second-home owners who want a lock-and-leave beach base, retirees who want a small, low-maintenance home near the sand, and owners who rent the unit when they are away within the association’s rules.

The trade the property asks you to make

What Seabreeze gives you is location and price. In the 12 months to 2026-10-07 the median Seabreeze sale was $230,000 (Southwest Florida MLS), while the U.S. Census Bureau’s 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). What you give up is space, a second bathroom, covered parking and the view from a beachfront balcony, and you take on the ordinary costs of owning a building more than half a century old in a coastal flood zone.

A first-hand view of the record

We tracked every Seabreeze closing on the Southwest Florida MLS for the five years to 2026-10-07, 78 closings in all, and read them against the qualified recorded sales the Collier County roll data holds for the three condominiums. Three things stood out. First, the three associations trade at almost the same prices, so the floor plan, not the association, sets the value. Second, prices and speed of sale have both cooled since 2022: the median days on market rose from 20.5 in the year to 2022-10-07 to 78 in the year to 2026-10-07. Third, the fee a unit carries, as entered by listing agents, differs by association and by unit size, and buyers now ask about it first.

Thinking of buying or selling at Seabreeze? Talk to us first

Seabreeze is three associations on one block of the Marco Island beach corridor, and the right price for a unit depends on its floor plan, its association’s fee and its building’s documents. Sellers can start with a free home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or book a buyer consultation, and we will read the association’s budget, rules and estoppel with you before you commit. Top 1% Real Estate Agents Nationally Since 2008, and the same team that tracked every one of the 78 Seabreeze closings on this page.

What Did Seabreeze Condos Sell For in the Last 12 Months? Market Snapshot

Seabreeze recorded 15 closed sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $230,000 and a range of $169,000 to $325,000. That window is the first of the 12, 24, 36 and 60 month windows to hold ten or more closings, so it leads every figure below.

Data updated: October 2026. Southwest Florida MLS, closed sales pulled 2026-10-07; Collier County qualified recorded sales through 2026-08-24.

Seabreeze, 12 months to 2026-10-07 (Southwest Florida MLS)

Every Seabreeze closing, 12 months to 2026-10-07

Source: Southwest Florida MLS, pulled 2026-10-07, matched by street address. The 2025-11-13 sale carries the MLS name SEABREEZE APTS but a Seabreeze West street address, and five of the 15 (A1, P4, A-4, C8 and the August D2) were filed under the names SEABREEZE or SEABREEZE CONDO; we assign every sale by address.

The county record corroborates the MLS

Collier County’s qualified recorded sales, a separate record of deeds the Property Appraiser treats as arm’s-length market sales, show 10 Seabreeze sales in the 12 months to 2026-08-24, at a median of $232,250 and a range of $169,000 to $325,000 (Collier County roll and sales data files dated 2026-08-29). The two records do not line up sale for sale, for three reasons: the county window ends six weeks earlier, a deed is recorded after closing, and a deed counts as “qualified” only after the Property Appraiser reviews it. Nine of the county’s ten sales match an MLS closing a few days apart (the tenth, a $176,000 studio recorded 2025-09-11, closed before the MLS window), and the county file does not yet hold the five MLS closings of June 30 to July 17, 2026 or the one of August 31. Over 60 months the county record holds 77 qualified sales at a median of $289,000, against 78 MLS closings at a median of $287,000. The county file holds 675 qualified Seabreeze sales across all its history; that is a count of what the file holds, not a price signal.

How to read the 94.6 percent sale-to-list figure

A median sale-to-final-list ratio of 94.6 percent means the typical Seabreeze unit closed about 5.4 percent below its last asking price in the 12 months to 2026-10-07. Three of the 15 sold at their full final ask, two at Seabreeze West and one at Seabreeze Apartments, and the deepest discount was 89.4 percent of the final list on a one bedroom at Seabreeze Apartments. The ratio uses the final list price, after any reductions, so the gap to the original asking price was wider on several of the slower sales.

What the days-on-market spread tells you

Of the 14 sales with a days-on-market entry, half went under contract within 63 days and the other half took from 93 to 486 days. The two longest, at 486 and 367 days, were one-bedroom units; the two fastest, at 10 and 13 days, were also one-bedroom units, priced at or below recent one-bedroom sales. A seller who prices to the last three sales of the same size unit can expect to sit in the faster half; one who prices to a hope can expect to sit in the slower half.

How Have Seabreeze Prices Moved Since 2021? Sales by Year

Seabreeze prices have fallen since 2022. The median sale in each 12-month period to October 7 dropped from $305,000 in 2022 to $230,000 in 2026, and the median price per square foot from about $557 to about $426, while the median time on market rose from 20.5 days to 78 days (Southwest Florida MLS).

Data updated: October 2026. Southwest Florida MLS, closed sales 2021-10-07 to 2026-10-07.

Seabreeze closings by 12-month period (Southwest Florida MLS)

Seabreeze closings by calendar year (Southwest Florida MLS)

The 2021 row covers less than three months and the 2026 row nine, so they are partial years.

What the curve says for Seabreeze buyers and sellers

The median price per square foot in the latest 12 months is about 24 percent below the 12 months to October 2022 ($426 against $557), and the median sale is about 25 percent lower ($230,000 against $305,000). Part of that is the mix: the latest year held more one-bedroom and studio sales than 2022 did. Even so, the same-size comparison points the same way: two-bedroom units of 704 square feet sold at a median of $330,000 across the 60 months, but at $285,000 in the latest 12. The record is consistent with a buyer’s market for small, older Marco Island condominiums since 2024, the same period in which Florida’s new condominium safety and reserve laws, insurance costs and fees pressed on buildings of this age across the state. For a buyer that means room to negotiate; for a seller it means the list price has to start from the latest sales, not from 2022.

Which of the Three Seabreeze Associations Sells Higher?

The three Seabreeze associations sell at nearly the same prices, which is what you would expect from identical floor plans on one block. Over the 24 months to 2026-10-07, Seabreeze Apartments sold at a median of $227,250 (12 sales), Seabreeze West at $251,500 (10 sales) and Seabreeze South at $250,000 (5 sales), each the median of a small group.

Data updated: October 2026. Southwest Florida MLS, assigned to each association by street address.

Sales by association, 24 and 60 months to 2026-10-07

These are medians of small groups, and the mix of studios, one bedrooms and two bedrooms in each group moves them more than the association does. Seabreeze West’s higher 60-month median reflects more two-bedroom sales, not a different building.

A naming trap in the MLS record

Three Seabreeze West sales in the 60 months were filed in the MLS under the name SEABREEZE APTS with a 235 Seaview Court address: unit B1 in 2023 and again in 2025, and unit E6 in 2021. Eight more were filed under the bare names SEABREEZE or SEABREEZE CONDO, five of them in the last 12 months, and one current listing is filed the same way. Anyone pulling Seabreeze comparables by MLS name alone will put sales in the wrong association or miss them altogether. We assign every sale and listing by its street address, which matches the county roll.

What Is for Sale at Seabreeze Right Now, and How Does the Ask Compare?

Six Seabreeze units were listed for sale on 2026-10-07, asking $194,000 to $374,900, and one more was under contract. At the past year’s pace of 15 closings, six active listings is about 4.8 months of supply, a balanced market by the usual six-month yardstick.

Data updated: October 2026. Southwest Florida MLS, active and pending listings on 2026-10-07.

Every Seabreeze listing on 2026-10-07

Months of supply at Seabreeze: about 4.8

Fifteen closings in 12 months is a pace of 1.25 a month; six active listings divided by 1.25 is 4.8 months of supply. The one contingent pending sale is left out of the supply count.

The ask versus the achieved price at Seabreeze

The median active ask of $239,000 sits about $9,000 above the 12-month median sale of $230,000, but the asks split by floor plan. The two-bedroom asks of $295,000 and $374,900 compare with two-bedroom sales of $248,000 to $325,000 in the last year; the one-bedroom asks of $194,000 to $248,000 compare with one-bedroom sales of $175,000 to $234,500; and the $219,900 studio-size ask compares with studio sales of $169,000 and $205,000. The $374,900 ask, at about $533 a square foot, is above every Seabreeze sale of the last 12 months and had been on the market 357 days on 2026-10-07.

Seabreeze Floor Plans: 406, 508 and 704 Square Feet

Seabreeze has three floor plans in every association: a 406 square foot studio, a 508 square foot one bedroom and a 704 square foot two bedroom, each with one bathroom (Collier County roll; Southwest Florida MLS). The median heated area across the 268 units is 508 square feet, and no unit on the roll is larger than 704.

Data updated: October 2026. Collier County roll, data files dated 2026-08-29; Southwest Florida MLS, pulled 2026-10-07.

How each building is laid out

The MLS unit numbers pair a building letter with a unit number from 1 to 10: letters A to H at Seabreeze Apartments, A to G at Seabreeze West, and letters from I to V at Seabreeze South. The County’s 2025 building footprint layer shows the same count of large residential footprints on each parcel, 8, 7 and 12, each of about 3,900 to 4,900 square feet, plus small outbuildings (Collier County building footprints). Ten units of 406 to 704 square feet in a footprint of that size fit two floors, which matches the two-story description Seabreeze Apartments gives of its own buildings. Seabreeze Apartments has described “laundry rooms” and hand-soap stations “in each building,” and a pool house beside the pool (archived association home page).

Price by floor plan, 12 and 60 months to 2026-10-07

Each median is the median of that small group only. The 60-month one-bedroom figures include one unit the MLS lists at 504 square feet, and the studio figures one Seabreeze West unit listed at 408.

Studio, one bedroom or two at Seabreeze?

The two-bedroom plan is the most traded and the most liquid: 35 of the 78 closings in 60 months. It also sets the ceiling: the highest Seabreeze sale in the five years was $400,000, reached twice, in 2022 and 2024, both on 704 square foot units. The studio is the cheapest way into the corridor, but it carries the highest fee per square foot (see the fee section) and the narrowest buyer pool. For a buyer who plans to rent, the two-bedroom plan sleeps more people for the same one bathroom; for a buyer who plans to live alone part of the year, the one bedroom is the middle ground.

Does the floor a unit is on matter at Seabreeze?

The MLS and county records we hold do not record which floor a Seabreeze unit is on, and the unit numbering does not say it either, so we cannot show a floor premium from the record. In a two-story walk-up, the practical differences a buyer should check in person are stairs, privacy and the view of the pool or the street; the flood-insurance difference is real too, because a ground-floor unit’s floor sits closest to the base flood elevation (see the flood section).

Who Created Seabreeze, and How Are the Three Condominiums Recorded?

Seabreeze was created as three condominiums in the late 1960s, at the start of Marco Island’s beach-corridor building, and each is still governed by the corporation formed for it: Sea Breeze Apartments Condominium, Inc. (filed 1967-12-05), Sea Breeze South Apartments Condominium, Inc. (filed 1968-10-23) and Sea Breeze West Apartments Condominium, Inc. (filed 1969-09-10), all Active with the Florida Division of Corporations.

The Collier County roll

The County roll lists the condominiums under their recorded names: Seabreeze Apartments Condominium (79 unit parcels at 240 North Collier Boulevard, year built 1969), Seabreeze South Apartments Condominium (119 parcels at 190 North Collier Boulevard, 1970) and Seabreeze West Condominium (70 parcels at 235 Seaview Court, 1971, one parcel 1969). All 268 parcels carry the condominium use code, and none is vacant (Collier County roll data files dated 2026-08-29). The Property Appraiser’s 2026 roll and parcel maps are public through the County; this page used the roll extract already held in our research files.

The state condominium register (DBPR)

The Florida Department of Business and Professional Regulation’s condominium extract lists three projects: SEABREEZE CONDO at 240 North Collier (project PR1S017073, 80 units), SEABREEZE CONDO SOUTH at “180 and 190 Collier” (PR1S019293, 120 units) and SEABREEZE CONDO WEST at 235 Seaview Court (PR1S015604, 70 units), 270 units in all (DBPR condominium public records; DBPR Condo_CW extract). The register counts registered units; the roll counts taxable unit parcels, which is why the two differ by one unit at Seabreeze Apartments and one at Seabreeze South. The DBPR “recorded” dates in the extract are often placeholders and are not Official Records recording dates.

The corporate record (Sunbiz)

The Florida Division of Corporations shows all three associations Active as of our check:

The Declarations of Condominium

Each condominium is created by its own recorded Declaration of Condominium in the Collier County Official Records, with its own amendments, and the Declaration and the association’s rules are what govern rentals, pets, renovations and approvals. We could not retrieve the three Declarations from the Clerk’s records search for this page, so we do not quote them; a buyer reads them in the resale package, and anyone can search the Clerk’s Official Records by condominium name (Collier County Clerk of the Circuit Court, records search). Before relying on any section of a Declaration, look for a later amended and restated version.

Management and the association offices

Management differs by association, and the public record does not line up neatly. Sunbiz lists Resort Management as registered agent for Seabreeze Apartments, Volhr Corporation for Seabreeze South and Beachside Property Management for Seabreeze West. The Seabreeze Apartments board’s own website, in its last archived version, said the board had directed “Beachside Management” to put new sanitation procedures in place (archived association home page), and that website no longer resolved on 2026-10-21. A registered agent is not always the manager; a buyer or seller should confirm the current manager of the specific association through its office before ordering an estoppel certificate.

What Amenities Does Seabreeze Have?

Seabreeze’s amenities are those of a 1960s garden condominium: a pool with a pool house, shared laundry rooms in the buildings, and open surface parking. Seabreeze Apartments’ own website described its pool, pool house and laundry rooms; the amenities of Seabreeze South and Seabreeze West are not published in any public document we could read.

The pool and pool house

The Seabreeze Apartments board’s archived website set rules for “the Pool House” and “the pool deck area,” including shirts and footwear in the pool house and towels on the poolside furniture (archived association home page). The County’s footprint layer shows outbuildings on each of the three parcels consistent with pool houses and laundry or storage buildings (Collier County building footprints). Whether each association has its own pool, and who may use which, is a question for the association: we do not assume shared use across the three corporations.

Laundry, storage and parking

The same archived page refers to “the laundry rooms” and to hand soap and paper towels “provided in each building,” which tells a buyer that laundry is shared rather than in the unit at Seabreeze Apartments; whether any unit has a private washer is a question for the specific unit and the association’s rules. Covered or assigned parking is not described in any public document we could read, and the County’s footprint layer shows no parking garage on the three parcels. Assigned spaces, guest parking, boat and trailer rules and storage lockers are set by each association’s rules and are not published.

What Seabreeze does not have

None of the three Seabreeze parcels reaches the beach or any canal, so there are no docks or boat slips. There is no clubhouse, fitness center or tennis court in any public record of the three associations. A buyer who wants those amenities on site should compare the beachfront buildings across Seaview Court, which carry higher prices and fees.

What Are the Condo Fees at Seabreeze, and What Do They Cover?

Seabreeze condo fees, as entered by listing agents on the Southwest Florida MLS for sales closed from January 2025 to October 2026, ran about $5,900 to $10,300 a year, and they rise with unit size inside each association. The three associations set their own budgets, and none publishes its budget or fee inclusions on a public website we could find.

Data updated: October 2026. Southwest Florida MLS listing-entered fee fields, pulled 2026-10-07.

Listing-entered Seabreeze fees by association and floor plan, sales closed 2025 to 2026

These are fees as entered by listing agents, not the associations’ budgets. The $7,332 entry on a Seabreeze West two bedroom, on a sale the MLS filed under the Seabreeze Apartments name, sits far below the other four West two-bedroom entries and may reflect that naming error.

Fees on the listings of 2026-10-07

The seven listings active or pending on 2026-10-07 carried entered annual fees of $7,195, $7,212 and $6,424 at Seabreeze Apartments (a two bedroom, a one bedroom and a studio-size unit), $6,684 at Seabreeze South (a one bedroom), and $7,740 and $10,104 at Seabreeze West (a one bedroom and a two bedroom). One more Seabreeze West listing entered $646 a quarter, or $2,584 a year, which does not match any other West entry and is most likely a monthly figure entered as quarterly. Application fees entered on Seabreeze listings ran from $75 to $205, most often $100 or $150.

How the entered fees have moved since 2021

Each cell is the median of the annual fee entered on that year’s closed sales, which mixes floor plans, so the swings partly reflect which size units sold. Read across the five years, the entered fees at all three associations were higher in 2024 and 2025 than in 2021 and 2022. The record does not say why; each association’s budget history, which the seller provides in the resale documents, does.

Fee per square foot: the small-unit penalty

Because a small unit still pays its share of roofs, insurance, paving and the pool, Seabreeze fees are high per square foot. A $10,104 entered fee on a 704 square foot Seabreeze West unit is about $14.35 per square foot a year, and a $5,904 entered fee on a 406 square foot studio at Seabreeze Apartments is about $14.54. At Beach View, a 1978 complex of 1,184 square foot units on South Collier Boulevard, the $9,840 entered on its 2025 sales is about $8.31 per square foot. Buyers comparing a Seabreeze studio with a larger unit elsewhere should compare the monthly total, not the price.

What the Seabreeze fee covers

The associations’ budgets, reserve schedules and fee inclusions are not published on any public website we could find, and listing remarks are not a substitute for the budget. Under Florida law a resale buyer is entitled, at the seller’s expense, to the annual budget and the annual financial statement among the resale documents (Fla. Stat. 718.503), and the estoppel certificate states the regular assessment and anything owed (Fla. Stat. 718.116). Read those before you rely on any fee figure, including ours.

The Layered Costs of Owning at Seabreeze

Owning at Seabreeze costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, flood insurance where a lender requires it, application fees for tenants, an estoppel fee at sale and the closing costs of the Collier County custom. Each layer below is sourced, and the worked example shows the arithmetic.

Property tax at Seabreeze

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, the 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 taxable value 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 assessment is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.

Application and approval fees

Listing agents entered application fees of $100 or $150 on most Seabreeze sales and listings, with single entries of $75, $175 and $205. Whether those fees apply to buyers, tenants or both, and whether an association screens or approves buyers, is set by each Declaration and its rules, which we did not retrieve. Florida law lets an association charge a transfer or lease approval fee only when its documents require approval and provide for the fee, and caps it at $150 per applicant, adjusted for inflation every five years, with no fee on a renewal with the same tenant (Fla. Stat. 718.112).

The estoppel certificate at sale

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 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, not after. Because Seabreeze is three associations, order the estoppel from the right one.

Closing costs and the Collier County title custom

Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $230,000 Seabreeze sale carries $1,610 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 $190,000 loan that is $665 and $380. 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 law and title firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has boxes that decide who pays and who chooses.

A worked monthly carrying cost for a Seabreeze two bedroom

For a non-homestead 704 square foot unit with a $250,000 taxable value and a $9,534 entered annual fee: the fee is $794.50 a month ($9,534 divided by 12); property tax at 8.9535 mills is $2,238.38 a year, or $186.53 a month; together that is $981.03 a month before HO-6 insurance, flood insurance, electricity, mosquito control and any non-ad valorem charge on the tax bill. For a studio with a $170,000 taxable value and a $5,904 fee, the same arithmetic gives $492.00 plus $126.84, or $618.84 a month. Insurance premiums vary by carrier, coverage and unit and are not estimated here.

Seabreeze Declarations, Bylaws and Rules: What Governs and How to Read Them

Each Seabreeze condominium is governed by its own recorded Declaration of Condominium, articles, bylaws and board rules, and the three sets are separate documents. None of the three associations publishes its governing documents on a public website we could find, so this guide does not state any Seabreeze rule as fact; it tells you which document governs each question and how to get it.

The documents a buyer must receive

Florida law requires a resale seller to give the buyer the declaration, articles of incorporation, bylaws and rules, the annual budget and financial statement, the frequently asked questions and answers document, and the structural integrity reserve study or milestone summary where one is required, 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 the association must make available within 10 working days of a written request (Fla. Stat. 718.111).

Approvals of sales and leases

Many Florida condominiums of Seabreeze’s era require board approval of a sale or a lease; whether any of the three Seabreeze associations does is set by its Declaration. Ask the association office early, because an approval period that runs past the contract’s closing date is a common reason a small-condo closing slips. The approval fee, where one exists, is capped by Fla. Stat. 718.112.

Renovations need association approval and a City permit

Alterations inside a unit, and anything that touches a common element such as a wall, window or the structure, are controlled by the Declaration and usually need the board’s written approval. Inside the City of Marco Island most alterations also need a City building permit, and the City’s code limits construction noise to the hours outside 7:00 p.m. to 7:00 a.m. and bars it on Sundays and holidays (Marco Island Code of Ordinances, Municode). In a 1960s two-story building, window, door, plumbing and electrical upgrades are the renovations buyers ask about most; confirm the association’s specifications before you price a remodel.

Occupancy, guests and conduct

Guest limits, occupancy when the owner is away, grills, window coverings, bicycles and quiet hours are typical rule subjects at Marco Island garden condominiums, and each Seabreeze association writes its own. The archived Seabreeze Apartments website shows the board setting conduct rules for the pool house and pool deck by notice (archived association home page). Ask for the current rules, not a summary.

Can You Rent Your Seabreeze Condo? Short-Term and Annual Lease Rules

Whether you can rent a Seabreeze unit, for how short a stay and how often, is set by the Declaration and rules of the specific Seabreeze association, and none of the three publishes them. The City of Marco Island does not run a vacation rental registration program, and Florida law limits local rental rules, so the association’s documents are the ones that govern.

What the association documents decide

Minimum lease terms, the number of leases a year, tenant screening and approval, and whether owners give up the use of the pool while a unit is rented are the four rental rules that most often decide a Seabreeze purchase for an investor. None of them is in a public document for any of the three associations. Ask the association for the leasing rules and the tenant application, and read the Declaration’s leasing article in the resale package, before you write an offer that depends on rental income.

What the City of Marco Island and Florida law add

The City has no enforceable vacation rental registration program: Resolution 23-54, adopted 2023-10-02, declared the 2022 rental registration ordinance null and void after the Legislature passed Senate Bill 250 in 2023 (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. Transient rentals also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).

Residents’ Beach and renters

If you plan to rent, note that the Marco Island Civic Association’s Residents’ Beach admits renters only on leases of 12 months or more, and its rules bar guest passes for renters of a member’s property (Marco Island Civic Association, member regulations). A seasonal tenant at Seabreeze uses Tigertail Beach or the other public accesses.

Are Pets Allowed at Seabreeze?

Pet rules at Seabreeze are set separately by each of the three associations’ Declarations and rules, and none of the three publishes them, so we cannot tell you whether a dog or cat is allowed in a given unit. A buyer with a pet should get the specific association’s pet rule in writing before making an offer.

Assistance animals are a separate legal question

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). Any such request goes to the association in writing.

Is Seabreeze a 55+ community?

No age restriction appears in any public record we found for the three Seabreeze associations, and the Housing for Older Persons Act exemption does not appear in any document we read. The Seabreeze Apartments board’s 2020 notice described a community with “a large percentage of owners and renters who are senior citizens,” which describes who lives there, not an age rule (archived association home page). Confirm any age rule in the Declaration.

What Flood Zone Is Seabreeze In? Storm Posture and Hurricane History

All three Seabreeze parcels sit entirely in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88, on FIRM panel 12021C0828J effective 2024-02-08, outside the Coastal Barrier Resources System, and in Collier County storm surge evacuation zone A. The ground at two tested address points is about 5.3 to 5.5 feet NAVD88.

Data updated: October 2026. FEMA National Flood Hazard Layer and Collier County layers queried 2026-10-21; USGS 3DEP elevations from 2026-10-07.

FEMA flood zone for each Seabreeze parcel

Method: each parcel outline from the Collier County parcels layer was intersected with the FEMA National Flood Hazard Layer flood hazard zones and FIRM panels (FEMA NFHL map service; FEMA Flood Map Service Center) and with Collier County’s hurricane evacuation zone layer (Collier County hurricane evacuation zones) on 2026-10-21. Ground elevations are USGS 3D Elevation Program point readings at geocoded address points (USGS 3D Elevation Program), and no point was a Coastal Barrier Resources System unit on the U.S. Fish and Wildlife Service mapper (USFWS CBRS maps). A map reading is not a flood determination; a building’s Elevation Certificate gives its own lowest-floor elevation.

Ground versus base flood elevation at Seabreeze

At the two tested points the ground sits about 3.5 to 3.7 feet below the 9-foot base flood elevation (9.0 minus 5.5 is 3.5; 9.0 minus 5.3 is 3.7). The buildings date from 1969 to 1971, more than four decades before the current map took effect, so a ground-floor unit’s floor may sit below today’s base flood elevation; the Elevation Certificate, available from the association or the City floodplain office, answers it for each building. The City’s flood code requires new or substantially improved construction to put the lowest floor at the higher of base flood elevation plus one foot or the road-crown tests in the code, and treats work at 50 percent of a structure’s market value as a substantial improvement (City of Marco Island floodplain management).

Hurricane Irma, 10 September 2017

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, about a mile from Seabreeze, 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).

Hurricane Ian, 28 September 2022

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). A 7.38-foot storm tide over ground at about 5.3 to 5.5 feet would mean about 2 feet of water at the Seabreeze address points if the water reached them at that level, which is an arithmetic illustration, not a record of what happened at Seabreeze. 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 Seabreeze; ask each association for its post-Ian repair and insurance-claim history, and ask the seller for the flood disclosure described below.

Helene and Milton, 2024

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 City’s manager told NBC2 the island saw about 2 feet of surge in Milton under a mandatory evacuation notice (NBC2, 2024-10-11).

Evacuation zone A and what it means

Collier County’s hurricane evacuation zone layer places all three Seabreeze parcels in zone A, the first zone ordered out for storm surge. A Seabreeze owner should expect to leave for a hurricane threat that brings a surge evacuation order, and should plan for a unit that may not be reachable for days after a storm while the bridges and roads are checked. Sellers pricing a unit with a storm history can start with a free valuation; buyers who want the flood records read with them can book a buyer consultation.

Insuring a Seabreeze Condo: Master Policy, HO-6 and Flood

A Seabreeze owner carries an HO-6 unit-owner policy for the inside of the unit and personal liability, while each association insures its buildings under its own master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and a lender will require flood insurance on a financed unit in zone AE.

Citizens and the flood insurance requirement

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 Seabreeze unit does not trigger the requirement; a Citizens policy on a condominium association’s building does (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE.

National Flood Insurance Program basics

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). A ground-floor unit and an upper-floor unit in the same building can rate differently, because floor height is a rating factor.

The City’s Community Rating System class

The Community Rating System class sets the community-wide flood premium discount. FEMA’s Community Rating System list effective October 1, 2026 shows the City of Marco Island (community 120426) at CRS Class 5, a 25 percent discount on eligible flood insurance premiums in the special flood hazard area, current since October 1, 2023 (FEMA, CRS eligible communities, October 2026). All three Seabreeze parcels are in zone AE, inside that area; ask your insurance agent to confirm the discount on your quote.

Wind mitigation credits

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 condominium most of those features belong to the building, so the credits show up on the association’s master policy, not on the HO-6. The My Safe Florida Home program’s standard inspection and grant rules are written for owner-occupied, homesteaded single-family homes, detached or attached up to three stories (Fla. Stat. 215.5586); the program site also refers to a condominium pilot (My Safe Florida Home), so an owner-occupant should check eligibility directly.

The seller’s flood disclosure

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 Seabreeze seller completes it for the unit; ask for it with the first draft of the contract.

Do Florida’s Milestone Inspection and SIRS Laws Apply to Seabreeze?

On the record we hold, they would not: Florida’s milestone structural inspection and structural integrity reserve study (SIRS) laws apply to condominium buildings three habitable stories or higher, and the Seabreeze buildings are two-story garden buildings. Florida still requires every Seabreeze association’s budget to carry reserves for roofs, painting and paving, which owners can vote to waive or reduce.

The three-story threshold

Florida Statute 553.899 requires a milestone inspection of condominium buildings “three habitable stories or more in height,” by December 31 of the year a building turns 30 and every 10 years after (Fla. Stat. 553.899), and Statute 718.112(2)(g) requires a SIRS at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height” (Fla. Stat. 718.112). Seabreeze Apartments describes its buildings as two-story, every Seabreeze MLS sale is labelled Low Rise (1-3), and the County’s footprints for all 27 buildings are consistent with two floors of ten units. On that description none of the 27 buildings meets the threshold, and the City of Marco Island’s public permit portal shows no milestone inspection case at any of the three Seabreeze addresses (City of Marco Island Civic Access, permit and milestone records). The statute measures stories “as determined by the Florida Building Code,” so the association’s engineer, not a listing label, settles it; ask each association whether it has determined that the laws do not apply.

What Seabreeze budgets must still reserve

Every Florida condominium budget must include reserve accounts for capital expenditures and deferred maintenance, including “roof replacement, building painting, and pavement resurfacing,” plus any item costing more than $25,000 or the inflation-adjusted amount, funded by a formula based on remaining life and replacement cost (Fla. Stat. 718.112). For an association that is not required to have a SIRS, the members may vote, by a majority of the total voting interests, to provide no reserves or less reserves than the statute requires. That is the key difference from a high-rise next door: a Seabreeze association may have chosen lower reserves by owner vote, and a buyer should find out whether it did.

What to ask each Seabreeze association before you buy

• The current budget and reserve schedule, and whether owners voted to waive or reduce reserves in the last three years.
• Any special assessment adopted or proposed, and its purpose, amount per unit and due dates.
• The age of each building’s roof and the last time the buildings were painted and the parking areas resurfaced.
• Whether the association has determined in writing that the milestone and SIRS laws do not apply, and on what basis.
• The master insurance policy’s carrier, wind and flood deductibles, and the last renewal premium.
• The last two years of board minutes.

Which Schools Serve Seabreeze?

Seabreeze 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.

Schools on Marco Island

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 distance is measured between County address points on 2026-10-21.

Zoned schools for a Seabreeze address

The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries), and the district’s address search returned Tommie Barfield Elementary, Manatee Middle and Lely High for every other Marco Island address our team tested on 2026-10-21. Confirm the zone for a specific Seabreeze unit with the district’s zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.

Permits, Zoning and City Rules That Touch Seabreeze

Seabreeze is inside the City of Marco Island, so building permits, flood rules, noise limits and code enforcement come from the City, not from Collier County. The City adopted its current flood damage prevention rules alongside the FEMA map effective 2024-02-08, and every Seabreeze association adds its own approval layer on top.

Building permits and the 50 percent rule

A renovation that needs a permit goes through City of Marco Island Building Services. Under the City’s flood code a project costing 50 percent or more of the building’s market value is a substantial improvement that must meet current flood elevation rules, which for a 1960s ground-floor unit below today’s base flood elevation can change what is buildable (Marco Island Code of Ordinances; City of Marco Island floodplain management). In a condominium the test is applied to the building, so a large association project, not a single unit remodel, is what usually triggers it.

The coastal construction line

Seabreeze sits landward of the County’s coastal construction line by about 200 meters or more (see the beachfront section), so the state’s beach-and-dune permitting that governs the beachfront buildings across Seaview Court does not reach Seabreeze on the map. The Florida Department of Environmental Protection’s recorded line and a survey control any real project.

Fertilizer, noise and wildlife rules

The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, limits construction to 7:00 a.m. to 7:00 p.m. outside Sundays and holidays, and protects burrowing owl burrows with a 33-foot no-parking buffer during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice).

The 2026 bridge and paving bond

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 Logistics at Seabreeze: Beaches, Groceries, Healthcare and Getting Around

Daily life at Seabreeze is walkable by Marco Island standards: a supermarket about 0.7 miles away in a straight line on North Collier Boulevard, Tigertail Beach about 0.7 miles away, the Seaview Court beach towers across the street, and urgent care and the library a short drive inland. There is no hospital emergency department on Marco Island.

Beaches near Seabreeze

Tigertail Beach Park at 480 Hernando Drive is about 0.7 miles from the middle of the Seabreeze block in a straight line, with a $10 parking fee for cars without a Collier County resident permit, and Collier County residents, including part-time resident property owners, can get a free beach parking permit, issued at the Marco Island branch library at 210 South Heathwood Drive (Collier County Parks, beach parking information). South Marco Beach has about 70 spaces off South Collier Boulevard (City of Marco Island beach access; Collier County Marco Island beaches). The City’s swale-parking rule bars parking on swales within 500 feet of the Residents’ Beach, South Beach, Tigertail Beach and two other beach access entrances (Marco Island Code, Chapter 50).

Groceries, shopping and dining

The nearest supermarket is Winn-Dixie at 625 North Collier Boulevard, about 0.7 miles from Seabreeze in a straight line and open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island), and Publix at Marco Town Center, 1089 North Collier Boulevard, is about 1.0 mile away and open 7:00 a.m. to 9:00 p.m. (Publix store 622). Small commercial plazas sit directly across North Collier Boulevard from Seabreeze.

Healthcare and emergency care

NCH runs an urgent care center at 40 South Heathwood Drive, about 1.1 miles from Seabreeze in a straight line, 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.

Airports and drive times

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; Fifth Avenue South in Naples about 16 miles and 27 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. Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes).

Distances from Seabreeze, straight line

Method: Collier County site address points (Collier County site address points), measured 2026-10-21. Road distances are longer.

Seabreeze vs Beach View: Which Small Collier Boulevard Condo Fits You?

Seabreeze and Beach View are the two low-rise garden condominiums on the beach corridor that sit close to the sand without being on it, and they serve different buyers. Seabreeze is the entry price, with 406 to 704 square foot one-bath units at a 60-month median of $287,000; Beach View is all 1,184 square foot two-bedroom, two-bath units at a 60-month median of $530,000.

Data updated: October 2026. Southwest Florida MLS, 60 months to 2026-10-07; Collier County roll data dated 2026-08-29; County GIS layers queried 2026-10-21.

Benchmark: Seabreeze and Beach View side by side

Beach View’s figures come from the same MLS pull, county files and County layers as Seabreeze’s; its association is Beach View Condominium Association, Inc. (Florida document 739997, filed 1977-08-25), with Resort Management as registered agent (Florida Division of Corporations). Beach View’s MLS unit numbers run from 101 to 206, consistent with two floors. See our forthcoming Beach View guide for its full record.

Decision table: Seabreeze or Beach View?

The honest read on Seabreeze versus Beach View

The two are less rivals than two rungs of one ladder. Seabreeze buys the address for the least money and the least space, and its buyers pay more per square foot both in price and in fees for that small-unit convenience. Beach View doubles the space and adds a bath for about $243,000 more at the 60-month medians. A buyer who needs two baths should not stretch to make Seabreeze work; a buyer who wants the cheapest key to the north end of the beach corridor should not pay for Beach View’s space.

How Does Seabreeze Compare With Its Collier Boulevard Neighbors?

Seabreeze is the lowest-priced building group at the north end of Marco Island’s beach corridor after Aquarius across the road, and the gap to the beachfront row across Seaview Court is wide. Over 60 months the median Seabreeze sale was about $503 per square foot, against about $674 at Sunset House and about $827 at Tradewinds on the beach.

Data updated: October 2026. Southwest Florida MLS, 60 months to 2026-10-07; Collier County roll data dated 2026-08-29.

Benchmark on one yardstick: 60-month median price per square foot

Positions are from the Collier County parcels and coastal construction line layers; sales are from the Southwest Florida MLS, matched by street address. Price per square foot is the median of each sale’s ratio.

Aquarius: the same floor plans across the road

Aquarius, at 167 North Collier Boulevard on the east side of the road, has the same three unit sizes as Seabreeze, 406, 508 and 704 square feet, in a 150-unit complex built in 1972 (Collier County roll). Its 60-month median of about $455 per square foot sits below Seabreeze’s $503, and its listings on 2026-10-07 entered annual fees of $5,796 to $6,804. For a buyer weighing a Seabreeze one bedroom against an Aquarius one bedroom, the difference is the side of the road, the association and the fee, not the floor plan.

Sunset House and the beachfront row

Sunset House, the 1969 and 1970 mid-rise pair across Seaview Court, is the same age as Seabreeze but on the beach, and it sells at about $674 per square foot over 60 months. Its entered fees on the 2026-10-07 listings ran $9,204 to $16,320 a year. Farther north-west, the four South Seas associations and their towers fill the rest of the Seaview Court frontage, and our Marco Island gulf-front condo guide compares every building on the corridor.

Island Manor and the rest of the east side

Island Manor, at 87 North Collier Boulevard, offers somewhat larger one- and two-bedroom units of 536 to 787 square feet from 1973, at a 60-month median of $350,000. With Aquarius and Mariner, it forms the across-the-road group whose owners use the same beaches as Seabreeze owners without crossing Seaview Court. The whole island is mapped in our Marco Island guide, and our Naples versus Marco Island comparison covers the mainland alternative.

Selling at Seabreeze? 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 near the north end of the beach? Call Marc at (239) 287-5873 or book a buyer consultation.

Honest Pros and Cons of Seabreeze

Seabreeze’s strengths are price, location on the Gulf side of the corridor and a deep record of sales to price from; its weaknesses are small one-bath units, buildings more than half a century old, high fees per square foot, a cooling market and a flood zone AE site in evacuation zone A.

What the record supports in favour of Seabreeze

• The lowest prices of the Gulf-side buildings in our benchmark: a 60-month median of $287,000, against $463,000 at Sunset House and $600,000 at Tradewinds, and $230,000 in the latest 12 months.
• A one-block walk to the Seaview Court beach towers and about 0.7 miles in a straight line to Tigertail Beach and to Winn-Dixie.
• Deep liquidity for a small complex: 78 MLS closings in 60 months, so every floor plan has recent comparables.
• Two-story buildings, which on that description sit outside Florida’s milestone inspection and SIRS laws for buildings of three habitable stories or more.
• Three separate associations, so a buyer can choose among three budgets and rule books on one block.

What the record supports against Seabreeze, stated plainly

• Not beachfront: about 200 to 450 meters back from the County coastal construction line, with no recorded beach access of its own.
• Small units of 406 to 704 square feet, all with one bathroom.
• Buildings from 1969 to 1971, with whatever deferred maintenance and reserve choices each association has made.
• Fees of about $14 per square foot a year as entered, high for the space.
• A falling price record: the median price per square foot fell from about $557 in the 12 months to October 2022 to about $426, and the median days on market rose from 20.5 to 78.
• FEMA flood zone AE, with ground about 3.5 to 3.7 feet below the base flood elevation at the points tested, and evacuation zone A.
• Rental, pet and approval rules that are not published, so every investor and pet owner must get them from the association before buying.

Thinking of Selling Your Seabreeze Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Seabreeze listing agent, or thinking, ‘I need someone to sell my Seabreeze home…’, McGreevy and Comisar are the team to call. Seabreeze recorded 15 closings in the 12 months to 2026-10-07 at a median of $230,000, and the median one closed at 94.6 percent of its final asking price.

Listing-agent credentials

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Seabreeze sold-listing stats, 12 months to 2026-10-07

In the last 12 months we tracked 15 Seabreeze resales on the Southwest Florida MLS: $3,556,500 in total volume, a median sale of $230,000, a median of 78 days on market (14 sales; one entered at 0 days is excluded), and a median sale-to-final-list ratio of 94.6 percent. None of the 15 was entered after closing. Six sold at Seabreeze West, six at Seabreeze Apartments and three at Seabreeze South.

What makes selling at Seabreeze different

Selling here is a pricing exercise against your neighbours, across three associations. With six active listings and about 4.8 months of supply on 2026-10-07, a buyer can tour units in all three Seabreeze associations and at Aquarius across the road on one afternoon, so a listing has to win on price per floor plan, condition and fee. Four Seabreeze specifics shape a sale: the buyer will compare your association’s fee with the other two, so have the current budget ready; the MLS naming trap means a careless comparable search can mis-assign sales, so price from addresses, not names; buyers will ask whether the two-story buildings sit outside the milestone and SIRS laws and what reserves the association keeps, so have the board’s answer in writing; and any approval process in your Declaration has to fit inside the contract’s timeline.

What Is Your Seabreeze Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Seabreeze sales of your floor plan, not the complex 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.

How long does it take to sell a Seabreeze condo?

The median Seabreeze sale in the 12 months to 2026-10-07 took 78 days on the market, with a range from 10 to 486 days across the 14 sales with an entry (Southwest Florida MLS). Units priced at or near recent sales of the same floor plan sold fastest.

Do Seabreeze sellers get their asking price?

Sometimes. The median Seabreeze sale closed at 94.6 percent of its final list price in the 12 months to 2026-10-07, and three of the 15 sold at their full final ask (Southwest Florida MLS).

Who pays for the owner’s title policy when I sell my Seabreeze condo?

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.

Which Seabreeze association do I belong to?

Your association follows your address: 240 North Collier Boulevard is Seabreeze Apartments, 190 North Collier Boulevard is Seabreeze South, and 235 Seaview Court is Seabreeze West (Collier County roll). Your estoppel, budget and rules come from that association only.

What documents will a Seabreeze buyer ask me for?

Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the frequently asked questions document, and any milestone or structural integrity reserve study documents that apply (Fla. Stat. 718.503).

Should I renovate my Seabreeze unit before selling?

Only selectively. In the last 12 months two-bedroom units sold from $248,000 to $325,000, which shows buyers pay for condition, but alterations need association approval and most need a City permit; paint, fixtures and flooring usually return more than a full remodel in a 704 square foot unit.

What Our Clients Say About McGreevy and Comisar

Jesse McGreevy and Marc Comisar are top-reviewed Marco Island realtors. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review

Your Local Real Estate Experts for Seabreeze

Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Jesse and Marc bring over 45 years of combined direct real estate experience to every Seabreeze sale.

Honors and recognition, McGreevy and Comisar

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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.

Contact McGreevy and Comisar about Seabreeze

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Seabreeze condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Seabreeze? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the county, see our Collier County guide.

Frequently Asked Questions, Buyer Edition: Seabreeze on Marco Island

The questions below come from the search terms people use for Seabreeze and for Marco Island condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.

What is Seabreeze on Marco Island?

Seabreeze is three condominiums on one block at the north end of Marco Island’s beach corridor: Seabreeze Apartments (240 North Collier Boulevard), Seabreeze South (190 North Collier Boulevard) and Seabreeze West (235 Seaview Court), 268 units in 27 two-story buildings built from 1969 to 1971.

Is Seabreeze on the beach?

No. Seabreeze sits on the Gulf side of North Collier Boulevard but one row back, behind the Seaview Court beachfront buildings; its parcels are about 200 to 450 meters from the County’s coastal construction line, and it has no beachfront of its own.

How far is Seabreeze from the beach?

The closest Seabreeze parcel point is about 204 meters, roughly 670 feet, from the County’s coastal construction line in a straight line, and the beach lies beyond that line. Tigertail Beach Park is about 0.7 miles from the middle of the block in a straight line.

How much do Seabreeze condos cost?

In the 12 months to 2026-10-07, Seabreeze units sold for $169,000 to $325,000 at a median of $230,000 (Southwest Florida MLS). Studios sit at the bottom of that range and two-bedroom units at the top.

What are the condo fees at Seabreeze?

Listing agents entered annual fees of about $5,900 to $10,300 on Seabreeze sales closed in 2025 and 2026, depending on the association and the unit size. The associations’ budgets are not published; the estoppel certificate and the budget in the resale documents give the real figure.

How big are the units at Seabreeze?

Every Seabreeze unit is one of three sizes on the Collier County roll: a 406 square foot studio, a 508 square foot one bedroom or a 704 square foot two bedroom, each with one bathroom.

When was Seabreeze built?

The County roll dates Seabreeze Apartments to 1969, Seabreeze South to 1970 and Seabreeze West to 1971, and the three associations were incorporated in 1967, 1968 and 1969.

How many units are in Seabreeze?

The County roll holds 268 Seabreeze unit parcels: 79 at Seabreeze Apartments, 119 at Seabreeze South and 70 at Seabreeze West. The state condominium register lists 270 units, 80, 120 and 70.

Is Seabreeze one association or three?

Three. Sea Breeze Apartments Condominium, Inc., Sea Breeze South Apartments Condominium, Inc. and Sea Breeze West Apartments Condominium, Inc. are separate Florida corporations, each with its own board, budget, rules and estoppel.

How many stories are the Seabreeze buildings?

Two. Seabreeze Apartments describes its buildings as two-story, every Seabreeze MLS sale is labelled Low Rise (1-3), and the County’s building footprints for all 27 buildings are consistent with two floors of ten units.

Do Seabreeze units have two bathrooms?

No. Every Seabreeze sale in the 60 months to 2026-10-07 was a one-bath unit, from studio to two bedrooms (Southwest Florida MLS).

Can I rent out my Seabreeze condo?

Rental rules are set by each Seabreeze association’s Declaration and rules, which are not published. The City of Marco Island has no vacation rental registration program, so the association’s documents govern; get them before you buy for rental income.

Are pets allowed at Seabreeze?

Pet rules are set separately by each of the three associations and are not published. Get the specific association’s pet rule in writing before you make an offer.

Is Seabreeze a 55 and over community?

No age restriction appears in any public record we found for the three associations. The Seabreeze Apartments board has described many of its owners and renters as senior citizens, which describes residents, not an age rule.

What flood zone is Seabreeze in?

All three Seabreeze parcels are in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88, on FIRM panel 12021C0828J effective 2024-02-08, per a parcel query of the FEMA National Flood Hazard Layer on 2026-10-21.

Is Seabreeze in a hurricane evacuation zone?

Yes. Collier County’s hurricane evacuation zone layer places all three Seabreeze parcels in zone A, the first zone ordered out for storm surge.

Do the milestone inspection and SIRS laws apply to Seabreeze?

On the two-story description they would not, because both laws apply to condominium buildings of three habitable stories or more. Each association must still budget reserves for roofs, painting and paving unless owners vote to waive or reduce them.

Does Seabreeze have a pool?

Seabreeze Apartments’ own website described a pool and pool house. Whether each of the other two associations has its own pool, and who may use which, is not published; ask the association.

Does Seabreeze have in-unit laundry?

Seabreeze Apartments’ website referred to shared laundry rooms in its buildings. Whether a particular unit has its own washer and dryer depends on the unit and the association’s rules.

What schools serve Seabreeze?

Seabreeze is in the Collier County Public Schools district. Marco Island addresses are zoned to Tommie Barfield Elementary, Manatee Middle and Lely High, and the island has two charter schools; confirm a unit’s zone with the district’s zoning tool.

Who manages Seabreeze?

It depends on the association. Sunbiz lists Resort Management as registered agent for Seabreeze Apartments, Volhr Corporation for Seabreeze South and Beachside Property Management for Seabreeze West; confirm the current manager with each association.

Can I buy a Seabreeze condo with a mortgage?

Often, but lenders review the association as well as the buyer, including its budget, reserves, insurance and any litigation, and a financed buyer in zone AE will need flood insurance. Ask your lender early which Seabreeze association documents it needs.

What is the difference between Seabreeze and Aquarius?

Aquarius, at 167 North Collier Boulevard on the east side of the road, has the same 406, 508 and 704 square foot plans as Seabreeze in a 150-unit complex from 1972; Seabreeze sits on the Gulf side of the road and sold at about $503 per square foot over 60 months against about $455 at Aquarius.

Frequently Asked Questions, Seller Edition: Selling a Seabreeze Condo

These are the questions Seabreeze owners ask when they decide to sell, answered from the Southwest Florida MLS, the Collier County roll, Florida statute text and the County’s own map layers.

What is my Seabreeze condo worth?

Start from the sales of your floor plan: in the 12 months to 2026-10-07 the seven 508 square foot one-bedroom sales had a median of $220,000 and the six 704 square foot two-bedroom sales a median of $285,000, each the median of that small group only; the two studio sales were $169,000 and $205,000.

What did Seabreeze condos sell for in the last 12 months?

Fifteen Seabreeze units closed in the 12 months to 2026-10-07 at a median of $230,000, a range of $169,000 to $325,000 and a total of $3,556,500 (Southwest Florida MLS).

How long will it take to sell my Seabreeze unit?

The median Seabreeze sale in the last 12 months took 78 days on the market, but half the sales went under contract within 63 days, and the two fastest took 10 and 13 days. Price against the latest sales of your floor plan to land in the faster half.

How much below asking do Seabreeze units sell?

The median sale closed at 94.6 percent of its final list price in the 12 months to 2026-10-07, about 5.4 percent below the last ask. Three of the 15 closed at their full final ask, and the lowest closed at 89.4 percent.

Are Seabreeze prices going up or down?

Down since 2022. The median sale in the 12 months to each October 7 fell from $305,000 in 2022 to $230,000 in 2026, and the median price per square foot from about $557 to about $426 (Southwest Florida MLS).

How many Seabreeze units are for sale right now?

Six were active on 2026-10-07, asking $194,000 to $374,900, and one was pending with a contingency, which is about 4.8 months of supply at the last year’s pace (Southwest Florida MLS).

Does my Seabreeze association matter to my price?

Less than your floor plan does. Over 24 months the three associations sold at medians of $234,500, $255,000 and $280,000, each from a small group, and the mix of unit sizes in each group explains most of the spread.

How does my fee affect my sale?

Buyers compare the monthly total, so a fee at the high end for your floor plan has to be offset by price or condition. Entered annual fees on 2025 and 2026 two-bedroom sales ran from about $8,860 at Seabreeze South to about $10,332 at Seabreeze West.

Who pays the title insurance when I sell at Seabreeze?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the contract controls.

How much is the documentary stamp tax on a Seabreeze sale?

Florida charges 70 cents per $100 of the sale price on the deed (Fla. Stat. 201.02), so a $230,000 sale carries $1,610, customarily paid by the seller in Collier County.

Do I need an estoppel certificate to sell my Seabreeze unit?

Yes. Your association issues it within 10 business days of a request, for a fee capped at $250 when the account is current, plus $100 for delivery within three business days (Fla. Stat. 718.116). Order it from your own association: Apartments, South or West.

Does my Seabreeze association have to approve my buyer?

That depends on your association’s Declaration, which is not published. If approval is required, the fee is capped at $150 per applicant, adjusted for inflation (Fla. Stat. 718.112); build the approval period into the contract.

Do I have to disclose flooding when I sell at Seabreeze?

Yes. Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, covering known flood damage, flood claims and flood assistance during the seller’s ownership (Fla. Stat. 689.302).

Will buyers ask about the milestone inspection and SIRS?

Yes, and the answer at Seabreeze is different from the towers next door: on the two-story description, the buildings sit outside both laws. Have your association’s written position and its reserve schedule ready before the first showing.

What if my association waived reserves?

Florida lets owners of an association that is not required to have a SIRS vote, by a majority of the total voting interests, to provide no or reduced reserves (Fla. Stat. 718.112). Buyers and lenders read that as future special-assessment risk, so disclose it and price for it.

Is there a special assessment I need to disclose?

Any special assessment adopted or proposed shows on the estoppel certificate and in the board minutes. We found no public record of a Seabreeze special assessment; your association office has the answer.

Should I sell my Seabreeze unit furnished?

Often, yes, for a studio or one bedroom aimed at second-home or rental buyers, because a furnished, ready-to-use unit fits how those buyers use Seabreeze. Exclude anything you want to keep in the contract, and price the furniture as part of the package, not as an extra.

Can I sell my Seabreeze unit with a tenant in place?

Usually, if the lease allows it and your association’s rules permit the transfer; the buyer takes the unit subject to the lease. Give the buyer the lease and the tenant’s approval record early.

What is the best month to list a Seabreeze condo?

Seabreeze’s 12-month sales clustered in spring, with six of the 15 closing from April 3 to May 6, 2026 (Southwest Florida MLS). Listing in winter, when seasonal buyers are on the island, puts a unit in front of that spring closing wave.

Should I fix the bathroom before I sell?

In a one-bath unit, the single bathroom carries more weight than in a larger home, so a dated bathroom is the first thing buyers discount. Get association approval and any City permit before starting, and keep the scope modest in a 406 to 704 square foot unit.

How do I price a studio at Seabreeze?

From the studio record: 18 studios of 406 or 408 square feet sold in 60 months at a median of $217,500, and the two in the latest 12 months sold for $169,000 and $205,000 (Southwest Florida MLS). Studios have the narrowest buyer pool, so price close to the latest studio sale.

How do I price a two bedroom at Seabreeze?

From the two-bedroom record: 35 sold in 60 months at a median of $330,000 and six in the latest 12 months at a median of $285,000, from $248,000 to $325,000 (Southwest Florida MLS). Condition explains most of the spread.

What makes Seabreeze different from selling a beachfront condo?

Your buyer is comparing Seabreeze with the cheapest beachfront units and with Aquarius across the road, not with the towers. Over 60 months Seabreeze sold at about $503 per square foot against about $674 at Sunset House next door, so price to the second row.

Do I need to tell buyers Seabreeze is not beachfront?

Describe it accurately: on the Gulf side of North Collier Boulevard, one row behind the beachfront buildings. A listing that implies frontage invites a failed inspection period and a lost buyer.

What does a Seabreeze buyer’s lender need from my association?

Lenders typically ask the association for a condominium questionnaire covering its budget, reserves, insurance, owner-occupancy, delinquencies and litigation. Ask your association office how it handles questionnaires and what it charges, so a financed buyer does not stall.

Can I use the MLS name to find my comparables?

Not safely. Three Seabreeze West sales in the last 60 months were filed under the Seabreeze Apartments name in the MLS, so we assign every comparable by street address.

How do I know which floor plan my unit is?

Your Collier County tax record and your unit’s heated area tell you: 406 square feet is the studio, 508 the one bedroom and 704 the two bedroom. One MLS listing recorded a one bedroom at 504 square feet.

What will my net proceeds look like?

Start from the sale price and subtract the documentary stamp tax (70 cents per $100), your share of any prorated condo fee and property tax, the estoppel fee, any payoff, and the brokerage fee in your listing agreement. We prepare a line-by-line net sheet with every listing appointment.

Can McGreevy and Comisar sell my Seabreeze unit if I live out of state?

Yes. Much of a Seabreeze sale, from the listing agreement to the closing documents, can be signed remotely, and we coordinate access, the association’s estoppel and the title agent the buyer chooses.

How do I start selling my Seabreeze condo?

Get a free valuation or call Jesse direct at (239) 898-6072. We will price your unit from the Seabreeze sales of your floor plan and your association’s fee, and tell you what to fix, what to leave, and when to list.

Why list with McGreevy and Comisar rather than another Marco Island agent?

We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008. For Seabreeze, that means a price built from every one of the 78 closings in five years, assigned to the right association by address.

What is the first thing a Seabreeze seller should do?

Ask your association office for the current budget, rules, the reserve schedule and the board’s written position on the milestone and SIRS laws, and order nothing else until you have those. They answer most of the questions a buyer will ask.

What We Could Not Verify About Seabreeze

Some facts a Seabreeze 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, and none is stated as fact anywhere above.

Not published, and it comes from the association or the seller

• Each association’s current budget, reserve schedule, any reserve waiver vote and what the condo fee covers: in the resale documents and on the estoppel certificate.
• Rental rules (minimum lease, leases a year, approval), pet rules, guest and occupancy rules for each association: in its Declaration and rules.
• Whether each association has determined in writing that the milestone and SIRS laws do not apply to its buildings.
• Any special assessment adopted or proposed: in the board minutes and on the estoppel certificate.
• Post-Hurricane Ian damage, repairs and insurance claims at each association: from the association.
• Each association’s master insurance carrier, deductibles and premium: from its insurance certificate.
• The current manager of each association, where the registered agent and the manager differ.

Not retrieved from a recorded document

• The three recorded Declarations of Condominium and their amendments: Collier County Clerk Official Records, searched by condominium name.
• Any recorded beach access easement for Seabreeze owners across the beachfront parcels: the Declarations and the Clerk’s records.

Not measured for this page

• The floor of each unit sold, and so any first-floor or second-floor price difference.
• Ground elevation at 235 Seaview Court, and each building’s lowest-floor elevation (the Elevation Certificate holds it).
• The walking route and time from each building to the nearest public beach access.

Downloadable Documents

These primary documents can be read or downloaded directly from their publishers.

• National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (PDF)
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
• National Weather Service Miami, Hurricane Ian summary (PDF)
• City of Marco Island Resolution 23-54 on vacation rental registration (PDF)
• Florida Department of Revenue, Table 1, Collier County levies 2025-26 (PDF)
• Collier County Public Schools, 2025-26 school and district grades (PDF)
• DBPR condominium extract, Condo_CW (CSV)

Sources and Authoritative References

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.

Seabreeze association and corporate records

1. Sea Breeze Apartments Condominium, Inc., home page, archived 2024-01-08 (Internet Archive)
2. Florida Division of Corporations, Sea Breeze entity search
3. Florida Division of Corporations, Beach View Condominium entity search
4. Florida Division of Corporations, search by name
5. DBPR, condominium public records
6. DBPR, Condo_CW condominium extract
7. DBPR, structural integrity reserve study reporting
8. Resort Management, home page

Collier County map layers and records

9. Collier County parcels layer
10. Collier County road centerlines
11. Collier County Coastal Construction Line layer
12. Collier County Property Appraiser building footprints, as published by the County
13. Collier County hurricane evacuation zones
14. Collier County site address points
15. Collier County parks layer
16. Collier County Clerk of the Circuit Court, records search
17. Collier County Tax Collector, tourist development tax
18. Collier County Parks, Tigertail Beach Park
19. Collier County Parks, beach parking information
20. Collier County Parks and Recreation, Marco Island beaches
21. Collier County, Marco Island Executive Airport
22. Collier County Public Schools, 2025-26 school and district grades
23. Collier County Public Schools, attendance boundaries
24. Collier County Public Schools, interactive zoning tool
25. Collier Area Transit, routes

City of Marco Island

26. City of Marco Island, home page
27. City of Marco Island, floodplain management
28. City of Marco Island, beach access
29. City of Marco Island, Resolution 23-54
30. City of Marco Island, burrowing owl notice
31. City of Marco Island, FY2026 adopted budget
32. City of Marco Island Code of Ordinances, Municode

Florida statutes, rules and state agencies

33. Florida Statutes 718.503, disclosure prior to sale
34. Florida Statutes 718.116, assessments and estoppel certificates
35. Florida Statutes 718.112, bylaws, budgets, reserves, transfer fees and SIRS
36. Florida Statutes 718.111, association official records
37. Florida Statutes 553.899, milestone inspections
38. Florida Statutes 689.302, seller flood disclosure
39. Florida Statutes 627.351, Citizens Property Insurance
40. Florida Statutes 627.0629, wind mitigation discounts
41. Florida Statutes 627.711, uniform mitigation verification
42. Florida Statutes 215.5586, My Safe Florida Home
43. Florida Statutes 509.032, vacation rental preemption
44. Florida Statutes 201.02, documentary stamp tax on deeds
45. Florida Statutes 201.08, documentary stamp tax on notes and mortgages
46. Florida Statutes 199.133, nonrecurring intangible tax
47. Florida Statutes 196.031, homestead exemption
48. Florida Statutes 193.155, Save Our Homes
49. Florida Statutes 193.1554, non-homestead residential cap
50. Florida Administrative Code 69O-170.0155, mitigation inspection form
51. Florida Department of Revenue, Table 1, Collier County levies 2025-26
52. My Safe Florida Home program
53. Florida Department of Education, Collier County school directory

Federal agencies

54. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
55. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
56. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
57. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
58. National Weather Service Miami, Hurricane Ian summary
59. FEMA National Flood Hazard Layer map service
60. FEMA Flood Map Service Center
61. FEMA FloodSmart, premium costs
62. FEMA FloodSmart, what is my flood zone
63. U.S. Geological Survey, 3D Elevation Program
64. U.S. Fish and Wildlife Service, Coastal Barrier Resources Act maps
65. U.S. Census Bureau QuickFacts, Marco Island city
66. U.S. Department of Housing and Urban Development, assistance animals

News and local organizations

67. NBC2, Hurricane Milton on Marco Island, 2024-10-11
68. WGCU, Marco Island bond referendum, 2026-08-26
69. Marco Island Civic Association, Residents’ Beach
70. Marco Island Civic Association, member regulations, 2023-02-08
71. Goodwin Law, owner’s title insurance in Collier and Lee counties
72. Barnes Walker, who pays for title insurance in Florida

Shopping and healthcare

73. Winn-Dixie, Marco Island store
74. Publix, Marco Town Center store
75. NCH, Marco Island urgent care
76. NCH, Marco Island locations
77. Physicians Regional Healthcare System, hospitals

Market data and our own guides

78. Southwest Florida MLS, closed sales, active and pending listings and listing-entered fees at the three Seabreeze street addresses (filed under SEABREEZE APTS, SEABREEZE SOUTH, SEABREEZE WEST, SEABREEZE and SEABREEZE CONDO) and at the comparison buildings named on this page, pulled 2026-10-07
79. Collier County roll and qualified recorded sales data files dated 2026-08-29, recorded sales through 2026-08-24
80. McGreevy and Comisar, Marco Island area guide
81. McGreevy and Comisar, Marco Island gulf-front condo guide
82. McGreevy and Comisar, best real estate agents in Marco Island (linked in the introduction)
83. McGreevy and Comisar, Collier County guide
84. McGreevy and Comisar, Naples versus Marco Island
85. Domain Realty Group, the team site
86. FEMA, CRS eligible communities, October 1, 2026
87. City of Marco Island Civic Access, permit and milestone records

Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Seabreeze. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.