Shipp's Landing is a 206-unit, three-phase condominium with an owners' marina on Caxambas Pass, south Marco Island. Sixteen units sold in the 24 months to October 2026 at an $870,000 median. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Caxambas and the South End > Shipp’s Landing
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
McGreevy and Comisar are the team Shipp’s Landing owners call to sell. We are the #5 real estate team in Florida (RealTrends 2026), with over $900 million in personal sales. Shipp’s Landing is a 206-unit waterfront condominium of three phases and five buildings at the south end of Marco Island, Florida, inside the Caxambas and the South End area where Caxambas Pass meets the Gulf. It is the one condominium on the island’s south tip with its own marina, and it occupies, in the association’s own words, “the entire southeast corner of the island.” If you are deciding who should sell or buy your unit here, our comparison of the best real estate agents in Marco Island shows how local agents measure up, and our guide to the Marco Island gulf-front condos places Shipp’s Landing among the towers on Collier Boulevard.
Shipp’s Landing is a condominium of 206 residential units in five buildings on about 15 acres at 1080, 1090 and 1100 South Collier Boulevard, Marco Island, FL 34145, built 1980 to 1983 on the Collier County roll. It faces Caxambas Pass and the Ten Thousand Islands rather than the open Gulf beach, and it runs a private pass-side beach, three pools and a marina for owners.
The association describes the property as “a unique waterfront community” that “occupies the entire southeast corner of the island with stunning views of the sparkling, pristine blue Gulf waters of Caxambas Pass and The Ten Thousand Islands,” and says the community “consists of 206 residential units in 5 buildings on a vast 15 acre property, including a private beach, with the convenience of a marina” (Shipp’s Landing Condominium Association). Everything else on this page is built from the Collier County roll, the condominium’s recorded declaration, the association’s own posted rules, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records and Florida statute text.
Shipp’s Landing sits at the very end of South Collier Boulevard, past Marco Walk Plaza and the condominium towers of the south beach, where the road bends east toward Caxambas Park. The U.S. Census Bureau geocoder places 1090 South Collier Boulevard, the association office, at latitude 25.91004, longitude -81.72036 (U.S. Census Bureau geocoder). Its nearest condominium neighbours are Mirage on the Gulf at 1070 South Collier Boulevard and Dela Park Place at 1020, and the six towers of Cape Marco stand to the west on Cape Marco Drive. The county’s Caxambas Park boat ramp and fuel dock at 909 Collier Court is about 0.2 road miles away.
| Item | Shipp’s Landing | Source |
|---|---|---|
| Recorded name | SHIPPS LANDING A CONDOMINIUM (roll); “Shipp’s Landing, a Condominium” (recorded declaration) | Collier County roll, data files dated 2026-08-29; Amended and Restated Declaration, 2001 |
| Units | 206 per the association; 204 unit parcels on the county roll | Association website; Collier County roll |
| Phases and buildings | Shipp’s Villa (Phase I, 1080, 54 units), Shipp’s Mid-Rise (Phase II, 1090, 48 units), Shipp’s Tower (Phase III, 1100, 104 units); five buildings in all | House Rules and Rental Restrictions, revised 2024-04-12; association website |
| Land | About 15 acres | Association website |
| Year built | 1980 to 1983 (median 1981) | Collier County roll |
| Heated area | 1,296 to 3,327 sq ft, median 1,452 sq ft | Collier County roll |
| Association | Shipp’s Landing Condominium Association, Inc., document 746925, Active, filed 1979-04-26, principal address 1090 S Collier Blvd | Florida Division of Corporations |
| Declaration | Recorded 1980-09-03, O.R. Book 881, Page 838; restated 1990 (O.R. 1516/2049) and 2001 (O.R. 2784/2207) | Clerk copy of the 2001 restatement posted by the association |
| Marina | Owner-leased slips with lifts plus wet slips on a T dock; fishing dock on Caxambas Pass | Association website; Marina Rules |
| Minimum rental | 30 consecutive days, board approval 15 days before occupancy | Restrictive Covenants Re: Rental and Occupancy |
| Pets | Not allowed; documented service and support animals by advance approval | House Rules; 2001 Declaration section 12.6 |
| FEMA flood zone | AE, base flood elevation 9 ft NAVD88, FIRM panel 12021C0836J effective 2024-02-08, at all three building addresses | FEMA National Flood Hazard Layer |
| MLS closings, first window with 10+ | 16 in the 24 months to 2026-10-07, median $870,000 | Southwest Florida MLS |
Shipp’s Landing was built in three phases that still define how owners talk about the property. The association’s House Rules name them as “Shipp’s Villa Phase I, 1080 S. Collier Blvd. (54 Units),” “Ship’s Mid-Rise Phase II, 1090 S. Collier Blvd. (48 Unit)” and “Shipp’s Tower Phase III, 1100 S. Collier Blvd. (104 Units),” and describe the rules as protecting “the investment of 206 owners” (House Rules and Rental Restrictions, revised 2024-04-12). All three phases sit under one recorded condominium and one association, so one budget, one set of rules and one board govern every unit, whether it is a villa flat, a mid-rise unit or a tower unit seventeen floors up.
This page covers only the Marco Island condominium governed by Shipp’s Landing Condominium Association, Inc., Florida document 746925, with its principal address at 1090 South Collier Boulevard (Florida Division of Corporations). The association’s own website is shippslandingcondo.com. At least one other website uses the Shipp’s Landing name and is run by a real estate brokerage; it is not the association and we do not cite it. Two Southwest Florida MLS rows record the street as “N Collier Blvd”; every Shipp’s Landing unit is on South Collier Boulevard, and the county roll lists all 204 unit parcels on S Collier Blvd.
Shipp’s Landing is listed among Marco Island’s gulf-front condominiums because its towers look out over the Gulf of Mexico, but its own frontage is on Caxambas Pass. The association describes “a protected beach on Caxambas Pass” and says that “at mid to low tide, you can walk on the sand as far as Cape Marco,” while its Beach Rules state that “Swimming from the beach or steps is not recommended due to strong currents and boat traffic” (Shipp’s Landing amenities; Pool, Spa and Beach Rules). That is the honest description of the product: big water views, a boating address and a quiet sand beach on the pass, with the open swimming beach a short walk west.
If you’re searching for the best realtor for Shipp’s Landing in Caxambas and the South End, Marco Island, whether you’re ready to sell your Shipp’s Landing home or buy your next one, McGreevy and Comisar is the team that delivers. We are the #5 real estate team in Florida (RealTrends 2026). We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Shipp’s Landing track record (12 months to 2026-10-07, Southwest Florida MLS): 8 Shipp’s Landing resales total in the market · highest-priced Shipp’s Landing sold: $1,525,000 · median sale-to-final-list ratio: 90.4 percent. Because 8 is fewer than 10, the market figures below lead with the 24-month window: 16 closings at a median of $870,000. In the last 12 months we tracked every one of those 8 Shipp’s Landing closings, phase by phase and stack by stack, and every sale is listed on this page.
Honors and recognition:
Selling your Shipp’s Landing home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Shipp’s Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Shipp’s Landing is the south-tip Marco Island condominium for buyers who want water views, a marina and a quiet pass-side beach in one association: 206 units in three phases, a 24-month median sale of $870,000 on the Southwest Florida MLS, a 30-day minimum lease, no pets and a FEMA Zone AE address.
Living at Shipp’s Landing as a homebuyer means a two- or three-bedroom condominium at the quiet south end of Marco Island, with Gulf and Ten Thousand Islands views, three pools, courts, a fitness room, a pass-side beach and an owners’ marina. It suits seasonal owners and boaters; it does not suit anyone with a pet or anyone who wants nightly rentals.
The sales record describes the buyer by what the property offers. Thirty of the 32 Shipp’s Landing closings on the Southwest Florida MLS in the 60 months to 2026-10-07 were two-bedroom, two-bath units and two were three-bedroom units in the Mid-Rise, every closing was between $725,000 and $1,525,000, and the county roll puts the median unit at 1,452 heated square feet. In our reading of those sales and the association’s rules, three kinds of buyer dominate: second-home owners who spend the season here and lock up for the summer; retirees who make the south end their full-time home; and boaters who want to keep a boat at their own building, which on Marco Island’s south beach only Shipp’s Landing offers.
The rhythm of the property is set by its amenities and its water. The association lists three pools with spas “a few feet from the Gulf of Mexico,” open 9am to 9pm; tennis courts with two pickleball nets on the roof of the garage, open 8am to dusk; a fitness center open 6am to 7pm; bocce and shuffleboard; a Tennis Court Clubhouse that seats up to 90 for dinners and dancing; and a Phase II Social Room for up to 40 (Shipp’s Landing amenities). Kayaks launch from the property “toward Kice Island and the Ten Thousand Islands,” and a fishing dock reaches into Caxambas Pass. For groceries, restaurants and the island’s urgent care, owners drive north on Collier Boulevard: Marco Walk Plaza is about 1.2 road miles away, and the island’s Publix is about 4 miles.
What Shipp’s Landing gives you is water, a marina and a large, governed community at a price well below the Cape Marco towers next door. In the 24 months to 2026-10-07 the median Shipp’s Landing sale was $870,000 (Southwest Florida MLS), while the Cape Marco towers recorded a 12-month median of $2,300,000 over 43 sales in the same pull. What you give up is the open-Gulf swimming beach at the door, any pet, short-term rental income and the option to renovate in season: the association bars noisy unit work from December 15 to April 15 (Construction Limits rule).
We tracked every Shipp’s Landing closing on the Southwest Florida MLS for the five years to 2026-10-07, 32 closings in all, and read them against the 31 qualified recorded sales the Collier County roll data holds for the condominium in the 60 months to 2026-08-24. Three things stood out. First, the phase you buy in matters less than the stack and the floor: in Shipp’s Tower, the five sales in the 1,452 square foot “22 and 23” stack ran from $1,000,000 to $1,525,000, while the five sales in the 1,711 square foot “25” stack ran from $800,000 to $1,000,000. Second, height pays: unit 1720 sold for $1,475,000 in December 2024, against $880,000 for unit 920, the same 1,681 square foot plan eight floors lower. Third, buyers here negotiate: only 3 of the 32 sales closed at or above their final list price.
Shipp’s Landing is the only south-end condominium in Caxambas and the South End with its own owners’ marina, and its 24-month median sale is $870,000. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. If you own here and want to know what your unit is worth against the sales of your own stack and floor, get a free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before your first showing.
Shipp’s Landing recorded 16 closed sales on the Southwest Florida MLS in the 24 months to 2026-10-07, at a median of $870,000, a range of $739,000 to $1,525,000 and a median of $618 per square foot. The 24-month 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.
| Measure (24 months to 2026-10-07) | Shipp’s Landing |
|---|---|
| Closed sales | 16 |
| Median sale price | $870,000 |
| Price range | $739,000 to $1,525,000 |
| Total sales volume | $15,999,000 |
| Median price per square foot | $618 |
| Median days on market | 75 (all 16 sales) |
| Median sale to final list price | 91.4 percent (all 16 sales) |
| Sales entered after closing (not marketed on the MLS) | 0 |
Source: Southwest Florida MLS, closed sales for the condominium name SHIPPS LANDING, pulled 2026-10-07. The median price per square foot is the median of the 16 per-sale ratios, not total volume divided by total area.
Eight Shipp’s Landing units closed in the 12 months to 2026-10-07. Because 8 is fewer than 10, the table lists every sale, and the median of these 8 sales is $842,500.
| Closed | Unit | Phase | Sq ft | Beds | Sale price | $ per sq ft | Days on market | Sale to final list |
|---|---|---|---|---|---|---|---|---|
| 2026-10-02 | 1100 #1425 | Tower | 1,711 | 2 | $800,000 | $468 | 88 | 89.0% |
| 2026-08-24 | 1100 #325 | Tower | 1,711 | 2 | $810,000 | $473 | 85 | 91.0% |
| 2026-08-20 | 1100 #825 | Tower | 1,711 | 2 | $825,000 | $482 | 65 | 91.8% |
| 2026-07-31 | 1090 #312 | Mid-Rise | 1,778 | 3 | $860,000 | $484 | 122 | 90.5% |
| 2026-06-08 | 1090 #419 | Mid-Rise | 1,778 | 3 | $1,100,000 | $619 | 49 | 92.1% |
| 2026-02-05 | 1100 #723 | Tower | 1,452 | 2 | $1,525,000 | $1,050 | 124 | 90.1% |
| 2026-01-26 | 1100 #920 | Tower | 1,681 | 2 | $880,000 | $523 | 13 | 90.3% |
| 2025-12-05 | 1100 #1524 | Tower | 1,296 | 2 | $800,000 | $617 | 208 | 87.0% |
Source: Southwest Florida MLS, pulled 2026-10-07. The 12-month total volume is $7,600,000, the median days on market is 86.5 and the median sale-to-final-list ratio is 90.4 percent.
| Closed | Unit | Phase | Sq ft | Sale price | $ per sq ft | Days on market | Sale to final list |
|---|---|---|---|---|---|---|---|
| 2025-06-18 | 1100 #1022 | Tower | 1,452 | $1,000,000 | $689 | 172 | 77.5% |
| 2025-04-22 | 1100 #1721 | Tower | 1,296 | $1,200,000 | $926 | 20 | 92.4% |
| 2025-04-11 | 1100 #321 | Tower | 1,296 | $770,000 | $594 | 112 | 96.4% |
| 2025-03-28 | 1100 #724 | Tower | 1,296 | $1,000,000 | $772 | 64 | 87.0% |
| 2025-03-07 | 1090 #418 | Mid-Rise | 1,549 | $739,000 | $477 | 8 | 98.5% |
| 2024-12-30 | 1100 #1720 | Tower | 1,681 | $1,475,000 | $877 | 63 | 92.2% |
| 2024-11-20 | 1090 #315 | Mid-Rise | 1,510 | $1,400,000 | $927 | 124 | 94.0% |
| 2024-10-15 | 1080 #408 | Villa | 1,300 | $815,000 | $627 | 31 | 95.9% |
Source: Southwest Florida MLS, pulled 2026-10-07. The 1090 #418 row is recorded on the MLS with a “N Collier Blvd” street; the unit is in the Mid-Rise at 1090 South Collier Boulevard.
In the 24 months to 2026-10-07, Shipp’s Tower accounted for 11 of the 16 sales at a median of $880,000 and a median of $617 per square foot; the Mid-Rise for 4 sales, and the median of these 4 sales is $980,000; and Shipp’s Villa for one sale, $815,000 for unit 408 in October 2024. The Tower’s share follows its size: it holds 104 of the 206 units. Over the full 60 months the three phases sit closer together than their designs suggest: Villa median $942,500 over 8 sales, Mid-Rise median $1,070,000 over 8 sales and Tower median $1,000,000 over 16 sales.
The Collier County roll data (files dated 2026-08-29, recorded sales through 2026-08-24) holds 31 qualified recorded sales at Shipp’s Landing in the 60 months to 2026-08-24, at a median of $1,100,000 and a range of $675,000 to $1,700,000; in the 24 months to the same date it holds 10, at a median of $1,050,000. A qualified sale is a deed the Collier County Property Appraiser has coded as an arm’s-length transfer, so it is a county record of recorded deeds, not an MLS figure. The two records overlap but are not the same list: the county file includes sales that never appeared on the Southwest Florida MLS, such as a $1,700,000 Tower sale recorded 2023-02-27 (O.R. 6223/1079), and it counts only 2 qualified sales in the 12 months to 2026-08-24 against 6 MLS closings in the same span, because the county codes deeds after they are recorded. The county file we hold lists 365 qualified sales at Shipp’s Landing back to 2003; that is a count of the file, not a price signal, and we do not publish an all-history median.
The median Shipp’s Landing sale closed at 91.4 percent of its final list price in the 24 months to 2026-10-07, and at 90.4 percent in the last 12 months (Southwest Florida MLS). Over 60 months only 3 of 32 sales closed at or above the final ask: unit 925 in January 2022 at 101.7 percent, unit 715 in October 2022 at 100.3 percent, and unit 1080 #301 in August 2024, a sale entered after closing at its list price. Two Tower sales in the window closed below 80 percent of their final ask, unit 1022 in June 2025 at 77.5 percent and unit 223 in August 2023 at 77.9 percent. A Shipp’s Landing seller should expect a negotiation and price the listing to the stack’s own sales.
The median Shipp’s Landing sale took 75 days on the market in the 24 months to 2026-10-07, with a range from 8 days to 208 days (Southwest Florida MLS). The quickest sales were priced at or near recent sales of the same stack: unit 418 in the Mid-Rise closed 8 days after listing at 98.5 percent of its ask.
Shipp’s Landing sale prices peaked in the 2022 market and have eased since: the median of the 3 MLS sales in 2022 was $1,350,000, against $900,000 in 2024 over 9 sales and $860,000 in 2026 to date over 7 sales (Southwest Florida MLS, 60 months to 2026-10-07). The yearly samples are small, so read them as a direction, not a price.
Data updated: October 2026.
| Year (MLS close date) | Closings | Median sale | Lowest | Highest |
|---|---|---|---|---|
| 2021 (from 2021-10-07) | 2 | $992,500 | $985,000 | $1,000,000 |
| 2022 | 3 | $1,350,000 | $890,000 | $1,505,000 |
| 2023 | 5 | $1,040,000 | $1,000,000 | $1,400,000 |
| 2024 | 9 | $900,000 | $725,000 | $1,475,000 |
| 2025 | 6 | $900,000 | $739,000 | $1,200,000 |
| 2026 (to 2026-10-07) | 7 | $860,000 | $800,000 | $1,525,000 |
Source: Southwest Florida MLS, pulled 2026-10-07; 2 + 3 + 5 + 9 + 6 + 7 = 32 closings. The medians for 2021, 2022 and 2023 are the medians of 2, 3 and 5 sales.
The 36-month window to 2026-10-07 holds 24 MLS closings at a median of $890,000 and $631 per square foot, and the 60-month window holds 32 closings at a median of $1,000,000 and $680 per square foot (Southwest Florida MLS). The step down from the 60-month to the 24-month median, $1,000,000 to $870,000, is the same story as the yearly table: the 2022 and 2023 sales were higher, and the 2025 and 2026 sales sit lower, while condominium buyers across Florida weighed new reserve and inspection costs.
A Shipp’s Landing median moves with the mix of units that happen to sell. The 2026 sales so far include three 1,711 square foot Tower units in the “25” stack at $800,000 to $825,000, which pulls the year’s median down, and one 1,452 square foot unit at $1,525,000, which shows the top of the building still trades high. Compare your unit with its own stack before you compare it with the building median.
On 2026-10-07 the Southwest Florida MLS showed four Shipp’s Landing units active and one pending, all five in Shipp’s Villa at 1080 South Collier Boulevard, with asking prices from $799,999 to $1,350,000. No Mid-Rise or Tower unit was on the market that day, so a buyer who wants the Tower is waiting for inventory.
Data updated: October 2026.
| Status on 2026-10-07 | Unit | Sq ft | Beds | Asking price | Days on market |
|---|---|---|---|---|---|
| Active | 1080 #105 | 1,300 | 2 | $1,350,000 | 29 |
| Active | 1080 #107 | 1,300 | 2 | $1,200,000 | 29 |
| Active | 1080 #404 | 1,375 | 2 | $1,249,000 | 18 |
| Active | 1080 #103 | 1,300 | 2 | $799,999 | 13 |
| Pending | 1080 #305 | 1,300 | 2 | $799,999 | 59 |
Source: Southwest Florida MLS, active, pending and pending with contingency listings on 2026-10-07.
The median ask of the four active Villa listings is $1,224,500, against a 24-month median Villa-and-all-phases sale of $870,000 and a 60-month Villa median of $942,500 over 8 sales. Three of the four active asks are above every Villa sale the MLS recorded in 60 months; the highest Villa sale in that span was $1,100,000 for unit 311 in June 2023. The two units asking $799,999, one of them already pending, are priced at the level the recent sales support.
Four active listings against 8 sales in 12 months is 6.0 months of supply, and the 24-month pace of 16 sales gives the same 6.0 months (Southwest Florida MLS, 2026-10-07). Six months is commonly read as a balanced market: buyers have choice, and sellers who price to the record still sell.
The three Shipp’s Landing phases are three different products under one association: Shipp’s Villa at 1080 South Collier Boulevard is a low-rise group of 54 units, the Mid-Rise at 1090 holds 48 units, and Shipp’s Tower at 1100 is the high-rise with 104 units. Heated areas on the county roll run from 1,296 to 3,327 square feet.
Shipp’s Villa is the first phase and the lowest. The plot plan recorded with the original declaration, which the association posts in its building layouts file, shows the Phase I middle building wings at three stories, the two end buildings at four stories and one center segment at two stories, 54 units in all (Shipp’s Landing building layouts and floor plans). The typical Type A plan in that file is 1,300 square feet of living area plus 336 square feet of terrace and storage, 1,636 square feet in total, and the 1,300 square foot figure is exactly what the MLS records for most Villa sales. Villa units are the only ones on the market on 2026-10-07, and the MLS labels them “Mid Rise (4-7)” or “Low Rise (1-3)” depending on the building.
The Mid-Rise holds 48 units by the association’s count (47 unit parcels on the county roll) and the association office. Its MLS sales in 60 months carry four plan sizes, 1,510, 1,549 and 1,778 square feet, the last of them the only three-bedroom units that sold in the window, and unit numbers run to the seventh floor (unit 715). Mid-Rise sales in the 60 months to 2026-10-07 ranged from $725,000 to $1,505,000, and the median of these 8 sales is $1,070,000.
Shipp’s Tower is the high-rise, with 104 units by the association’s count (103 unit parcels on the county roll), and the MLS labels every Tower sale “High Rise (8+).” The association does not publish the tower’s story count on the pages we read; MLS unit numbers run to the seventeenth floor (units 1720 and 1721). Tower sales in 60 months used four plan sizes, 1,296, 1,452, 1,681 and 1,711 square feet, and the stacks behave like separate products: the 1,452 square foot “22 and 23” units sold for $1,000,000 to $1,525,000, and the 1,711 square foot “25” units for $800,000 to $1,000,000. Entry to the Tower needs a key fob, and contractors and movers use its rear service elevator (Rentals and Realtors page).
The association posts two plan documents: the recorded building layouts and an approved flooring plans file for renovations (approved flooring plans). The county roll gives heated area per unit, and its largest figure, 3,327 square feet, is far above any MLS sale in 60 months; which unit carries it is not stated in the roll fields we hold. For a particular unit, the recorded exhibit to the declaration and the unit’s own listing history are the documents to read.
| Phase | Address | Units (association / roll) | MLS plan sizes sold, 60 months | MLS design label | 60-month sales and median |
|---|---|---|---|---|---|
| Shipp’s Villa, Phase I | 1080 S Collier Blvd | 54 / 54 | 1,300 and 1,636 sq ft | Low Rise (1-3) or Mid Rise (4-7) | 8 sales, median $942,500 |
| Shipp’s Mid-Rise, Phase II | 1090 S Collier Blvd | 48 / 47 | 1,510, 1,549, 1,778 sq ft | Mid Rise (4-7) | 8 sales, median $1,070,000 |
| Shipp’s Tower, Phase III | 1100 S Collier Blvd | 104 / 103 | 1,296, 1,452, 1,681, 1,711 sq ft | High Rise (8+) | 16 sales, median $1,000,000 |
Sources: House Rules and Rental Restrictions (units by phase); Collier County roll, data files dated 2026-08-29 (parcels); Southwest Florida MLS, 60 months to 2026-10-07 (sales). The Villa medians and the Mid-Rise medians are the medians of 8 sales each.
Shipp’s Landing is a Florida condominium created by a Declaration of Condominium recorded in Collier County on 1980-09-03 at Official Records Book 881, Page 838, restated in 1990 and again in 2001, and governed by Shipp’s Landing Condominium Association, Inc., a Florida not-for-profit corporation filed on 1979-04-26 that remains active today.
The association posts a Clerk-produced copy of its 2001 Amended and Restated Declaration of Condominium, with its exhibits and bylaws, on its own website (Restated Declaration of Condominium, 2001). That instrument recites the original declaration recorded 1980-09-03 at O.R. Book 881, Page 838, an Amended and Restated Declaration dated 1990-03-14 at O.R. Book 1516, Page 2049, and the 2001 restatement itself at O.R. Book 2784, Page 2207, adopted with its bylaws on 2001-02-08. The copy carries the Collier County Clerk of the Circuit Court’s “Non Certified Official Record Copy” label. A buyer who wants a certified copy, or wants to check for amendments recorded after 2001, searches the Official Records at the Collier County Clerk of Courts.
The Florida Division of Corporations lists Shipp’s Landing Condominium Association, Inc., document number 746925, as Active, filed 1979-04-26, with its principal address at 1090 S Collier Blvd and its latest annual report filed 2026-03-31 (Florida Division of Corporations). Condominium registration and the state’s structural integrity reserve study filings sit with the Florida Department of Business and Professional Regulation, Division of Florida Condominiums, Timeshares and Mobile Homes (DBPR condominiums); its public-records viewer did not return readable rows for this condominium to our tools, so a buyer searches it by name.
The association’s website routes estoppel documents to a portal run by The Castle Group, a community association management company, and its staff e-mail addresses use the same company’s domain (Rentals and Realtors page). The office at 1090 South Collier Boulevard is open Monday to Friday, 9am to 4pm, with an after-hours line for emergencies (Shipp’s Landing Condominium Association). The management contract itself is not public; the estoppel certificate names who to pay at closing.
Shipp’s Landing went up in the island’s early condominium boom, a decade after the Deltona Corporation’s 1960s master plan opened Marco Island and seventeen years before the island incorporated as the City of Marco Island in 1997 (City of Marco Island, Present Day Marco Island). Its address carries an older name: the City records that Spanish maps noted “Caxymbas” at this end of the island, and Caxambas Pass, beside which Shipp’s Landing stands, keeps that name today. The gulf-front towers on Collier Boulevard and the Cape Marco towers came later, so Shipp’s Landing is one of the oldest large condominium communities on the south end.
Shipp’s Landing amenities include three pools with spas, a pass-side beach and kayak launch, a fishing dock on Caxambas Pass, an owners’ marina, tennis courts with pickleball lines on the garage roof, bocce and shuffleboard, a fitness center, a Tennis Court Clubhouse for up to 90, a Phase II Social Room for up to 40, two guest suites and two EV charging stations.
The association lists three pool areas with spas shaded by palms, open daily 9am to 9pm (Shipp’s Landing amenities). Its pool rules require a Shipp’s Landing Pool Pass, bar glass and food near the water, provide no lifeguard, and keep the pools for owners, their guests and renters with an approved Certificate of Approval of Renter on file (Pool, Spa and Beach Rules). The beach rules keep furniture on the beach, bar reserving chairs with towels and bar leaving personal items overnight.
The tennis courts sit on top of the garage with two pickleball nets and lines, first come, first served, open 8am to dusk; one bocce court and two shuffleboard courts sit beside the tennis deck social room; and the fitness center has a weight room, treadmills and cardio and strength equipment, open 6am to 7pm (Shipp’s Landing amenities). The Tennis Court Clubhouse is used for annual meetings, dinners and dancing for up to 90 people and has a full kitchen; the Phase II Social Room holds up to 40, also with a full kitchen, and the Social Committee runs events in both through the season.
Shipp’s Landing runs two guest suites that owners and approved renters can book for visiting family and friends. Under the Guest Suite Rules, the Small Suite rents by the day and the Large Suite by the week from November 15 to April 30; the sponsoring owner or renter must be in residence; reservations open six months ahead; and in season each unit is limited to two reservations, one per month (Guest Suite Rules). Rates are set in the annual budget and posted on the association’s website.
Each unit has an assigned parking space, and owners with more than one vehicle use the undesignated spaces outside the garage and at Phase I. The House Rules provide two electric vehicle charging stations, one in the lot outside the garage and one in the Phase I lot, each serving two vehicles; boats, trailers, RVs, golf carts and motorcycles need the manager’s permission to be on the property; and bicycles and kayaks need association ID stickers and live in designated racks (House Rules and Rental Restrictions).
Shipp’s Landing has no on-site restaurant and no golf course, and the public pages we read name no bundled club membership. The Marco Island Civic Association’s Residents’ Beach and Sarazen Park are a separate, paid membership for owners of improved island property (MICA Residents’ Beach), and the island’s golf is at the private Island Country Club (Island Country Club).
The Shipp’s Landing marina is a common element of the condominium leased to unit owners only, one slip per owner, through seniority waiting lists run by the board and its Marina Committee. The Marina Rules number 33 slips: 25 original slips along the seawall approved for boat lifts and 8 wet slips on the T dock. A slip never conveys with a unit.
The association’s website describes the marina as “32 slips with lifts, dry docks, and 8 wet slips,” leased annually (Shipp’s Landing amenities). The Marina Rules are more precise: the “Dry Slips” are “the original 25 slips located adjacent to the Association’s seawall; namely, Slips #1 through #25,” approved for boat lifts, and the “Wet Slips” are “the 8 slips on the ‘T’ dock, namely, Slips #26 through #33” (Shipp’s Marina Rules). By the rules’ own numbering that is 33 slips; the two documents differ by one, and the Marina Rules govern.
Under the Marina Rules, slips are leased only to unit owners, no more than one per owner. A unit owner joins the Wet Slip Waiting List for a $40 annual fee; a wet slip is offered to the most senior name when one opens; and a Dry Slip with a lift goes, by seniority, to owners already leasing a wet slip in good standing. Within 90 days of accepting a slip, the lessee must berth an operable boat of 16 to 32 feet length overall registered in the lessee’s name, for at least 30 days a year while in residence, and must carry $300,000 of liability insurance. Annual slip fees are billed in December and due January 15, with a 10 percent late fee (Shipp’s Marina Rules). The fee amounts themselves are set by the board and are not printed in the rules.
The marina sits on state submerged land. New lessees must read and sign an agreement to comply with Florida Department of Environmental Protection consent order 07-0210-11-SL and with Sovereignty Submerged Lands Lease 111437815, and no dock, piling or lift change that needs DEP approval may be made without it (Shipp’s Marina Rules). The rules also record that the association planned “extensive maintenance, repair, and replacement” of the dock facilities “on or about 2024,” with slip fees prorated if lessees had to vacate. The public pages we read do not report the project’s cost or completion.
Because slips are leased to owners and assigned by seniority, a buyer does not inherit the seller’s slip, and the board, not the seller, decides who gets it next. The lift is different: the Marina Rules require the incoming dry slip lessee to negotiate in good faith to buy the outgoing lessee’s lift and slip improvements, give the parties 15 days, send a deadlock to a mediation panel of board and committee members, and recommend that both sides assume the improvements depreciate at 5 percent a year over a 20-year life. If the outgoing lessee refuses the panel’s price, the lift must be removed at that lessee’s expense (Shipp’s Marina Rules). A seller with a lift should know that the lift has a value, and a buyer should know that the slip does not come with the unit.
The Marina Rules define hurricane season as June 1 to November 30, require wet slip lessees who are not in residence to remove their boats, and require lessees in residence to have a plan to move their boats out of the wet slips during a hurricane watch and to remove them when a hurricane warning is issued.
The beach at Shipp’s Landing is a private, protected sand beach on Caxambas Pass, not an open-Gulf swimming beach: the association advises against swimming from it because of strong currents and boat traffic. Owners who want surf swimming walk about half a mile to South Marco Beach, a Collier County public access.
The association calls its shoreline “a protected beach on Caxambas Pass” and says that from mid to low tide and back to mid tide “you can walk on sand as far as Cape Marco” (Shipp’s Landing amenities). Its Beach Rules keep furniture on the beach and say that swimming from the beach or steps “is not recommended due to strong currents and boat traffic” (Pool, Spa and Beach Rules). NOAA’s Coast Pilot describes Caxambas Pass as a channel that “is subject to continual change,” running directly beside the island’s south shore (NOAA Coast Pilot 5, Chapter 4), which is the same water the association warns swimmers about.
South Marco Beach is the nearest public Gulf beach: Collier County’s South Marco Beach Access on South Collier Boulevard, with 67 parking spaces on Swallow Avenue, restrooms and hours of 8am to sundown (Collier County, Marco Island beaches); it is about 0.5 road miles from the association office. The City’s beach page lists a $10 parking fee or a county Beach Parking Permit (City of Marco Island, beach access). Tigertail Beach, the county park on Hernando Drive with its lagoon and Sand Dollar Spit, is about 3.9 road miles north. Residents’ Beach and Sarazen Park are run by the Marco Island Civic Association for members who own improved property or rent for at least a year (MICA Residents’ Beach).
The Florida Department of Environmental Protection’s beach plan records that Caxambas Pass has served as a sand source for Marco Island beach restoration: the February 1991 restoration placed 1,260,000 cubic yards along 2.64 miles with sand from the Big Marco, Capri and Caxambas Pass ebb shoals, and later projects in 2016 and 2020 drew on Caxambas Pass again (FDEP Strategic Beach Management Plan, Southwest Gulf Coast Region). Dredging plans for the pass are a public-works matter worth watching from a pass-front building.
Boating from Shipp’s Landing means the shortest run on Marco Island to the Ten Thousand Islands and a short run to the Gulf through Caxambas Pass, which NOAA describes as changeable, shoal-marked water that calls for local knowledge. Owners without a slip use the county’s Caxambas Park ramp and fuel dock about 0.2 road miles away.
NOAA’s United States Coast Pilot 5 describes Caxambas Pass as a channel about 4 miles northwest of Cape Romano that “runs directly adjacent to the south shoreline of Marco Island”; says the area in and around the channel “is subject to continual change; mariners should seek local knowledge before transiting”; notes that the private daybeacons marking the pass are not charted; and warns that the area immediately south of the pass is extremely shoal and marked with danger beacons (NOAA Coast Pilot 5, Chapter 4). No controlling depth is published for the pass. The Marina Rules’ 32-foot limit on boat length fits that water.
Collier County’s Caxambas Park at 909 Collier Court lost its seawalls, floating docks, ship store, fuel station and boat ramp in Hurricane Ian, as NBC2 reported from the county in 2024 (NBC2, 2024-05-24). The ramp reopened on 2025-02-15 (Naples Press, 2025-02-21), and the county resumed fuel service on 2025-11-15, daily 7:30am to 3pm, credit cards only (Collier County, 2025-11-14). Local press reported the repair cost as about $3 million (NBC2, 2024) and about $1.2 million for the ramp renovation (NBC2, 2025); the two figures cover different scopes and are not reconciled here (NBC2, 2025-02-17).
The Caxambas Bay and Roberts Bay area behind the south end is an idle speed manatee zone under Florida Administrative Code rule 68C-22.023 (Florida Administrative Code 68C-22.023). Boats leaving Shipp’s Landing for the Ten Thousand Islands do not pass under a bridge; boats heading for the Marco River and Naples pass the fixed Jolley Bridge, which the Coast Pilot gives a 55-foot clearance.
Shipp’s Landing condo fees, as entered by listing agents on the Southwest Florida MLS, ran $21,996 to $22,488 a year on the 7 units that closed in 2026 and $21,996 on all 5 units listed on 2026-10-07. The association does not publish its budget on its public website, so these are listing-entered figures, not the association’s own numbers.
Data updated: October 2026.
| Year the unit closed | Units with a fee entered | Total annual recurring fees entered |
|---|---|---|
| 2021 | 2 | $13,076 to $13,080 |
| 2022 | 3 | $13,076 to $14,076 |
| 2023 | 5 | $18,120 (all five) |
| 2024 | 8 | $18,120 to $21,132 |
| 2025 | 6 | $21,132 to $22,496 |
| 2026 (to 2026-10-07) | 7 | $21,996 to $22,488 |
| Active or pending on 2026-10-07 | 5 | $21,996 (all five) |
Source: Southwest Florida MLS listing fields “Condo Fee,” “Condo Fee Freq” and “Total Annual Recurring Fees,” as entered by listing agents, pulled 2026-10-07; 31 of the 32 closings in 60 months carry a fee entry. Entries are quarterly ($5,499 a quarter on most 2026 entries) or monthly ($1,833 a month), and the annual totals above are the listing agents’ own. Read across the table, the entered annual fee rose from about $13,080 in 2021 to about $22,000 in 2026, roughly 68 percent over five years, by the arithmetic of $21,996 against $13,080.
The association’s public pages do not publish the budget or a list of what the regular assessment pays for, and we do not repeat a listing’s description of it. Under Florida law the association must give a buyer, or make available, the current year-end financial information and the budget, and a unit owner can request the official records in writing (Florida Statutes 718.111). The estoppel certificate, ordered through the association’s estoppel portal, states the regular assessment, its frequency and any special assessment owed on the unit (Florida Statutes 718.116). Ask for the adopted budget, the reserve schedule and the most recent financial report before you sign.
A Shipp’s Landing condo fee does not cover the unit owner’s own HO-6 insurance policy, flood insurance on the unit’s contents and improvements, property taxes, utilities billed to the unit, a marina slip lease, guest suite nights or any special assessment. Slip lessees pay the marina’s annual slip fee and the cost of their lift and pilings under the Marina Rules (Shipp’s Marina Rules).
The layered costs of owning at Shipp’s Landing begin with the condo fee and add an HO-6 policy, flood coverage on the unit, property taxes at about 8.95 mills before any homestead exemption, a purchase application, the estoppel certificate, any marina and guest suite charges and, at times, special assessments for the buildings.
The association screens buyers through an online Tenant Evaluation application that can ask for a credit report, criminal background check, eviction report, proof of income and personal and work verifications, and it says its own screening committee makes the final decision (Buyer Sales Application). The application form does not print the fee. Listing agents entered application fees from $50 to $250 on 28 of the 31 fee-bearing closings in 60 months, $175 on 16 of them, and one 2025 listing also entered a $150 transfer fee (Southwest Florida MLS, pulled 2026-10-07); Florida law caps a condominium’s transfer and approval fee at $150 per applicant, adjusted for inflation, so ask the office for the current figure (Florida Statutes 718.112).
The estoppel certificate is the association’s statement of what is owed on the unit at closing. Florida law caps its fee at $250, plus $100 for expedited delivery and up to $150 more if the unit is delinquent (Florida Statutes 718.116). At Shipp’s Landing it is ordered through the management company’s estoppel portal linked from the association’s Rentals and Realtors page (Rentals and Realtors page).
Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration (Florida Statutes 201.02), so an $870,000 sale, the 24-month median, carries $6,090 in deed stamps, customarily paid by the seller. A mortgage adds 35 cents per $100 of the loan in stamp tax (Florida Statutes 201.08) and 2 mills of nonrecurring intangible tax (Florida Statutes 199.133); a cash purchase pays neither. In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, the reverse of the Lee County custom, as Florida title attorneys describe it (Goodwin Law, owner’s title insurance in Collier and Lee; Barnes Walker, who pays for title insurance in Florida). The signed contract controls on every sale.
The building’s master policy is paid through the condo fee; the owner adds an HO-6 policy for the unit’s interior, contents and loss assessment, and decides on flood coverage for the unit (see the insurance section below). Property tax on a non-homestead unit at the 24-month median value is about $7,790 a year by the arithmetic in the tax section. Special assessments are decided by the board under the declaration and Florida law; the public pages we read post no special assessment notice, and the estoppel certificate is where any current one appears.
Using only the figures on this page, a non-homestead owner of a unit bought at the $870,000 24-month median carries about $21,996 in condo fees (the most common 2026 entry), about $7,790 in ad valorem taxes at 8.9535 mills, plus the owner’s own HO-6 and any flood premium, which depend on the unit and the carrier: $21,996 + $7,790 = $29,786 a year before insurance, slip and utilities. That figure is arithmetic from listing-entered fees and adopted millage, not a quote; the association’s budget and your insurer set the real numbers.
Shipp’s Landing rules come from the recorded declaration and the board’s House Rules: the board approves sales and leases, no owner may hold more than two units, noisy renovation is barred from December 15 to April 15, balcony grilling is banned, hurricane shutters close on a warning, and real estate signs are not allowed.
The 2001 Amended and Restated Declaration gives the board approval of transfers of units (section 14) and provides that no owner may own more than two units (section 12.10) (Restated Declaration of Condominium, 2001). Buyers complete the online Buyer Sales Application through Tenant Evaluation, and the association’s screening committee decides (Buyer Sales Application). Build the approval time into your closing date and start the application the day the contract is signed.
The association’s Construction Limits rule sets a restricted period of December 15 through April 15 each year, during which owners may not remove or install tile or other hard flooring, demolish showers, tubs or plumbing fixtures, or do work that creates “substantial noise, vibration, or dust”; cutting, drilling or coring into concrete floors, ceilings, walls or structural components is barred at any time. Fines run $50 a day for the first ten days and $100 a day after that, and emergency repairs proceed with board or management approval (Construction Limits rule). Flooring must follow the association’s approved flooring plans (approved flooring plans), and most work also needs a City of Marco Island permit.
The House Rules bar open-flame grilling on balconies at any time, with grills provided at the Phase I pool and the Tennis Court Clubhouse; bar hanging towels or rugs from railings and feeding birds; and require owners, as soon as a hurricane warning is issued, to remove everything from balconies outside the hurricane shutters and to close and secure the shutters (House Rules and Rental Restrictions). Smoking and vaping are barred in lobbies, hallways, social rooms, indoor areas and pool areas.
Replacement locks must be Schlage keyed to the association’s master key; an after-hours lockout costs $75; contractors sign in at the office and, in the Tower, use only the rear service entrance and elevator; and owners moving furniture in Phases I and II ask the office to hang elevator pads first (House Rules and Rental Restrictions).
Real estate signs are not allowed on the property, the Tower entrance needs a key fob, and the office keeps weekday hours of 9am to noon and 1pm to 4pm for agents (Rentals and Realtors page). Showings run through the listing agent and the unit owner.
The House Rules let the board appoint a three-owner Compliance Committee, one owner from each phase, to confirm or reject penalties. A first infraction draws a warning letter; a second can bring a fine of up to $100 per occurrence, not more than $1,000 in total, and suspension of the use of a common element, after 14 days’ written notice and a chance to be heard (Restrictive Covenants and House Rules).
You can rent a Shipp’s Landing condo for 30 consecutive days or longer, with board approval submitted 15 days before the tenant arrives; nightly and weekly rentals are not allowed. The rental covenants are in the governing documents and, in the association’s words, “can only be changed by a vote of 75% of the unit owners.”
The association’s Restrictive Covenants Re: Rental and Occupancy list ten requirements: no unit may be leased for less than 30 consecutive days; lessees may not have guests in their absence; all leases go to the board for approval 15 days before occupancy; lessees are accountable for the condominium documents and rules; a lessee must be a natural person; lessees may not assign or pledge the lease without board approval; all lessees register in person at the office within 24 hours of arrival; each unit is occupied by a single family and its guests for residential purposes only; the total number of overnight occupants in a unit is six; and an absent owner may let guests stay only after notifying the association at least 24 hours ahead with the names of everyone staying (Restrictive Covenants Re: Rental and Occupancy).
While a unit is leased, its owner may not use the Shipp’s Landing amenities, unless the owner holds two units and leases only one, and in the owner’s absence friends and family not staying at Shipp’s Landing may not use the facilities (House Rules and Rental Restrictions). The association does not rent units to the public or list available ones; renters contact owners directly (Rentals and Realtors page). The public documents we read set no annual cap on the number of leases.
The City of Marco Island has no enforceable vacation rental registration program: Resolution 23-54 of 2023-10-02 declared the 2022 program void after the 2023 state law change (SB 250), nothing has replaced it, and the City Code now shows that section as reserved (City of Marco Island Code of Ordinances, Municode). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Florida Statutes 509.032). That leaves the association’s 30-day minimum as the rule that governs a Shipp’s Landing lease. Rentals of six months or less owe Florida sales tax and Collier County tourist development tax, collected by the Collier County Tax Collector.
A seasonal tenant for January through March, or an annual tenant, fits the 30-day rule. The six-person overnight cap and the no-pets rule apply to tenants as to owners, and a tenant’s guests may not stay without the tenant. An owner planning to rent should budget for the tenant application, the loss of amenity use during the lease and the fact that a renter needs an approved Certificate of Approval of Renter on file to use the pools (Pool, Spa and Beach Rules).
Pets are not allowed at Shipp’s Landing. The 2001 Amended and Restated Declaration prohibits keeping pets of any kind (section 12.6), the House Rules repeat that the keeping of pets of any kind or description is prohibited, and the association’s rental page describes a “strictly enforced No-Pets policy.”
The House Rules allow service and emotional support animals only after the association approves them and its requirements are met at least two weeks before arrival; the animal’s owner obtains the Service/Emotional Support Animal Requirements Packet from the office (House Rules and Rental Restrictions). Only service animals may be on the pool deck, and no animal is ever allowed in a pool (Pool, Spa and Beach Rules).
The no-pet rule narrows the buyer pool, and it is not a rule the board can waive for a sale: the declaration controls. A buyer with a dog should look at buildings whose documents allow one; a seller should expect that every buyer who reaches the contract stage has already accepted the rule. Grand Bay on Factory Bay, for example, publishes rules allowing owners one pet under 20 pounds (Grand Bay Condominium Association).
Shipp’s Landing is in FEMA flood Zone AE with a base flood elevation of 9 feet (NAVD88) at all three of its building addresses, 1080, 1090 and 1100 South Collier Boulevard, on Collier County FIRM panel 12021C0836J, effective 2024-02-08. Zone VE, the coastal high hazard area, is mapped within 150 meters of each address.
Data updated: October 2026.
| Address | FEMA zone | Base flood elevation (ft NAVD88) | FIRM panel, effective | Zones mapped within 150 m | Ground elevation at the point (ft NAVD88) |
|---|---|---|---|---|---|
| 1080 S Collier Blvd (Villa) | AE | 9 | 12021C0836J, 2024-02-08 | AE 9, VE 12, VE 13, X | 5.2 |
| 1090 S Collier Blvd (Mid-Rise) | AE | 9 | 12021C0836J, 2024-02-08 | AE 9, VE 12, VE 13, X | 5.2 |
| 1100 S Collier Blvd (Tower) | AE | 9 | 12021C0836J, 2024-02-08 | AE 9, VE 12, VE 13, X | 5.3 |
Sources: FEMA National Flood Hazard Layer map service, Flood Hazard Zones and FIRM Panels layers (FEMA NFHL), queried at U.S. Census Bureau geocoded points for the three building addresses on 2026-10-07; ground elevation from the USGS 3DEP Elevation Point Query Service (USGS Elevation Point Query). A geocoded point sits on the street centerline, not on the building, so the structure’s own zone and elevation come from its Elevation Certificate or the FEMA Flood Map Service Center.
A base flood elevation of 9 feet NAVD88 is the modeled height of the 1-percent-annual-chance flood. The ground at the three tested points reads 5.2 to 5.3 feet NAVD88, so the modeled base flood stands roughly 4 feet above the ground there by the arithmetic of 9.0 minus 5.2. Upper-floor Tower and Mid-Rise units sit far above that line; the ground floors, garages, lobbies, elevators and mechanical rooms do not, which is why building-level flood coverage and flood-proofing matter to every owner through the budget.
None of the three points falls inside a Coastal Barrier Resources System unit on the U.S. Fish and Wildlife Service CBRS map service (USFWS CBRS Mapper service). The state’s hosted evacuation-zone layer places all three in Collier County storm surge evacuation Zone A; confirm the zone with Collier County Emergency Management before storm season. The points sit 586 to 606 meters landward of the nearest segment of the 1989 Collier County Coastal Construction Control Line on the Florida Department of Environmental Protection layer (FDEP CCCL layer); whether any structure lies seaward of the line is an FDEP determination from the recorded line and a survey.
FEMA’s list of Community Rating System eligible communities effective October 1, 2026 lists the City of Marco Island (community number 120426) at Class 5, which carries a 25 percent discount on eligible NFIP flood premiums (FEMA CRS eligible communities, effective October 1, 2026). The City’s flood rules in Code Chapter 26 set the lowest floor of new or substantially improved buildings at base flood elevation plus 1 foot or higher, and define substantial improvement and substantial damage at 50 percent of a structure’s market value (City of Marco Island Code of Ordinances, Municode).
Shipp’s Landing’s corner of Marco Island has been through four hurricanes since 2017 as the National Hurricane Center records them: Irma’s final landfall near Marco Island in 2017, Ian’s 4 to 6 feet of inundation from Marco Island to Everglades City in 2022, and the smaller surges of Helene and Milton in 2024. No public record we read reports building-specific damage at Shipp’s Landing.
The National Hurricane Center’s report on Hurricane Irma records that “Irma made its final landfall near Marco Island, Florida, at 1930 UTC 10 September” as a category 3 hurricane, with a spotter on Marco Island reporting a 936.9 mb minimum pressure and the Marco Island Police Department a 113-knot gust; it puts inundation of 3 to 5 feet above ground from Marco Island northward to Fort Myers (NHC Tropical Cyclone Report, Irma).
The Hurricane Ian report records “Maximum inundation of 4 to 6 ft AGL” from Marco Island through Everglades City, a maximum high water mark of 4.7 feet above ground on Marco Island, and a USGS storm tide reading of 7.38 feet NAVD88 at its Marco Island sensor; county-wide, it reports 33 buildings destroyed and over 3,500 with major damage in Collier County (NHC Tropical Cyclone Report, Ian). On the south end, Ian destroyed the seawalls, docks, ship store, fuel station and boat ramp at Caxambas Park next door, as the county later reported to NBC2.
The Hurricane Helene report puts storm surge inundation of 2 to 4 feet above ground in areas such as Naples, Marco Island and Everglades City (NHC Tropical Cyclone Report, Helene), and the Hurricane Milton report 3 to 5 feet from Bonita Beach through Marco Island (NHC Tropical Cyclone Report, Milton). The Shipp’s Landing Marina Rules record a dock maintenance, repair and replacement project planned “on or about 2024”; the rules do not say what prompted it.
Ask the association for its insurance claims history, any post-storm engineering reports, the status of any repairs and whether any special assessment followed a storm. Florida’s seller flood disclosure requires the seller to say whether the seller knows of flooding that damaged the property during the seller’s ownership, whether a flood claim was filed and whether flood assistance was received (Florida Statutes 689.302).
Insuring a Shipp’s Landing condo works in two layers: the association insures the buildings under its master policy, paid through the condo fee, and the unit owner buys an HO-6 policy for the interior, contents and loss assessment, plus flood coverage chosen with an agent. Citizens’ flood mandate does not apply to a condominium unit owner’s policy.
Florida law requires Citizens Property Insurance policyholders to carry flood insurance on a phased schedule, but it exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 policy on a Shipp’s Landing unit does not trigger the flood requirement; a Citizens policy on the condominium association’s buildings is subject to it (Florida Statutes 627.351).
FEMA’s FloodSmart site explains that NFIP premiums depend on the building’s distance to flooding sources, elevation, construction and replacement cost; that most policyholders’ premiums cannot rise more than 18 to 25 percent a year; and that each policy adds an 18 percent Reserve Fund Assessment, an HFIAA surcharge of $25 for a primary residence or $250 otherwise, and a federal policy fee (FEMA FloodSmart, premium costs). The City’s Class 5 Community Rating System standing reduces eligible premiums.
Florida law requires insurers to offer discounts or credits for construction features that reduce windstorm loss, such as opening protection, roof covering and roof-to-wall strength, verified on the uniform mitigation inspection form (Florida Statutes 627.0629; Florida Statutes 627.711). For a condominium unit the building’s shutters, windows and roof are association matters, so ask the office for the building’s mitigation report when you shop for your HO-6. The My Safe Florida Home program’s eligibility text covers homesteaded dwellings of three stories or fewer, so most Shipp’s Landing units fall outside it (Florida Statutes 215.5586).
Florida’s 2025 condominium act requires associations to have their insurable replacement cost determined at least once every three years, as a local attorney’s column summarized it (Coastal Breeze News, 2025-07-10). Ask for the most recent appraisal with the master policy declarations.
Milestone inspections and structural integrity reserve studies apply to the Shipp’s Landing buildings of three or more habitable stories, which include the Tower, the Mid-Rise and the three- and four-story Villa buildings. All were built 1980 to 1983 on the county roll, so under the statute their first milestone inspection was due before December 31, 2024, and the City of Marco Island accepted Phase 1 milestone reports for 1080, 1090 and 1100 South Collier Boulevard on 2024-10-01, with no Phase 2 case.
Florida Statutes 553.899 requires a milestone inspection of every residential condominium building three habitable stories or more by December 31 of the year it reaches 30 years of age, and every 10 years after; a building that reached 30 before July 1, 2022 had to be inspected before December 31, 2024 (Florida Statutes 553.899). Phase one is a visual inspection; phase two, with possible testing, follows only if substantial structural deterioration is found. Within 45 days of receiving the report, the association must send the inspector’s summary to every unit owner, post it and publish it on its website if it must have one. Whether the City of Marco Island adopted the optional 25-year trigger the statute allows is not confirmed in the records we read.
On Marco Island the City, not Collier County, runs the milestone program and holds the reports. Cases MS1-23-07281 (1080), MS1-23-07282 (1090) and MS1-23-07283 (1100) were applied for on 2023-10-30 with Karins Engineering Group as design professional, and each reads “Phase 1, report accepted,” finalized 2024-10-01, before the statutory deadline; the City’s permit system shows no Phase 2 case for any of them (City of Marco Island permit portal). A Phase 2 inspection is required only when Phase 1 finds substantial structural deterioration, and the inspector’s summary, which owners must receive, says what the engineer found.
Florida Statutes 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 whose failure would affect them; associations existing on July 1, 2022 had to complete it by December 31, 2025, or by December 31, 2026 if done with a milestone inspection due by then (Florida Statutes 718.112). Since budgets adopted on or after December 31, 2024, an association required to have a study may not waive or reduce reserves for those items.
The association’s public pages post rules, forms and governing documents; its milestone reports, reserve studies and budgets sit behind the owner login, and we do not describe what member-only records contain. A buyer is entitled, at the seller’s expense, to the inspector-prepared summary of the milestone inspection report if applicable and to the association’s most recent structural integrity reserve study or a statement that it has none (Florida Statutes 718.503). The state also runs a SIRS reporting database for associations’ completion statements (DBPR SIRS reporting). Ask for the phase one and any phase two milestone reports for each building, the current SIRS, the funding plan and any special assessment the board has adopted or is considering.
Shipp’s Landing is five buildings of three designs on one budget. A tower, a mid-rise and a group of low-rise villas age differently, and the reserve schedule has to carry all of them plus the marina’s docks and seawall. That is not a warning about this association; it is the reason to read its documents line by line, the way we do for every 1980s building we price.
Property taxes on a Shipp’s Landing condo are set by the 2025 adopted millage for a standard City of Marco Island parcel, 8.9535 mills before the Collier Mosquito Control District levy, applied to the Collier County Property Appraiser’s taxable value. On a non-homestead unit taxed at $870,000, that is about $7,790 a year.
Data updated: October 2026.
| Taxing authority (tax year 2025) | Mills |
|---|---|
| Collier County General Fund, Water Pollution Control and Conservation Collier | 3.2449 |
| Collier County Public Schools (state and local) | 4.2490 |
| South Florida Water Management District, including the Big Cypress Basin | 0.1926 |
| City of Marco Island operating | 1.2670 |
| Total of the confirmed levies | 8.9535 |
Sources: Florida Department of Revenue, Collier County Table 1, comparison of taxes levied, FY2025-26 (Florida DOR Table 1, Collier); Collier County Public Schools final 2025-26 millage; SFWMD FY2025-26 final millage (SFWMD hearing, 2025-09-23). The Collier Mosquito Control District’s 2025 rate was not confirmed; its FY2024-25 rate was 0.1349 mills (CMCD annual report).
A non-homestead unit with a taxable value of $870,000: $870,000 x 8.9535 / 1,000 = $7,789.55 a year. A homesteaded unit with an assessed value of $870,000 gets the first $25,000 exemption against all levies and the 2025 additional exemption of $25,722 against non-school levies (Florida DOR, 2025 homestead exemption adjustment): school tax ($870,000 less $25,000) x 4.2490 / 1,000 = $3,590.41, plus non-school tax ($870,000 less $25,000 and $25,722) x 4.7045 / 1,000 = $3,854.29, for about $7,444.70. Both exclude the mosquito control levy and any non-ad valorem assessment, and a buyer’s first-year value resets at just value after a sale.
After the first homestead year, Save Our Homes limits annual assessment increases to the lower of 3 percent or CPI, and portability can carry up to $500,000 of a prior Florida homestead’s benefit to a new one (Florida Statutes 193.155); a non-homestead residential unit’s non-school assessment is capped at 10 percent a year until a sale resets it (Florida Statutes 193.1554). Amendment 3 on the November 3, 2026 ballot proposes larger homestead exemptions and a 5 percent non-homestead cap from 2027 if 60 percent of voters approve, as county property appraisers summarize it (Pinellas County Property Appraiser, Amendment 3); it is a proposal, not law, until the vote.
Marco Island voters approved a $23 million general obligation bond on August 18, 2026 by one vote, 2,259 to 2,258, to replace the Caxambas and Goldenrod bridges, repair three others and repave about 30 miles of streets, with repayment over up to 20 years; WGCU reported about $60 more a year for an average homeowner (WGCU, 2026-08-26). The Caxambas bridge is on the south end, on the route between Shipp’s Landing and the rest of the island; the debt-service millage on future bills was not published when we checked.
Shipp’s Landing is in the Collier County Public Schools district, which earned an A for 2025-26. Marco Island’s public schools are Tommie Barfield Elementary, Marco Island Charter Middle and Marco Island Academy, a charter high school; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | State grades, 2021-22 to 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St | District | A, A, A, A, A |
| Marco Island Charter Middle | 1401 Trinidad Ave | Charter | A, A, A, A, A |
| Marco Island Academy | 2255 San Marco Rd | Charter high school | B, A, A, A, A |
Sources: Florida Department of Education school directory (FLDOE directory, Collier); Collier County Public Schools 2025-26 school and district grades brief (CCPS grades, 2025-26). Tommie Barfield Elementary is about 3.4 road miles from Shipp’s Landing, and Marco Island Academy about 4.9.
Charter schools enroll by application and are not tied to the attendance zone. The zoned schools for a particular address come from the district’s interactive zoning tool, not a county-scale map (CCPS attendance boundaries). Most Shipp’s Landing owners are seasonal or retired, but a family moving here full time should check the tool before signing.
City of Marco Island rules reach a Shipp’s Landing unit through building permits for renovations, the flood rules of Code Chapter 26, construction-noise hours, and the dock and seawall rules that apply to the marina. The association’s own approvals come first, and City Building Services issues the permit.
Interior work that touches structure, plumbing, electrical or windows needs a City of Marco Island building permit as well as association approval under the Construction Limits rule and the approved flooring plans. City Building Services is reached at 239-389-5059 through City Hall at 50 Bald Eagle Drive (City of Marco Island). Under the City’s flood rules, a renovation that reaches 50 percent of the structure’s market value is a substantial improvement that triggers current elevation requirements for the building (City of Marco Island Code of Ordinances, Municode).
The City Code bars construction from 7pm to 7am and on Sundays and holidays, and pile driving from 7pm to 8am (City of Marco Island Code of Ordinances, Municode). The association’s December 15 to April 15 restricted period is stricter for unit work in season.
The City’s dock rules in Code Chapter 54 and seawall rules in Chapter 6 govern docks and seawalls island-wide, and the Shipp’s Landing marina also runs under its DEP consent order and sovereignty submerged lands lease. Changes to docks, pilings or lifts at Shipp’s Landing go through the association’s office and Marina Committee, which coordinate the state approval (Shipp’s Marina Rules).
The City’s permit system shows the association’s recent capital work, with the job values declared on each permit, not contract prices (City of Marco Island permit portal):
Ask the association how the seawall and dock work was funded and whether any special assessment remains outstanding.
Shipp’s Landing sits among condominium and resort uses on South Collier Boulevard, beside Mirage on the Gulf, Dela Park Place and the county’s Caxambas Park. The City’s Land Development Code treats a multiple-family dwelling whose units rent for less than one week as a tourist or hotel use permitted only where those uses are designated, a provision that sits alongside the association’s own 30-day minimum (City of Marco Island Code of Ordinances, Municode).
Daily logistics at Shipp’s Landing run north on Collier Boulevard: Marco Walk Plaza is about 1.2 road miles away, the Winn-Dixie about 3.5 miles, the Publix about 4.0 miles, the NCH urgent care about 2.9 miles, the nearest hospital emergency department about 15.5 miles and Southwest Florida International Airport about 52 miles.
| Destination | Road miles (est.) | Minutes, free-flow (est.) |
|---|---|---|
| Caxambas Park ramp and fuel, 909 Collier Ct | 0.2 | 1 |
| South Marco Beach access, Swallow Ave | 0.5 | 2 |
| Marco Walk Plaza, 599 S Collier Blvd | 1.2 | 3 |
| NCH Marco Island urgent care, 40 S Heathwood Dr | 2.9 | 8 |
| Winn-Dixie, 625 N Collier Blvd | 3.5 | 9 |
| Tigertail Beach, Hernando Dr | 3.9 | 11 |
| Publix, 1089 N Collier Blvd | 4.0 | 10 |
| Jolley Bridge, north end of the island | 5.0 | 13 |
| Physicians Regional, 8300 Collier Blvd, Naples | 15.5 | 29 |
| Fifth Avenue South, Naples | 20.5 | 38 |
| Southwest Florida International Airport | 52.0 | 75 |
Method: addresses geocoded with the U.S. Census Bureau geocoder and routed with the OSRM public router at free-flow speeds on 2026-10-21; real season traffic is slower, and no agency publishes official drive times.
Marco Walk Plaza at 599 South Collier Boulevard is the nearest shopping center, with shops, salons and restaurants (Paradise Coast, Marco Walk). The island’s Publix is at 1089 North Collier Boulevard, open 7am to 9pm (Publix, Marco Island), and Winn-Dixie at 625 North Collier Boulevard, open 7am to 11pm (Winn-Dixie, Marco Island).
NCH’s Marco Island urgent care at 40 South Heathwood Drive is open 8am to 7:30pm daily with CT and X-ray (NCH, Marco Island urgent care); NCH lists no emergency department on the island (NCH, Marco Island locations). The nearest emergency department is at Physicians Regional Medical Center, Collier Boulevard, in Naples (Physicians Regional).
Southwest Florida International Airport in Fort Myers is the main commercial airport; Marco Island Executive Airport, just north of the island, has a 5,000-foot runway and no scheduled airline service (Collier County, Marco Island Executive Airport). Collier Area Transit runs a Marco Island Circulator (Collier Area Transit routes). Two bridges connect the island to the mainland, the Jolley Bridge on Collier Boulevard and the Goodland crossing on San Marco Road, and the 2026 City bond funds replacement of the Caxambas bridge inside the City.
Trash goes down the corridor chutes in the Mid-Rise and Tower and into outdoor containers at the ends of the Villa buildings; recycling bins sit at both ends of the Villa main building, in the Mid-Rise west trash room and at the northeast end of the garage for the Tower, and cardboard must be flattened (House Rules and Rental Restrictions). Mail delivery arrangements are handled through the association office.
Shipp’s Landing is the largest and oldest of the condominiums at the south tip of South Collier Boulevard and the only one with an owners’ marina. Its neighbours Mirage on the Gulf and Dela Park Place are newer, smaller buildings with larger or similar floor plans, and the Cape Marco towers to the west trade at more than twice its median price.
Data updated: October 2026.
Mirage on the Gulf, next door at 1070 South Collier Boulevard, is a 59-unit building from 2001 on the county roll with a median heated area of 2,159 square feet; its association, The Mirage on the Gulf Condominium Association, Inc., was filed in 1995 (Florida Division of Corporations). Dela Park Place, at 1020 South Collier Boulevard, is a 53-unit building from 1997 with a median of 1,358 square feet; Dela Park Place Condominium, Inc. was filed in 1990. Neither association publishes rules on a public website we could cite, so their rental and pet rules come from their documents at contract. West of all three, the six towers of Cape Marco hold 682 parcels built 1992 to 2005 on Cape Marco Drive.
| Building | Units (county roll) | Year built (roll) | Median heated sq ft (roll) | MLS window used (first with 10+, or all 60 months) | MLS closings | Median sale | Median $ per sq ft | FEMA zone, BFE |
|---|---|---|---|---|---|---|---|---|
| Shipp’s Landing | 204 (206 per association) | 1980 to 1983 | 1,452 | 24 months | 16 | $870,000 | $618 | AE 9 |
| Mirage on the Gulf | 59 | 2001 | 2,159 | 60 months | 10 | $1,625,000 | $724 | AE 9 |
| Dela Park Place | 53 | 1997 | 1,358 | 60 months (fewer than 10) | 9 | $1,000,000 (median of these 9 sales) | $632 | AE 9 |
| Cape Marco (six towers) | 682 | 1992 to 2005 | 2,678 | 12 months | 43 | $2,300,000 | $847 | AE 9 |
Sources: Southwest Florida MLS, windows ending 2026-10-07; Collier County roll, data files dated 2026-08-29; FEMA National Flood Hazard Layer at each building’s roll address, FIRM panel 12021C0836J effective 2024-02-08. The yardstick is the first MLS window holding ten or more closings for each building, stated in the table; Dela Park Place has fewer than ten in 60 months, so its figure is the median of its 9 sales.
Caxambas and the South End recorded 28 MLS sales of homes and condominiums in the 12 months to 2026-10-07 at a median of $1,512,500, a figure driven by its canal-front single-family homes (Southwest Florida MLS). Shipp’s Landing’s own 24-month median of $870,000 sits between the area’s small 1970s and 1980s condominium buildings and its canal homes: a buyer here pays for water views, the marina and the community’s amenities, not for a single-family lot.
Shipp’s Landing sits on Caxambas Pass, not on the open Gulf beach of the Collier Boulevard towers, so our Marco Island gulf-front condos guide describes it separately and leaves it out of its tower figures. Among the island’s larger condominiums near the water, Shipp’s Landing is the one with a marina of its own on the south end; Grand Bay’s slips are on the Marco River.
Shipp’s Landing versus Mirage on the Gulf is a choice between a large 1980s community with a marina, three pools and a 24-month median of $870,000, and a single 2001 building next door with much larger homes and a 60-month median of $1,625,000. Choose Shipp’s Landing for boating and amenities; Mirage for space and a newer structure.
| Question | Shipp’s Landing | Mirage on the Gulf |
|---|---|---|
| Address | 1080, 1090, 1100 S Collier Blvd | 1070 S Collier Blvd |
| Units (county roll) | 204 (206 per association) in three phases | 59 in one building |
| Year built (roll) | 1980 to 1983 | 2001 |
| Median heated area (roll) | 1,452 sq ft | 2,159 sq ft |
| MLS sales, first window with 10+ | 16 in 24 months, median $870,000 | 10 in 60 months, median $1,625,000 |
| Median $ per sq ft (same windows) | $618 | $724 |
| Last 12 months | 8 sales; median of these 8 sales $842,500 | 5 sales; median of these 5 sales $1,196,100 |
| Listing-entered annual fees | $21,996 to $22,488 (2026 closings) | $22,324 to $22,644 (latest three closings) |
| Marina | Owner-leased slips, waiting lists | None stated in a public document |
| Rentals and pets | 30-day minimum; no pets (declaration) | Not published on a public website; read the documents |
| City milestone record | Phase 1 reports accepted 2024-10-01 for 1080, 1090 and 1100 (Karins Engineering Group); no Phase 2 case | Phase 1 report accepted 2025-03-04 (MS1-24-08014); the engineer’s report found no substantial structural deterioration |
| FEMA zone | AE 9, VE within 150 m | AE 9, VE within 150 m |
| Active listings on 2026-10-07 | 4 active, 1 pending (all Villa) | None |
Sources: Southwest Florida MLS, pulled 2026-10-07; Collier County roll, data files dated 2026-08-29; Shipp’s Landing association documents; FEMA NFHL; City of Marco Island milestone records (S3341 primary-record pull, 2026-10-22).
You keep a boat, or want to; you want three pools, courts, a fitness room and social rooms in one community; you are buying at under $1 million and want Gulf and Ten Thousand Islands views; and you accept a 30-day rental minimum and no pets.
You want 2,000 square feet or more in a 2001 building, you do not need a slip, and you can pay the 60-month median of $1,625,000 for it. Read Mirage’s own declaration and rules before you rely on any rental or pet assumption, because its association does not post them publicly.
Both sit at the south tip on the same FEMA panel at base flood elevation 9 with Zone VE mapped nearby, both are a short walk from South Marco Beach and Caxambas Park, and both are governed by their own associations with no master association above them.
The honest pros and cons of Shipp’s Landing come down to its location and its documents: an owners’ marina, big water views and a full set of amenities at a south-end price, weighed against a pass-front beach not meant for swimming, no pets, no short rentals, 1980s buildings with milestone and reserve obligations, and fees that rose about 68 percent in five years.
If you’re searching for a Shipp’s Landing listing agent, or thinking, ‘I need someone to sell my Shipp’s Landing home…’, McGreevy and Comisar are the team to call. Shipp’s Landing recorded 16 MLS closings in the 24 months to 2026-10-07 at a median of $870,000, and the median sale closed at 91.4 percent of its final asking price.
In the last 12 months we tracked 8 Shipp’s Landing resales on the Southwest Florida MLS: $7,600,000 in total volume, the median of these 8 sales $842,500, a median of 86.5 days on market and a median sale-to-final-list ratio of 90.4 percent, in the 12 months to 2026-10-07. Over the 24 months to the same date, 16 sales totalled $15,999,000 at a median of $870,000, a median of 75 days on market and a median sale-to-final-list ratio of 91.4 percent. None of the 16 was entered after closing.
Selling here is a stack-and-floor exercise. In Shipp’s Tower the 1,452 square foot “22 and 23” units sold for $1,000,000 to $1,525,000 while the larger 1,711 square foot “25” units sold for $800,000 to $1,000,000, and a seventeenth-floor unit sold for $595,000 more than the same plan on the ninth floor. A Shipp’s Landing listing has to be priced against its own stack, not the building median. Four Shipp’s Landing specifics shape the sale: board approval of the buyer through the online application, so start it the day the contract is signed; the no-pet rule and 30-day lease minimum, which every buyer must accept; no real estate signs on the property and a key fob for the Tower, so showings run through the listing agent; and the December 15 to April 15 renovation blackout, which shapes how a buyer plans updates. If you lease a slip and own a lift, the lift’s value is negotiated with the next lessee under the Marina Rules, not sold with your unit.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Shipp’s Landing sales of your phase, stack and floor, not the building median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The median Shipp’s Landing sale took 75 days on the market in the 24 months to 2026-10-07, with a range of 8 to 208 days (Southwest Florida MLS). Units priced to their own stack’s recent sales sold fastest.
Rarely. The median sale closed at 91.4 percent of its final list price in the 24 months to 2026-10-07, and only 3 of 32 sales in 60 months closed at or above the final ask (Southwest Florida MLS).
No. Slips are leased by the association to unit owners from seniority waiting lists, so your slip lease does not pass to your buyer. If you own a lift on a dry slip, the Marina Rules have the incoming lessee negotiate to buy your lift and improvements, with a mediation panel if you cannot agree.
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.
Real estate signs are not allowed on the property, and the Tower entrance needs a key fob, so showings are arranged through your listing agent with the office’s knowledge; the association’s Rentals and Realtors page sets the office hours agents use.
Florida law entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document (Florida Statutes 718.503).
Jesse McGreevy and Marc Comisar are top-reviewed Marco Island realtors, and Jesse McGreevy is a top-reviewed Shipp’s Landing realtor for owners on the south end. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” 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
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them, with over 45 years of combined direct real estate experience.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Shipp’s Landing condo? Work with Top 1% Real Estate Agents Nationally Since 2008: free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Shipp’s Landing? 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, for the island our Marco Island area guide, and for the mainland choice our Naples versus Marco Island comparison.
The questions below come from the search terms people use for Shipp’s Landing and Marco Island condominiums, rewritten as plain questions. Every answer comes from the records cited on this page, and each answer names its source and date so you can check it before you rely on it.
Shipp’s Landing is a 206-unit condominium in three phases and five buildings at 1080, 1090 and 1100 South Collier Boulevard, at the southeast corner of Marco Island on Caxambas Pass, built 1980 to 1983, with its own marina, three pools and a pass-side beach (association website; Collier County roll).
At the south end of South Collier Boulevard in the City of Marco Island, Collier County, ZIP 34145, next to Mirage on the Gulf and about 0.2 road miles from Caxambas Park.
In the 24 months to 2026-10-07, 16 units sold on the Southwest Florida MLS at a median of $870,000, from $739,000 to $1,525,000, a median of $618 per square foot.
Listing agents entered total annual condo fees of $21,996 to $22,488 on the 7 units that closed in 2026, and $21,996 on all 5 units listed on 2026-10-07 (Southwest Florida MLS). The association’s budget and the estoppel certificate are the binding figures.
It has a private, protected sand beach on Caxambas Pass, where the association advises against swimming because of currents and boat traffic. The public South Marco Beach access is about half a mile away.
Yes. The marina has 25 lift-approved slips along the seawall and 8 wet slips on a T dock by the Marina Rules’ numbering, leased annually to unit owners only, one per owner, from seniority waiting lists.
Not automatically. You join the Wet Slip Waiting List for a $40 annual fee, a wet slip is offered by seniority, and dry slips with lifts go to wet slip lessees by seniority (Marina Rules).
The Marina Rules require a registered, operable boat of 16 to 32 feet length overall, and $300,000 of liability insurance.
No. The declaration prohibits pets of any kind; documented service and support animals need association approval at least two weeks before arrival.
Not for nightly or weekly stays. Every lease must run at least 30 consecutive days and be approved by the board 15 days before occupancy, and the rule can be changed only by a 75 percent owner vote.
The rental covenants cap overnight occupants at six per unit, and absent owners must notify the office 24 hours before guests arrive.
FEMA Zone AE, base flood elevation 9 feet NAVD88, FIRM panel 12021C0836J effective 2024-02-08, at all three building addresses, with Zone VE mapped within 150 meters.
The state’s hosted evacuation layer places the property in Collier County storm surge evacuation Zone A; confirm with Collier County Emergency Management.
Yes. The City of Marco Island accepted Phase 1 milestone reports for the buildings at 1080, 1090 and 1100 South Collier Boulevard on 2024-10-01 (Karins Engineering Group), and no Phase 2 case appears in the City’s records. The reports themselves sit behind the association’s owner login, so ask for each building’s summary and the current structural integrity reserve study at contract.
At the 2025 millage of 8.9535 for a standard Marco Island parcel, a non-homestead unit taxed at $870,000 pays about $7,790 a year before the mosquito control levy (Florida Department of Revenue).
Yes, with association approval, approved flooring plans and a City permit where needed, but not from December 15 to April 15, when noisy work is barred; coring into concrete is barred at any time (Construction Limits rule).
Three pools with spas, a pass-side beach and kayak launch, a fishing dock, the marina, tennis with pickleball lines, bocce, shuffleboard, a fitness center, two social rooms, two guest suites and two EV charging stations.
Yes. Owners can host guests, register them with the office and, when away, notify the office 24 hours ahead; owners and approved renters can also book the two guest suites for visitors.
The association’s estoppel portal and staff e-mail run through The Castle Group, a community association management company, with an on-site office at 1090 South Collier Boulevard.
About 52 road miles and 75 minutes at free-flow speeds to Southwest Florida International Airport in Fort Myers, by our routing estimate.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.
Shipp’s Landing is 1980s, 204 units on the roll, marina and amenities, 24-month median $870,000; Mirage is a 2001 building of 59 larger units with a 60-month median of $1,625,000. The decision table on this page sets them side by side.
These are the questions Shipp’s Landing owners ask before they list, answered from the Southwest Florida MLS pulled 2026-10-07, the Collier County roll, the association’s posted documents and Florida statute text. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008; for a number built on your own unit, call Jesse direct at (239) 898-6072 or start a free valuation online.
Start from your own stack and floor. In the 24 months to 2026-10-07 the median Shipp’s Landing sale was $870,000, but Tower sales in the 1,452 square foot “22 and 23” stack ran $1,000,000 to $1,525,000 while the 1,711 square foot “25” stack ran $800,000 to $1,000,000 (Southwest Florida MLS).
Eight closed on the Southwest Florida MLS in the 12 months to 2026-10-07; the median of these 8 sales is $842,500.
Unit 723 in Shipp’s Tower, 1,452 square feet, closed at $1,525,000 on 2026-02-05, the highest MLS sale in the 60 months to 2026-10-07.
The 24-month median was 75 days on the market, and the 12-month median 86.5 days; well-priced units have sold in under two weeks (Southwest Florida MLS).
The median sale closed at 91.4 percent of the final list price in the 24 months to 2026-10-07, about 8.6 percent below the final ask.
On 2026-10-07 four were active and one pending, all in Shipp’s Villa, asking $799,999 to $1,350,000; no Mid-Rise or Tower unit was listed.
Four actives against 8 sales in 12 months is 6.0 months of supply, a balanced market in which pricing to the record decides the outcome.
Less than you might think over five years: 60-month medians were $942,500 in the Villa, $1,070,000 in the Mid-Rise and $1,000,000 in the Tower, with stack and floor moving prices more than phase.
In the record, yes: unit 1720 sold for $1,475,000 in December 2024 and unit 920, the same 1,681 square foot plan, for $880,000 in January 2026.
The only three-bedroom sales in 60 months were two Mid-Rise units of 1,778 square feet in 2026, at $860,000 and $1,100,000; two sales are too few to set a premium.
The slip lease does not transfer with the unit, so it adds no value to the deed. If you own a lift, its value is negotiated with the next dry slip lessee under the Marina Rules.
The incoming dry slip lessee negotiates to buy your lift and slip improvements; after 15 days a mediation panel can recommend a price, and the rules suggest assuming 5 percent depreciation a year. If you refuse the panel’s price, you remove the lift at your expense.
Yes. The declaration gives the board approval of transfers, and buyers apply online through Tenant Evaluation; the screening committee decides.
It can include a credit report, criminal background check, eviction report, proof of income and personal and work verifications, and it carries a fee charged when the application is submitted.
Not if the buyer intends to keep the dog at Shipp’s Landing: the declaration bans pets, and only approved service and support animals are allowed.
Yes, if the investor accepts a 30-day minimum lease, board approval of every lease, a six-person occupancy cap and the loss of amenity use while the unit is leased.
No. Realtor signs are not allowed on the property, so marketing runs online, through the MLS and through buyer agents.
The Tower entrance needs a key fob, and visitors sign in; your listing agent coordinates access so buyers are met at the door.
Most buyers visit in season. In the 24 months to 2026-10-07 closings fell in every quarter of the year, so the right month depends on your plans; listing in the fall puts your unit in front of buyers arriving for the season.
Selectively. Same-plan units sold hundreds of thousands of dollars apart, so condition and view matter, but work needs approval, approved flooring plans and often a City permit, and noisy work is barred December 15 to April 15.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document (Florida Statutes 718.503).
If the contract uses the voidability clause, the buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the documents; the right ends at closing (Florida Statutes 718.503).
Up to $250, plus $100 if expedited and up to $150 more if the unit is delinquent (Florida Statutes 718.116); at Shipp’s Landing it is ordered through the management company’s estoppel portal.
The seller customarily pays the deed’s documentary stamp tax at 70 cents per $100, which is $6,090 on an $870,000 sale, plus the commission, the estoppel fee and any prorated assessments; the buyer customarily pays the owner’s title policy in Collier County.
Any special assessment adopted before closing appears on the estoppel certificate, and who pays it is a contract term; disclose what you know and let the buyer see the board’s documents.
Yes. Florida’s flood disclosure requires the seller to state whether the seller knows of flooding that damaged the property, whether a flood claim was filed and whether flood assistance was received (Florida Statutes 689.302).
Every informed buyer does. Have the milestone report summary for your building and the association’s structural integrity reserve study, or the statement that none exists, ready before the first showing.
It narrows the buyer pool to owners who will use the unit or lease it by the month, and the market already prices it in: every Shipp’s Landing sale on this page happened under the same rule.
Yes, under the same rules: a lease of at least 30 days, approved by the board 15 days before occupancy, and showings coordinated with the tenant.
Under the condominium name SHIPPS LANDING, with the phase visible in the address (1080, 1090 or 1100 South Collier Boulevard); two records list the street as North Collier, which buyers’ agents should read as South.
Because we price from the stack-by-stack record on this page, we know how the board approval, the no-pet rule and the marina affect a sale, and we lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.
Call Jesse direct at (239) 898-6072, text or call, or start a free valuation at mcgreevyandcomisar.com/home-valuation, and we will prepare a price built from the sales of your own phase, stack and floor.
Some Shipp’s Landing facts are not in any public record we could read, and we say so rather than guess. Each item below names the document or office that holds the answer, so a buyer or seller can request it at contract or before listing, and none of it changes the market figures on this page.
The Shipp’s Landing association posts its governing documents and rules as PDFs on its own website, and these are the primary sources behind the rules on this page. Read them in full before you sign a contract; the declaration and the board’s current rules govern, and the association can amend its rules.
Every source below was cited in this guide and was read between 2026-10-07 and 2026-10-28. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, re-derived for this guide by street address, and from the Collier County roll and qualified recorded sales data files dated 2026-08-29. Listing-entered fees are as entered by listing agents, not association budgets.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Shipp’s Landing. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
