Smokehouse Bay Club is a 148-unit garden condominium of two-story buildings on West Elkcam Circle on Marco Island's Smokehouse Bay. Units sold at a $410,000 median in the 24 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Smokehouse Bay and the Esplanade > Smokehouse Bay Club
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Smokehouse Bay Club is a 148-unit garden condominium of two-story buildings on West Elkcam Circle, inside the bayside district of Smokehouse Bay and the Esplanade in Marco Island, Florida. It is the largest association on the bay and the island’s most common entry point for a two-bedroom condo near the water, with 24-month sales from $340,000 to $661,000. If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
Smokehouse Bay Club is one recorded condominium of 148 units in 14 two-story buildings at 641 to 721 West Elkcam Circle on Marco Island, built in 1987 and 1988 according to the Collier County roll. Almost every unit is a compact two-bedroom, two-bath flat of 711 to 944 heated square feet, set around two pools on the Smokehouse Bay side of North Collier Boulevard.
The complex is not on the Gulf beach and it is not a high-rise. It is a walk-up garden condominium, recorded in 1987, run by a single association, Smokehouse Bay Club, Inc., with no master association above it. Everything on this page comes from the Collier County roll, the Southwest Florida MLS pulled on 2026-10-07, the State of Florida’s condominium and corporate records, the City of Marco Island’s permit, parcel and zoning records, federal flood and storm records and Florida statute text. The association has no public website, and we say so wherever a fact would need one.
West Elkcam Circle loops off North Collier Boulevard on the north half of the island, around the small enclosed water body called Smokehouse Bay. Smokehouse Bay Club’s buildings stand on both sides of the circle: the odd-numbered buildings at 641, 645, 649, 651, 661, 671, 681, 691, 711 and 721, and four buildings on the even side at 676, 682, 688 and 694 (City of Marco Island GIS, parcel layer). The U.S. Census Bureau geocoder places 651 West Elkcam Circle at latitude 25.95668, longitude -81.72770 (Census geocoder). Its neighbours on the circle are Smokehouse Harbour at 730 and 750 West Elkcam, a set of small 1980s condominiums such as Westview on the Bay and Sand Dollar Villas, and, across North Collier Boulevard’s corner with the circle, the shops, residences and marina of The Esplanade, about 0.3 miles in a straight line from 651 West Elkcam by our measurement between Census geocoder points.
| Item | Smokehouse Bay Club | Source |
|---|---|---|
| Addresses | 641, 645, 649, 651, 661, 671, 676, 681, 682, 688, 691, 694, 711 and 721 W Elkcam Cir | Collier County roll |
| Recorded condominium | SMOKEHOUSE BAY CLUB A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 148 | Collier County roll; DBPR project PR1P001946 |
| Buildings and stories | 14 residential buildings, each 2 floors and 20 feet | City of Marco Island GIS building layer |
| Year built | 1987 to 1988 | Collier County roll |
| Heated area | 711 to 944 sq ft, median 804 | Collier County roll |
| Association | Smokehouse Bay Club, Inc., document N16431, filed 1986-08-19, active | Florida Division of Corporations |
| Declaration recorded | 1987-04-24 (state register date) | DBPR condominium extract |
| Zoning | RMF-16, residential multi-family | City of Marco Island GIS |
| FEMA flood zone | AE, base flood elevation 9 ft NAVD88 | FEMA NFHL, panel 12021C0828J |
| Milestone inspection | Not required: the buildings are two stories | Fla. Stat. 553.899; City GIS |
| 24-month MLS closings | 11, median $410,000 | Southwest Florida MLS, to 2026-10-07 |
Smokehouse Bay Club is a single condominium. The Florida Department of Business and Professional Regulation (DBPR) registers it as project PR1P001946, file 51165, with 148 units and a recorded date of 1987-04-24, status Approved and Recorded, under the managing entity Smokehouse Bay Club Inc. at a Naples management address (DBPR condominium extract). The “P” in the project number marks a phased condominium, which fits buildings completed across 1987 and 1988. The state register lists the project at 675 West Elkcam Circle, an address that does not appear among the 14 building addresses on the county roll; the register uses one locator for the whole project, and the roll uses the buildings’ own numbers.
Three different things carry the name. Smokehouse Bay is the water. Smokehouse Bay and the Esplanade is our name for the bayside district around it, which has no master association. Smokehouse Bay Club is this one condominium. The Division of Corporations also lists an older Smokehouse Bay Condominium Association, Inc., document 742877, filed 1978-05-12 and involuntarily dissolved on 1980-12-08; it is not this association, which was filed in 1986 under document N16431 (Florida Division of Corporations). The Village at Smokehouse Bay, a 52-unit condominium on Elkhorn Court, is also a separate association.
If you’re searching for the best realtor for Smokehouse Bay Club in Smokehouse Bay and the Esplanade, Marco Island, whether you’re ready to sell your Smokehouse Bay Club home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026). We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Smokehouse Bay Club track record (24 months to 2026-10-07, Southwest Florida MLS): 11 Smokehouse Bay Club resales total in the market · highest-priced Smokehouse Bay Club sold: $661,000 · median sale-to-final-list ratio: 94.8 percent. We tracked every one of the 11 Smokehouse Bay Club closings in the 24-month window unit by unit, and the full list is on this page.
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Selling your Smokehouse Bay Club home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Smokehouse Bay Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Smokehouse Bay Club suits a buyer who wants a two-bedroom condo on the quiet bay side of central Marco Island, close to two supermarkets and the Esplanade’s restaurants, at the lowest price point among the main bay associations. It does not suit a buyer who wants an elevator, a Gulf view, a beach at the door or more than about 950 square feet.
The sales record describes the buyer by what the complex offers. Every one of the 24 MLS closings in the 60 months to 2026-10-07 was a two-bedroom unit, every one is filed as “Low Rise (1-3)”, and the sizes entered run from 711 to 1,001 square feet. The county roll shows about 30 percent of units carrying a homestead exemption (43 or 44 of 148, depending on whether the building header record is counted), so most units are second homes, seasonal homes or rentals (City of Marco Island GIS, parcel layer). That mix is typical of the island’s older garden condominiums, where buyers come from the Midwest and Northeast for the season and a smaller group lives here year round.
What Smokehouse Bay Club gives you is a lower entry price: the 24-month median of $410,000 is the lowest of the three main Smokehouse Bay associations, below Smokehouse Harbour’s 36-month median of $525,000 and the Esplanade’s 60-month median of $1,350,000 (Southwest Florida MLS, to 2026-10-07). It also gives you a building where the big envelope jobs, the roofs in 2018 and every window and door in 2023, are already on the City’s record. What you give up is space, an elevator and a view of open water from most units: these are walk-up flats of about 800 to 950 square feet around courtyards and pools, and the second floor is reached by stairs.
We tracked every Smokehouse Bay Club closing on the Southwest Florida MLS for the five years to 2026-10-07, 24 closings in all, and read them against the qualified recorded deeds in the Collier County roll data and the City’s permit history for all 14 addresses. Three things stood out. First, the plan and the condition drive the price far more than the building number: the same 804 square foot plan sold for $550,000 in 2023 and $392,500 in 2025. Second, prices here peaked in 2022 and 2023 and have come back down since, so a seller who prices off a 2023 sale will wait. Third, five qualified deeds in the county file in the same 60 months never appeared as MLS closings, which we explain in the market section. That unit-by-unit reading is how Top 1% Real Estate Agents Nationally Since 2008 price a building with few sales.
Smokehouse Bay Club condos sold for a median of $410,000 in the 24 months to 2026-10-07, across 11 Southwest Florida MLS closings that ranged from $340,000 to $661,000, at a median of $510 per square foot. The 24-month window is the first that holds ten or more closings; the 12-month window holds three, listed below.
Data updated: October 2026.
| Measure (24 months to 2026-10-07) | Value |
|---|---|
| Closed sales | 11 |
| Median sold price | $410,000 |
| Low to high | $340,000 to $661,000 |
| Total sold volume | $4,994,000 |
| Median price per square foot (per sale) | $510 |
| Median days on market | 40 (all 11 sales) |
| Median sold price as a share of final list price | 94.8 percent (all 11 sales) |
| Sales entered after closing (Sold Data Entry) | 0 |
The median is the sixth of the 11 sorted prices. Price per square foot is the median of each sale’s own price divided by its listing-entered size, not total volume divided by total area.
| Closed | Building | Size (sq ft, as entered) | Sold price | $ per sq ft | Days on market | Sold to final list |
|---|---|---|---|---|---|---|
| 2025-01-10 | 711 W Elkcam Cir | 804 | $497,500 | $619 | 24 | 94.8% |
| 2025-03-14 | 651 W Elkcam Cir | 863 | $410,000 | $475 | 220 | 100.0% |
| 2025-03-26 | 676 W Elkcam Cir | 944 | $650,000 | $689 | 22 | 92.9% |
| 2025-04-07 | 676 W Elkcam Cir | 1,001 | $661,000 | $660 | 31 | 95.9% |
| 2025-05-09 | 651 W Elkcam Cir | 843 | $410,000 | $486 | 114 | 95.6% |
| 2025-06-03 | 651 W Elkcam Cir | 804 | $410,000 | $510 | 40 | 93.4% |
| 2025-09-02 | 691 W Elkcam Cir | 804 | $418,000 | $520 | 494 | 95.2% |
| 2025-09-29 | 649 W Elkcam Cir | 804 | $392,500 | $488 | 206 | 95.7% |
| 2026-03-17 | 681 W Elkcam Cir | 843 | $340,000 | $403 | 10 | 85.0% |
| 2026-03-31 | 691 W Elkcam Cir | 804 | $410,000 | $510 | 12 | 93.4% |
| 2026-06-08 | 661 W Elkcam Cir | 843 | $395,000 | $469 | 405 | 92.1% |
Every sale was a two-bedroom unit filed as “Low Rise (1-3)”. Sizes are as the listing agent entered them; the county roll records the same plans at 711, 804 and 944 heated square feet, so an 843 or 863 entry is the same footprint measured differently.
Three Smokehouse Bay Club units closed in the 12 months to 2026-10-07, too few for a median to mean much, so here they are: $340,000 for an 843 square foot unit at 681 West Elkcam Circle in March 2026 after 10 days on market; $410,000 for an 804 square foot unit at 691 West Elkcam in March 2026 after 12 days; and $395,000 for an 843 square foot unit at 661 West Elkcam in June 2026 after 405 days. The median of these three sales is $395,000, total volume $1,145,000.
The Collier County roll data, dated 2026-08-29 with recorded sales through 2026-08-24, holds 13 qualified recorded sales at Smokehouse Bay Club in the 24 months to 2026-08-24, at a median of $420,000 and a range of $392,500 to $661,000. A qualified sale is one the Property Appraiser marks as an arm’s-length, improved sale; it is a deed record, not an MLS listing. Three of those 13 deeds have no matching MLS closing: $460,000 for a 711 square foot unit at 711 West Elkcam on 2024-11-06, $585,000 for a 944 square foot unit at 676 West Elkcam on 2024-12-16, and $420,000 for an 804 square foot unit at 721 West Elkcam on 2026-06-15. Those were sold privately or listed outside the Southwest Florida MLS, and a seller pricing a unit should know they exist. In the 12 months to 2026-08-24 the county file holds five qualified sales, from $392,500 to $420,000, with a median of $410,000.
Sale-to-list here is the sold price divided by the final list price, after any price cuts, so it understates the gap from the first asking price. Across the 11 sales it ranged from 85.0 percent, on the March 2026 sale at $340,000, to 100.0 percent. The two fastest sales of the window, at 10 and 12 days, came after list prices of $399,995 and $439,000, which tells a seller that a price inside the recent range moves in days and a price above it waits.
The two highest prices of the window, $650,000 and $661,000, were for the larger plans at 676 West Elkcam Circle in March and April 2025, entered at 944 and 1,001 square feet. Every other sale fell between $340,000 and $497,500. In other words, Smokehouse Bay Club is two markets: the 804 and 843 square foot base plan, where every sale since March 2025 but one closed between $392,500 and $418,000, and the larger plan, whose two sales closed $240,000 and $251,000 above the window’s $410,000 median.
With 11 closings in two years across 14 buildings, the price of your unit depends on its own plan and condition, not the complex average. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we price every unit from its own building’s record. Sellers can start with a free Smokehouse Bay Club home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or start a buyer consultation with our team before the next listing on Smokehouse Bay goes under contract.
Smokehouse Bay Club prices rose to a peak in 2022 and 2023, when the median MLS sale was $550,000 and $537,450, and have fallen since: the 2025 median was $414,000 across eight sales and the three 2026 sales to 2026-10-07 had a median of $395,000. The pattern matches the island’s older condominium market after Hurricane Ian and the 2022 condominium safety law.
Data updated: October 2026.
| Year | Closings | Median sold | Low | High | Median $ per sq ft |
|---|---|---|---|---|---|
| 2021 (from 2021-10-08) | 1 | $368,000 | $368,000 | $368,000 | $458 |
| 2022 | 5 | $550,000 | $470,000 | $570,000 | $593 |
| 2023 | 4 | $537,450 | $520,000 | $550,000 | $638 |
| 2024 | 3 | $490,000 | $455,000 | $500,000 | $622 |
| 2025 | 8 | $414,000 | $392,500 | $661,000 | $515 |
| 2026 (to 2026-10-07) | 3 | $395,000 | $340,000 | $410,000 | $469 |
Two of the 24 sales, the December 2021 sale at $368,000 and a July 2022 sale at $550,000, were entered after closing and were not marketed through the MLS; they count in the yearly counts and prices but not in any days-on-market or sale-to-list figure. The 2023 median is the mean of the middle pair, $524,900 and $550,000. Yearly medians from one to eight sales are thin, so read the direction, not the decimals.
The median price per square foot fell from $638 in 2023 to $469 in the three 2026 sales, about 26 percent ($469 divided by $638 is 0.735). Over the same years, listing-entered condominium fees rose about a third. A buyer today pays less for the unit and more each month to hold it; a seller competes against a lower recent price level than the one many current owners bought at. Over the full 60 months to 2026-10-07 the 24 closings had a median of $489,500, which is a five-year summary, not today’s price. Sellers can request a free valuation built from the 2025 and 2026 sales or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or see how we represent buyers on Marco Island.
On 2026-10-07 the Southwest Florida MLS showed one Smokehouse Bay Club unit under contract and none active: an 843 square foot two-bedroom at 671 West Elkcam Circle, pending with contingency after 12 days on market at a $424,900 list price. With no active listing, a buyer waits for the next one.
Data updated: October 2026.
| Status on 2026-10-07 | Building | Size (sq ft, as entered) | Beds and baths | List price | Days on market |
|---|---|---|---|---|---|
| Pending, contingent | 671 W Elkcam Cir | 843 | 2 bed, 2 bath | $424,900 | 12 |
With no active listing on 2026-10-07 and three closings in the prior 12 months, months of supply is zero on that date: every unit offered was already under contract. That is a snapshot, not a trend; at an average of three sales a year, one new listing equals four months of supply.
The pending unit’s $424,900 ask is $14,900 above the 24-month median of $410,000 and $29,900 above the most recent closing, $395,000 in June 2026. The two quickest sales of the last two years went under contract inside two weeks at asks of $399,995 and $439,000, so the pending ask sits inside the range that has moved quickly. If you own a unit and want to know where yours would sit, ask for a free valuation or call Jesse at (239) 898-6072; if you want the next listing, call Marc at (239) 287-5873 or start a buyer consultation.
Smokehouse Bay Club has three unit sizes on the City of Marco Island parcel layer: 102 units of 804 square feet, 42 units of 944 square feet and four units of 711 square feet, all two-bedroom plans as sold on the MLS. The 944 square foot units are the premium plan, and four smaller 711 square foot units carry one full bath on two MLS records.
The Collier County roll gives a heated area of 711 to 944 square feet with a median of 804. The City’s parcel layer, which carries the assessor’s adjusted area per unit, splits the 148 units into 102 at 804 square feet, 42 at 944 and 4 at 711, and records a common-element header parcel of 124,500 square feet for the whole condominium (City of Marco Island GIS, parcel layer). Listing agents enter 843, 863 and 1,001 square feet on some sales; those are measurements of the same plans, not extra plans.
| Size as entered (sq ft) | Closings | Median sold | Low to high | Median $ per sq ft |
|---|---|---|---|---|
| 711 | 2 | $520,000 | $490,000 to $550,000 | $731 |
| 804 | 8 | $414,000 | $368,000 to $550,000 | $515 |
| 843 | 9 | $470,000 | $340,000 to $550,000 | $558 |
| 863 | 1 | $410,000 | $410,000 | $475 |
| 944 | 3 | $570,000 | $560,000 to $650,000 | $604 |
| 1,001 | 1 | $661,000 | $661,000 | $660 |
The medians for two to nine sales are thin and span five years of a falling market, so they rank the plans rather than price them. The 711 square foot figure rests on two sales of the same building, one entered after closing.
The City’s permit records number the buildings 100 through 1300 and the units by building, floor and position: units 711 to 726 are in Building 700 and units 1311 to 1325 in Building 1300, for example (City of Marco Island Civic Access). Building 600 spans two street addresses, 645 and 649 West Elkcam. So a unit number tells you the building and whether the unit is on the first or the second floor, which is the first thing a buyer who does not want stairs should check.
Yes, consistently. The three 944 square foot sales in 60 months closed at $560,000, $570,000 and $650,000, and the 1,001 square foot entry at $661,000, against a median of $414,000 for the 804 square foot plan. Part of that gap is size and part is condition: the larger units have tended to be renovated before resale. A seller of an 804 square foot unit should not price off a 944 square foot comparable.
The MLS records do not consistently state the floor, so we cannot measure a floor premium here with confidence. The practical difference is the stairs: there are no elevators in the City’s permit record for the complex, so a second-floor unit is a walk-up, while a first-floor unit sits closer to ground level in a flood zone whose base flood elevation is several feet above the ground. Buyers trade those two points off differently, and both show up in how long a listing sits.
Smokehouse Bay Club was created as one phased condominium recorded on 1987-04-24 by the state register, governed by Smokehouse Bay Club, Inc., a Florida not-for-profit corporation filed on 1986-08-19 that restated its articles in 2007. The developer and architect are not named in any public record we could read, and the declaration’s book and page are not on the state’s extract.
The roll records the condominium as SMOKEHOUSE BAY CLUB A CONDOMINIUM, 148 improved units with land use code 4 (condominium), years built 1987 and 1988, every unit on West Elkcam Circle. The City’s parcel layer, built from the same roll, carries all 149 rows (148 units plus the common-element header) in the RMF-16 zoning district.
Smokehouse Bay Club, Inc. is an active Florida not-for-profit corporation, document N16431, filed 1986-08-19, with Amended and Restated Articles of Incorporation filed 2007-04-19 and an annual report filed every year from 1995 through 2026 (Florida Division of Corporations). Its principal address is 641 West Elkcam Circle, its mailing address is 815 Bald Eagle Drive, Suite 201, on Marco Island, and its registered agent is Resort Management, a Naples-based association management company (Resort Management). The 2007 restatement exists on Sunbiz only as a scanned image, and its text is not summarized here.
DBPR bills every condominium an annual fee per unit. Smokehouse Bay Club’s fee was billed and paid at $592 for each billing year from 2022 through 2026, with nothing pending, which is $4 for each of 148 units (DBPR condominium payment history). A paid state fee is a small sign of an association keeping its filings current, nothing more.
The declaration is the recorded document that creates the units, the common elements and the rules on use, leasing and pets. Its official records book and page are not on the state extract or the City parcel record, so we cannot link it; it is in the Collier County Clerk’s official records from 1987 (Collier County Clerk, records search), and a resale buyer is entitled to a copy under Florida law. Read it, with any amendments, before you make an offer, because the leasing and pet rules described later on this page come from it.
Smokehouse Bay Club’s 14 buildings are two-story, 20-foot walk-ups built in 1987 and 1988, and the City’s permit record shows the association renewing the envelope in stages: shingle roofs on every building in 2018, impact windows and doors on every building in 2023, and the electrical service equipment building by building from 2021 to 2025.
Starting with permit WD-23-06231 at 711 West Elkcam (Building 100), 72 openings at a declared $167,464, applied 2023-09-14 and finaled 2024-03-01, the association replaced every opening in the complex “size for size, like for like with impact.” In October 2023 Guardian Hurricane Protection pulled one permit per building, with the association as owner of record, for 32 to 80 openings each (City of Marco Island Civic Access). The 15 permits, including three openings at the pool house, carry a combined declared value of $1,733,521, and every one shows Permit Complete except WD-23-06594 at 682 West Elkcam, which shows Permit Expired. Divided across 148 units that is about $11,713 per unit ($1,733,521 divided by 148), as an average of declared values, not a contract price. How the program was paid for, from reserves, a loan or a special assessment, is not in the public record; ask the association.
The complex was re-roofed shingle to shingle in early 2018 by Atlas Roofing, one permit per building in the series ROOF-18-00877 to ROOF-18-01289, applied between 2018-01-23 and 2018-02-05 and finaled between 2018-02-27 and 2018-05-04, with sample declared values of $33,750 per building. The permit at 651 West Elkcam, ROOF-18-01127, shows Permit Expired rather than finaled. The previous shingle re-roof was in 2003 and 2004, about 14 years earlier. When the next one falls due is a question for the association’s reserve schedule, which states each roof’s remaining life; ask for it.
Casagrande Electric replaced the main disconnects, switchgear and meter banks building by building for the association: three buildings in 2021, three under 2022 permits completed by 2024, five in 2025 and the last three finaled in October and November 2025, all Permit Complete. The previous meter-bank replacement was in 2007. So every building’s electrical service equipment has been renewed since 2021, which matters to an insurer reading the age of a building’s systems.
A 2017 balcony and concrete program filed 13 permits, COMM-17-04476 to COMM-17-04489, at $7,400 to $12,980 per building, all of which show Permit Expired with no final inspection in the City index. A 2026 program by The Classic Style with JMC Engineering filed spot repairs at units 122, 321, 422, 721 and the rear lanai of 1325, applied 2026-04-28, with one, at unit 321, completed on 2026-08-13 and the others still active as of 2026-10-22. That is spot repair, not a structural restoration program. A buyer should ask for the engineer’s scope letters and for whether the expired 2017 permits were closed out.
A fire alarm panel replacement permit filed in 2016, FIR1-16-07515, shows Permit Expired. The City’s index shows no elevator permit for any of the 14 addresses, consistent with two-story walk-up buildings. Code enforcement history since 2018 is minor: unpermitted work inside individual units in 2018 and 2020, a tree-trimming case in 2019, prohibited signs in 2024 and a parking case at 676 West Elkcam in 2026, with no open structural or unsafe-building case.
Smokehouse Bay Club’s recorded amenities are two pools, two pool and tennis structures, and a dock and seawall on Smokehouse Bay, according to the City of Marco Island’s building and permit records. The association publishes no amenity list of its own, so each item below names the public record that shows it.
The City’s building layer records two “Pool / Tennis” structures and two small one-story accessory buildings at the complex, all from 1987 (City of Marco Island GIS, building layer). In 2026 the association installed 420 linear feet of aluminium pool fencing with nine gates “between the two pools” under permit FENC-26-00379, at a declared $30,950, now complete. Pool hours, guest rules and tennis court use are set in the association’s rules, which are not published.
The association rebuilt a 1,450 square foot dock after Hurricane Wilma under permit 054930, by Collier Seawall and Dock at a declared $40,000, closed in 2006, and installed seven seawall tie-back screws at 688 West Elkcam under SEAW-18-08260, complete in 2019. A pedestrian walkway replaced after “hurricane damage” under SITE-18-05393 was completed on 2018-09-26, after Hurricane Irma. Whether owners can keep a boat at the dock, how many slips there are and on what terms are not in any public record we read; ask the association before you buy for a boat.
The association does not publish its parking layout, and the public records we read do not show whether spaces are assigned or covered. Assigned spaces, guest parking and any limits on boats, trailers or commercial vehicles are set by the association’s rules, so ask for them with the resale documents. A 2026 City code case at 676 West Elkcam concerned parking, so the City’s swale and street rules also apply.
Smokehouse Bay Club’s condominium fee was entered by listing agents at $2,241 to $2,262 per quarter on the 2026 sales and the pending listing, which is $8,964 to $9,048 a year, up from $567 a month, or $6,804 a year, on an April 2022 sale. The association does not publish its budget, so these are listing-entered figures, not the association’s own numbers.
Data updated: October 2026.
| Listing year | Entries | Fee as entered | Annual total as entered |
|---|---|---|---|
| 2022 | 4 | $567 to $570 per month | $6,804 to $6,840 |
| 2023 | 4 | $612 to $621 per month | $7,344 to $7,452 |
| 2024 | 3 | $692 per month or $2,075 per quarter | $8,300 to $8,304 |
| 2025 | 8 | $692 to $754 per month, or $1,836 to $2,262 per quarter | $7,344 to $9,048 |
| 2026 (sales and the pending listing) | 4 | $2,241 to $2,262 per quarter | $8,964 to $9,048 |
These amounts are as entered by listing agents in the Southwest Florida MLS, grouped by the year of the sale, 23 entries in all; a few 2025 entries ($1,836 and $2,075 a quarter) look like older amounts carried forward on a listing. The most recent entries, $2,262 a quarter, are $754 a month. Against the April 2022 figure, $9,048 is 33.0 percent higher ($9,048 divided by $6,804 is 1.330).
Two forces moved condominium fees across Southwest Florida after 2022: property insurance for coastal buildings rose sharply, and the condominium safety law that followed the 2021 Surfside collapse pushed associations to fund reserves fully. At Smokehouse Bay Club the second force is weaker than in a tower, because a two-story building needs no structural integrity reserve study, but insurance and the window, electrical and roof programs on the City’s record all land in the fee.
The association does not publish what its fee includes. In a Florida condominium the fee funds the common expenses set by the budget: usually the master insurance policy on the buildings, reserves, maintenance of the grounds, pools and roofs, management, and often water, sewer and trash. Which of those apply here, and whether cable or internet is bundled, is stated in the budget the association must give a resale buyer; ask for it before you compare this fee with another building’s.
Listing agents entered application fees of $75 to $175 on 19 Smokehouse Bay Club records, most often $100 or $175; the pending listing entered $75. No transfer fee or capital contribution was entered on any record. The estoppel certificate fee is set by statute and described below.
No Smokehouse Bay Club special assessment, budget or reserve schedule is published, and no public record we read states how the association paid for its 2023 window program or its 2021 to 2025 electrical work. A buyer reads those facts in the budget, the minutes and the estoppel certificate, which shows any assessment already adopted.
The City’s permits show about $1.73 million of declared window and door work in 2023 and 2024, a complex-wide re-roof in 2018, 14 electrical service replacements from 2021 to 2025, a 2026 pool fence and a 2026 round of concrete spot repairs. Those are the kinds of projects associations fund from reserves, a loan or a special assessment. The declared values are permit figures, not contract prices or assessments, and we do not convert them into a per-unit charge beyond the simple average shown above.
Because the buildings are two stories, Smokehouse Bay Club is outside the structural integrity reserve study law, and its owners can still vote to waive or reduce reserves for ordinary items under Florida law, which an association required to have a SIRS can no longer do for SIRS items (Fla. Stat. 718.112). Whether the owners have waived reserves, and how funded the roof and painting reserves are, is in the budget and the year-end financial statement. A buyer should read both.
Owning at Smokehouse Bay Club costs more than the condominium fee: Collier County property tax at the 2025 Marco Island millage, an HO-6 unit-owner policy, a flood policy if your lender requires one, a rental application fee if you lease, an estoppel fee at sale, and a share of any special assessment. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449 (general fund 3.0107, water pollution control 0.0246, Conservation Collier 0.2096), Collier County Public Schools 4.2490, the South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra; its 2025 rate was not published in a document we could read, and its prior-year rate of 0.1349 mills would bring the total to about 9.0884 mills if unchanged (Collier Mosquito Control District annual report). At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s assessment resets to just value the year after purchase. A homestead owner can claim the exemptions in Fla. Stat. 196.031, the second of which was indexed to $25,722 for 2025 (Florida Department of Revenue, 2025 homestead exemption index), and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit’s non-school assessment is capped at 10 percent a year under Fla. Stat. 193.1554. Tax bills are paid to the Collier County Tax Collector.
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing. At Smokehouse Bay Club the request goes to the association’s manager (Resort Management is the registered agent on the state record).
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $410,000 Smokehouse Bay Club sale carries $2,870.00 of deed stamps, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $300,000 loan that is $1,050 and $600. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $410,000 taxable value and a listing-entered fee of $9,048 a year: the fee is $754.00 a month ($9,048 divided by 12); property tax at 8.9535 mills is $3,670.93 a year, or $305.91 a month; together that is $1,059.91 a month before the HO-6 policy, any flood policy, electricity, the mosquito control levy and any special assessment. We used the 24-month median sale price of $410,000 as the taxable value, which overstates the first-year tax for most buyers because the Property Appraiser’s just value usually lands below a sale price. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Smokehouse Bay Club’s use, leasing, pet, parking and renovation rules are set by its recorded 1987 declaration of condominium, its bylaws and the board’s rules and regulations, none of which the association publishes online. A resale buyer is entitled to all of them under Florida law, and they govern over anything a listing says.
The declaration is recorded in the Collier County official records, and the bylaws and current rules are kept by the association. Florida law requires the seller to deliver them, with the budget and the frequently asked questions sheet, and gives the buyer seven days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). Order the package from the association’s manager as soon as a contract is signed.
Many Marco Island declarations give the association a right to approve a buyer or a tenant, often with an application and fee. Listing agents entered application fees on most Smokehouse Bay Club sales, which points to an approval step, but its terms and timing are in the declaration. Build the approval period into the contract’s closing date.
Work inside a unit that needs a City permit, such as electrical, plumbing, windows or structural changes, needs one from City of Marco Island Building Services, and most declarations also require the board’s written approval first. The City’s index shows unpermitted work cases inside individual Smokehouse Bay Club units in 2018 and 2020, which is a reminder that the City checks. Flooring changes in a second-floor unit usually need sound-control underlayment under association rules; ask for the current standard.
No public record shows a gate or controlled entry at Smokehouse Bay Club, and West Elkcam Circle is a public street. Security is a matter of the association’s rules and each owner’s own locks and shutters.
You can rent a Smokehouse Bay Club condo only within the association’s own leasing rules, and those rules are not public: no association website or posted declaration was found. The City of Marco Island sets no rental minimum, so the declaration’s minimum lease term, number of leases a year and approval process are what decide whether a unit works as a seasonal rental.
Ask for the declaration’s leasing article and any amendment, the board’s current lease application and fee, and the rules on guests when the owner is away. Read three things in them: the minimum lease term, the number of leases allowed per year, and whether a new owner must wait before leasing. Its neighbour Smokehouse Harbour publishes a 30-day minimum with a February exception and board approval of every lease in its rules and regulations, which shows the kind of rule common on the bay, but Smokehouse Bay Club’s rule is its own.
The City of Marco Island has no enforceable vacation rental registration program. Voters backed a rental registration program in August 2022 and the Council adopted it as Ordinance 22-08, but on 2023-10-02 the Council adopted Resolution 23-54 declaring the ordinance null and void from the start after state preemption under Senate Bill 250, and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association, which is why Smokehouse Bay Club’s own declaration and rules govern. Rentals of six months or less also owe Florida’s 6 percent state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Smokehouse Bay Club does not publish its pet rule, so whether a dog or cat can live in a unit is decided by the declaration and the board’s rules, which a buyer receives in the resale package. On Smokehouse Bay the published example is strict: Smokehouse Harbour next door allows no pets of any kind. Read Smokehouse Bay Club’s own rule before you make an offer with a pet.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals). A pet restriction in a declaration does not decide an accommodation request; the association’s process for documentation does.
No age restriction appears in any public record we read for Smokehouse Bay Club, and the association is not registered as housing for older persons in any document we found. Confirm in the declaration; an age-restricted condominium must say so in its recorded documents.
Smokehouse Bay Club sits in FEMA flood zone AE, a coastal special flood hazard area, with a base flood elevation of 9 feet NAVD88 at all four addresses we tested, on FIRM panel 12021C0828J effective 2024-02-08. The ground at those points reads 4.5 to 5.4 feet NAVD88, so the base flood elevation is 3.6 to 4.5 feet above the ground.
Data updated: October 2026.
| Address tested | FEMA zone | Base flood elevation | Ground at point (USGS 3DEP) | Base flood elevation above ground |
|---|---|---|---|---|
| 651 W Elkcam Cir | AE (coastal floodplain) | 9 ft NAVD88 | 5.4 ft NAVD88 | 3.6 ft |
| 676 W Elkcam Cir | AE (coastal floodplain) | 9 ft NAVD88 | 4.8 ft NAVD88 | 4.2 ft |
| 691 W Elkcam Cir | AE (coastal floodplain) | 9 ft NAVD88 | 4.5 ft NAVD88 | 4.5 ft |
| 711 W Elkcam Cir | AE (coastal floodplain) | 9 ft NAVD88 | 4.9 ft NAVD88 | 4.1 ft |
Method: each address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer on 2026-10-28, with ground elevation from the USGS Elevation Point Query Service on the same date (FEMA National Flood Hazard Layer; USGS 3D Elevation Program). The FIRM panel and effective date are from the City of Marco Island and FEMA layers read on 2026-10-22. A geocoded point can fall in the street rather than on a building, so this is a map indication, not a flood determination; each building’s Elevation Certificate settles its own lowest floor.
In a tower, the living floors sit far above the base flood elevation. At Smokehouse Bay Club the first-floor units are close to the ground, and the ground sits 3.6 to 4.5 feet below the base flood elevation at the points we tested. Ian’s highest surveyed high-water mark on the island, 6.99 feet NAVD88, is above every ground reading at the complex. That does not mean a unit flooded, because slab heights differ from ground points, but it is the reason a first-floor buyer should ask for the building’s Elevation Certificate, price a flood policy before contract and read the seller’s flood disclosure line by line. The West Elkcam Circle addresses read Collier County storm surge evacuation zone A on the state’s hosted map, as screened for our Smokehouse Bay and the Esplanade guide.
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane. A spotter on the island reported 97-knot sustained winds and a 112-knot gust, the Marco Island Police Department recorded a 113-knot gust, and the USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88; the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high-water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). The National Weather Service Miami summary lists Marco Island damage at about $256 million, and Collier County as a whole had 33 buildings destroyed and more than 3,500 with major damage (NWS Miami, Hurricane Ian summary). USGS elevation points read 4.5 to 5.4 feet NAVD88 at the Smokehouse Bay Club addresses we tested, below Ian’s 6.99-foot high-water mark on the island. The City’s permit index shows no association storm-repair permit for the complex after 2022-09-28; the complex-wide work that followed Ian was the 2023 impact window and door program, which reads as hardening rather than repair. Ask the association for its post-Ian insurance claim history.
Hurricane Helene in September 2024 made landfall in the Big Bend yet still produced 2 to 4 feet of inundation above ground in Naples, Marco Island and Everglades City, and Hurricane Milton in October 2024, which came ashore on Siesta Key, produced 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). We found no public record of Helene or Milton damage specific to Smokehouse Bay Club; the City’s index shows no association storm-repair permit after either storm.
Smokehouse Bay Club insures its buildings under an association master policy paid through the fee, and each owner carries an HO-6 policy for the inside of the unit, improvements, contents and liability, plus flood coverage where a lender requires it or the owner chooses it. The association’s carriers, premiums and deductibles are not published.
Florida condominium master policies on coastal buildings usually carry a hurricane deductible stated as a percentage of the insured value, and a large deductible can become a special assessment after a storm. Smokehouse Bay Club does not publish its deductible schedule, so ask for the current certificate of insurance and declarations page, and buy HO-6 loss assessment coverage sized to your share of the hurricane deductible.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on personal residential policies on a phase-in by replacement cost ($600,000 and up from 1 January 2024, $500,000 from 2025, $400,000 from 2026 and every other personal residential policy from 1 January 2027), but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Smokehouse Bay Club unit does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, and the association’s own building flood policy is separate from the owner’s.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year and that a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System communities effective October 1, 2026 shows the City of Marco Island, community number 120426, at Class 5, a 25 percent premium discount in the special flood hazard area (10 percent outside it), effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). In a condominium those features belong to the building, so most of the credit lands on the master policy. Smokehouse Bay Club replaced every opening in the complex with impact-rated windows and doors under permits filed in 2023, the opening-protection feature the mitigation form credits; ask whether the association has a current mitigation report for each building. The state’s My Safe Florida Home program offers free wind mitigation inspections and matching grants for eligible homesteaded homes, subject to legislative funding; most condominium units fall outside its standard single-family eligibility, so ask the association instead.
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, including with the National Flood Insurance Program, or has received flood assistance, including from FEMA (Fla. Stat. 689.302). A Smokehouse Bay Club seller completes it for the unit. On a bay where Ian’s high-water mark exceeded the ground elevation at street level, buyers read this form closely.
Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories. Every Smokehouse Bay Club building is recorded at two floors and 20 feet on the City’s building layer, so neither law applies, and the City’s permit system holds no milestone case or project for any of the 14 addresses as of 2026-10-22.
Data updated: October 2026.
The City of Marco Island opened milestone projects in 2024 for the island’s taller condominiums, including Smokehouse Harbour next door, whose Phase 1 inspection called for a Phase 2. No such project exists for Smokehouse Bay Club, and the City’s building layer gives all 14 residential footprints two floors and a 20-foot height (City of Marco Island Civic Access; City of Marco Island GIS, building layer). That is a reading of the statute against the City’s recorded story count, not a statement from the association; ask the association to confirm it in writing with the resale documents.
Being outside the milestone law does not mean the concrete needs no attention. The 2017 balcony permits that expired without a final and the 2026 spot repairs show that the association deals with concrete in stages. A buyer’s own inspection, the board’s minutes and any engineer’s letters on the concrete program answer what the statute does not require.
Florida Statute 553.899 requires a milestone inspection of every condominium or cooperative building three habitable stories or more by December 31 of the year it reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A local building official may set the trigger at 25 years where saltwater proximity warrants it. Phase one is a visual inspection; phase two, with possible destructive testing, follows only if phase one finds substantial structural deterioration, and the association must give every owner the inspector’s summary within 45 days of receiving the report (Fla. Stat. 553.899). Whether the City of Marco Island adopted the 25-year option is not confirmed in the records we read.
A residential condominium association must have a structural integrity reserve study (SIRS) at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000 whose failure would affect them; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done together with a milestone inspection due by then (Fla. Stat. 718.112). For budgets adopted on or after December 31, 2024, an association required to have a SIRS may not waive or reduce the reserves for those items. Associations report SIRS completion to the state, and the Division publishes the submissions in two databases (DBPR SIRS reporting).
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records, which must be produced within 10 working days of a written request (Fla. Stat. 718.111). At Smokehouse Bay Club, where no milestone summary or SIRS applies, ask instead for the budget and reserve schedule, any voluntary reserve study, the last two years of minutes, how the 2023 window program was funded and the master insurance declarations page.
Smokehouse Bay Club is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 1.9 road miles from 651 West Elkcam Circle, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones on the mainland.
| School | Address | Type | Florida grades, 2021-22 to 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A, A, A, A, A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A, A, A, A, A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | B, A, A, A, A |
| Manatee Middle School | Naples (zoned, off island) | District | B, B, B, A, A |
| Lely High School | Naples (zoned, off island) | District | C, B, B, A, B |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for your building’s address on West Elkcam Circle with the district’s interactive zoning tool (CCPS zoning tool), because MLS school fields are set by ZIP code and can be wrong. The two charter schools enroll by application, not by zone.
Smokehouse Bay Club is inside the City of Marco Island and zoned RMF-16, residential multi-family at up to 16 units per acre, on all 149 parcel rows, so building permits, flood rules, dock and seawall rules, noise limits and code enforcement come from the City, not from Collier County. The City’s Civic Access system holds 857 permits and 24 code cases for the 14 addresses.
The RMF-16 district permits multi-family residential use at a density of up to 16 units per acre. The complex’s 148 units and 14 buildings are an existing use under that zoning, and the neighbouring Smokehouse Harbour, Westview on the Bay and Sand Dollar Villas are zoned the same way (City of Marco Island GIS, zoning layer). Rebuilding after a total loss would be governed by the zoning and flood code in force at the time.
A unit renovation that needs a permit goes through City of Marco Island Building Services, whose public permit system is Civic Access (City of Marco Island Civic Access). The City’s flood code treats work costing 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement that must meet current flood elevation rules, with the lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road (City of Marco Island floodplain documents). In a condominium the threshold is measured on the whole building, so it bites on building-wide projects, not on a single kitchen.
The City’s code, published on Municode, bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, bans fertilizer from June 1 to September 30, and governs docks and seawalls in Chapters 54 and 6 (Marco Island Code of Ordinances). Code enforcement cases are public on Civic Access.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Smokehouse Bay Club sits on Smokehouse Bay, and the association rebuilt a 1,450 square foot dock after Hurricane Wilma, but its slip count, who may use it and on what terms are not in any public record we read. Every route from the bay to the Gulf runs through Collier Bay to the Marco River, inside an idle-speed manatee zone.
The Esplanade Marina’s own directions bring boats in from the Marco River, east at red marker 12 into Collier Bay, left at green marker 11 at the south-east end, and into Smokehouse Bay from the east and north-east (Esplanade Shoppes, marina page). So every trip out runs through Collier Bay to the Marco River and then north toward Capri Pass or along the river. NOAA’s Coast Pilot calls Big Marco Pass closed off by a barrier island, recommends local knowledge at Capri Pass, puts the Big Marco River’s midchannel controlling depth at about 4 feet with reported shoaling, and records a 1982 report of 4 feet in the privately marked Collier Bay channel (NOAA Coast Pilot 5, chapter 4).
Florida’s manatee protection rule for Collier County makes all waters of Collier Bay and the associated waters south of the mouth of the Marco River and north of San Marco Road an idle-speed zone, channel included (Florida Administrative Code 68C-22.023). The first part of every trip from Smokehouse Bay is slow, which matters more to an owner with a fast boat than to one with a pontoon or a fishing skiff.
Collier County’s Caxambas Park ramp at 909 Collier Court on the south end, about 4.0 road miles from 651 West Elkcam Circle, reopened on 2025-02-15 after Hurricane Ian damage, and fuel service there resumed on 2025-11-15 (Naples Press, 2025-02-21; Collier County, Caxambas Park fuel). The Collier Boulevard Boating Park just north of the Jolley Bridge reopened on 2025-08-13 after a $1.2 million rebuild with two launch lanes (Collier County, boat ramp reopens).
Daily life at Smokehouse Bay Club runs on short drives: Publix and Winn-Dixie are each well under a mile by road from 651 West Elkcam Circle, the Esplanade’s restaurants are a short walk across the corner of the circle, Tigertail Beach is under two road miles away, and there is no hospital emergency department on Marco Island.
Two supermarkets are a few minutes away: Publix at Marco Town Center, 1089 North Collier Boulevard, about 0.6 road miles from 651 West Elkcam Circle (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, about 0.7 road miles (Winn-Dixie Marco Island). The Esplanade Shoppes, owned and managed by Continental Realty Corporation, put restaurants, a coffee shop and services on the water beside the bay (Esplanade Shoppes at Marco Island).
Smokehouse Bay Club is not on the beach. The nearest public beach is Tigertail Beach Park on Hernando Drive, about 1.7 road miles from 651 West Elkcam Circle, a Collier County park with a parking fee for non-permit holders; South Marco Beach on South Collier Boulevard is about 3.6 road miles (City of Marco Island beach access; Collier County Marco Island beaches). Tigertail’s permanent central restrooms have been closed since Hurricane Ian, Coastal Breeze News reported (Coastal Breeze News, Tigertail facilities). Residents’ Beach is a private beach club of the Marco Island Civic Association, open to members who own improved property on the island or rent for at least a year (Marco Island Civic Association, Residents’ Beach).
NCH runs an urgent care center at 40 South Heathwood Drive, about 1.8 road miles from 651 West Elkcam Circle, open 8:00 a.m. to 7:30 p.m. daily with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), about 11.9 road miles and 21 minutes away at free-flow speed, and NCH Baker Hospital in downtown Naples is about 17.8 road miles.
Southwest Florida International Airport (RSW) is about 48.5 road miles and 67 minutes from 651 West Elkcam Circle at free-flow speed, and City Hall at 50 Bald Eagle Drive about 1.7. These are our routing estimates on 2026-10-28 (U.S. Census Bureau geocoder and OpenStreetMap for the points, the public OSRM router for the routes), not published figures, and peak-season times run longer (U.S. Census Bureau geocoder; Project OSRM). Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
Smokehouse Bay Club and Smokehouse Harbour stand a few hundred feet apart on West Elkcam Circle and were both built in 1987, but they are different products: Smokehouse Bay Club is 148 two-story walk-up units of 711 to 944 square feet, while Smokehouse Harbour is 62 units of 990 to 1,475 square feet in three four-story wings with elevators, published rules and owner dock leases.
Data updated: October 2026.
| Condominium | Window used (to 2026-10-07) | MLS closings | Median sold | Median $ per sq ft | Units | Year built |
|---|---|---|---|---|---|---|
| Smokehouse Bay Club | 24 months | 11 | $410,000 | $510 | 148 | 1987 to 1988 |
| Smokehouse Harbour | 36 months | 11 | $525,000 | $516 | 62 | 1987 |
| The Esplanade (Esplanade I and II) | 60 months | 18 | $1,350,000 | $627 | 71 | 2003 to 2004 |
| The Village at Smokehouse Bay | 60 months | 3 (listed, no median) | $325,000 to $370,000 | not computed | 52 | 1988 to 1990 |
Yardstick: Southwest Florida MLS closings in the first window holding ten or more sales for each building, matching the building table in our Smokehouse Bay guide; units and years from the Collier County roll and DBPR. The Village at Smokehouse Bay had three MLS closings in 60 months, so its sales are given as a range.
| If you want | Smokehouse Bay Club | Smokehouse Harbour |
|---|---|---|
| The lowest entry price on the bay | Yes: 24-month median $410,000 | 36-month median $525,000 |
| An elevator | None in the City’s permit record | Dual elevators, per the association |
| More space | 711 to 944 sq ft on the roll | 990 to 1,475 sq ft on the roll |
| A published rental rule before you offer | Not published | 30-day minimum, February exception, board approval |
| A pet | Rule not published | “No pets of any kind” |
| A dock with stated terms | Dock rebuilt after Wilma; terms not published | Owner dock leases, one space per unit, boats over 25 ft need board approval, no lifts |
| No milestone inspection exposure | Not required: two stories | Phase 1 (2024) called for Phase 2; no Phase 2 case on file |
| A recent roof | Shingle re-roof, 2018 | Flat re-roof of all sections, completed 2026-06-18 |
| Impact openings | Every opening replaced under 2023 permits | Unit by unit |
| Listing-entered fee, 2026 | $8,964 to $9,048 a year | $9,280 to $11,744 a year |
Choose Smokehouse Bay Club for price, a single level of stairs and an envelope already renewed. Choose Smokehouse Harbour for space, elevators, a published rulebook and a dock with stated terms, and budget for its open milestone work. Owners of either can get a free valuation or call Jesse at (239) 898-6072, and buyers choosing between them can call Marc at (239) 287-5873 or book a buyer consultation.
The Esplanade across the corner of the circle is a different tier: 71 condominium residences of 1,368 to 3,705 square feet built in 2003 and 2004 over the Esplanade Shoppes, with a 60-month median of $1,350,000. The Village at Smokehouse Bay on Elkhorn Court is closest to Smokehouse Bay Club in product: 52 two-story units of 787 square feet on the City layer, with three MLS closings in 60 months from $325,000 to $370,000, as our Smokehouse Bay guide records.
Smokehouse Bay Club’s strengths are price, location and an envelope the City’s records show was renewed in 2018 and 2023; its weaknesses are small units, no elevators, low ground in flood zone AE and an association that publishes none of its rules or finances. Both lists below rest on the public record cited on this page.
If you’re searching for a Smokehouse Bay Club listing agent, or thinking, ‘I need someone to sell my Smokehouse Bay Club home…’, McGreevy and Comisar are the team to call. Smokehouse Bay Club recorded 11 closings in the 24 months to 2026-10-07 at a median of $410,000, and the median sale closed at 94.8 percent of its final asking price in 40 days.
In the last 24 months we tracked 11 Smokehouse Bay Club resales on the Southwest Florida MLS: $4,994,000 in total volume, a median sale of $410,000, a median of 40 days on market and a median sale-to-final-list ratio of 94.8 percent, all 11 sales marketed through the MLS. In the 12 months to 2026-10-07 there were three closings, at $340,000, $395,000 and $410,000.
Selling here is a plan-and-condition exercise. A buyer compares your unit with the same plan in the other 13 buildings, so the size, the floor, the renovation and the view of the pool or the bay have to be priced against those exact comparables, including the private sales that reach the county record but not the MLS. Three Smokehouse Bay Club specifics shape a sale. First, the association publishes nothing, so ordering the resale package, the budget and the estoppel early is the fastest way to keep a buyer’s 7-day review period from becoming a problem. Second, the 2023 impact window program is a selling point for insurance and should be documented with the permit number for your building. Third, buyers will ask about flood: a first-floor seller should have the building’s Elevation Certificate and any flood policy ready.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Smokehouse Bay Club sales of your plan, not the median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
Supply is the seller’s friend right now: on 2026-10-07 there was no active Smokehouse Bay Club listing and one unit under contract. Prices are lower than in 2023, so a seller who prices from the 2025 and 2026 sales, not the 2023 peak, meets buyers arriving for the season with little to compare against.
The fee, the rental rule, the pet rule and the floor. Because none is published online, having the declaration’s leasing and pet articles, the current fee and the unit’s floor and flood details ready answers the first four questions before a showing ends.
Yes. Impact-rated openings are a wind mitigation feature insurers credit, and the City’s record shows every building’s permit completed except 682 West Elkcam’s, which shows expired. Give buyers your building’s permit number and ask the association for any mitigation report.
The MLS does not record the floor consistently, so we cannot measure it. In practice the stairs narrow the buyer pool for a second-floor unit and the flood question narrows it for a first-floor unit; good pricing and presentation matter more than either.
A buyer with a mortgage will, because the complex is in flood zone AE, a special flood hazard area. A cash buyer can choose. A seller with an existing NFIP policy can offer it for assumption, which FEMA allows.
Since March 2025, every MLS sale of the base plan but one closed between $392,500 and $418,000, and the two quickest sales of the last two years listed at $399,995 and $439,000. Condition moves a unit within or above that band; we price yours from its own features.
Jesse McGreevy and Marc Comisar are top-reviewed Smokehouse Bay Club realtors on Marco Island. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” 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 more than 4,000 transactions behind the team. Jesse and Marc bring over 45 years of combined direct real estate experience to every Smokehouse Bay Club sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Smokehouse Bay Club condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Smokehouse Bay Club? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the island, see our Marco Island area guide and the Smokehouse Bay and the Esplanade guide.
Smokehouse Bay Club is a 148-unit garden condominium of 14 two-story buildings at 641 to 721 West Elkcam Circle on Smokehouse Bay, built in 1987 and 1988 and governed by one association, Smokehouse Bay Club, Inc.
In the 24 months to 2026-10-07, 11 units closed on the Southwest Florida MLS at a median of $410,000, from $340,000 to $661,000. The three sales of the last 12 months closed at $340,000, $395,000 and $410,000.
The City’s parcel layer records 102 units of 804 square feet, 42 of 944 and 4 of 711. Every MLS sale in the last five years was a two-bedroom unit.
No elevator appears in the City’s permit record for any of the 14 addresses, and the buildings are recorded at two stories, so second-floor units are reached by stairs.
No. It is on Smokehouse Bay on the island’s bay side. Tigertail Beach is about 1.7 road miles from 651 West Elkcam Circle and South Marco Beach about 3.6, by our routing estimate.
The association has a dock on the bay, rebuilt after Hurricane Wilma, but its slip count and terms are not published. Ask the association, and see the Esplanade Marina and the public ramps described on this page for alternatives.
Listing agents entered $2,241 to $2,262 per quarter on 2026 sales, which is $8,964 to $9,048 a year. The association’s own budget, which a resale buyer receives, is the authoritative figure.
Only within the association’s leasing rules, which are in the declaration and are not published. The City sets no minimum rental term, so the association’s rule decides.
The pet rule is not published. Read the declaration and rules in the resale package before you make an offer; assistance animal requests are a separate legal process.
Yes, FEMA zone AE with a base flood elevation of 9 feet NAVD88 at the four addresses we tested, on FIRM panel 12021C0828J. A lender will require flood insurance.
No. Florida’s milestone inspection and SIRS laws apply at three or more habitable stories, and every building is recorded at two stories. The City holds no milestone case for the complex.
The association’s registered agent on the state record is Resort Management, and the state register lists a Naples management address. Confirm the current manager with the association when you order documents.
No. The Village at Smokehouse Bay is a separate 52-unit condominium with its own association on Elkhorn Court; Smokehouse Bay Club is 148 units on West Elkcam Circle.
By our routing estimate, Publix at Marco Town Center is about 0.6 road miles and Winn-Dixie about 0.7 road miles from 651 West Elkcam Circle.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. The signed contract controls.
In the 24 months to 2026-10-07 the 11 Smokehouse Bay Club closings had a median of 40 days on market, from 10 days to 494 days (Southwest Florida MLS). Priced from the building’s own recent sales, a unit can go under contract in under two weeks, as two did in March 2026; priced from an older peak, it can sit for more than a year.
In the 24 months to 2026-10-07 the median Smokehouse Bay Club sale closed at 94.8 percent of its final list price, across all 11 sales; the three sales of the last 12 months had a median of 92.1 percent. Expect to negotiate about 5 percent from a well-priced ask, more from an ambitious one.
We start with the closings in your own building and plan, then read the county’s qualified deeds for any sale that never reached the MLS, then adjust for floor, view, condition and the listing-entered fee and assessment picture. At Smokehouse Bay Club that means separating the plans: the three 944 square foot sales in 60 months closed at $560,000 to $650,000, while the 804 square foot plan’s sales in the last 24 months ran $392,500 to $497,500. A median is a starting point for the market, never the price of your unit.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, the reverse of Lee County’s custom. The contract decides: the standard Florida contract has a box for who pays and who selects, so read it before you sign.
Florida charges 70 cents per $100 of the sale price in documentary stamp tax on the deed, customarily paid by the seller. At the Smokehouse Bay Club 24-month median of $410,000, that is $2,870.00.
Yes. The closing agent orders it from the association’s manager (Resort Management is the registered agent on the state record). Florida caps the fee at $299 when the account is current, plus $119 for expedited delivery, with an extra charge of up to $179 if the account is delinquent, and the certificate is good for 30 days when delivered electronically.
The buyer is entitled to the declaration, articles, bylaws, rules, the current budget and financial statement, the frequently asked questions sheet and, where they apply, the milestone summary and the SIRS or a statement that none exists. Smokehouse Bay Club’s buildings are two stories, so no milestone summary or SIRS is required by statute; the association can confirm that in writing. Order the resale package early; the buyer’s 7-day review period does not start until it is delivered.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and the estoppel certificate shows any assessment the association has already adopted. If a board has discussed a project but not adopted an assessment, say so in writing. We found no public notice of a Smokehouse Bay Club special assessment; the estoppel certificate is the record that settles it.
Yes. Since October 1, 2024, Florida sellers of residential property give a flood disclosure at or before contract, and since October 1, 2025 the form asks about known flood damage, flood insurance claims and flood assistance during your ownership. Answer it from your own records for the unit.
Half of Smokehouse Bay Club’s 24 MLS closings in the 60 months to 2026-10-07 closed between January and May, and March alone had five. Listing by January reaches the seasonal buyer who is on the island, but well-priced units have also closed in June, September and October.
Yes, a lease survives a sale unless the lease says otherwise, so the buyer takes the unit subject to it. Seasonal tenants make showings harder in January to April, the months buyers are on the island, so we usually plan a listing around the lease dates and the association’s lease approval calendar.
Usually not a full remodel. Paint, lighting, fixtures and a deep clean pay back; a new kitchen rarely returns its cost in a building where buyers expect to renovate to their taste. Any work that needs a City permit or association approval adds time, so start only what can finish before photographs.
Yes. Many Marco Island condos sell furnished, and the contract should list what conveys in an inventory. Furniture has little appraised value, so a lender will not lend against it, and a cash buyer usually treats it as a convenience, not a price driver.
Often in 30 days or less, once the association’s approval, the estoppel certificate and the title commitment are in hand. The association’s approval time is usually the slowest step, so we ask the association’s manager (Resort Management is the registered agent on the state record) for its current timeline before we set a closing date.
It matters to a financed buyer, whose lender will require flood insurance on a unit in a special flood hazard area, and to every buyer reading your flood disclosure. A transferable NFIP policy, an Elevation Certificate for the building and your claim history answer most of the questions before they slow a sale.
The Southwest Florida MLS records sales that were listed or entered by agents, with list price and days on market; the Collier County roll records qualified deeds, including sales that never reached the MLS, with a date and a deed price. The two windows also end on different dates (2026-10-07 for the MLS, 2026-08-24 for the county file), so their medians differ and we label each one at the point of use.
If the seller is a foreign person under federal tax law, the buyer must generally withhold 15 percent of the amount realized under FIRPTA unless an exception or a withholding certificate applies (IRS, FIRPTA withholding). Talk to a tax adviser before you list, because a withholding certificate application takes time.
Pricing built from your own building’s closings, professional photography, video and drone where the association allows it, our qualified-buyer database, and direct contact with Jesse or Marc throughout. We have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse at (239) 898-6072. We will compare your unit with the closings in your own building and plan, not with an island-wide median.
Three, in the 12 months to 2026-10-07, at $340,000, $395,000 and $410,000 (Southwest Florida MLS). The county file holds five qualified deeds in its own 12 months to 2026-08-24, including a $420,000 sale in June 2026 with no matching MLS closing.
$661,000, for a unit entered at 1,001 square feet at 676 West Elkcam Circle in April 2025, after 31 days on market. A 944 square foot unit in the same building closed at $650,000 two weeks earlier.
Down from the 2022 and 2023 peak. The yearly median went from $550,000 in 2022 to $414,000 in 2025, and the three 2026 sales had a median of $395,000. Fees went the other way.
No. Smokehouse Harbour’s units are larger and have elevators, and the Esplanade is a different tier. Price against your own building’s plan first, then the rest of Smokehouse Bay Club, then the Village at Smokehouse Bay.
That depends on the declaration, which is not published. Listing agents entered application fees on most sales, which points to an approval step; confirm the process and timeline with the manager before you set a closing date.
That the buildings are two stories, so the milestone inspection and SIRS laws do not apply, and the City holds no milestone case. Ask the association to confirm that in the resale documents so the buyer’s lender has it in writing.
They can come up in a buyer’s or lender’s review. The 2017 concrete permits, the 2018 roof permit at 651 and the 2023 window permit at 682 West Elkcam show expired in the City index. Ask the association whether each was closed out; an expired permit is a paperwork question first.
Yes. Its three sales in 60 months closed at $560,000, $570,000 and $650,000, against a median of $414,000 for the 804 square foot plan over the same five years.
The City’s permits describe replacing every opening in each building, “size for size, like for like with impact”, with the association as owner of record. Your building’s permit number is in the Civic Access record; the association can confirm your unit’s openings.
Yes, if the declaration’s leasing rules fit the buyer’s plan. Because those rules are not published, give the leasing article to a rental buyer early; it is the first thing an investor asks for.
They add comparables. The county file holds five qualified deeds at Smokehouse Bay Club in 60 months with no matching MLS closing, from $305,000 in 2021 to $585,000 in 2024. A buyer’s appraiser can see them, so we price with them.
The association’s current figure from the estoppel certificate or the budget. Listing entries on 2026 sales ran $2,241 to $2,262 per quarter, but only the association’s own number is reliable for a buyer’s lender.
These primary public documents can be read or downloaded directly from the agencies that published them.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-28. No listing portal, competing brokerage or agent website was used as a source for any figure on this page.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Smokehouse Bay Club. 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.
