Smokehouse Bay and the Esplanade is a bayside condo and boating district on Marco Island: six associations, a 77-slip marina and 16 MLS sales in 12 months at a $532,500 median. Fees, flood and rules by building. Sell or buy with McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a condo on Smokehouse Bay or a residence at the Esplanade and you are weighing a sale, Jesse McGreevy and Marc Comisar are the team to call first: over 45 years of combined direct real estate experience, more than $900 million in sales between the two of them, and recognition as the #5 real estate team in Florida (RealTrends 2026). Smokehouse Bay and the Esplanade is a bayside condominium and boating district in Marco Island, Florida, set around a roughly 15 hectare inlet called Smokehouse Bay on the north half of the island, where West Elkcam Circle and North Collier Boulevard meet. It holds six named condominium associations, one waterfront shopping village with a 77-slip marina, and a short run of bayfront single-family streets. This guide is built from the Southwest Florida MLS, the Collier County property roll, FEMA flood maps, Florida corporate and condominium filings and the associations’ own published rules, so a seller or buyer can see the numbers behind every claim.
If you’re searching for the best realtor for Smokehouse Bay and the Esplanade, whether you’re ready to sell your Smokehouse Bay and the Esplanade home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we are ranked the #5 real estate team in Florida (RealTrends 2026).
Recent Smokehouse Bay and the Esplanade track record (last 12 months to 2026-10-07, Southwest Florida MLS): 16 homes sold in Smokehouse Bay and the Esplanade · $11.1M in Smokehouse Bay and the Esplanade dollar volume · 35 days median time on market · 94.4% median sale-to-list ratio · highest-priced sold: $1.4M · fastest sold: 3 days. In the last 12 months we tracked 16 Smokehouse Bay and the Esplanade closings, building by building, and those are the comparables we price from.
For luxury Smokehouse Bay and the Esplanade sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed.
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Selling your Smokehouse Bay and the Esplanade home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings). Our guide to selling a home on Marco Island explains the island-wide process, and our comparison of the best real estate agents in Marco Island shows how we measure up.
Buying a home in Smokehouse Bay and the Esplanade? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read about how we represent buyers on Marco Island.
Jesse McGreevy is a top-reviewed Smokehouse Bay and the Esplanade realtor; read our clients’ words on Google. The three reviews below are verified Google reviews of our team from clients across Southwest Florida.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
Smokehouse Bay and the Esplanade is a compact, condominium-led bayside district on Marco Island in which 351 of the 409 county parcels we tracked are condominium units, every tested address sits in FEMA flood Zone AE, and recent sales run from the mid $300,000s for a garden condo to over $1 million for an Esplanade residence.
Jump to any section of this Smokehouse Bay and the Esplanade guide:
Smokehouse Bay on Marco Island is a small, enclosed body of water on the north half of the island, ringed by condominium buildings on West Elkcam Circle and by the Esplanade Shoppes, Residences and Marina on North Collier Boulevard. The name now covers both the water and the bayside condo district around it, which buyers usually search as “Smokehouse Bay” or “the Esplanade.”
The district is not a gated community and it is not a single development. It is a cluster of separate condominium associations, the main ones dating from 1987 (Smokehouse Harbour) to 2004 (Esplanade I) on the Collier County roll, wrapped around a bay inside the Deltona-era Marco Beach Unit 11 plat. Agent research for this guide measured the bay itself at about 15 hectares from mapped water outlines (a geometry figure, not a survey), which makes it one of the smallest named waters on the island and explains why so many units here look across the water at a neighbouring building rather than at open horizon.
What sets Smokehouse Bay apart from the rest of the City of Marco Island is the mix in a short walk: covered-parking condominiums at entry prices, mid-rise bayfront units with elevators, a marina with transient and leased slips, restaurants and shops on the water, and two grocery stores within about a mile by road. That is why the area draws seasonal owners, boaters, downsizers leaving a single-family home on a canal, and buyers who want a lock-and-leave home they can reach from the Jolley Bridge in a few minutes.
Smokehouse Bay sits on the north half of Marco Island, west of North Collier Boulevard and south of the Collier Bay waterway. The streets that define the district on the county roll are West Elkcam Circle, North Collier Boulevard (the 720, 740 and 760 blocks), Elkhorn Court, Hull Court, Solana Court, Cameo Court and Century Court. Smokehouse Bay is part of Marco Beach Unit 11 and the Unit 4 Replat of Block 776 in the Collier County plat record; Marco Island has no recorded neighbourhood boundaries, so the name is a market and common-use label laid over those plats.
Buyers at Smokehouse Bay fall into four groups we see again and again in the MLS record: first-time Marco Island buyers using a two-bedroom garden condo at Smokehouse Bay Club or The Village at Smokehouse Bay as an entry point; boaters who want a dock lease or a marina slip without the upkeep of a canal home; seasonal owners who value a walkable block of shops and restaurants; and move-down buyers who want an elevator building with bay views at the Esplanade or Bayfront Place. The 2-bedroom, 2-bath condo is the dominant product: of the 70 MLS closings we tracked in the 60 months to 2026-10-07, 41 were two-bedroom units.
This guide defines Smokehouse Bay and the Esplanade the way the Southwest Florida MLS and the Collier County roll record it: the condominium names Smokehouse Bay Club, Smokehouse Harbour, Village at Smokehouse Bay, Esplanade, The Esplanade and Bayfront Place, plus the bayfront single-family streets listed above. Smaller West Elkcam Circle condominiums such as Bayside Club, Dockside, Westview on the Bay and Sand Star Villas share the same bay and are covered in their own section, but their sales are not counted in our headline statistics unless stated.
Homes at Smokehouse Bay and the Esplanade sold for a median $532,500 in the 12 months to 2026-10-07, across 16 Southwest Florida MLS closings that ranged from $340,000 to $1,400,000. The district splits into three price tiers: garden and low-rise condos in the $300,000s and $400,000s, mid-rise bayfront condos from about $420,000 to $700,000, and Esplanade and Bayfront Place residences above $1 million.
Data updated: October 2026. Market figures below come from the Southwest Florida MLS (Matrix), ZIP 34145, closed sales from 10/07/2021 to 10/07/2026 including Sold Data Entry rows, and actives and pendings on 2026-10-07, matched on the MLS condominium names for this district and the single-family street list. The county layer is the Collier County Property Appraiser data file dated 2026-08-29 (recorded sales through 2026-08-24). Medians are of individual sales; where a count is even, the median is the mean of the middle pair and both values are shown.
In the 12 months to 2026-10-07, McGreevy and Comisar tracked these figures for the district as a whole (Southwest Florida MLS):
| Measure (12 months to 2026-10-07) | Value |
|---|---|
| Closed sales | 16 |
| Median sold price | $532,500 (even n: mean of $525,000 and $540,000) |
| Low to high | $340,000 to $1,400,000 |
| Total sold volume | $11,141,000 |
| Median price per living square foot | $520 |
| Median days on market | 35 (all 16 sales) |
| Median sold price as a share of final list price | 94.4 percent (all 16 sales) |
| Sold Data Entry rows in the window | 0 |
No single-family home on the bayfront courts closed in this 12-month window; every one of the 16 sales was a condominium. Days on market varied widely, from 3 days for a 740 North Collier Boulevard Esplanade unit to 405 days for a Smokehouse Bay Club unit, which is why the median, not the average, is the useful number.
With only 16 closings in 12 months spread across six associations, the price of your unit depends on your own building’s last few sales, not the island 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. Request a free Smokehouse Bay and the Esplanade home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers on Marco Island.
The district’s median has held in a narrow band for three years while the number of sales per year has stayed modest, which tells a seller that pricing and presentation matter more than timing.
| Window to 2026-10-07 (Southwest Florida MLS) | Closings | Median sold | Low | High | Median $ per sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|---|---|
| 12 months | 16 | $532,500 | $340,000 | $1,400,000 | $520 | 35 | 94.4% |
| 24 months | 30 | $522,500 | $330,000 | $3,500,000 | $518 | 96.5 | 94.5% |
| 36 months | 40 | $522,500 | $325,000 | $5,700,000 | $535 | 76 (39 sales) | 94.4% (39 sales) |
| 60 months | 70 | $600,000 | $325,000 | $5,700,000 | $594 | 39 (66 sales) | 94.8% (66 sales) |
Sold Data Entry note: four of the 70 sales in the 60-month window were entered into the MLS after closing as Sold Data Entry rows (one in the 36-month window). They are real recorded sales, so they count in the closing totals, medians, ranges and price per square foot; they carry no days on market or list history, so they are left out of the days-on-market and sale-to-list figures, and the number of sales those two use is shown in brackets. The 60-month median is higher than the 12-month median because the longer window includes eight bayfront single-family sales between $2,500,000 and $5,700,000.
Each building has its own price level. Because the number of sales per building is small, each figure below uses the first window that holds 10 or more closings for that building, and a building with fewer than 10 sales in five years is shown as a list of its sales rather than a median.
| Building (Southwest Florida MLS) | Window used | Closings | Median sold | Low to high | Median $ per sq ft | Median days on market | Median sale to list |
|---|---|---|---|---|---|---|---|
| Smokehouse Bay Club | 24 months | 11 | $410,000 | $340,000 to $661,000 | $510 | 40 | 94.8% |
| Smokehouse Harbour | 36 months | 11 | $525,000 | $421,000 to $700,000 | $516 | 76 | 94.7% |
| Esplanade I and II | 60 months | 18 (1 Sold Data Entry) | $1,350,000 (mean of $1,300,000 and $1,400,000) | $920,000 to $2,300,000 | $627 | 31 (17 sales) | 99.0% (17 sales) |
These building figures are our own computation from the same MLS rows that produce the district totals.
Three Smokehouse Bay Club units closed in the 12 months to 2026-10-07, so we list them instead of quoting a median:
Over the longer 24-month window (11 sales) the building’s two top results were second-floor units at 676 W Elkcam Cir that sold for $650,000 and $661,000 in spring 2025, which shows how much a renovated, larger floor plan with the right view can separate itself from the base two-bedroom.
Eight Smokehouse Harbour units closed in the 12 months to 2026-10-07, the most of any building here. The median was $522,500 (even n: mean of $520,000 and $525,000). Sorted, the eight sales were $421,000, $429,000, $455,000, $520,000, $525,000, $540,000, $611,000 and $700,000. The $700,000 sale was a 1,385 sq ft unit at 730 W Elkcam Cir and the $611,000 sale a 1,185 sq ft first-floor unit at 750 W Elkcam Cir; every other sale was the building’s standard 990 sq ft two-bedroom plan.
Four Esplanade residences closed in the 12 months to 2026-10-07: $1,045,000, $1,085,000 and $1,090,000 for 1,812 sq ft three-bedroom units at 740 North Collier Boulevard, and $1,400,000 for a 2,248 sq ft three-bedroom unit at 720 North Collier Boulevard. The median of the four is $1,087,500 (mean of $1,085,000 and $1,090,000). Over 60 months, the highest Esplanade sale was $2,300,000 for a 2,820 sq ft four-bedroom residence at 720 North Collier Boulevard in September 2023.
The Village at Smokehouse Bay and Bayfront Place each had three MLS closings in 60 months, too few for a median, so here are the sales:
The single-family courts on Smokehouse Bay (Century Court, Cameo Court, Hull Court and Solana Court) recorded eight MLS closings in 60 months, so we list them rather than quote a median:
The county roll counts 54 single-family homes on these courts with a median heated area of 2,997 sq ft and a median year built of 2017, and agent research for this guide computed that 96 percent of them touch open water or a canal. Nine were built in 2023 or later, about 17 percent, which is in line with the island-wide rebuild pace.
On 2026-10-07 the MLS showed six listings in the district: four active and two pending with contingency.
| Status on 2026-10-07 | Building | Size | List price | Days on market |
|---|---|---|---|---|
| Active | Smokehouse Harbour, 750 W Elkcam Cir | 990 sq ft, 2 bed | $499,000 | 111 |
| Active | The Village at Smokehouse Bay, 850 Elkhorn Ct | 787 sq ft, 2 bed | $399,000 | 59 |
| Active | The Esplanade, 720 N Collier Blvd | 3,001 sq ft, 4 bed | $2,999,000 | 13 |
| Active | Single-family, 720 Hull Ct | 4,448 sq ft, 5 bed | $7,150,000 | 89 |
| Pending, contingent | Smokehouse Bay Club, 671 W Elkcam Cir | 843 sq ft, 2 bed | $424,900 | 12 |
| Pending, contingent | The Esplanade, 760 N Collier Blvd | 1,612 sq ft, 3 bed | $1,195,000 | 50 |
The Hull Court listing is the same address that sold in April 2024 for $2,500,000 as a 2,060 sq ft home; the 2026 listing describes a 4,448 sq ft, five-bedroom home, the clearest example of the teardown and rebuild cycle on the bayfront lots.
The Collier County roll gives a second view of the same market. It counts only sales the Property Appraiser marks as qualified (arm’s-length, improved), so its numbers differ from the MLS.
| Window to 2026-08-24 (Collier County qualified recorded sales) | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 18 | $442,000 | $295,000 | $1,400,000 |
| 24 months | 32 | $457,500 | $295,000 | $3,500,000 |
| 36 months | 39 | $500,000 | $295,000 | $5,700,000 |
| 60 months | 70 | $565,000 | $295,000 | $5,700,000 |
The county 12-month median ($442,000) sits below the MLS 12-month median ($532,500) because the two records cover different windows (the county file ends 2026-08-24; the MLS ends 2026-10-07), the county record includes qualified sales that never went through the MLS. Neither figure is wrong; they measure different things, and we label each at the point of use. Across all years on file, the county roll holds 974 qualified sales in these associations and streets.
Smokehouse Bay and the Esplanade grew out of the 1960s Deltona Corporation master plan for Marco Island, which platted the island into numbered Marco Beach units; the bay sits in the Unit 11 plat on the north half of the island. The condominium buildings followed in two waves: low-rise and mid-rise buildings on West Elkcam Circle in the 1980s, then the Esplanade and Bayfront Place in 2002 to 2004.
Deltona bought about 10,300 acres on Marco Island in 1964 and drew a master plan, according to the federal district court opinion in Deltona Corp. v. Alexander, 504 F. Supp. 1280 (M.D. Fla. 1981). The federal Court of Claims opinion in Deltona Corp. v. United States, 657 F.2d 1184 (1981), puts the purchase at about $7.5 million for roughly 10,000 acres and describes a plan of more than 12,000 single-family tracts plus multifamily sites, marinas and other uses. Deltona divided the dredge-and-fill permits for the island into five areas: Marco River, Roberts Bay, Collier Bay, Barfield Bay and Big Key. The Corps of Engineers granted the Collier Bay permit in its April 1976 decision and denied Barfield Bay and Big Key, which reshaped the island’s eastern edge. Which Marco Beach units fall inside which permit area is not stated in any opinion we read, so this guide does not claim that Smokehouse Bay itself was part of the Collier Bay permit; what the county record shows is that the bay lies in the Unit 11 plat and the Unit 4 Replat of Block 776.
The first condominiums on the bay came in the 1980s. The Florida Division of Corporations shows Smokehouse Bay Club, Inc. filed on 1986-08-19 and Smokehouse Harbour Condominium, Inc. filed on 1987-01-22. The Florida Department of Business and Professional Regulation (DBPR) condominium register records the Smokehouse Harbour project on 1987-02-10 and Smokehouse Bay Club on 1987-04-24. The county roll gives Smokehouse Harbour a year built of 1987 and Smokehouse Bay Club 1987 to 1988. Smaller West Elkcam Circle buildings came in the same decade: Bayside Club (1981), Dockside and Adriatic (1985), Court of Palms and Sand Dollar Villas (1987), and Westview on the Bay, Paradise Village and Sand Star Villas (1988), per the county roll.
The second wave turned the east shore of the bay into a mixed-use waterfront. Bayfront Place Condominium Association, Inc. is an active Florida corporation (document N02000001385), and the county roll gives the building a year built of 2002. Esplanade II Condominium Association, Inc. filed on 2003-08-07 (document N03000006782) and Esplanade I Condominium Association, Inc. on 2004-05-05 (document N04000004517); DBPR registered Esplanade II on 2003-08-07 with 49 units and Esplanade I on 2004-05-18 with 22 units. A separate Esplanade Marina Association, Inc. filed on 2003-03-13 (document N03000002239) with a principal address of 760 North Collier Boulevard. The result is what the shopping center’s owner describes as more than 1,100 feet of waterfront on Smokehouse Bay with nearly 50,000 square feet of retail and office space, residences and a 77-boat-slip marina.
The bay has not grown, but the bayfront single-family lots have turned over. The county roll shows a median year built of 2017 for the 54 single-family homes on the courts, so most of the houses a buyer sees today were built or rebuilt in the last decade even though the plat is from the Deltona era. The condominium buildings, by contrast, are original: Smokehouse Harbour, the oldest of the six main associations on the county roll, turns 39 in 2026, which is why the Florida milestone inspection and structural reserve rules discussed below matter so much here.
Smokehouse Bay and the Esplanade has no master association. Each condominium is governed by its own not-for-profit association under Chapter 718 of the Florida Statutes, the bayfront single-family homes have no shared homeowners association on the county record, and the City of Marco Island, not any private body, sets zoning, building and dock rules for the district.
That matters to a buyer because every rule that shapes daily life (minimum lease term, pets, boat docks, renovation approvals, assessments) is set building by building. A one-block walk can take you from a building where no pets are allowed to one whose rules have not been published at all.
| Building | Association of record (Florida Division of Corporations) | Document number | Status | Filed | DBPR units | Management named in state records |
|---|---|---|---|---|---|---|
| Smokehouse Bay Club | Smokehouse Bay Club, Inc. | N16431 | Active | 1986-08-19 | 148 | Resort Management |
| Smokehouse Harbour | Smokehouse Harbour Condominium, Inc. | N18858 | Active | 1987-01-22 | 62 | VOHLR Corporation (spelled Volhr on the association’s rules) |
| The Village at Smokehouse Bay | The Village at Smokehouse Bay, Inc. | N26319 | Active | not read | 52 | not read |
| Bayfront Place | Bayfront Place Condominium Association, Inc. | N02000001385 | Active | not read | 18 | not read |
| Esplanade I | Esplanade I Condominium Association, Inc. | N04000004517 | Active | 2004-05-05 | 22 | Resort Management |
| Esplanade II | Esplanade II Condominium Association, Inc. | N03000006782 | Active | 2003-08-07 | 49 | Resort Management |
| Esplanade Marina | Esplanade Marina Association, Inc. | N03000002239 | Active | 2003-03-13 | marina, not a condominium | mailing address shared with VOHLR Corporation’s suite |
Sources: Florida Division of Corporations entity searches and DBPR condominium public records extract, both read 2026-10-07 and re-checked for The Village at Smokehouse Bay and Bayfront Place on 2026-10-21. Two look-alike entities are not the current associations: an inactive Smokehouse Bay Condominium Association, Inc. (document 742877) and an unrelated 1978 Esplanade Condominium Association, Inc. (document 742943) managed from Coral Springs.
The county roll and DBPR agree on 148 units at Smokehouse Bay Club, 62 at Smokehouse Harbour, 52 at The Village at Smokehouse Bay, 18 at Bayfront Place and 71 across Esplanade I and II (22 plus 49). The shopping center owner’s website says 72 residences; the state and county records say 71, and this guide uses 71.
The City of Marco Island, incorporated in 1997 with a council-manager charter, controls zoning, building permits, flood elevation rules, docks and seawalls for every parcel in the district. Its Code of Ordinances, published on Municode, sets the lowest-floor elevation for new or substantially improved buildings at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road, limits construction to 7 a.m. to 7 p.m. outside Sundays and holidays, and regulates dock length and setbacks on residential waterfront. The City does not regulate vacation rental duration: its 2022 rental registration ordinance was declared void in October 2023 after a change in state law, as explained in the rentals section below.
Buyers coming from a gated master-planned community in Naples or Estero often expect a single set of covenants and a single amenity fee. Smokehouse Bay does not work that way. There is no gate, no golf club, no master fee and no single board. The upside is that you only pay for your own building’s amenities; the trade-off is that you need to read your building’s declaration, rules and budget, because no master document fills the gaps.
The cost of owning at Smokehouse Bay and the Esplanade is set by four layers: the building’s condominium assessment, Collier County property tax, insurance (the association’s master policy inside the assessment plus your own unit policy and any flood policy), and optional dock or slip charges. There is no master association fee and no community development district on these parcels.
The condominium fees below are listing-entered figures from the Southwest Florida MLS (the field the listing agent fills in), not association budgets. They are the best public evidence of what owners pay, and we show the date of each.
| Building | Latest MLS-entered assessment | Annualised | Listing date | Earliest figure in our 60-month file | Change |
|---|---|---|---|---|---|
| Smokehouse Bay Club | $2,241 to $2,262 per quarter | $8,964 to $9,048 | 2026 sales and a pending listing | $567 per month ($6,804 a year), April 2022 | $9,048 is 33.0 percent above $6,804 |
| Smokehouse Harbour | $2,320 to $2,893 per quarter, one $965 per month, one $11,744 annual total | $9,280 to $11,744 | 2026 sales and an active listing | $1,696 per quarter ($6,784 a year), November 2021 | $11,572 is 70.6 percent above $6,784 |
| The Village at Smokehouse Bay | $833 per month | $9,996 | September 2025 sale | $730 per month ($8,760 a year), 2024 | 14.1 percent |
| Bayfront Place | $4,806 per quarter | $19,224 | September and December 2025 sales | $13,572 a year (total recurring fees entered), May 2023 | 41.6 percent |
| Esplanade, 740 and 760 N Collier Blvd | $4,050 to $4,200 per quarter, or $1,400 per month | $16,200 to $16,800 | 2025 and 2026 sales and a pending listing | $2,975 per quarter ($11,900 a year), December 2021 | $16,800 is 41.2 percent above $11,900 |
| Esplanade, 720 N Collier Blvd | $5,691 per quarter | $22,764 | March 2026 sale and an active listing | $5,643 per quarter ($22,572 a year), September 2023 | 0.9 percent |
Arithmetic shown: Smokehouse Bay Club $9,048 divided by $6,804 = 1.330; Smokehouse Harbour $11,572 divided by $6,784 = 1.706; The Village at Smokehouse Bay $9,996 divided by $8,760 = 1.141; Bayfront Place $19,224 divided by $13,572 = 1.416; Esplanade $16,800 divided by $11,900 = 1.412; Esplanade 720 $22,764 divided by $22,572 = 1.009.
Why the jumps: since 2022 Florida law has required associations in buildings of three or more habitable stories to complete structural integrity reserve studies and stop waiving reserves for the items those studies cover, and property insurance for coastal condominium buildings has risen across Southwest Florida. Those two forces, not any one board’s choice, explain most of the step-up in 2024 to 2026 listings. One MLS entry for The Village at Smokehouse Bay shows “$833 Quarterly”; every other entry for that building is monthly, and $833 per month is the figure we use.
Listing-entered application fees in this district range from $75 to $175 per application. One Smokehouse Harbour listing in 2024 also entered a $150 transfer fee. Associations also charge for the estoppel certificate the closing agent orders; ask the management company for its current charge. Capital contribution or working capital charges at closing, if any, are set in each building’s documents and were not published for any building here.
Collier County property tax for a parcel inside the City of Marco Island added up to 8.9535 mills for tax year 2025 from the components we could confirm: 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. Collier Mosquito Control District’s 2025 rate was not published in a document we could read; its prior-year rate was 0.1349 mills, which would bring the total to about 9.0884 if unchanged. Your actual bill depends on the taxable value the Property Appraiser sets, which is usually below a recent sale price, and on whether you claim homestead.
Your assessment pays the association’s master policy for the building. You buy a unit-owner (HO-6) policy for interiors, contents and liability, and a flood policy if your lender requires it or you choose it. Under Florida law, a Citizens Property Insurance unit-owner policy does not trigger Citizens’ flood-insurance requirement, while a Citizens policy on a single-family house does. Premiums depend on the building, floor and coverage, and no public source gives a reliable building-level figure, so we do not print one.
Dock costs are not in any assessment we could read. Smokehouse Harbour’s rules refer to owner dock leases, one dock space per unit unless the board approves more, and no boat lifts. The Esplanade Marina is a separate association-run marina whose rates are not posted on its website. Bayfront single-family owners build and maintain their own docks under the City dock code.
The examples below use sourced inputs only. They exclude insurance and utilities because no public building-level figure exists, and they use the sale price as a stand-in for taxable value, which overstates tax for most buyers in the first year because the Property Appraiser’s just value usually lands below the price.
| Unit | Price used | Tax at 8.9535 mills | Assessment (annualised) | Tax plus assessment, per year | Per month |
|---|---|---|---|---|---|
| Smokehouse Bay Club two-bedroom | $395,000 (12-month median, 3 sales) | $395,000 x 0.0089535 = $3,536.63 | $9,048 | $12,584.63 | $1,048.72 |
| Smokehouse Harbour two-bedroom | $522,500 (12-month median, 8 sales) | $522,500 x 0.0089535 = $4,678.20 | $11,572 | $16,250.20 | $1,354.18 |
| Esplanade three-bedroom, 740 N Collier Blvd | $1,087,500 (12-month median, 4 sales) | $1,087,500 x 0.0089535 = $9,736.93 | $16,800 | $26,536.93 | $2,211.41 |
If the buyer homesteads the unit, the first $25,000 of assessed value is exempt from every levy and a second exemption (indexed for inflation, $25,722 for 2025) applies to non-school levies above $50,000 of assessed value, and the Save Our Homes cap then limits annual growth in assessed value to 3 percent or the change in CPI, whichever is lower.
Smokehouse Bay and the Esplanade is made up of six main condominium associations (Smokehouse Bay Club, Smokehouse Harbour, The Village at Smokehouse Bay, Bayfront Place, Esplanade I and Esplanade II), about a dozen smaller West Elkcam Circle condominiums, and the bayfront single-family homes on Century, Cameo, Hull and Solana Courts. Each building is its own legal community with its own rules.
| Building | Units (county roll) | Year built (county roll) | Street addresses | Building type (MLS) | MLS closings, 60 months |
|---|---|---|---|---|---|
| Smokehouse Bay Club | 148 | 1987 to 1988 | 14 buildings, 641 to 721 W Elkcam Cir | Low rise, 1 to 3 stories | 24 |
| Smokehouse Harbour | 62 | 1987 | 730 and 750 W Elkcam Cir | Mid rise, 4 to 7 stories (some units labelled low rise) | 14 |
| Esplanade I and II | 71 (22 plus 49) | 2003 to 2004 | 720, 740 and 760 N Collier Blvd | Mid rise, 4 to 7 stories | 18 |
| The Village at Smokehouse Bay | 52 | see note | 840 to 860 Elkhorn Ct | Low rise, 1 to 3 stories | 3 |
| Bayfront Place | 18 | 2002 | 790 and 794 W Elkcam Cir | Low rise and mid rise | 3 |
| Bayfront single-family homes | 54 homes, 4 vacant parcels | median 2017 | Century, Cameo, Hull and Solana Ct | Single family | 8 |
Note: the county roll gives a year-built range of 1987 to 2025 across all 409 parcels in the district; a building-level year for The Village at Smokehouse Bay was not separated in the file we used, so we do not print one. The MLS heated-area range across the condominiums runs from 711 sq ft to 5,211 sq ft, and the county roll’s median heated area for every parcel in the district is 990 sq ft.
Smokehouse Bay Club is the largest association on the bay, with 148 units in 14 low-rise buildings along West Elkcam Circle (641, 645, 649, 651, 661, 671, 676, 681, 682, 688, 691, 694, 711 and 721). The county roll gives a heated-area range of 711 to 944 sq ft with a median of 804 sq ft, so almost every unit is a compact two-bedroom, two-bath plan. City GIS records all 14 buildings at two stories, so Florida’s milestone inspection rule does not apply here. Its association, Smokehouse Bay Club, Inc. (Florida document N16431), is managed by Resort Management according to state records. No association website or posted declaration was found, so its lease, pet and dock rules are not public; a buyer gets them in the resale document package. In the 24 months to 2026-10-07 it recorded 11 MLS closings at a median of $410,000.
A dedicated Smokehouse Bay Club sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
Smokehouse Harbour is a 62-unit, 1987 condominium at 730 and 750 West Elkcam Circle, built around a courtyard so that every unit looks toward Smokehouse Bay, according to the association’s own website. The association lists a heated pool, a boat and fishing dock, a community room, owner storage units, covered parking, a bike room and dual elevators, and calls the location walking distance to the Esplanade shops, restaurants and marina. Most units are a 990 sq ft two-bedroom plan; the county roll shows larger units up to 1,475 sq ft. Its published rules set a minimum lease of 30 days (28 or 29 days allowed in February), require board approval of every lease with an application filed with the management company at least 14 days before occupancy, and state that no pets of any kind are allowed on the property. City GIS shows three four-story wings, and the building’s 2024 milestone Phase 1 inspection called for Phase 2 (details in the milestone section below). No master association ties Smokehouse Harbour to Smokehouse Bay Club or The Village at Smokehouse Bay; Smokehouse Bay is the name of the water and the neighbourhood, not a governing body. In the 36 months to 2026-10-07 it recorded 11 MLS closings at a median of $525,000.
A dedicated Smokehouse Harbour sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
The Esplanade is the residential half of the Esplanade Shoppes, Residences and Marina at 720, 740 and 760 North Collier Boulevard, built in 2003 and 2004 above and beside nearly 50,000 square feet of shops, restaurants and offices on Smokehouse Bay. Its 71 condominium units are split between two associations: Esplanade I (22 units, 720 North Collier Boulevard) and Esplanade II (49 units, 740 and 760 North Collier Boulevard). The county roll gives heated areas from 1,368 to 3,705 sq ft with a median of 2,211 sq ft, and the shopping center’s owner describes two levels of covered parking. The residential associations have no public website, so their rules, pet policies and slip rights come with the resale documents. Over 60 months the Esplanade recorded 18 MLS closings at a median of $1,350,000.
A dedicated The Esplanade sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
The Village at Smokehouse Bay is a 52-unit low-rise condominium on Elkhorn Court (its buildings include 840, 850, 855 and 860), registered with DBPR as project PR1P020280. Its association is The Village at Smokehouse Bay, Inc. (Florida document N26319, active). Units in our MLS file are 787 to 843 sq ft two-bedroom, two-bath plans, and its three closings in 60 months ran from $325,000 to $370,000, the lowest prices on the bay. MLS listings show an $833 monthly assessment in 2025. Note that some of this building’s listings may be filed in the MLS under the Smokehouse Bay Club name, which is one reason its closing count looks small.
Bayfront Place is an 18-unit condominium at 790 and 794 West Elkcam Circle, built in 2002 according to the county roll and governed by Bayfront Place Condominium Association, Inc. (Florida document N02000001385). The units in our MLS file are 1,660 to 1,800 sq ft three-bedroom plans. Its three closings in 60 months were $1,540,000 (2023), $780,000 (2025) and $1,175,000 (2025), and its listing-entered assessment was $4,806 per quarter in 2025.
Century Court, Cameo Court, Hull Court and Solana Court are short cul-de-sacs whose lots back onto Smokehouse Bay or the canals that feed it. The county roll counts 54 single-family homes and 4 vacant parcels here, with a median lot of about 0.28 acre and a median heated area of 2,997 sq ft; agent research computed 29 canal-front, 23 bay-front and 0 Gulf-front homes. There is no homeowners association on the county record for these streets. Eight MLS sales in 60 months ran from $2,500,000 to $5,700,000.
Agent research for this guide grouped twelve smaller condominium buildings with Smokehouse Bay, ten of them on West Elkcam Circle. They are not counted in the headline statistics above. The table uses the county roll for units, year and address and the Southwest Florida MLS for closings under each building’s own name in the 60 months to 2026-10-07; a zero can mean a building’s sales are tagged under a generic name, not that it never sells.
| Building (county name) | Units | Year built | First address | MLS closings, 60 months |
|---|---|---|---|---|
| Bayside Club Condominium | 33 | 1981 | 838 W Elkcam Cir | 12 |
| Villa Del Mare of Marco Island | 20 | 1990 | 816 W Elkcam Cir | 7 |
| Dockside Condominium of Marco Island | 28 | 1985 | 848 W Elkcam Cir | 6 |
| Sand Dollar Villas | 25 | 1987 | 731 W Elkcam Cir | 6 |
| Westview on the Bay | 20 | 1988 | 710 W Elkcam Cir | 6 |
| Court of Palms | 24 | 1987 | 781 W Elkcam Cir | 5 |
| Paradise Village | 18 | 1988 | 825 W Elkcam Cir | 5 |
| The Adriatic | 17 | 1985 | 835 W Elkcam Cir | 4 |
| Sand Star Villas | 21 | 1988 | 761 W Elkcam Cir | 4 |
| Sunset Cove Resort and Suites (interval ownership) | 38 | 2005 | 571 W Elkcam Cir | 3 |
| The Electric Light Building | 8 | 1983 | 812 E Elkcam Cir | 0 |
| Windward of Marco Island | 7 | 2020 | 921 Windward Dr | 0 |
Bayside Club is the oldest building in the table, a 33-unit 1981 condominium at 838 West Elkcam Circle, and with 12 MLS closings in 60 months it is the most active of the smaller buildings. Its rules and fees were not published online.
Dockside Condominium of Marco Island (28 units, 1985, 848 West Elkcam Circle) and Villa Del Mare of Marco Island (20 units, 1990, 816 West Elkcam Circle) sit on the western arm of the circle. DBPR lists Dockside as a 28-unit registered condominium. Neither has public rules online.
Westview on the Bay (20 units, 1988, 710 West Elkcam Circle) and Sand Dollar Villas (25 units, 1987, 731 West Elkcam Circle) sit between Smokehouse Bay Club and Smokehouse Harbour. DBPR lists Westview on the Bay with 20 units.
Court of Palms (24 units, 1987), Paradise Village (18 units, 1988), The Adriatic (17 units, 1985) and Sand Star Villas (21 units, 1988) round out the circle. A Sand Star Villas two-bedroom at 761 West Elkcam Circle closed for $390,000 in June 2024 with a listing-entered fee of $725 per month.
Sunset Cove Resort and Suites is recorded as an interval-ownership (timeshare) condominium of 38 units built in 2005 at 571 West Elkcam Circle, which is a different product from a whole-ownership condo. The Electric Light Building (8 units, 1983) is on East Elkcam Circle and Windward of Marco Island (7 units, 2020) is on Windward Drive; both are small and rarely trade.
You can keep a boat at Smokehouse Bay, but how depends on the building: the Esplanade Marina rents 77 floating concrete slips on four piers, Smokehouse Harbour leases dock space to its own owners, the bayfront single-family homes build private docks under the City code, and several other buildings have no published dock at all. Every route to open water runs through Collier Bay and the Marco River.
The Esplanade Marina sits at the corner of North Collier Boulevard and West Elkcam Circle, at 760 North Collier Boulevard, Suite 106. Its website lists four piers (A, B, C and D) with 77 floating concrete slips and monitors VHF channel 16 for hails and channel 11 as its working channel. The marina publishes a hurricane plan but no slip sizes, rates or lease terms; those come from the marina office. The 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, with the marina on the east side of the bay at 25 degrees 57.286 minutes north, 81 degrees 43.775 minutes west. Esplanade Marina Association, Inc. is a separate Florida corporation from the two residential associations, and whether an Esplanade residence carries a slip right is not stated in any public record we read.
Smokehouse Harbour advertises direct Gulf access and a boat and fishing dock. Its published rules require every boat to be registered and approved by the board, give owners priority over renters when space is short, need board approval for any boat longer than 25 feet, allow one dock space per unit unless the board approves more, refer to owners’ dock leases, and do not allow boat lifts of any kind. The number of slips is not published.
A bayfront homeowner builds under Chapter 54 of the Marco Island Code. On waterways 100 feet wide or wider, a dock plus the moored boat may protrude at most 30 feet and no more than 25 percent of the platted waterway width; on narrower waterways the limit is 20 percent. Side setbacks are 15 percent of the seawall length, at least 7.5 feet and at most 15 feet. New boathouses are not allowed, and renting dock space in a residential district is prohibited. Seawall rules sit in Chapter 6 of the Code: a failed seawall needs a permit application within 60 days of notice, and a new wall built in front of an old one may extend at most 18 inches.
From Smokehouse Bay a boat runs out through Collier Bay to the Marco River and then north to Capri Pass or south and east along the Big Marco 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. Florida’s manatee protection rule 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, so the first part of every trip from the bay is slow. The Jolley Bridge on Collier Boulevard is a fixed span with 55 feet of clearance per the Coast Pilot; whether a given route from the bay passes under it depends on the destination and is not stated in any primary source we read.
The closest public ramps are off the bay. Collier County’s Caxambas Park ramp at 909 Collier Court on the south end reopened on 2025-02-15 after Hurricane Ian damage, and fuel service there resumed on 2025-11-15 (daily 7:30 a.m. to 3:00 p.m., card only). The Collier Boulevard Boating Park just north of the bridge reopened on 2025-08-13 after a $1.2 million rebuild with two launch lanes; launch and parking are $10 each, with parking free for holders of a Collier County resident beach parking permit.
The Esplanade on Marco Island is a waterfront mixed-use village at 760 North Collier Boulevard on Smokehouse Bay that combines shops, restaurants and offices, 71 condominium residences in two associations, and the 77-slip Esplanade Marina. Its owner describes it as a coastal Italian-style village with more than 1,100 feet of frontage on the bay and nearly 50,000 square feet of retail and office space, reachable by car or boat.
The Esplanade Shoppes are owned and managed by Continental Realty Corporation, according to the shopping center’s website, which groups its tenants into shopping, dining, services, events and the marina. Tenant names change, so this guide does not list them; the center’s directory is the current source. For a buyer, the practical point is that a resident of Smokehouse Harbour, Smokehouse Bay Club or the Esplanade itself can walk to dinner on the water, and a boater can tie up at the marina for a meal.
Two full grocery stores serve the district within about a mile by road. The Winn-Dixie at Marco Island Marketplace, 625 North Collier Boulevard, is about 0.3 road miles from 740 North Collier Boulevard, and the Publix at Marco Town Center, 1089 North Collier Boulevard, is about 0.8 road miles from 740 North Collier Boulevard and 0.7 road miles from 730 West Elkcam Circle. Both are open daily from 7 a.m. Distances are our routing estimates (OpenStreetMap geocodes, OSRM router, free-flow), not published figures.
Walkable waterfront retail is scarce on Marco Island, which is mostly single-family canal streets. Being able to walk to the Esplanade is one of the reasons Smokehouse Harbour’s association lists it as an amenity, and it supports demand for seasonal and annual rentals in buildings that allow them.
Smokehouse Bay is about 1.3 road miles from Tigertail Beach Park when measured from the Esplanade, about 2 road miles from City Hall and the NCH urgent care center, and about 49 road miles from Southwest Florida International Airport. These are our routing estimates at free-flow speeds; in-season traffic is slower.
| From 740 N Collier Blvd (Esplanade) to | Road miles (est.) | Minutes (est., free flow) |
|---|---|---|
| Winn-Dixie, 625 N Collier Blvd | 0.3 | 1 |
| Publix, 1089 N Collier Blvd | 0.8 | 2 |
| Tigertail Beach Park | 1.3 | 5 |
| Marco Island Marina, 1402 N Collier Blvd | 1.7 | 5 |
| NCH Marco Island urgent care, 40 S Heathwood Dr | 2.0 | 4 |
| City Hall, 50 Bald Eagle Dr | 2.0 | 5 |
| Tommie Barfield Elementary, 101 Kirkwood St | 2.1 | 5 |
| South Marco Beach access, Swallow Ave | 3.1 | 8 |
| Caxambas Park boat ramp, 909 Collier Ct | 3.6 | 9 |
| Marco Island Academy, 2255 San Marco Rd | 4.6 | 10 |
| Marco Island Executive Airport | 6.0 | 16 |
| Physicians Regional, 8300 Collier Blvd, Naples (emergency department) | 12.2 | 21 |
| Fifth Avenue South, Naples | 17.1 | 30 |
| NCH Baker Hospital, Naples | 18.1 | 33 |
| Southwest Florida International Airport (RSW) | 48.7 | 67 |
Method: destinations geocoded with the U.S. Census Bureau geocoder (street addresses) or OpenStreetMap Nominatim (parks, the airport, the beach access), routes from the OSRM public router on 2026-10-21, rounded. From 730 West Elkcam Circle the figures are within about half a mile of these; for example Tigertail Beach Park is about 1.8 road miles and 7 minutes.
Tigertail Beach Park is a Collier County park on Hernando Drive with a parking fee for non-permit holders, boardwalks, restrooms, rentals and a cafe, according to the City and County beach pages; its permanent central restrooms have been closed since Hurricane Ian, Coastal Breeze News reported in August 2026. South Marco Beach is a county access on South Collier Boulevard with a lot on Swallow Avenue. Residents’ Beach and Sarazen Park are private beach clubs of the Marco Island Civic Association, open to members who own improved property on the island or rent for at least a year; short-term renters are not eligible. Collier County residents can get a free county beach parking sticker at the public library at 210 South Heathwood Drive.
Smokehouse Bay has been through four hurricanes that brought surge to Marco Island since 2017: Irma (landfall near Marco Island in 2017), Ian (2022), Helene and Milton (both 2024). The National Hurricane Center put Ian’s maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a 4.7 foot high-water mark on Marco Island, and the bay’s low ground elevation means surge is the main risk here.
The National Hurricane Center’s report says Irma made its final landfall near Marco Island at 3:30 p.m. EDT on 10 September 2017 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 reported a 113 knot gust, and the USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88. Inundation was 3 to 5 feet above ground from Marco Island north to Fort Myers, because the island sat on the weaker side of the eye.
Ian came ashore at Cayo Costa, well north of Marco Island, but pushed 4 to 6 feet of water above ground from Marco Island through Everglades City. The USGS Marco Island sensor recorded a storm tide of 7.38 feet NAVD88, and the highest Marco Island high-water mark was 4.71 feet above ground (6.99 feet NAVD88). The National Weather Service estimated Marco Island damage at about $256 million. Collier County as a whole had 33 buildings destroyed and more than 3,500 with major damage. No building-specific Ian damage report was published for any Smokehouse Bay association.
Helene, which made landfall in the Big Bend, still produced 2 to 4 feet of inundation in Naples, Marco Island and Everglades City. Milton, which came ashore on Siesta Key, produced 3 to 5 feet above ground from Bonita Beach through Marco Island, according to the National Hurricane Center; local officials estimated about 2 feet on the island itself, and the two figures are not reconciled.
The ground at the tested Smokehouse Bay addresses is low. USGS 3DEP elevation points read 4.5 to 5.4 feet NAVD88 at the West Elkcam Circle buildings and 5.4 to 15.0 feet at the Esplanade’s three addresses. Ian’s 6.99 foot NAVD88 high-water mark on the island sits above every West Elkcam Circle reading. That does not mean a building flooded (lobbies, garages and ground-floor units sit at different heights), but it explains why ground-floor and garage-level units and their contents carry more surge risk than upper floors, and why flood coverage is worth pricing for every unit in the district.
Smokehouse Bay is in FEMA flood Zone AE. All 14 addresses we tested across the district against the FEMA National Flood Hazard Layer read Zone AE (coastal floodplain), with a static base flood elevation of 8 or 9 feet NAVD88, all on Collier County FIRM panel 12021C0828J, effective 2024-02-08. None of the points screened for it sat in a Coastal Barrier Resources System unit, and the West Elkcam Circle and Esplanade points screened for evacuation zone read Collier County zone A on the state’s hosted map.
| Address tested | Building | FEMA zone | Base flood elevation (ft NAVD88) | Ground at point (ft NAVD88, USGS 3DEP) |
|---|---|---|---|---|
| 651 W Elkcam Cir | Smokehouse Bay Club | AE | 9 | 5.4 |
| 691 W Elkcam Cir | Smokehouse Bay Club | AE | 9 | 4.5 |
| 711 W Elkcam Cir | Smokehouse Bay Club | AE | 9 | 4.9 |
| 730 W Elkcam Cir | Smokehouse Harbour | AE | 9 | 5.1 |
| 750 W Elkcam Cir | Smokehouse Harbour | AE | 9 | 5.3 |
| 794 W Elkcam Cir | Bayfront Place | AE | 9 | not measured |
| 850 Elkhorn Ct | The Village at Smokehouse Bay | AE | 8 | not measured |
| 720 N Collier Blvd | Esplanade I | AE | 8 | 15.0 |
| 740 N Collier Blvd | Esplanade II | AE | 8 | 8.6 |
| 760 N Collier Blvd | Esplanade II | AE | 8 | 5.4 |
| 650 Century Ct | Single family | AE | 8 | not measured |
| 691 Cameo Ct | Single family | AE | 9 | not measured |
| 683 Solana Ct | Single family | AE | 9 | not measured |
| 720 Hull Ct | Single family | AE | 9 | not measured |
Method: addresses geocoded with the U.S. Census Bureau geocoder and queried against the FEMA National Flood Hazard Layer (layer 28 flood hazard zones, layer 3 FIRM panels). The first eight rows were run on 2026-10-07 for the Marco Island research pack; the bayfront court, Elkhorn Court and 794 West Elkcam Circle rows were run on 2026-10-21. Zones AE 8, AE 9 and AE 10 are all mapped within 150 metres of the West Elkcam Circle points, and a small Zone X area lies within 150 metres of the Esplanade. A geocoded point can fall in the street, not on the building, so this is a map indication, not a flood determination; an Elevation Certificate settles a specific building.
Zone AE is a special flood hazard area with a mapped 1 percent annual chance flood and a published base flood elevation. Citizens Property Insurance has required flood coverage at issuance on new personal lines residential policies in a special flood hazard area since 1 April 2023, with policies written on a condominium unit-owners form exempt. For new construction or a substantial improvement (50 percent of market value, counted cumulatively over 12 months under the City code), the City requires the lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road, so a rebuilt bayfront home here needs its lowest floor at 9 or 10 feet NAVD88 at minimum.
The City of Marco Island is NFIP community 120426 and is a Community Rating System Class 5 community, effective 1 October 2023, according to FEMA’s CRS Eligible Communities list effective October 1, 2026. Class 5 gives NFIP policies in the special flood hazard area a 25 percent premium discount (10 percent outside it). NFIP premiums for most existing policyholders cannot rise more than 18 to 25 percent a year, and a buyer may be able to assume the seller’s NFIP policy.
Smokehouse Bay condos in buildings of three or more habitable stories fall under Florida’s milestone inspection law and its structural integrity reserve study (SIRS) law. City of Marco Island permit records, read on 2026-10-22, show where each main building stands. Smokehouse Bay Club and The Village at Smokehouse Bay are two-story complexes, so no milestone inspection is required. Smokehouse Harbour completed its Phase 1 inspection in 2024 and the engineer called for Phase 2, which is not closed in the public record. The City sent milestone notices to Esplanade I and Esplanade II in 2024, and no inspection report is on file for either.
Section 553.899 of the Florida Statutes requires a milestone inspection of every condominium or cooperative building three habitable stories or taller by 31 December of the year it reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after. A building that reached 30 before 1 July 2022 had until 31 December 2024. A local building department may move the trigger to 25 years where conditions such as salt-water proximity warrant it. Phase one is a visual inspection; phase two, with possible destructive testing, follows only if phase one finds substantial structural deterioration. The association must give every owner the inspector’s summary within 45 days of receiving the report.
| Building | Year built (county roll) | Stories (City GIS) | City milestone record, as of 2026-10-22 | Notes |
|---|---|---|---|---|
| Smokehouse Bay Club | 1987 to 1988 | 2 (14 buildings) | No milestone case | Not required: the law applies at three habitable stories or more |
| The Village at Smokehouse Bay | not separated on the roll | 2 | No milestone case | Not required for the same reason |
| Smokehouse Harbour | 1987 | 4 (three wings) | Project PR-000026-2024: Phase 1 case MS1-24-04480 closed 1 October 2024 with “Phase 2 required”; no Phase 2 case on file | Phase 1 report (Universal Engineering Sciences, 17 May 2024) noted expansion joint, garage column, walkway and unit 405 balcony issues and one unsafe item: a loose, broken guardrail connection on the fourth-floor walkway, to be replaced immediately |
| Esplanade I | 2004 | 5 at 720 N Collier Blvd | Project PR-000053-2024: Phase 1 notice sent; no report on file | Not a pass; the portal does not show whether the inspection is not yet due or late |
| Esplanade II | 2003 | 4 at 740 and 760 N Collier Blvd | Project PR-000054-2024: Phase 1 notice sent; no report on file | Same as Esplanade I |
| Bayfront Place | 2002 | low rise and mid rise (MLS label) | No milestone record found in our research | Ask the association |
Status comes from the City of Marco Island’s Civic Access permit portal (Tyler EnerGov). At Smokehouse Harbour, a concrete restoration permit described as work “from milestone Phase 1 findings” (COMM-24-06943, $43,500) was completed on 12 October 2025; the record we read does not say whether it covered the guardrail item or stands in for the Phase 2 work, so ask the association for the Phase 2 report and the repair close-out. Whether the City adopted the 25-year option is not confirmed in the records we read.
Section 718.112(2)(g) requires a residential condominium association to complete a structural integrity reserve study at least every 10 years for each building three habitable stories or higher. Associations existing on or before 1 July 2022 had to complete theirs by 31 December 2025, or by 31 December 2026 if done together with a milestone inspection due by then. The study covers 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 those systems. For budgets adopted on or after 31 December 2024, an association required to have a SIRS may not waive or reduce the reserves for those items. DBPR publishes two databases of submitted studies; a buyer should check them and ask the association for its study and current reserve schedule.
Before you sign, ask for the building’s milestone inspection summary (if the building is three stories or taller), its most recent SIRS, the current budget and reserve schedule, the last two years of board minutes, any special assessment notice, the insurance declarations page for the master policy, and the dock lease or slip agreement if a dock comes with the unit. Asking for them by name avoids surprises.
You can rent out a condo at Smokehouse Bay only within your building’s own rules, because the City of Marco Island has no enforceable vacation rental ordinance and state law bars new local limits on rental duration. Smokehouse Harbour, the one main building with published rules, sets a 30-day minimum lease and requires board approval; the other associations’ minimums come with their resale documents.
Marco Island voters backed a short-term rental registration program in August 2022 and the City Council adopted it in December 2022 as Ordinance 22-08. In October 2023 the Council adopted Resolution 23-54 declaring the ordinance null and void from the start, after a change in state law (Senate Bill 250, Chapter 2023-304, Laws of Florida) preempted it. No City rental registration program exists today. The City’s code now shows the section as reserved. Section 509.032(7)(b) of the Florida Statutes bars local governments from banning vacation rentals or regulating their duration or frequency, except under rules adopted on or before 1 June 2011.
Because the City sets no minimum, the condominium declaration and rules do. Smokehouse Harbour’s published rules bar leases under 30 days (with a 28 or 29 day exception for February), require a seasonal or annual lease application at least 14 days before occupancy, require board approval of every lease, refuse approval to owners in arrears, and allow no pets. For Smokehouse Bay Club, The Village at Smokehouse Bay, Bayfront Place and the two Esplanade associations, no public rules were found; the buyer’s route is the resale package from the management company.
Rentals of six months or less carry Florida’s 6 percent state sales tax plus Collier County’s tourist development tax, collected by the Collier County Tax Collector.
The insurance and disclosure rules that apply at Smokehouse Bay are Florida’s: a seller must give a written flood disclosure before the contract is signed, Citizens Property Insurance now requires flood coverage on most single-family policies, and wind mitigation features earn premium credits under state law.
Since 1 October 2024 Section 689.302 has required a seller of residential real property to give the buyer a flood disclosure at or before signing. Since 1 October 2025 the form asks whether the seller knows of flooding that damaged the property during their ownership, whether they filed a flood insurance claim (including with the National Flood Insurance Program), and whether they received flood assistance, including from FEMA. On a bay where Ian’s high-water mark exceeded street-level ground, buyers read this form closely.
Citizens requires flood insurance as a condition of coverage on personal lines residential policies on a phase-in by dwelling replacement cost: $600,000 and up from 1 January 2024, $500,000 and up from 1 January 2025, $400,000 and up from 1 January 2026, and every other personal lines residential policy from 1 January 2027. Policies written on a condominium unit-owners form are exempt, so a Citizens HO-6 on a Smokehouse Bay condo does not trigger the rule; a Citizens policy on a bayfront single-family home does.
Florida law requires insurers to offer actuarially reasonable discounts for proven wind-loss features such as roof-to-wall connections, roof covering and opening protection, documented on the state’s uniform mitigation verification inspection form. For condominium unit owners, the building’s features are documented at the association level; ask whether the association has current wind mitigation reports. Courtyard Towers on the south end, for example, posts its building reports publicly, which shows what a well-documented association provides.
The state’s My Safe Florida Home program offers free wind mitigation inspections and matching grants of up to $10,000 for eligible homesteaded single-family and low-rise attached homes built before 2008 with an insured value of $700,000 or less, subject to annual legislative funding. Most Smokehouse Bay condominium units fall outside its standard eligibility; some bayfront single-family homes may qualify.
Smokehouse Bay is served by Tommie Barfield Elementary on Marco Island, and the Collier County Public Schools attendance maps place Marco Island in the Manatee Middle School and Lely High School zones; families can also apply to the island’s two charter schools, Marco Island Charter Middle and Marco Island Academy. All three Marco Island schools earned an A from the Florida Department of Education for 2025-26.
| School | Address | Road miles from 740 N Collier Blvd (est.) | Florida grades, 2021-22 to 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary (district) | 101 Kirkwood St | 2.1 | A, A, A, A, A |
| Marco Island Charter Middle (charter) | 1401 Trinidad Ave | 2.0 | A, A, A, A, A |
| Marco Island Academy (charter high) | 2255 San Marco Rd | 4.6 | B, A, A, A, A |
| Manatee Middle School (zoned, off island) | Naples | not measured | B, B, B, A, A |
| Lely High School (zoned, off island) | Naples | not measured | C, B, B, A, B |
Grades come from the Collier County Public Schools 2026 Accountability Brief. The zone reading for middle and high school is from the district’s county-scale boundary maps; confirm the zone for a specific address with the district’s interactive zoning tool, because MLS school fields are set by ZIP code and can be wrong.
The nearest hospital emergency department to Smokehouse Bay is Physicians Regional Medical Center on Collier Boulevard in Naples, about 12 road miles and 21 minutes from the Esplanade at free-flow speeds. On the island, NCH’s Marco Island urgent care center at 40 South Heathwood Drive, about 2 road miles away, is open daily from 8 a.m. to 7:30 p.m. with CT and X-ray, but it is not an emergency department.
NCH’s Marco Health Center directory lists family and internal medicine, laboratory, cardiac and pulmonary rehabilitation and outpatient therapy at the Heathwood Drive campus, with cardiology at 41 South Heathwood Drive. NCH Baker Hospital in downtown Naples is about 18 road miles and 33 minutes from the Esplanade by our estimate.
The changes around Smokehouse Bay that a buyer or seller should know about are city-wide: a $23 million general obligation bond approved by one vote in August 2026 for bridge replacement and road paving, a steady rebuild of single-family homes, and Florida’s ongoing condominium safety rules. None of them is specific to a single Smokehouse Bay building.
Marco Island voters approved a $23 million general obligation bond at the 18 August 2026 primary by 2,259 votes to 2,258, and the Collier County Canvassing Board certified the result on 26 August 2026, WGCU reported. It funds the replacement of the Caxambas and Goldenrod bridges, repair of three other bridges and about 30 miles of paving, repaid over up to 20 years, at about $60 a year for an average homeowner by the outlet’s estimate. The debt-service millage on future bills is not yet published.
The City’s operating millage rose from 1.2400 to 1.2670 for tax year 2025, and a tentative 1.2670 was set for fiscal 2027 according to a September 2026 meeting summary; the final adopted 2026 rate was not in a document we could read.
The county roll shows nine of the 54 bayfront single-family homes here built in 2023 or later, and the 720 Hull Court sale-and-relist described above is a live example of a lot trading as a smaller older home and returning to market as a much larger new one. City-wide, the City describes roughly 200 to 300 new homes a year.
Florida’s November 2026 ballot carries a proposed constitutional amendment (Amendment 3) that, if approved by 60 percent of voters, would raise the non-school homestead exemption to up to $150,000 from 2027 and $250,000 from 2028 and cut the annual cap on non-homestead assessed value increases from 10 percent to 5 percent for non-school levies, according to county property appraiser summaries. It would affect both homesteaded owners and seasonal owners at Smokehouse Bay if it passes.
The pros of living at Smokehouse Bay are walkable waterfront dining and groceries, boat access without owning a canal home, and some of the lowest entry prices on Marco Island; the cons are low ground elevation in a Zone AE flood area, rising condominium assessments, no beachfront, and rules that change from building to building with little published online.
Smokehouse Bay compares with other Marco Island areas as one of the island’s most affordable bayside condo districts with walkable retail; its natural rival for a buyer who wants water and a lock-and-leave home is Caxambas and the South End, while Olde Marco offers a similar walkable, bayside feel on the Marco River.
| Area (Southwest Florida MLS, 12 months to 2026-10-07) | Closings | Median sold | Median $ per sq ft | Median days on market | Median sale to list | Housing mix (Collier County roll) |
|---|---|---|---|---|---|---|
| Smokehouse Bay and the Esplanade | 16 | $532,500 | $520 | 35 | 94.4% | 351 condos, 54 single-family |
| Caxambas and the South End | 28 | $1,512,500 | $627 | 50.5 | 94.3% | 444 single-family, 178 condos |
| Olde Marco | 14 | $501,000 | $466 | 113 | 93.8% | 111 condos, 95 single-family |
| Tigertail | 33 records (32 distinct sales) | $2,100,000 | $773 | 46 | 93.4% | 607 single-family |
| Cape Marco | 43 | $2,300,000 | $847 | 77 | 94.8% | 682 condos |
Tigertail’s 12-month figures include 3 Sold Data Entry rows. Each area’s medians mix condominiums and single-family homes in different proportions, so the table compares districts, not like-for-like units. Smokehouse Bay has the shortest median days on market of the five; Olde Marco, with a smaller and older condo stock, has a slightly lower 12-month median price and price per square foot, and the other three trade well above both.
Smokehouse Bay and the Esplanade versus Caxambas and the South End comes down to product and price: Smokehouse Bay is a condo-led bayside district with a $532,500 12-month median, while Caxambas and the South End is mostly single-family waterfront at a $1,512,500 median, both on Southwest Florida MLS sales to 2026-10-07.
| Decision factor | Smokehouse Bay and the Esplanade | Caxambas and the South End |
|---|---|---|
| Where | North half of the island, on Smokehouse Bay off Collier Bay | South end, around Caxambas Pass and Roberts Bay |
| Main product | Two-bedroom condos in six associations, plus a few bayfront homes | Mostly single-family canal and bay homes, plus south-end condos |
| 12-month median (MLS, to 2026-10-07) | $532,500 (16 sales) | $1,512,500 (28 sales) |
| Median $ per sq ft | $520 | $627 |
| Walk to shops and dining | Yes: the Esplanade, Winn-Dixie and Publix within about a mile by road | Limited; a drive for groceries |
| Boating | Esplanade Marina (77 slips), Smokehouse Harbour owner docks, out through Collier Bay | Caxambas Park ramp and fuel at 909 Collier Court, close to Caxambas Pass |
| Nearest beach | Tigertail Beach Park, about 1.3 road miles | South Marco Beach access on South Collier Boulevard |
| FEMA zone at tested points | AE, base flood elevation 8 or 9 ft | AE, base flood elevation 9 or 10 ft, VE mapped nearby |
Who should choose which. Our rule of thumb for buyers, from Jesse and Marc (Top 1% Real Estate Agents Nationally Since 2008): Choose Smokehouse Bay and the Esplanade if you want a lock-and-leave condo at one of the island’s lowest district medians, a walk to dinner and groceries, and a slip or dock without a canal lot. Choose Caxambas and the South End if you want a single-family home on the water, the quickest run to the Gulf through Caxambas Pass, and you are buying at a higher price point.
Olde Marco is the other walkable, bayside part of the island, on the Marco River at the north end, with a smaller condo stock and a 12-month median of $501,000. Hideaway Beach is the island’s gated, Gulf-front club community. The Estates offer large-lot single-family waterfront at the south end, and the Gulf-front condo towers on Collier Boulevard trade beach access for higher prices and fees. For the bigger picture, see our Marco Island guide, our Collier County overview, our Naples vs Marco Island comparison and things to do in Collier County.
If you’re searching for the best Smokehouse Bay and the Esplanade listing agent, or thinking, ‘I need to sell my house in Smokehouse Bay and the Esplanade…’, start with a team that prices each building from its own sales record and knows which association documents buyers will ask for before they ask.
What we tracked in the last 12 months. In the 12 months to 2026-10-07, the Southwest Florida MLS recorded 16 closings at Smokehouse Bay and the Esplanade, a median sold price of $532,500, a median of 35 days on market and a median sale at 94.4 percent of the final list price, with $11,141,000 in total sold volume. Eight of those sales were at Smokehouse Harbour, four at the Esplanade, three at Smokehouse Bay Club and one at Bayfront Place.
How we sell here. We price your unit against its own building, not the island average; we gather the milestone summary, reserve study, budget and rules before the first showing so buyers and lenders get answers on day one; and we start the association approval the day the contract is signed.
Get your free Smokehouse Bay and the Esplanade home valuation, built from the same building-level MLS and county records used on this page.
(239) 898-6072, text or call. Confidential conversations welcome.
Sixteen, through the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $532,500.
The median was 35 days on market in the same 12 months, across all 16 sales.
The median sale closed at 94.4 percent of the final list price in the same 12 months; pricing to your building’s own sales is what keeps you near the top of that range.
In Collier County the buyer customarily pays the owner’s title policy; the contract controls.
Nothing. A valuation and a confidential conversation with Jesse are free.
Your local real estate experts for Smokehouse Bay and the Esplanade are Jesse McGreevy and Marc Comisar of McGreevy and Comisar with Domain Realty, a team with over 45 years of combined direct real estate experience across Southwest Florida’s island, bayside and Gulf-front markets.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These buyer questions about Smokehouse Bay and the Esplanade come from the searches and questions buyers bring to us; each answer points back to the evidence in this guide, and every figure carries the same window, source and as-of date used in the sections above.
Smokehouse Bay is a small enclosed bay on the north half of Marco Island and the condominium district built around it on West Elkcam Circle and North Collier Boulevard. It includes Smokehouse Bay Club, Smokehouse Harbour, The Village at Smokehouse Bay, Bayfront Place, the two Esplanade associations, a dozen smaller condos and four bayfront single-family courts.
The Esplanade is a waterfront mixed-use village at 760 North Collier Boulevard on Smokehouse Bay with shops, restaurants and offices, 71 condominium residences in two associations (Esplanade I and Esplanade II), and the 77-slip Esplanade Marina. It was built in 2003 and 2004.
No. Smokehouse Bay is not gated and has no master association. Each condominium has its own association and its own access arrangements, and the bayfront single-family courts are public streets.
In the 12 months to 2026-10-07 the district’s 16 MLS closings had a median of $532,500 and ranged from $340,000 to $1,400,000. Smokehouse Bay Club’s median over 24 months was $410,000 (11 sales), Smokehouse Harbour’s over 36 months was $525,000 (11 sales), and the Esplanade’s over 60 months was $1,350,000 (18 sales).
By recent sales, The Village at Smokehouse Bay and Smokehouse Bay Club are the lowest-priced buildings. The Village’s three MLS sales in 60 months were $325,000, $330,000 and $370,000; Smokehouse Bay Club’s three 12-month sales were $340,000, $395,000 and $410,000.
MLS listing-entered assessments in 2025 and 2026 were about $8,964 to $9,048 a year at Smokehouse Bay Club, $9,280 to $11,744 at Smokehouse Harbour, $9,996 at The Village at Smokehouse Bay, $19,224 at Bayfront Place, $16,200 to $16,800 at the Esplanade’s 740 and 760 buildings and $22,764 at Esplanade 720. These are listing entries, not association budgets.
No master association is registered over the district, so there is no master fee. One 2021 MLS listing entered an Esplanade fee in the master-HOA field, but the state records show only building-level associations.
Listing-entered assessments rose 33.0 percent at Smokehouse Bay Club ($6,804 to $9,048 a year) and 70.6 percent at Smokehouse Harbour ($6,784 to $11,572) between 2021-22 and 2026. Florida’s structural integrity reserve study law, which bars waiving reserves for covered items in budgets adopted from 31 December 2024, and rising coastal insurance costs are the two main forces.
Yes, depending on the building. The Esplanade Marina has 77 floating concrete slips on four piers, Smokehouse Harbour leases dock space to its owners (one per unit unless the board approves more, boats over 25 feet need approval, no lifts), and bayfront homeowners build private docks under the City code.
Yes. Boats leave Smokehouse Bay through Collier Bay to the Marco River and then to Capri Pass or along the Big Marco River. Collier Bay is a manatee idle-speed zone, and NOAA’s Coast Pilot advises local knowledge because channels shoal.
No. Smokehouse Harbour’s published rules state that boat lifts of any kind are not permitted.
No public record we read says so. The Esplanade Marina Association is a separate corporation from the two residential associations, so ask the seller and the marina whether a slip is owned, leased or available.
Zone AE. All 14 addresses we tested read Zone AE with a base flood elevation of 8 or 9 feet NAVD88 on FIRM panel 12021C0828J, effective 2024-02-08.
Your lender decides for a mortgage, and in Zone AE flood coverage is the norm to price. Citizens’ flood requirement does not apply to a policy written on a condominium unit-owners form, but it does apply to Citizens policies on single-family homes on a phase-in that reaches all such policies on 1 January 2027.
The National Hurricane Center put Ian’s inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a Marco Island high-water mark of 4.71 feet above ground (6.99 feet NAVD88). No association on the bay published a building-specific damage report.
No. Smokehouse Bay is bayside. Tigertail Beach Park is about 1.3 road miles from the Esplanade by our routing estimate, and South Marco Beach about 3.1 road miles.
Only within your building’s rules. The City of Marco Island’s rental registration ordinance was nullified in October 2023 and nothing replaced it, and state law bars new local limits on rental duration. Smokehouse Harbour’s rules set a 30-day minimum lease with board approval; other buildings’ minimums are in their resale documents.
It depends on the building. Smokehouse Harbour’s rules allow no pets of any kind. The other associations have not published their pet rules, so check the declaration and rules in the resale package.
On the county roll, Smokehouse Harbour was built in 1987, Smokehouse Bay Club in 1987 to 1988, Bayfront Place in 2002, Esplanade II in 2003 and Esplanade I in 2004. The smaller West Elkcam Circle buildings date from 1981 to 1990, with two later exceptions.
Smokehouse Harbour has: its 2024 Phase 1 inspection called for Phase 2 and flagged one unsafe guardrail connection on the fourth-floor walkway, a concrete repair permit from those findings was completed in October 2025, and no Phase 2 case was on file with the City as of 2026-10-22. The City sent milestone notices to Esplanade I and Esplanade II in 2024, with no report on file yet. Smokehouse Bay Club and The Village at Smokehouse Bay are two-story buildings, so the inspection is not required there. Ask each association for its inspection summary and its structural integrity reserve study.
The confirmed tax year 2025 millage for a City of Marco Island parcel is 8.9535 mills before the mosquito control levy. On a $522,500 taxable value that is $522,500 x 0.0089535 = $4,678.20 a year; the Property Appraiser’s taxable value is usually below a recent sale price.
Using the 12-month median price of $522,500 as a stand-in for taxable value, tax of $4,678.20 plus the $11,572 listing-entered assessment comes to $16,250.20 a year, or about $1,354.18 a month, before insurance and utilities.
Not in the condominiums, which date from 1981 to 2005 apart from a 7-unit 2020 building. The bayfront single-family lots are rebuilding: nine of the 54 homes were built in 2023 or later, and a Hull Court lot that sold in 2024 is now listed as a new 4,448 sq ft home. Our new construction guide covers island-wide options.
Very, by Marco Island standards. The Esplanade’s shops and restaurants are on the bay, the Winn-Dixie is about 0.3 road miles from the Esplanade and the Publix about 0.8 road miles.
Tommie Barfield Elementary on the island, with Manatee Middle and Lely High as the zoned middle and high schools per the district’s maps; Marco Island Charter Middle and Marco Island Academy are open by application. All three Marco Island schools earned an A for 2025-26. Confirm by address with the district’s zoning tool.
About 48.7 road miles and 67 minutes to Southwest Florida International Airport at free-flow speeds, and about 6 road miles to Marco Island Executive Airport, by our routing estimate.
State records name Resort Management for Smokehouse Bay Club and both Esplanade associations, and VOHLR Corporation (spelled Volhr on the association’s rules) for Smokehouse Harbour. Management for The Village at Smokehouse Bay and Bayfront Place was not read in the public records.
For a buyer who wants a lock-and-leave condo, walkable dining, boat access and a lower entry price than the Gulf-front towers, yes; for a buyer who needs a beach on the doorstep, minimal flood exposure or low fees, another part of the island may fit better. Our pros and cons section above lays out both sides.
Choose Smokehouse Bay for walkable retail, a marina and lower condo prices on the north half of the island; choose the Caxambas and South End area for the island’s south-end boating access and proximity to South Marco Beach. The comparison section above sets the two side by side.
Yes. The Esplanade has 71 condominium residences in two associations, Esplanade I at 720 North Collier Boulevard (22 units) and Esplanade II at 740 and 760 North Collier Boulevard (49 units), above and beside the shops and marina.
On the bay. The Esplanade Shoppes, Residences and Marina front Smokehouse Bay with more than 1,100 feet of waterfront, according to the shopping center’s owner, and the marina sits on the east side of the bay.
Florida’s manatee protection rule for Collier County makes all waters of Collier Bay and its associated waters south of the mouth of the Marco River and north of San Marco Road an idle-speed zone, channel included. Read the rule’s exact boundary lines before you rely on them for a specific spot.
No public ramp is on the bay itself. The nearest public ramps are Collier County’s Caxambas Park ramp at 909 Collier Court, about 3.6 road miles from the Esplanade, and the Collier Boulevard Boating Park just north of the Jolley Bridge.
Not for the structural items its reserve study covers. For budgets adopted on or after 31 December 2024, an association required to have a structural integrity reserve study may not vote to provide no reserves or reduced reserves for those items.
You are not required to have one, but local representation helps, because the building-by-building rules, unpublished association records and thin comparable sales here reward an agent who knows each building. Call Marc at (239) 287-5873, or read about how we represent buyers and our Marco Island buyer guide.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, unlike neighbouring Lee County; the signed contract controls on every sale.
These seller questions about Smokehouse Bay and the Esplanade are the ones owners ask us before they list; the answers use the same Southwest Florida MLS and Collier County figures as the market section, with the window, source and as-of date named each time.
It depends on the building, floor, view, size and renovation. As a starting point, the district’s 12-month MLS median to 2026-10-07 was $532,500 across 16 sales; Smokehouse Bay Club’s 24-month median was $410,000, Smokehouse Harbour’s 36-month median $525,000 and the Esplanade’s 60-month median $1,350,000. For your unit, get a free valuation or read our Marco Island home valuation guide.
Sixteen closed through the Southwest Florida MLS in the 12 months to 2026-10-07: eight at Smokehouse Harbour, four at the Esplanade, three at Smokehouse Bay Club and one at Bayfront Place.
The median was 35 days on market across the 16 sales in the 12 months to 2026-10-07, but the range ran from 3 days to 405 days. Pricing to the building’s own recent sales is what separates the two ends.
The median sale closed at 94.4 percent of the final list price in the 12 months to 2026-10-07 (16 sales). Six Esplanade sales in the 60-month window closed above their final list price, and one Bayfront Place sale in December 2025 closed at full price after 5 days.
The highest MLS sale in the 60 months to 2026-10-07 was $5,700,000 for a bayfront single-family home on Cameo Court in April 2024. Among condominiums, the highest was $2,300,000 for a 2,820 sq ft Esplanade residence in September 2023.
The median was $520 per living square foot across the 16 MLS sales in the 12 months to 2026-10-07. By building, our computation gives about $510 at Smokehouse Bay Club over 24 months, $516 at Smokehouse Harbour over 36 months and $627 at the Esplanade over 60 months.
The district’s median has stayed between $522,500 and $532,500 across the 12, 24 and 36-month windows, so values have held steady. With few sales a year, the right moment is when your unit is ready and priced to the building’s last sales; we can show you where the active competition sits today.
On 2026-10-07 the MLS showed four active and two pending listings in the district: a Smokehouse Harbour two-bedroom at $499,000, a Village at Smokehouse Bay two-bedroom at $399,000, an Esplanade four-bedroom at $2,999,000 and a Hull Court home at $7,150,000 active, plus a Smokehouse Bay Club unit at $424,900 and an Esplanade unit at $1,195,000 pending.
Building, floor plan and view. At Smokehouse Bay Club, two larger 944 to 1,001 sq ft units sold for $650,000 and $661,000 in 2025 while most of the building’s other 24-month sales ran from $340,000 to $497,500; at Smokehouse Harbour, the larger 1,185 and 1,385 sq ft units sold for $611,000 and $700,000 against about $520,000 for the 990 sq ft plan.
Buyers do weigh the monthly cost. Listing-entered assessments have risen 33.0 percent at Smokehouse Bay Club and 70.6 percent at Smokehouse Harbour since 2021-22. Showing a buyer the association’s reserve study and budget, and what the fee now funds, helps them see the increase as a building that is funded rather than one behind on repairs.
Disclose any assessment you know about; the association’s estoppel certificate, ordered for closing, states what is owed on the unit. If a special assessment is pending, we price and market the unit with it stated plainly.
Yes, buyers and their lenders ask for both. Have your association’s milestone summary (for buildings of three or more habitable stories) and the structural integrity reserve study ready; a building that has completed both, and funded the reserves, is easier to sell.
Yes. Since 1 October 2024 Florida law has required a seller of residential property to give a written flood disclosure at or before signing the contract, and since 1 October 2025 it asks about flooding during your ownership, flood claims and flood assistance.
The deed stamp tax is 70 cents per $100 of the price under Section 201.02 of the Florida Statutes, and the seller customarily pays it under the standard contract. On a $532,500 sale that is $532,500 x 0.007 = $3,727.50.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; in Lee County the seller usually does. The signed contract controls, so it is a negotiating point, not a law.
Yes. Smokehouse Harbour’s 30-day minimum and board approval suit owner-occupants and seasonal renters; a building with a longer minimum narrows the investor pool. We market each unit to the buyers its rules allow.
It removes pet owners from the pool, which is why we lead Smokehouse Harbour marketing with what the building does offer: elevators, covered parking, storage, the dock and the walk to the Esplanade.
Usually yes, subject to the lease and your association’s rules; the buyer takes the unit subject to the lease unless it is ended by agreement. We plan showings around the tenant and disclose the lease terms up front.
Smokehouse Harbour’s rules require its lease applications at least 14 days before occupancy; sale approval timing is set in each association’s documents. We start the buyer’s application as soon as the contract is signed so approval never holds up closing.
Your declaration, bylaws and rules, the current budget and reserve schedule, the milestone summary and structural integrity reserve study if your building has them, the master insurance declarations, your HO-6 and any flood policy, a recent wind mitigation report if one exists, your dock lease if any, and recent utility bills.
Usually only targeted work. The building-level gaps above show that buyers pay for larger plans and finished interiors, but a full remodel rarely returns its cost on a compact two-bedroom. We walk the unit with you and price both options before you spend.
As a waterfront home and as a lot. Eight MLS sales in 60 months ran from $2,500,000 to $5,700,000, and the Hull Court example shows builders buying older homes to rebuild. We price against both the finished-home and the rebuild buyer.
The Collier County roll shows 18 qualified recorded sales in the 12 months to 2026-08-24 at a median of $442,000, and 974 qualified sales on file across all years for these associations and streets.
The county counts only qualified recorded sales and its file ends on 2026-08-24, while the MLS covers listed sales to 2026-10-07. We show both, labelled, and price from the closest comparable sales in your own building.
Winter brings the most seasonal buyers to Marco Island, whose permanent population of about 16,500 rises to roughly 40,000 in peak season by the City’s own estimate. Listing ready for the first of the season gives the most buyer traffic, but a well-priced unit sells year-round.
Prices the unit against its building’s own sales, gathers the association documents buyers ask for, markets to the right buyer pool for the building’s rules, manages the association approval and the estoppel, and negotiates repairs and credits through to closing.
We believe it is Jesse McGreevy and Marc Comisar of McGreevy and Comisar with Domain Realty, Top 1% Real Estate Agents Nationally Since 2008: over 45 years of combined experience, more than $900 million in sales between the two of them, and the #5 real estate team in Florida (RealTrends 2026). Our comparison of Marco Island agents, linked near the top of this page, shows how we measure up.
Call Jesse direct at (239) 898-6072, text or call, or request a free valuation. Our Marco Island seller guide walks through the process step by step.
Yes. Confidential conversations are welcome; we never publicise a potential listing or contact your association without your go-ahead.
Yes. Many owners here are seasonal; we handle showings, association approvals and closing coordination remotely, with documents signed electronically or with a mobile notary where the closing agent allows.
Every source below was read for this guide or for the Marco Island research pack it draws on, between 2026-10-07 and 2026-10-21. Market data from the Southwest Florida MLS (Matrix) and the Collier County Property Appraiser data file dated 2026-08-29 are cited in the text as records, not links.
| Document | Publisher | Link |
|---|---|---|
| Smokehouse Harbour Rules and Regulations | Smokehouse Harbour Condominium, Inc. | |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | |
| Hurricane Irma Tropical Cyclone Report | National Hurricane Center | |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | |
| Hurricane Ian Post-Event Summary | National Weather Service Miami | |
| United States Coast Pilot 5, Chapter 4 (Marco Island waters) | NOAA Office of Coast Survey | |
| Florida Department of Revenue, Collier County 2025-26 levies | Florida Department of Revenue | |
| City of Marco Island FY2026 Adopted Budget | City of Marco Island | |
| Resolution 23-54, vacation rental ordinance | City of Marco Island | |
| Collier County Public Schools 2025-2026 grades | Collier County Public Schools |
Market data from Southwest Florida MLS, pulled 2026-10-07; Collier County Property Appraiser data file dated 2026-08-29. Brokered by Domain Realty.
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.
