Tigertail - South Seas

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

South Seas is a gated complex of four separate condominiums, 1,263 units in all, beside Tigertail Beach in the Tigertail area of Marco Island, Florida. Two associations own the four 19-level beachfront towers on Seaview Court, two own the mid-rise and garden buildings on the bay side, and a fifth corporation, the South Seas Club, runs the gate, the courts and a 132-slip marina for all four. It is the busiest condominium address on the island: 310 closings on the Southwest Florida MLS in the five years to 2026-10-07. Sellers and buyers comparing who should represent them here can start with our guide to the best real estate agents in Marco Island.

South Seas on Marco Island: What This Four-Condominium Beachfront Complex Is

South Seas is a 1,263-unit gated complex on Seaview Court at the north end of Marco Island’s Gulf beach, made up of four recorded condominiums (South Seas West, Northwest, East and North) built from 1979 to 1982, plus a master club. Every unit sold on the MLS in five years was a two-bedroom, two-bath flat of about 920 to 1,200 square feet as listing agents entered them.

The South Seas Club describes itself as a private, gated, beachside recreation club that acts as the master association for the four condominium associations, and says unit owners belong only to their own association, not to the Club (South Seas Club of Marco Island, about page). Everything else on this page is built from the Collier County roll, the state condominium register, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records, Florida statute text and the Club’s own published pages.

Where South Seas sits on Marco Island

South Seas fills the land between the Gulf beach and the tidal water the Club calls Clam Bay, at the north-west corner of Marco Island’s beachfront, where Seaview Court loops off North Collier Boulevard. The four towers stand on the Gulf beach row; the East and North buildings stand on the bay side, where the Club’s fitness center faces Clam Bay (South Seas Club home page). Tigertail Beach, the Collier County park at 480 Hernando Drive, is the next public beach to the north-west (Collier County Parks, Tigertail Beach Park). The nearest condominium neighbours on Seaview Court are Tradewinds, Sunset House and Admiralty House, all older and smaller towers.

South Seas at a glance

Data updated: October 2026.

Which “South Seas” this page is about

“South Seas” is also the name of a resort on Captiva Island in Lee County, and the Florida Division of Corporations lists THE SOUTH SEAS CLUB CONDOMINIUM ASSOCIATION, INC. (document 752631) for that Captiva property, which has no connection to Marco Island (Florida Division of Corporations). This page covers only the four Marco Island condominiums on Seaview Court in ZIP 34145, inside the City of Marco Island in Collier County, and their club, South Seas Club of Marco Island, Inc. (document 741181, principal address 595 Seaview Court). Listing agents also file South Seas units under the labels “South Seas”, “South Seas Club Condo” and, once in five years, “South Seas Plaza”; we matched all three to the county’s four condominium names by street address.

Why McGreevy and Comisar Are the Best Realtor for South Seas

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

Recent South Seas track record (12 months to 2026-10-07, Southwest Florida MLS): 50 South Seas resales total in the market · highest-priced South Seas sold: $950,000 · median sale-to-final-list ratio: 95.5 percent across the 48 marketed sales. In the last 12 months we tracked every one of those 50 South Seas closings, unit by unit and building by building, and the full list is on this page.

Honors and recognition:

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

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

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

Key Takeaways: South Seas on Marco Island

• South Seas is four recorded condominiums, 1,263 units, built 1979 to 1982, sharing one gate and one master club on Seaview Court (Collier County roll).
• It is the highest-volume condominium address on Marco Island: 310 MLS closings in the 60 months to 2026-10-07, and 50 in the last 12 months at a median of $622,500.
• The towers and the bay side are two different markets. In the last 12 months the 38 tower sales had a median of $727,500 and the 12 bay-side sales a median of $515,000.
• South Seas West (Towers 1 and 2) posted the highest 12-month median of the four condominiums, $772,500 on 12 sales; South Seas Northwest (Towers 3 and 4) was the busiest, 26 sales at a median of $684,500.
• Higher floors pay. Over 24 months, tower units on floors 13 to 19 sold at a median of $768,000, against $597,500 on floors 1 to 6.
• Listing agents entered annual condo fees of $12,000 to $23,684 on the 37 tower sales of the last 12 months (median $15,396), and about $11,560 to $12,384 on the bay side.
• 42 units were listed on 2026-10-07, about ten months of supply at the 12-month sales pace.
• The tower footprints map in FEMA zone AE with a base flood elevation of 9 to 10 feet; zone VE appears only on the beach portion of the tower parcels.
• In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the signed contract controls on every sale.

Table of Contents

Jump to any section of this South Seas guide:

• Living at South Seas as a Homebuyer: What Daily Life Looks Like
• What Did South Seas Condos Sell For in the Last 12 Months? Market Snapshot
• How Do the Four South Seas Condominiums Compare? The Per-Condominium Breakdown
• How Have South Seas Prices Moved Since 2021? Sales by Year
• Does a Higher Floor Sell for More in the South Seas Towers?
• What Is for Sale at South Seas Right Now, and How Does the Ask Compare?
• South Seas Floor Plans and Unit Sizes
• Who Created South Seas, and How Is Each Condominium Recorded?
• What Is the South Seas Club, and What Does It Cover?
• What Amenities Does South Seas Have?
• The 132 Boat Slips at South Seas: Classes, Rates and Rules
• Gate, Guests and Parking at South Seas
• What Are the Condo Fees at South Seas, and What Do They Cover?
• The Layered Costs of Owning at South Seas
• Declarations, Bylaws, Rules and Approvals at South Seas
• Can You Rent Your South Seas Condo? Short-Term and Annual Lease Rules
• Are Pets Allowed at South Seas?
• What Flood Zone Is South Seas In? Storm Posture and Flood Maps
• Hurricane History at the North End of Marco Beach
• Insuring a South Seas Condo: Master Policy, HO-6 and Flood
• Milestone Inspection and SIRS at South Seas: What 1979 to 1982 Buildings Owe
• Which Schools Serve South Seas?
• Permits, Zoning and City Rules That Touch South Seas
• Daily Logistics at South Seas: Beach, Groceries, Healthcare and Travel
• South Seas vs Tradewinds: Which Seaview Court Tower Fits You?
• Honest Pros and Cons of South Seas
• Thinking of Selling Your South Seas Home? List With the #1 Team in Southwest Florida Since 2012
• What Our Clients Say About McGreevy and Comisar
• Your Local Real Estate Experts for South Seas
• Frequently Asked Questions, Buyer Edition: South Seas on Marco Island
• Frequently Asked Questions, Seller Edition: Selling a South Seas Condo
• Downloadable Documents
• Sources and Authoritative References

Living at South Seas as a Homebuyer: What Daily Life Looks Like

South Seas suits a buyer who wants a two-bedroom Gulf condominium inside a gate, with tennis, pickleball and a boat slip available on the same property, at prices well under the island’s newer towers. It suits less well a buyer who wants three bedrooms, a large floor plan or a building built after 1982.

Who buys at South Seas

The sales record describes the buyer by what the property offers. Every one of the 310 MLS closings in five years was a two-bedroom, two-bath unit (Southwest Florida MLS, to 2026-10-07), and the county roll puts almost every unit between 964 and 1,112 heated square feet. The Club’s own pages are written for owners, renters and boaters at once: it runs renter registration and parking permits, and it leases slips only to owners and tenants with a valid lease (South Seas Club, renters page; South Seas Club, marine facilities). In our reading, that mix draws second-home owners who use the unit part of the year, owners who rent within their own association’s rules, and boaters who want a slip a short walk from the door.

The trade between a tower and the bay side

Inside the same gate, South Seas offers two products. The four towers sit on the Gulf beach row, and in the 12 months to 2026-10-07 their 38 sales had a median of $727,500 and $675 per square foot. The East and North buildings sit on the bay side, and their 12 sales had a median of $515,000 and $519 per square foot (Southwest Florida MLS). The bay side gives up the direct Gulf view and the beach a few steps from the lobby; it keeps the same gate, the same courts and the same marina, which sits on the bay side. The breakdown section below shows both sides building by building.

A first-hand view of the record

We tracked every South Seas closing on the Southwest Florida MLS for the five years to 2026-10-07, 310 in all, and read them against the 292 qualified recorded sales the Collier County roll data holds for the same 60 months to its 2026-08-24 cut-off. Three things stood out. First, the building is the price: the same two-bedroom plan sold at a median $222,500 higher in a tower than in a bay-side mid-rise over the last 12 months, and $170,001 higher over 60 months. Second, the floor is the second price: inside the towers, every six floors adds a step. Third, the fee is the swing factor: listing-entered fees in the towers more than doubled between 2021 and 2024 before easing, which is why we read every buyer the association’s current budget, not an old listing sheet.

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

South Seas recorded 50 closed sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $622,500 and a range of $480,000 to $950,000. Twelve months is the first of the 12, 24, 36 and 60 month windows to hold ten or more closings, so it leads every figure below.

Data updated: October 2026. All MLS figures are for the 12 months to 2026-10-07, Southwest Florida MLS, unless another window is named.

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

Two of the 50 sales were entered after closing and were not marketed through the MLS: unit 1106 at 260 Seaview Court ($865,000, 2026-03-27) and unit 803 at the same tower ($745,000, 2026-09-14). They count in the closing count, the median price, the range, the volume and the price per square foot, and they are left out of days on market and sale-to-list, which use the other 48.

South Seas across every window, to 2026-10-07

Source: Southwest Florida MLS, Closed including Sold Data Entry, ZIP 34145, pulled 2026-10-07. Days on market exclude the sales entered after closing (2 in 12 and 24 months, 3 in 36 months, 5 in 60 months).

Every South Seas closing, 12 months to 2026-10-07

We tracked every one of the 50 South Seas closings of the last 12 months, and they are listed below in date order. Unit numbers are as the listing agent entered them; “Garden” means a four-unit low-rise building on the bay side.

Source: Southwest Florida MLS, pulled 2026-10-07. Price per square foot is each sale price divided by the living area the listing agent entered.

The county record corroborates the MLS

The Collier County roll data dated 2026-08-29 holds every recorded deed the Property Appraiser graded as a qualified, arm’s-length sale. In the 12 months to the file’s 2026-08-24 cut-off it holds 37 qualified South Seas sales at a median of $599,000, from $480,000 to $935,000; over 60 months to the same date it holds 292 at a median of $690,000. The county figure trails the MLS figure because the county window ends six weeks earlier and because a deed is recorded only after closing; the 60-month medians sit $2,500 apart ($690,000 county, $692,500 MLS). The county records the deed consideration, and the MLS records the reported closing price.

How to read the 95.5 percent sale-to-list figure

The median marketed South Seas sale closed at 95.5 percent of its final asking price in the last 12 months, and only 4 of the 48 marketed sales closed at or above the final ask. In plain terms, a buyer here usually negotiated about four to five percent off the last list price, and the listing that sold fastest was one priced against recent sales in the same building on the same floor band. Twelve of the 48 marketed sales went under contract within 30 days; 16 took more than 180 days and 6 took more than a year.

Thinking of buying or selling at South Seas? Talk to us first

South Seas is a 1,263-unit gated beachfront complex in the Tigertail area of Marco Island, with a 12-month median sale of $622,500 across 50 closings (Southwest Florida MLS, to 2026-10-07). McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or book a buyer consultation.

How Do the Four South Seas Condominiums Compare? The Per-Condominium Breakdown

South Seas is not one condominium but four, each with its own declaration, board, budget and rules: South Seas West owns Towers 1 and 2, South Seas Northwest owns Towers 3 and 4, and South Seas East and South Seas North own the bay-side mid-rise and garden buildings. The four differ in units, age and price, so a South Seas valuation starts with which condominium the unit is in.

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

The four recorded condominiums, unit by unit

Sources: Collier County roll data (unit parcels, addresses, years built, heated area), the Florida Department of Business and Professional Regulation condominium register (DBPR condominium public records) and the Florida Division of Corporations (Sunbiz entity search). The county roll codes one South Seas West parcel at 260 Seaview Court with a year built of 1910, which is a record error; every other unit in that tower is coded 1981. DBPR counts one more West unit than the county roll holds as taxable parcels. Tower numbers follow the Club’s own usage (its beach walkway runs between Towers 2 and 3) and map order from south to north; the county roll uses street addresses only.

MLS sales by condominium, every window to 2026-10-07

Source: Southwest Florida MLS, pulled 2026-10-07, each sale assigned to its condominium by building street address against the county roll. The four rows add to the totals in every window (12 + 26 + 8 + 4 = 50; 95 + 119 + 65 + 31 = 310). Price per square foot is the median of each sale’s own price per square foot.

The first window with ten or more sales is 12 months for West (12) and Northwest (26), and 24 months for East (24) and North (13), so those are the figures to lead with for each condominium. East’s eight and North’s four sales of the last 12 months are each listed in the closing table above.

County qualified sales by condominium, to 2026-08-24

Source: Collier County Property Appraiser roll data files dated 2026-08-29, qualified improved sales only, windows ending 2026-08-24. A qualified sale is one the Property Appraiser graded as an arm’s-length transfer at market value; the file is the county’s record, not the MLS.

Tower by tower and building by building

Source: Southwest Florida MLS, pulled 2026-10-07. The nine rows add to 50 sales in 12 months (5 + 7 + 13 + 13 + 1 + 4 + 0 + 0 + 7) and 310 in 60 months (43 + 52 + 61 + 58 + 20 + 22 + 11 + 16 + 27).

What the breakdown tells a buyer and a seller

Three readings come out of the four tables. First, the towers carry a price premium the bay side does not: over 60 months the 214 tower sales had a median of $750,000 and the 96 bay-side sales a median of $585,000. Second, inside the towers, West and Northwest trade close to each other over five years ($759,900 against $750,000), but in any one year the mix of floors and views sold moves the median, which is why Northwest’s 24-month median ($630,000) sat well under West’s ($778,000). Third, the garden buildings, with their own entries and only four units each, sold at a 60-month median of $645,000, above the bay-side mid-rise buildings, so a garden unit should be priced against garden sales, not against the mid-rise next door.

Selling in one of the four South Seas condominiums? We price from your own condominium’s and building’s sales: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start a buyer consultation.

How Have South Seas Prices Moved Since 2021? Sales by Year

South Seas sales peaked in count and price in 2022, when 76 units closed at a median of $738,500, and eased through 2025, when 54 closed at a median of $602,500. The first nine months of 2026 show a partial recovery, 42 closings at a median of $654,500, on the Southwest Florida MLS to 2026-10-07.

Data updated: October 2026.

South Seas closings by calendar year (Southwest Florida MLS)

Source: Southwest Florida MLS, pulled 2026-10-07. 15 + 76 + 63 + 60 + 54 + 42 = 310. The 2021 and 2026 rows are partial years.

What the curve says for South Seas buyers and sellers

The 2025 median sat $136,000 under the 2022 median, an 18.4 percent fall, and the 2026 median has regained $52,000 of it so far. Two forces sit behind the curve and both are on the record: the listing-entered condo fees in the towers more than doubled between 2021 and 2024 (the fee section below), and Florida’s 2022 and later condominium safety laws added milestone inspections and fully funded structural reserves to every South Seas budget (the milestone section below). Buyers who paid 2022 prices and sellers pricing off 2022 memories both need the current year’s sales, not the peak.

Does a Higher Floor Sell for More in the South Seas Towers?

Yes. In the four South Seas towers, over the 24 months to 2026-10-07, the 28 units on floors 13 to 19 sold at a median of $768,000 and $714 per square foot, against $741,250 on floors 7 to 12 and $597,500 on floors 1 to 6 (Southwest Florida MLS). Floor and view are the biggest price factors inside one tower.

Data updated: October 2026.

Tower sales by floor band

Source: Southwest Florida MLS, pulled 2026-10-07, tower sales only, floor read from the unit number as entered (for example, unit 1905 is on floor 19). 20 + 22 + 28 = 70 tower sales in 24 months; 59 + 76 + 79 = 214 in 60 months.

Reading the floor premium

Over 24 months the gap between the lowest and highest band was $170,500 at the median, on units of nearly identical size. Floor is not the only factor: two units on the same floor can differ by direct Gulf view, corner position and renovation. The largest tower plans on the county roll, 1,074 and 1,099 square feet, sold at 60-month medians of $869,999.50 (20 sales) and $923,500 (18 sales), well above the 1,010 square foot plan’s $695,000 (31 sales), so plan and floor together set most of a tower unit’s value.

Own a high-floor South Seas tower unit? Ask us for a floor-band valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Shopping by floor and view? Call Marc at (239) 287-5873 or book a buyer consultation.

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

South Seas had 42 units on the Southwest Florida MLS on 2026-10-07: 40 active and 2 under contract, asking $509,000 to $985,000 with a median ask of $700,000. Thirty-five of the 42 were tower units. At the 12-month pace of 50 sales, that is about ten months of supply.

Data updated: October 2026. Active and pending listings as of 2026-10-07, Southwest Florida MLS.

Listings by condominium on 2026-10-07

Every South Seas listing on 2026-10-07

Source: Southwest Florida MLS, Active, Pending and Pending with Contingency, pulled 2026-10-07. Days on market as the MLS showed them that day.

Months of supply at South Seas: about 10

Fifty sales in 12 months is about 4.2 sales a month; 42 listings divided by 4.2 is about 10 months of supply. The towers carry about 11 months (35 listings against 38 sales in 12 months) and the bay side about 7 (7 listings against 12 sales). A market with ten months of supply favours the buyer on price and terms, and the median listing on 2026-10-07 had already been on the market 114 days.

The ask versus achieved gap at South Seas

The median ask on 2026-10-07 ($700,000) sat $77,500 above the 12-month median sale ($622,500), and the median ask per square foot ($674) sat $65 above the 12-month median sale per square foot ($609). Part of the gap is mix, because more tower units are listed than the 12-month sales mix; part is the usual distance between hope and close. A seller who prices to the last 12 months of sales in the same building and floor band is the one who sells inside the median 100 days.

Listing against 41 other South Seas units? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying with ten months of supply on your side? Call Marc at (239) 287-5873 or start a buyer consultation.

South Seas Floor Plans and Unit Sizes

Every South Seas unit sold on the MLS in five years was a two-bedroom, two-bath flat. The county roll records six tower plans from 991 to 1,099 heated square feet, four mid-rise plans from 964 to 1,112, and one garden plan of 1,035, so the size range across the whole complex is under 150 square feet.

Unit sizes by building type (Collier County roll)

Source: Collier County roll data dated 2026-08-29. 847 + 304 + 112 = 1,263. Listing agents sometimes enter a larger living area than the county’s heated figure (MLS entries of 1,132 to 1,173 square feet appear on tower sales); a buyer comparing price per square foot should use one source for both units.

Price by tower plan, 60 months to 2026-10-07

Source: Southwest Florida MLS, pulled 2026-10-07, tower sales only, grouped by the living area the listing agent entered; other entered sizes are left out of this table.

One bedroom or two at South Seas?

Two. In the 60 months to 2026-10-07 every one of the 310 South Seas closings was entered as 2 bedrooms and 2 full baths (Southwest Florida MLS). A buyer who wants a one-bedroom on Seaview Court will find it next door at Tradewinds, where 18 of 47 closings in the same five years were one-bedroom units, and a buyer who wants three bedrooms has to look at the larger towers on South Collier Boulevard.

Who Created South Seas, and How Is Each Condominium Recorded?

South Seas was created as four separate condominiums between 1978 and 1980, each with its own nonprofit association on the state corporate register and its own registration with the Florida Department of Business and Professional Regulation, plus a fifth corporation, the South Seas Club, formed in December 1977 to hold and run the shared recreation and marine facilities.

The Collier County roll

The Collier County roll records the four condominiums under their full legal names: “South Seas West Condo Apts of Marco Island”, “South Seas Northwest Condo Apts of Marco Isl”, “South Seas East Condominium Apartments of Marco Island” and “South Seas North Condominium Apartments of Marco Island”, with 1,263 unit parcels, all coded as condominium use (roll data files dated 2026-08-29). The county’s GIS parcel layer also shows a common-element parcel for each condominium and three parcels owned by South Seas Club, Inc., which the county lists at 3.29, 3.40 and 0.44 acres, 7.13 acres in all (Collier County GIS parcel layer).

The state condominium register (DBPR)

The Division of Florida Condominiums, Timeshares and Mobile Homes registers South Seas West as project PR1S004702 with 430 units, South Seas Northwest as PR1P000755 with 418 units, South Seas East as PR1S004700 with 280 units and South Seas North as PR1S004701 with 136 units, 1,264 units in all, every one with primary status “Approved” and secondary status “Recorded” in the division’s condominium data extract (DBPR condominium public records). The register lists South Seas West’s managing entity as the association itself at 260 Seaview Court, and the other three at a management address in Naples.

The corporate record (Sunbiz)

The Florida Division of Corporations lists all five corporations as active Florida not-for-profit corporations: South Seas West Condominium Apartments of Marco Island, Inc. (document 744408, filed 1978-09-27), South Seas Northwest Condominium Apartments of Marco Island, Inc. (749139, filed 1979-10-01, reinstated 2009-10-12), South Seas North Condominium Apartments of Marco Island, Inc. (742366, filed 1978-04-07), South Seas East Condominium Apartments of Marco Island, Inc. (741737, filed 1978-01-24) and South Seas Club of Marco Island, Inc. (741181, filed 1977-12-23) (Florida Division of Corporations, entity search; name list for South Seas West). Officers and directors are on each entity’s annual report; we do not reproduce them here.

The declarations of condominium

Each condominium’s declaration is recorded in the Collier County Official Records. The Clerk’s official records search is an interactive application, so the recording book and page for each declaration and its later amendments are not reproduced here; a buyer receives the declaration, articles, bylaws and rules in the resale disclosure package, and anyone can search the Official Records by the condominium’s name (Collier County Clerk, Official Records search). Before relying on any provision, ask for the latest restated declaration and every amendment, because associations of this age have usually amended their rental, pet and renovation rules more than once.

Management and the association offices

The Club says it is managed by Resort Management, and its office is at 595 Seaview Court, open Monday to Friday, 8 a.m. to 3 p.m., (239) 394-7156 (South Seas Club, about page; Resort Management). Each condominium also has its own association office for owner and guest registration, which is where the Club sends every renter and guest on arrival (South Seas Club, renters page). Which company manages each of the four condominiums today is a question for that association’s office; it can change with a board vote.

What Is the South Seas Club, and What Does It Cover?

The South Seas Club of Marco Island is the master association for the four South Seas condominiums: a corporation whose four members are the condominium associations themselves, which runs the entrance gate and security, the tennis, pickleball and recreation courts, the fitness center, kayak storage and the 132-slip marina for everyone inside the gate.

How the Club is structured

The Club says it is a corporation of four members, all of them condominium associations (South Seas North, East, West and Northwest), that it acts as the master association for those four, and that individual owners are members of their own association only (South Seas Club, about page). In practice that means an owner pays one condominium assessment, and the condominium’s budget carries its share of the Club’s costs. How the Club’s costs are shared among the four is set in the Club’s own documents, which are on its owners-only pages; a buyer asks the association office for the current budget, which shows the line.

What the Club holds

The Club’s three county parcels total 7.13 acres on the county’s GIS layer, and its public pages describe 12 pickleball courts, 5 clay tennis courts, 132 boat slips, a recreation court with two shuffle ball courts, two bocce courts, cornhole and a nine-hole putting green, a fitness center under the pavilion facing Clam Bay, kayak storage, and a private beach walkway between Towers 2 and 3 (South Seas Club home page). The Club says there is no leasing office on the property and that all sales go through a realtor (South Seas Club FAQs).

What Amenities Does South Seas Have?

South Seas has its own gated recreation campus run by the South Seas Club: 12 pickleball courts, 5 clay tennis courts, a recreation court, a fitness center, kayak storage, a pavilion, a private beach walkway to the Gulf and a 132-slip marina, all shared by owners and registered renters of the four condominiums.

Pickleball at South Seas

The Club’s 12 pickleball courts run on a first-come, first-served basis with no reservations; from January to April, play from 8 a.m. to noon is round robin doubles, singles are not allowed when others are waiting, and players rotate off after a loss or after 20 minutes (South Seas Club, pickleball). Hours are 8 a.m. to 7 p.m. from January to April and 8 a.m. to dusk from May to December.

Tennis at South Seas

The five clay courts are also first come, first served. They close for grooming on weekdays from noon to 2 p.m.; in the January to April season, weekday morning play runs in 90-minute slots (8:00 to 9:30 and 9:30 to 11:00), day guests not staying on the property cannot play from 8 a.m. to noon, and an owner or resident must be present with no more than three day guests. A ball machine rents for $20 an hour, and tennis attire is required (South Seas Club, tennis).

Recreation court, fitness center and kayak storage

The recreation court near Seaview Court holds two shuffle ball courts, two bocce courts, cornhole and a nine-hole putting green, with equipment in cabinets along the fence. The fitness center sits under the pavilion facing Clam Bay with a Peloton, a stationary bike, an elliptical and free weights, opened with the pedestrian gate key, and kayak storage is on the north side of the pavilion (South Seas Club home page). Equipment is free to use, there are no kayak rentals, and the pavilion can be reserved for a private event but stays a common area (South Seas Club FAQs).

The beach walkway

The Club describes a private beach walkway between Towers 2 and 3 leading to the Gulf beach, opened with the pedestrian gate key (South Seas Club home page). The beach in front of the towers is on the Gulf of Mexico at the north end of Marco Beach, a short walk south-east along the shore from Tigertail Beach Park.

What the condominiums themselves may add

The Club’s public pages list only the shared facilities above. Anything a condominium keeps for its own residents, such as a pool, a clubroom, storage lockers or assigned parking, is set out in that condominium’s declaration and rules, so a buyer should ask the association office for the condominium’s own amenity list, parking assignment and storage rules.

The 132 Boat Slips at South Seas: Classes, Rates and Rules

South Seas has its own 132-slip marina on the bay side, leased by the South Seas Club to owners and renters with a valid lease agreement. Slips come in three classes, 28, 30 and 40 feet, and an annual lease cost $925 for a 28 or 30 foot slip and $1,200 for a 40 foot slip at rates effective July 1, 2023.

Slip classes and published rates

Source: South Seas Club, marine facilities, rates effective July 1, 2023 and “subject to change”; the page links a separate rules document.

The marina rules that matter to a buyer

A slip lease needs a valid condominium lease agreement, current boat registration and insurance on file; dry rack storage is yearly only; and only six-month and annual lessees can reserve a specific slip for the following year (South Seas Club, marine facilities). The Club’s FAQ adds that a friend cannot lease a slip: the lessee must be a South Seas owner or a renter with a valid rental agreement (South Seas Club FAQs). Slips are leased from the Club, not deeded to units, so a slip does not pass to a buyer with the unit; the buyer applies to the Club.

Getting from South Seas to the Gulf by boat

The marina sits on the bay side of the complex, on the tidal water the Club calls Clam Bay. Depths, channel markers and bridge clearances change with shoaling and storms, so a boater should read the current NOAA chart and local notices before choosing a boat for the slip (NOAA Office of Coast Survey, nautical charts). The tidal lagoon at Tigertail Beach and Sand Dollar Island nearby are protected bird habitat inside the Big Marco Pass Critical Wildlife Area, where nesting areas may be posted closed from March 1 to August 31 (Florida Fish and Wildlife Conservation Commission, Big Marco Pass Critical Wildlife Area).

Gate, Guests and Parking at South Seas

South Seas is gated around the clock. The Club says St. Moritz Security monitors access to the complex 24 hours a day, 365 days a year, residents must pre-authorize guests, and every guest or renter must register with the association office of the building they are staying in.

How guest access works

Guards accept guest authorization only through the Club’s voicemail system or the CheckPoint app, from a phone number registered with the owner’s building; they do not accept verbal authorization in person or by phone, and a visitor must state the full address and unit number (South Seas Club, renters page; South Seas Club FAQs). Vendors are called in the same way.

Day passes, permits and barcodes

An arriving guest receives a yellow day pass at the gate, valid until the next business day, and exchanges it at registration for a parking permit valid for the whole stay; passes must be visible, and unpermitted vehicles may be towed or ticketed at the owner’s expense. The right-hand lane at the guard house is for barcode holders only; barcodes are bought through the association office, and the requirements vary by association (South Seas Club, renters page). The tennis and pickleball facilities have no parking of their own, so residents use their own building’s parking (South Seas Club, tennis).

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

South Seas condo fees are set separately by each of the four associations. Listing agents entered annual fees of $12,000 to $23,684 on the 37 tower sales of the last 12 months (median $15,396) and $11,560 to $12,384 on the 12 bay-side sales, as entered by listing agents on the Southwest Florida MLS to 2026-10-07. The associations do not publish their budgets on a public website.

Data updated: October 2026. Fees as entered by listing agents, Southwest Florida MLS, pulled 2026-10-07; not the associations’ budgets.

Listing-entered South Seas fees by condominium

Source: Southwest Florida MLS “Total Annual Recurring Fees” field as entered by listing agents, 12 months to 2026-10-07 and active and pending listings on 2026-10-07. Eleven of the twelve South Seas West closings carried a fee entry. The lowest Northwest active entry ($4,992) is far below every other Northwest figure and is most likely a single quarter entered as a year; it shows why the association’s own figure, not a listing entry, is the number to rely on.

How the tower fees moved, 2021 to 2026

Source: Southwest Florida MLS, fee field on closed sales, by year of sale, as entered by listing agents. The tower median rose 157 percent from 2021 to 2024 and then fell back. Listing agents sometimes fold a special assessment into the recurring fee field, so the 2024 peak may include assessment instalments; the associations’ minutes and budgets, not the MLS, say which.

What the South Seas fee covers

The associations do not publish their budgets, so we do not list what a South Seas fee includes. In a Florida condominium of this type the budget usually carries the master insurance policy on the building, reserves, building maintenance and staff, and here also each condominium’s share of the South Seas Club; the only reliable list is the current year’s adopted budget, which every buyer receives in the resale disclosure package under Florida Statutes section 718.503 (Fla. Stat. 718.503). Ask the association office for the budget, the most recent financial report and a list of any special assessment adopted or under discussion.

The fee as a share of price

At the 12-month tower medians, a $15,396 annual fee on a $727,500 unit is 2.1 percent of the price each year; on the bay side, East’s $12,192 median fee on the $515,000 bay-side median price is 2.4 percent. Those ratios matter to a buyer who finances, because a lender counts the monthly fee in the debt-to-income calculation.

Selling? We show buyers your condominium’s fee next to your price; get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and book a buyer consultation before you compare fees.

The Layered Costs of Owning at South Seas

Owning at South Seas layers five costs on top of the purchase price: the association fee, Collier County and City of Marco Island property tax, insurance (the unit-owner policy and, if you choose or need it, flood), any special assessment, and one-time transfer costs such as the application fee and the estoppel certificate at closing.

Property tax at South Seas

For tax year 2025 the millage that applies to a standard Marco Island parcel adds to 8.9535 mills before the Collier Mosquito Control District levy: Collier County 3.2449, the School Board 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 County FY2025-26). That is $895.35 for every $100,000 of taxable value. A second home gets no homestead exemption, and non-homestead residential assessments may rise up to 10 percent a year for non-school levies after the first year (Fla. Stat. 193.1554); a full-time resident who files for homestead gets the exemption under section 196.031 and the Save Our Homes cap under section 193.155 (Fla. Stat. 196.031; Fla. Stat. 193.155). The Collier County Property Appraiser sets the assessed value, and the actual bill is on the Collier County Tax Collector’s site (Collier County Tax Collector).

Application, registration and screening fees

Listing agents most often entered an application fee of $100 (196 of 310 closings in 60 months) or $150 (65 closings) for South Seas (Southwest Florida MLS, as entered by listing agents). The association office sets the current fee, screening steps and timeline; ask before you write the contract so the approval period fits the closing date.

The estoppel certificate at sale

The association issues an estoppel certificate stating what the seller owes; Florida law caps the fee at $250, plus $100 for delivery within three business days and $150 more if the unit is delinquent (Fla. Stat. 718.116). Who pays it is set by the contract.

Closing costs and the Collier County title custom

In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, the reverse of the Lee County custom, and the signed contract controls on every sale (Goodwin Law, owner’s title insurance in Collier and Lee counties; Barnes Walker, who pays for title insurance in Florida). The seller customarily pays the documentary stamp tax on the deed, 70 cents per $100 of price, so $4,357.50 on a $622,500 sale (Fla. Stat. 201.02). A financed buyer pays the documentary stamp tax on the note at 35 cents per $100 and the intangible tax on the mortgage at 2 mills (Fla. Stat. 201.08; Fla. Stat. 199.133).

A worked monthly carrying cost for a South Seas unit

These are illustrations from published figures, not a quote: the Property Appraiser sets the taxable value, the association’s budget sets the fee, and the unit-owner and flood premiums depend on the unit and the carrier, so get quotes before you commit.

Declarations, Bylaws, Rules and Approvals at South Seas

Each South Seas condominium has its own recorded declaration, articles, bylaws and rules, and the South Seas Club has its own documents on top. A buyer receives the condominium’s documents in the resale disclosure package and has a statutory window to read them before the contract binds.

What the resale disclosure package must contain

Florida law requires the seller of a condominium unit to give the buyer the declaration, articles of incorporation, bylaws and rules, the annual budget and most recent financial statement, the frequently asked questions and answers document, the milestone inspection summary where one applies, and the latest structural integrity reserve study or a statement that none is required, and gives the buyer seven business days after receipt to cancel (Fla. Stat. 718.503). An owner can also inspect the association’s official records, which the association must make available within ten working days of a written request (Fla. Stat. 718.111).

Approvals for sale, lease and renovation

The approval process for a sale or lease, the screening fee, and the rules for renovation, contractors, work hours and flooring are set by each condominium’s declaration and rules, and the four do not publish them on a public website. Ask the association office for the current rules and the approval form, and allow for board review time in the contract. Most interior work beyond cosmetic finishes also needs a City of Marco Island building permit (see the permits section below).

Is South Seas a 55 and over community?

We found no public record that any of the four South Seas condominiums operates as housing for older persons under the federal and Florida fair housing exemptions (Fla. Stat. 760.29); the Club’s own pages speak of owners, renters and guests without an age rule. Confirm in the declaration you receive.

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

Whether and how often you can rent a South Seas unit is set by your own condominium’s declaration and rules, and the four associations do not publish them publicly. The City of Marco Island has no vacation-rental registration program in force, and Florida law limits how local governments may regulate rental frequency, so the association documents are the controlling rules.

What the association documents decide

Minimum lease terms, the number of leases a year, approval and registration fees, and guest rules differ from one South Seas condominium to another, and any of them can be changed by an amendment to that condominium’s declaration. We do not repeat minimum-stay figures that circulate on agent and rental websites, because none of the four associations publishes its rules publicly; the only reliable answer is the current declaration and rules for the specific condominium, which the association office provides and which are part of the resale package.

What the South Seas Club requires of every renter

Every renter and guest must register with the association office of the building on arrival (or the next business day after hours), receives a parking permit for the stay, and can only bring in guests through the Club’s voicemail authorization line; failure to register can mean denied access or fines (South Seas Club, renters page). A renter with a valid rental agreement may lease a slip from the Club (South Seas Club FAQs).

What the City of Marco Island and Florida law add

The City’s 2022 vacation rental registration ordinance was declared null and void by Resolution 23-54 on October 2, 2023, after the Legislature passed Senate Bill 250 in 2023, and the City Code now shows that section as reserved (City of Marco Island Resolution 23-54; Marco Island Code of Ordinances). State law bars local laws adopted after June 1, 2011 from prohibiting vacation rentals or regulating their duration or frequency (Fla. Stat. 509.032). Rentals of six months or less are taxable transient rentals under state sales tax law, and the owner registers for Collier County’s tourist development tax with the Collier County Tax Collector (Fla. Stat. 212.03; Collier County Tax Collector, tourist development tax).

Renters and the island’s private residents’ beach

South Seas has its own beach access, so this matters less here than inland, but the Marco Island Civic Association’s Residents’ Beach admits renters only on a lease of 12 months or more (Marco Island Civic Association, Residents’ Beach). Tigertail Beach Park, the county beach next door, is open to the public for a parking fee (Collier County Parks, Tigertail Beach Park).

Are Pets Allowed at South Seas?

Pet rules at South Seas are set by each condominium’s declaration and rules, and none of the four associations publishes them publicly, so we do not state them here. Ask the association office for the current pet rule, weight and number limits, and any registration, before you write an offer if a pet is part of your plans.

Assistance animals are a separate legal question

A rule against pets does not by itself bar an assistance animal. Florida law sets out how a housing provider may ask for documentation of a disability-related need for an emotional support animal, and federal fair housing law applies to condominium associations (Fla. Stat. 760.27; U.S. Department of Housing and Urban Development, assistance animals).

Pets on the beach and at Tigertail

Collier County does not allow dogs at Tigertail Beach Park (Collier County Parks, Tigertail Beach Park), and the nearby Big Marco Pass Critical Wildlife Area protects nesting shorebirds, so a dog owner at South Seas should plan walks inside the complex rules and off the posted beach areas.

What Flood Zone Is South Seas In? Storm Posture and Flood Maps

Every South Seas building footprint maps in FEMA flood zone AE, with a base flood elevation of 9 to 10 feet NAVD88 at the towers and 8 to 10 feet on the bay side, on FIRM panel 12021C0828J effective February 8, 2024. The higher-risk coastal zone VE, 11 to 12 feet, is mapped only on the Gulf beach portion of the tower parcels, not on any building.

Data updated: October 2026. FEMA National Flood Hazard Layer queried 2026-10-21 against Collier County parcel and building footprint polygons.

FEMA flood zone at the South Seas buildings

Source: FEMA National Flood Hazard Layer, flood hazard zones and FIRM panels, queried with the Collier County parcel polygons and the county’s building footprint layer (Collier County GIS building footprints). Base flood elevations are in feet on the NAVD88 datum. This is a map reading, not a flood determination: the zone and elevation that rate a policy come from an elevation certificate for the building and the official map at the FEMA Flood Map Service Center.

Ground elevation versus base flood elevation

The U.S. Geological Survey’s elevation service reads the ground at 4.8 to 6.0 feet NAVD88 at street points in front of the three Seaview Court towers tested, against a base flood elevation of 9 feet there (USGS Elevation Point Query Service). The elevation certificate for each building shows the height of the lowest floor that counts for flood rating, which is the figure an insurer uses.

The beach, the coastal barrier unit and the construction line

The beach portion of the South Seas West, South Seas Northwest and beach-side Club parcels lies inside Coastal Barrier Resources System unit P16, Keewaydin Island, on the U.S. Fish and Wildlife Service’s official mapper; none of the tower building footprints does (U.S. Fish and Wildlife Service, CBRS Mapper). Federal flood insurance is not available for new construction or substantial improvement inside a CBRS unit, so the boundary matters for any future rebuilding on the beach side; a property-specific determination comes from the Service. Construction seaward of Florida’s Coastal Construction Control Line needs a state permit from the Department of Environmental Protection (Florida DEP, Coastal Construction Control Line program).

Evacuation zone

South Seas lies in Collier County storm surge evacuation zone A on the state’s evacuation zone layer, the first zone ordered out for a surge threat. Confirm the address on the state’s Know Your Zone lookup, which carries every county’s evacuation zones, before hurricane season (Florida Division of Emergency Management, Know Your Zone).

The City’s flood insurance discount class

FEMA’s Community Rating System list effective October 1, 2026 shows the City of Marco Island (community 120426) at CRS Class 5, a 25 percent discount on eligible flood insurance premiums in the special flood hazard area, current since October 1, 2023 (FEMA, CRS eligible communities, October 2026). The discount a policy actually receives is printed on its declarations page, so check the quote.

Hurricane History at the North End of Marco Beach

South Seas has been tested by four hurricanes since 2017. Irma made its final landfall near Marco Island on September 10, 2017; Ian, landing at Cayo Costa in 2022, pushed 4 to 6 feet of water above ground on Marco; Helene and Milton in 2024 brought lower surge, 2 to 5 feet, according to the National Hurricane Center.

Hurricane Irma, September 10, 2017

The National Hurricane Center’s report says Irma “made its final landfall near Marco Island, Florida, at 1930 UTC 10 September” as a category 3 hurricane, and it lists a U.S. Geological Survey storm tide sensor at Marco Island, Tigertail Beach, 5.20 feet NAVD88; inundation of 3 to 5 feet above ground occurred from Marco Island north through Naples (NHC Tropical Cyclone Report, Irma). The Tigertail Beach sensor is the closest published reading to South Seas.

Hurricane Ian, September 28, 2022

Ian’s report records “maximum inundation of 4 to 6 ft AGL” from Marco Island through Everglades City, a maximum high water mark of 4.7 feet above ground on Marco Island, and a Marco Island storm tide sensor reading of 7.38 feet NAVD88 (NHC Tropical Cyclone Report, Ian). In Collier County, 33 buildings were destroyed and more than 3,500 sustained major damage, a county-wide figure. Building-level Ian damage at South Seas is not in any public record we found; ask the association what was repaired and how it was paid for.

Helene and Milton, 2024

Helene brought 2 to 4 feet of inundation above ground to Naples, Marco Island and Everglades City in September 2024, and Milton 3 to 5 feet from Bonita Beach through Marco Island in October 2024 (NHC Tropical Cyclone Report, Helene; NHC Tropical Cyclone Report, Milton). Tigertail Beach’s public restrooms and concession, a few minutes’ walk from South Seas, were still closed in August 2026, nearly four years after Ian (Coastal Breeze News, Tigertail Beach facilities after Ian).

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

A South Seas owner’s insurance has three layers: the association’s master policy on the building (paid through the fee), the owner’s own HO-6 unit-owner policy for interior finishes, contents and liability, and flood coverage, which a lender requires in zone AE and which the master policy may or may not carry for the building.

Citizens and the flood requirement

Citizens Property Insurance requires flood insurance as a condition of coverage on most personal residential policies, phased in by value through January 1, 2027, but the statute exempts “policies that provide coverage under a condominium unit owners form”, so a Citizens HO-6 does not by itself trigger the requirement (Fla. Stat. 627.351). A lender’s flood requirement is separate and applies in zone AE.

National Flood Insurance Program basics

FEMA’s FloodSmart site explains that premiums now turn on the building’s own characteristics and distance to water, that most renewal premiums cannot rise more than 18 percent a year, and that a buyer may be able to assume the seller’s existing policy (FEMA FloodSmart, getting insured; FEMA FloodSmart, flood zones and maps). Ask the seller for the current flood declarations page and the association for the building’s master flood policy.

Wind mitigation and the uniform inspection form

Florida requires insurers to offer discounts for wind-resistant construction and to accept the uniform mitigation verification inspection form (Fla. Stat. 627.0629; Fla. Stat. 627.711). For a high-rise unit the opening protection on the unit’s own windows and doors is the feature an owner controls; the association controls the rest.

The seller’s flood disclosure

Since October 1, 2024, a Florida seller must give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood claim, or received flood assistance (Fla. Stat. 689.302).

Milestone Inspection and SIRS at South Seas: What 1979 to 1982 Buildings Owe

Every South Seas building of three or more stories, the four towers and the four mid-rise buildings, falls under Florida’s milestone inspection and structural integrity reserve study laws. All eight were more than 30 years old before July 1, 2022, so their first milestone inspections were due by December 31, 2024, and the City of Marco Island’s records show a phase one report on file for every one of them; the four towers are still at the phase two stage.

The milestone inspection rule on Marco Island

Florida law requires a milestone inspection of condominium buildings of three or more habitable stories by December 31 of the year the building turns 30, and every 10 years after; a local building official may set the first inspection at 25 years for buildings within three miles of the coastline, and buildings already 30 before July 1, 2022 were due by December 31, 2024. On Marco Island the City, not Collier County, is the milestone authority, and it mails certified letters to associations 180 days before reports are due (City of Marco Island, milestone inspection information); we have not confirmed from a City ordinance whether Marco Island applies the 25-year option, and for buildings of South Seas’ age the answer does not change the deadline. The state statute sets the framework, phase one and phase two inspections, and the duty to send owners the inspector’s summary within 45 days (Fla. Stat. 553.899). The 28 four-unit garden buildings are entered on the MLS as low-rise; if a building has fewer than three habitable stories it falls outside the milestone rule, which the association can confirm.

The structural integrity reserve study

A residential condominium association must have a structural integrity reserve study for each building of three habitable stories or more at least every 10 years, and associations existing in 2022 had to complete the first by December 31, 2025 (or, if combined with a milestone inspection due by the end of 2026, by December 31, 2026) (Fla. Stat. 718.112). For budgets adopted on or after December 31, 2024, the association may not waive or reduce reserves for the items the study covers.

What the City’s milestone records show for South Seas

The City of Marco Island’s public permit portal shows the following for the eight South Seas buildings of three or more stories, as read on 2026-10-22 (City of Marco Island Civic Access, permit and milestone records):

South Seas West’s engineer, Thornton Tomasetti, filed one combined phase one report for both West towers dated July 15, 2024; the City declined it and asked for one report per building, which arrived in October 2024. The report lists corroded steel under the rooftop cooling towers, a disconnected steel beam connection at a Tower 2 stair on level 10, and concrete spalling at walkways, breezeways and some unit closets, and it records that the garage had already been restored. The association is doing the repairs under a structural restoration permit (COMM-25-05594, active since September 2025) and two window-wall connection permits filed in February 2026 (COMM-26-00717 and COMM-26-00719). The engineer’s July 6, 2026 extension letter for Tower 1 found window fasteners at some 2021 windows not installed as the product approval requires, judged the building safe for normal occupancy for a 120-day term, recommended that no one shelter in place during a tropical storm or hurricane in the 03, 06, 11 and 12 unit stacks with those windows until the remedial angles are installed, and asked for a new deadline of September 25, 2026; we found no later filing on the portal.

South Seas Northwest’s engineer, Rimkus Consulting Group (Delta Engineering and Inspection), reported on August 8, 2023 that both Northwest towers showed substantial structural deterioration at some balconies, walkways, stairs and the rooftop cooling tower supports, which it called unsafe and needing immediate repair. A 2024 permit pair for balcony and rooftop waterproofing at 380 and 440 Seaview Court expired without a final inspection, and we found no later structural repair permit for those towers on the portal.

None of this says a tower is unsafe to live in today, and none of it is a final answer: the reports, the repair contracts and any assessment that pays for them sit in each association’s records. An owner or buyer can request the milestone reports, the reserve study and the board minutes that discuss them; the association must produce official records within ten working days of a written request (Fla. Stat. 718.111).

What to ask the association before you buy at South Seas

Ask for: the phase one milestone report and any phase two report for your building; the latest structural integrity reserve study; the current budget with its reserve schedule; minutes of the last twelve months; any special assessment adopted or proposed and its schedule; the master insurance declarations pages, including flood; and the Club’s current budget share. The 2024 peak in listing-entered tower fees is the reason to ask for all of them in writing.

Which Schools Serve South Seas?

South Seas addresses are served by Collier County Public Schools: Tommie Barfield Elementary on Marco Island, with Manatee Middle and Lely High on the mainland as the zoned schools on the district’s boundary maps, and two public charter schools on the island, Marco Island Charter Middle and Marco Island Academy, open by application.

Schools on and near Marco Island

Sources: Florida Department of Education school directory, Collier; Collier County Public Schools, school and district grades.

Zoned schools for a South Seas address

Zoning is set by address and can change by school year; confirm a South Seas address on the district’s zoning tool before you rely on it (Collier County Public Schools, zoning lookup; Collier County Public Schools, attendance boundaries).

Permits, Zoning and City Rules That Touch South Seas

South Seas is inside the City of Marco Island, so City of Marco Island Building Services, not Collier County, issues building permits, enforces the flood damage prevention ordinance and handles code enforcement. Most interior work beyond cosmetic finishes needs a City permit as well as association approval.

Building permits and the 50 percent rule

The City applies its flood damage prevention ordinance (Code Chapter 26) to improvements in the flood zone; under the national flood rules a substantial improvement or substantial damage repair, generally one costing 50 percent or more of the building’s market value, requires the building to be brought into flood compliance. For a condominium tower that test is applied to the whole building, which is why a large post-storm repair is an association decision. The City Code defines both substantial improvement and substantial damage at 50 percent of the structure’s market value, counted cumulatively over 12 months from the first permit, and construction is barred from 7 p.m. to 7 a.m. and on Sundays and holidays (Code Chapters 26 and 18) (Marco Island Code of Ordinances; City of Marco Island).

Sea turtle lighting and beach construction

The towers face a sea turtle nesting beach. The City’s sea turtle lighting district covers the whole beachfront from Cape Marco to Hideaway Beach; during nesting season, May 1 to October 31, beachfront lighting must be shielded and long-wavelength, interior lights visible from the beach go off or behind shades after 9 p.m., and construction, fill and grading within 100 feet of the nesting zone are barred (Code Chapter 54, Article V) (Marco Island Code of Ordinances; Florida Fish and Wildlife Conservation Commission, sea turtle lighting).

The 2026 bridge and paving bond

City voters approved a $23 million general obligation bond in the August 18, 2026 primary by one vote, 2,259 to 2,258, to replace the Caxambas and Goldenrod bridges, repair three others and repave about 30 miles of streets (WGCU, Marco Island bond result). Repayment appears on City property tax bills, South Seas included.

Daily Logistics at South Seas: Beach, Groceries, Healthcare and Travel

South Seas is a gated, walk-to-the-beach address at the north-west corner of Marco Island: the Club’s walkway leads to the Gulf, Tigertail Beach Park is a short walk along the shore, and the island’s two supermarkets, its urgent care center and the Jolley Bridge to the mainland are a short drive on Collier Boulevard.

Inside the gate

Registration, parking permits, barcodes and guest call-ins run through each condominium’s association office and the Club’s gate system; the Club office at 595 Seaview Court keeps weekday hours, 8 a.m. to 3 p.m. (South Seas Club home page). Mail, trash and recycling arrangements are set by each condominium; ask the association office.

Beaches near South Seas

Tigertail Beach Park, a Collier County park at 480 Hernando Drive, is open from 6 a.m. to sunset, charges $10 to park without a county resident permit, and borders the Big Marco Pass Critical Wildlife Area, locally known as Sand Dollar Island (Collier County Parks, Tigertail Beach Park; Florida Fish and Wildlife Conservation Commission, Big Marco Pass). Part-time residents who own Collier property qualify for the free county beach parking permit (Collier County Parks, beach parking information).

Groceries and everyday shopping

Publix is at 1089 North Collier Boulevard in Marco Town Center and Winn-Dixie at 625 North Collier Boulevard in the Marco Island Marketplace (Publix store 622; Winn-Dixie Marco Island).

Healthcare and emergency care

NCH’s Marco Island urgent care center at 40 South Heathwood Drive is open daily, 8 a.m. to 7:30 p.m., with CT and X-ray; the island has no hospital emergency department, and the nearest is Physicians Regional Medical Center on Collier Boulevard in Naples, about 10.6 road miles from the Marco end of the Jolley Bridge by our routing estimate (NCH, Marco Island urgent care; Physicians Regional Healthcare System).

Airports and drive times

Southwest Florida International Airport in Fort Myers is about 47 road miles and roughly an hour’s drive from the Marco end of the Jolley Bridge at free-flow speeds (our routing estimate), and Marco Island Executive Airport, a general aviation field just north of the island, has a 5,000-foot runway and no scheduled airline service (Collier County, Marco Island Executive Airport). For how island life compares with the mainland, see our Naples versus Marco Island comparison and our Collier County guide.

South Seas vs Tradewinds: Which Seaview Court Tower Fits You?

South Seas and Tradewinds share Seaview Court and the same stretch of Gulf beach, but they are different buys. South Seas is a gated 1,263-unit complex of 1979 to 1982 with two-bedroom units of about 1,000 to 1,100 square feet and its own courts and marina; Tradewinds is a single 1973 tower of 203 units, many of them one-bedrooms under 900 square feet.

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

Benchmark: South Seas and its Seaview Court and north-beach neighbours

Yardstick: the first of the 12, 24, 36 and 60 month MLS windows with ten or more closings, to 2026-10-07, plus county units, year built and heated size, and the FEMA zone at the building.

Sources: Southwest Florida MLS, pulled 2026-10-07; Collier County roll data dated 2026-08-29; FEMA National Flood Hazard Layer at each building (South Seas at its footprints, the others at the building street address). Sunset House holds 7 MLS closings in 12 months, so its lead window is 24 months.

What the table says

South Seas sells for less per square foot than the older Seaview Court towers ($609 against $776 at Admiralty House and $867 at Tradewinds) because its units are larger: a buyer pays more in total at Tradewinds or Admiralty House for less space, and pays for a smaller, often one-bedroom unit in a single tower. Against Gulfview, the nearest like-for-like two-bedroom tower, South Seas’ 12-month median was $76,500 lower and its median price per square foot $40 lower, with a larger amenity campus inside a gate.

Selling at South Seas or on Seaview Court? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Choosing between South Seas and Tradewinds? Call Marc at (239) 287-5873 or start a buyer consultation.

South Seas against Tradewinds, side by side

Sources: Southwest Florida MLS, pulled 2026-10-07; Collier County roll data dated 2026-08-29; FEMA NFHL; Florida Division of Corporations.

Decision table: South Seas or Tradewinds?

Admiralty House, Sunset House and the rest of the north beach

Admiralty House at 140 Seaview Court is a 1973 tower of about 200 units; Sunset House is two 1969 and 1970 mid-rise condominiums of 92 units each at 220 and 240 Seaview Court; and Gulfview Apartments is a 264-unit 1975 tower at 58 North Collier Boulevard. All of them, with South Seas and Tradewinds, sit on the north end of the beach that our Marco Island gulf-front condos guide compares tower by tower.

Honest Pros and Cons of South Seas

South Seas offers the island’s deepest market of two-bedroom Gulf condominiums, a gate, courts and a marina at prices well under the newer towers on South Collier Boulevard. Its costs are age, fees that rose sharply in 2023 and 2024, and a supply of listings that gives buyers the upper hand.

What the record supports in favour of South Seas

• The busiest condominium market on Marco Island: 310 MLS closings in 60 months, 50 in the last 12, so a buyer has comparables and a seller has a buyer pool.
• Gulf beach access for every owner, through the Club’s walkway between Towers 2 and 3.
• A gated complex with 24-hour monitoring and guest pre-authorization (South Seas Club, about page).
• On-site recreation most single towers lack: 12 pickleball courts, 5 clay tennis courts and a 132-slip marina.
• Two-bedroom, two-bath units at a 12-month median of $622,500, against the island’s newer luxury towers.
• A choice of tower, mid-rise or garden building inside one gate.

What the record supports against South Seas, stated plainly

• Age: the buildings date from 1979 to 1982, so milestone inspections, structural reserve studies and the repairs they trigger fall on these budgets now.
• Fees: listing-entered tower fees more than doubled between 2021 and 2024, to a median of $21,240 a year, before easing to $14,976 in 2026 sales.
• Supply: 42 listings on 2026-10-07, about ten months of supply, and a median of 100.5 days on market.
• One floor plan family: every unit is a two-bedroom of about 920 to 1,200 square feet; there is no three-bedroom option.
• Four sets of rules: rental, pet and renovation rules differ by condominium and are not published publicly, so each must be read in the documents.
• Flood: zone AE with VE on the beach; the beach portion lies in a federal coastal barrier unit.

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

If you’re searching for a South Seas listing agent, or thinking, ‘I need someone to sell my South Seas home…’, McGreevy and Comisar are the team to call. South Seas recorded 50 closings in the 12 months to 2026-10-07 at a median of $622,500, and the median marketed sale closed at 95.5 percent of its final asking price. We have been Top 1% Real Estate Agents Nationally Since 2008.

Listing-agent credentials

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

South Seas sold-listing stats, 12 months to 2026-10-07

In the last 12 months we tracked 50 South Seas resales on the Southwest Florida MLS: $33,464,748 in total volume, a median sale of $622,500, a median of 100.5 days on market across the 48 sales with a recorded marketing period, and a median sale-to-final-list ratio of 95.5 percent across the same 48. Two of the 50 sales were entered after closing and were not marketed through the MLS.

What makes selling at South Seas different

Selling here is a pricing exercise against your own building. With 42 units listed on 2026-10-07, a buyer can tour five or six comparable two-bedrooms on one afternoon, so condominium, building, floor band, view and renovation have to be priced unit by unit. Four South Seas specifics shape a sale. Your own association’s approval and registration process sets the closing timeline, so start the estoppel and approval paperwork early. Buyers will ask about the milestone inspection, the structural integrity reserve study and any special assessment, so have your association’s documents in hand before the first showing. A boat slip does not convey with the unit; your buyer applies to the Club. And the fee is part of the price: a unit in a condominium with a lower current fee can carry a higher price, so we show buyers the fee next to the price.

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

Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the South Seas sales in your own condominium, building and floor band, not the complex median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.

How long does it take to sell a South Seas condo?

The median South Seas sale in the 12 months to 2026-10-07 took 100.5 days on the market, across the 48 marketed sales, with a range from 4 days to 888 days (Southwest Florida MLS). Twelve went under contract within 30 days.

Do South Seas sellers get their asking price?

Usually close to it, rarely all of it. The median marketed sale closed at 95.5 percent of its final list price in the last 12 months, and 4 of 48 closed at or above the final ask (Southwest Florida MLS).

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

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

Does my boat slip transfer when I sell my South Seas unit?

No. South Seas slips are leased by the South Seas Club to owners and renters with a valid lease, not deeded to units, so the slip lease does not pass to your buyer; your buyer applies to the Club (South Seas Club, marine facilities).

Which South Seas condominium sells for the most?

Over the last 12 months South Seas West (Towers 1 and 2) had the highest median, $772,500 on 12 sales, followed by Northwest at $684,500 on 26 sales; the bay-side East and North sold lower (Southwest Florida MLS, to 2026-10-07).

Should I renovate my South Seas unit before selling?

Selectively. Same-plan tower units sold far apart in the last 12 months, which shows buyers pay for condition and view, but every alteration needs your association’s approval and most need a City permit, so cosmetic updates and repairs usually return more than a full remodel finished in a rush.

What Our Clients Say About McGreevy and Comisar

Jesse McGreevy and Marc Comisar are top-reviewed South Seas 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.

★★★★★ “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 and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” 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

Your Local Real Estate Experts for South Seas

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

Honors and recognition, McGreevy and Comisar

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.

Contact McGreevy and Comisar about South Seas

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

Selling a South Seas condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at South Seas? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the island, see our Marco Island guide and the Tigertail neighborhood guide.

Frequently Asked Questions, Buyer Edition: South Seas on Marco Island

The questions below come from the searches people run for South Seas and Marco Island condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.

What is South Seas on Marco Island?

South Seas is a gated complex of four recorded condominiums, South Seas West, Northwest, East and North, with 1,263 units on Seaview Court at the north end of Marco Island’s Gulf beach, built 1979 to 1982, sharing a master club that runs the gate, courts and a 132-slip marina.

Is South Seas on Marco Island the same as South Seas on Captiva?

No. South Seas Island Resort is on Captiva Island in Lee County and has its own unrelated associations; South Seas on Marco Island is the Seaview Court complex in Collier County, ZIP 34145, governed by four Marco Island condominium associations and South Seas Club of Marco Island, Inc.

Are South Seas condos on the Gulf?

The four towers, owned by South Seas West and South Seas Northwest, stand on the Gulf beach row, and every owner reaches the beach through the Club’s private walkway between Towers 2 and 3. The East and North buildings stand on the bay side facing the water the Club calls Clam Bay.

How much do South Seas condos cost?

In the 12 months to 2026-10-07, 50 South Seas units closed at a median of $622,500, from $480,000 to $950,000; tower units had a median of $727,500 and bay-side units $515,000 (Southwest Florida MLS).

What are the HOA fees at South Seas?

Listing agents entered annual condo fees of $12,000 to $23,684 on the 37 tower sales of the last 12 months, median $15,396, and $11,560 to $12,384 on the bay side, as entered by listing agents on the Southwest Florida MLS; the associations’ current budgets are the controlling figures.

How many units are in South Seas?

The Collier County roll holds 1,263 unit parcels: 429 in South Seas West, 418 in Northwest, 280 in East and 136 in North. The state condominium register counts 1,264, one more in South Seas West.

How tall are the South Seas towers?

Map building data tags each of the four towers at 19 levels, and the highest unit numbers sold on the MLS are on floor 19 (for example, unit 1905 at 440 Seaview Court). The bay-side mid-rise buildings carry unit numbers up to the sixth floor.

When was South Seas built?

The county roll dates South Seas East to 1979, South Seas North to 1980, South Seas West to 1981 and South Seas Northwest to 1980 to 1982.

How big are South Seas units?

The county roll records heated areas of 964 to 1,112 square feet for almost every unit, with a median of 1,047; tower plans run 991 to 1,099 square feet. Every MLS sale in five years was a two-bedroom, two-bath unit.

Does South Seas have boat slips?

Yes. The South Seas Club leases 132 slips in three classes, 28, 30 and 40 feet, to owners and renters with a valid lease; an annual 28 or 30 foot slip was $925 and a 40 foot slip $1,200 at rates effective July 1, 2023.

Does South Seas have tennis and pickleball?

Yes. The Club runs 5 clay tennis courts and 12 pickleball courts, first come, first served, open 8 a.m. to 7 p.m. from January to April and 8 a.m. to dusk the rest of the year.

Is South Seas gated?

Yes. The Club says St. Moritz Security monitors access 24 hours a day, 365 days a year, and guests must be pre-authorized through the Club’s voicemail line or the CheckPoint app.

Can I rent out my South Seas condo?

Rental rules are set by your own condominium’s declaration and rules, which the four associations do not publish publicly; every renter must register with the building’s association office, and the City of Marco Island has no vacation-rental registration program in force.

Are pets allowed at South Seas?

Each South Seas condominium sets its own pet rule in its declaration and rules, which are not published publicly; ask the association office before you write an offer. Assistance animals are governed separately by Florida and federal fair housing law.

What flood zone is South Seas in?

Every South Seas building footprint maps in FEMA zone AE, base flood elevation 9 to 10 feet NAVD88 at the towers and 8 to 10 feet on the bay side, on panel 12021C0828J effective 2024-02-08; zone VE is mapped only on the beach portion of the tower parcels.

Is South Seas in a hurricane evacuation zone?

Yes. South Seas lies in Collier County storm surge evacuation zone A, the first zone called for a surge threat; confirm the address on the Florida Division of Emergency Management’s Know Your Zone lookup.

Has South Seas had its milestone inspection?

Yes, the City has a phase one report on file for all eight buildings of three or more stories. It accepted the East and North mid-rise reports in 2024 and 2025; for all four towers the City’s status reads phase one indicates phase two required, and no phase two report was on file on 2026-10-22. Ask the association for the reports, the repair permits and the repair schedule.

Does South Seas have a special assessment?

Special assessments are adopted by each condominium’s board and are not published publicly. Ask the association office for any assessment adopted or under discussion, and read the last twelve months of minutes.

Who manages South Seas?

The South Seas Club is managed by Resort Management, and its office is at 595 Seaview Court. Each of the four condominiums has its own association office; which company manages each condominium is a question for that office.

What schools serve South Seas?

Tommie Barfield Elementary on Marco Island, with Manatee Middle and Lely High on the mainland as the zoned schools on the district’s maps; Marco Island Charter Middle and Marco Island Academy are public charters open by application.

Can I buy a South Seas condo with a mortgage?

Yes, subject to the lender’s review of the condominium. Lenders look at the association’s budget, reserves, insurance and any litigation or major repairs, and since 2022 Florida’s milestone and reserve study laws have made that review more detailed, so ask your lender early.

How far is Tigertail Beach from South Seas?

Tigertail Beach Park is the next public beach along the shore to the north-west, a short walk from the Club’s beach walkway, and is open from 6 a.m. to sunset with a $10 parking fee for visitors without a Collier County beach permit.

Frequently Asked Questions, Seller Edition: Selling a South Seas Condo

These are the questions South Seas owners ask when they decide to sell, answered from the Southwest Florida MLS, the Collier County roll, Florida statute text and the South Seas Club’s published pages.

What is my South Seas condo worth?

Start from sales in your own condominium, building and floor band. In the 12 months to 2026-10-07 South Seas West sold at a median of $772,500, Northwest $684,500, and over 24 months East $515,000 and North $590,000; inside the towers, floors 13 to 19 sold at a 24-month median of $768,000 against $597,500 on floors 1 to 6.

What did South Seas condos sell for in the last 12 months?

Fifty South Seas units closed in the 12 months to 2026-10-07 at a median of $622,500, from $480,000 to $950,000, for $33,464,748 in total volume (Southwest Florida MLS).

How long does it take to sell a South Seas unit?

The median marketed sale took 100.5 days on the market in the last 12 months, across 48 sales; 12 went under contract within 30 days and 16 took more than 180 days.

What percentage of asking price do South Seas sellers get?

The median marketed sale closed at 95.5 percent of its final list price in the 12 months to 2026-10-07, and 4 of 48 closed at or above the final ask.

How many South Seas condos are for sale right now?

Forty-two were on the Southwest Florida MLS on 2026-10-07, 40 active and 2 under contract, asking $509,000 to $985,000; that is about ten months of supply at the 12-month sales pace.

Which South Seas building sells fastest?

Over the last 12 months the bay-side mid-rise sales moved fastest, a median of 28 days on market on 5 sales, while the towers’ median was 121.5 days on 36 marketed sales; the mix changes year to year, so price against your own building.

Does a higher floor raise my South Seas price?

Yes. Over 24 months, tower units on floors 13 to 19 sold at a median of $768,000 and $714 per square foot, floors 7 to 12 at $741,250, and floors 1 to 6 at $597,500.

Does my South Seas condominium’s fee affect my price?

Yes. Buyers compare the total monthly cost, and listing-entered annual fees in the last 12 months ran from about $11,560 on the bay side to $23,684 in the towers; a unit with a lower current fee can support a higher price.

Who pays for title insurance when I sell at South Seas?

In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent; the signed contract controls on every sale.

Who pays the documentary stamp tax on a South Seas sale?

The seller customarily pays the deed stamp tax of 70 cents per $100 of price, which is $4,357.50 on a $622,500 sale; the contract controls.

What is an estoppel certificate and who pays for it?

It is the association’s statement of what the seller owes at closing. Florida caps the fee at $250, plus $100 for delivery within three business days and $150 if the account is delinquent; the contract sets who pays.

What documents must I give a South Seas buyer?

Florida law requires the declaration, articles, bylaws and rules, the annual budget and latest financial statement, the frequently asked questions document, the milestone inspection summary where one applies, and the latest structural integrity reserve study or a statement that none is required.

Can my South Seas buyer cancel after signing?

Yes, within the statutory window. A buyer may cancel within seven business days after receiving the required condominium documents under section 718.503 of the Florida Statutes.

Does my association have to approve my buyer?

Each South Seas condominium sets its own approval process in its declaration and rules. Ask your association office for the current form, fee and review time at listing, so the closing date fits.

Does my boat slip go with my South Seas condo?

No. The Club leases slips to owners and renters with a valid lease; slips are not deeded to units, so your buyer applies to the Club for a slip.

Do I need to disclose flood history when I sell?

Yes. Since October 1, 2024 a Florida seller must give a flood disclosure at or before the contract, stating any known flood damage during ownership, any flood insurance claim, and any flood assistance received.

Will the milestone inspection or SIRS affect my sale?

Buyers and lenders will ask for both. Have your association’s milestone report summary, structural integrity reserve study and current budget in hand before you list, and know whether any special assessment is adopted or proposed.

Do I have to disclose a special assessment?

The estoppel certificate and the association’s records disclose adopted assessments, and a buyer’s lender will ask; disclose what you know and ask your association for the current status in writing.

Can I sell my South Seas condo with a tenant in it?

Usually, subject to the lease and your association’s rules. The buyer takes the unit subject to an existing lease unless the contract says otherwise, so share the lease and the tenant’s registration with the association at listing.

Should I sell my South Seas condo furnished?

Many South Seas buyers are second-home owners and renters, so a furnished sale can widen the pool; list the furnishings in the contract and price them separately in your own planning.

When is the best time to sell a South Seas condo?

South Seas closings cluster in spring: March to June held 152 of the 310 MLS closings of the last 60 months, with May the busiest month at 48, which means most contracts are written in the winter season. Listing ahead of that season, priced to the last 12 months of sales in your building, gives you the most showings.

How should I price a South Seas tower unit against the bay side?

Separately. Over the last 12 months tower units sold at a median of $727,500 and bay-side units at $515,000; a tower unit priced off bay-side sales leaves money on the table, and the reverse sits unsold.

Do South Seas garden units sell for more than the mid-rise?

Over 60 months the garden buildings sold at a median of $645,000 on 27 sales, above the bay-side mid-rise buildings, so price a garden unit against garden sales.

What price per square foot do South Seas units sell for?

The 12-month median was $609 per square foot across 50 sales, with South Seas West at $698, Northwest $674, East $513 and North $533, each a median of that condominium’s own sales.

Can I sell my South Seas condo for cash quickly?

Cash buyers are common in Marco Island condominiums, but speed still turns on price. Twelve of the 48 marketed sales of the last 12 months went under contract within 30 days, the ones priced against recent sales in the same building.

What repairs should I make before listing at South Seas?

Fix what an inspector will flag (balcony doors, windows, water heater, plumbing and electrical) and refresh paint and lighting. Any alteration needs your association’s approval, and most need a City of Marco Island permit.

Do I pay capital gains tax when I sell my South Seas condo?

That depends on your basis, how long you held the unit and whether it was your primary residence; ask your tax adviser. The deed stamp tax is the sale-specific tax set by Florida law.

How does the county’s sales record compare with the MLS?

The Collier County roll held 37 qualified South Seas sales at a median of $599,000 in the 12 months to 2026-08-24, against 50 MLS closings at $622,500 to 2026-10-07; over 60 months the county median is $690,000 and the MLS median $692,500.

What will a buyer’s inspector look at in a South Seas tower?

The unit’s windows and sliding doors, the electrical panel, plumbing and water heater, and signs of past water intrusion. The structure, roof and exterior are the association’s, which is why buyers ask for the milestone and reserve study reports.

How do I market a South Seas condo against 40 other listings?

Lead with what sets your unit apart in its own building: floor, view, plan, renovation and the fee. We price against the closings in the same building and floor band and show buyers the closing table, not just the listing photos.

Should I list my South Seas condo with a Marco Island specialist?

With 50 sales a year across four condominiums, four sets of rules and a shared club, the details move the price. Compare agents on the record in our guide to the best real estate agents in Marco Island before you sign a listing agreement.

How do I get a free valuation for my South Seas condo?

Use our online valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. We build the number from your own condominium’s sales, building and floor band.

Downloadable Documents

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

• FEMA, Community Rating System eligible communities, effective October 1, 2026 (PDF), Federal Emergency Management Agency
• National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (PDF)
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
• National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (PDF)
• National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF)
• City of Marco Island Resolution 23-54 on vacation rental registration (PDF)
• Florida Department of Revenue, Table 1, Collier County millage, FY2025-26 (PDF)

Sources and Authoritative References

Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-21. No listing portal, competing brokerage or agent website was used as a source for any figure on this page. Market figures come from the Southwest Florida MLS (pulled 2026-10-07) and the Collier County Property Appraiser roll data files dated 2026-08-29, as stated beside each figure.

South Seas association and club

1. South Seas Club of Marco Island, home page
2. South Seas Club of Marco Island, about
3. South Seas Club of Marco Island, FAQs
4. South Seas Club of Marco Island, renters
5. South Seas Club of Marco Island, marine facilities
6. South Seas Club of Marco Island, tennis
7. South Seas Club of Marco Island, pickleball
8. Resort Management, home page

State of Florida records

9. Florida Division of Corporations, entity search
10. Florida Division of Corporations, South Seas West name list
11. Florida DBPR, condominium public records and data extract
12. Florida Department of Revenue, Table 1, Collier County millage FY2025-26
13. Florida Department of Education, Collier school directory
14. Florida Division of Emergency Management, Know Your Zone
15. Florida Department of Environmental Protection, Coastal Construction Control Line program
16. Florida Fish and Wildlife Conservation Commission, Big Marco Pass Critical Wildlife Area
17. Florida Fish and Wildlife Conservation Commission, sea turtle lighting

Florida Statutes (2026)

18. Section 718.503, resale disclosure and cancellation
19. Section 718.116, estoppel certificates
20. Section 718.111, official records
21. Section 718.112, structural integrity reserve study
22. Section 553.899, milestone inspections
23. Section 689.302, seller flood disclosure
24. Section 627.351, Citizens Property Insurance and the flood requirement
25. Section 627.0629, wind mitigation discounts
26. Section 627.711, uniform mitigation verification
27. Section 509.032, vacation rental preemption
28. Section 212.03, transient rentals tax
29. Section 201.02, documentary stamp tax on deeds
30. Section 201.08, documentary stamp tax on notes and mortgages
31. Section 199.133, nonrecurring intangible tax
32. Section 196.031, homestead exemption
33. Section 193.155, Save Our Homes
34. Section 193.1554, non-homestead residential assessment cap
35. Section 760.27, emotional support animals in housing
36. Section 760.29, housing for older persons

Federal records

37. FEMA, CRS eligible communities, October 1, 2026
38. FEMA National Flood Hazard Layer map service
39. FEMA Flood Map Service Center
40. FEMA FloodSmart, getting insured
41. FEMA FloodSmart, what is my flood zone
42. U.S. Fish and Wildlife Service, Coastal Barrier Resources Act maps and data
43. U.S. Geological Survey, Elevation Point Query Service
44. National Hurricane Center, Tropical Cyclone Report, Irma
45. National Hurricane Center, Tropical Cyclone Report, Ian
46. National Hurricane Center, Tropical Cyclone Report, Helene
47. National Hurricane Center, Tropical Cyclone Report, Milton
48. NOAA Office of Coast Survey, nautical charts
49. U.S. Department of Housing and Urban Development, assistance animals

Collier County and the City of Marco Island

50. Collier County GIS, parcel layer
51. Collier County GIS, building footprints
52. Collier County Clerk, Official Records search
53. Collier County Tax Collector
54. Collier County Tax Collector, tourist development tax
55. Collier County Parks, Tigertail Beach Park
56. Collier County Parks, beach parking information
57. Collier County, Marco Island Executive Airport
58. Collier County Public Schools, school and district grades
59. Collier County Public Schools, attendance boundaries
60. Collier County Public Schools, zoning lookup
61. City of Marco Island
62. City of Marco Island, milestone inspection information
63. City of Marco Island Resolution 23-54
64. City of Marco Island Code of Ordinances (Municode)

Title custom, news and local services

65. Goodwin Law, owner’s title insurance in Collier and Lee counties
66. Barnes Walker, who pays for title insurance in Florida
67. WGCU, Marco Island bond result, 2026-08-26
68. Coastal Breeze News, Tigertail Beach facilities four years after Ian
69. Marco Island Civic Association, Residents’ Beach
70. NCH, Marco Island urgent care
71. Physicians Regional Healthcare System, hospitals
72. Publix, store 622, Marco Island
73. Winn-Dixie, Marco Island

McGreevy and Comisar guides

74. McGreevy and Comisar, Marco Island
75. McGreevy and Comisar, Tigertail
76. McGreevy and Comisar, best real estate agents in Marco Island (linked in the introduction)
77. McGreevy and Comisar, Marco Island gulf-front condos
78. McGreevy and Comisar, Naples versus Marco Island
79. McGreevy and Comisar, Collier County
80. Domain Realty Group, the team site
81. City of Marco Island Civic Access, permit and milestone records

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