Southwinds of Marco Island is an 80-unit, two-story garden condominium from 1970 at 130 North Collier Boulevard, near Residents' Beach. Units sold at a $267,500 median in the five years to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Southwinds of Marco Island
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Southwinds of Marco Island is an 80-unit garden condominium of eight two-story buildings, built in 1970 at 130 North Collier Boulevard in Marco Island, Florida, on the west side of the boulevard just north of Crescent Beach. It is not on the sand: the beachfront towers of Seaview Court stand between it and the Gulf, and Residents’ Beach is about 0.3 miles away. Its units are studios, one-bedrooms and two-bedrooms of 406 to 704 square feet, which makes it one of the least expensive ways to own a condominium a short walk from the beach. Jesse McGreevy and Marc Comisar lead the Domain Realty Group team, the #5 real estate team in Florida (RealTrends 2026), and if you are weighing who should sell or buy here, our comparison of the best real estate agents in Marco Island sets out the public record.
Southwinds of Marco Island is an 80-unit condominium of studio, one-bedroom and two-bedroom flats in eight two-story buildings lettered A to H, built in 1970 at 130 North Collier Boulevard. Every public record spells the legal name in the singular: the association is Southwind of Marco Island Condominium Association, Inc., and the state registers the condominium as Southwind of Marco Island Condo.
The market calls it Southwinds, and the Southwest Florida MLS files it as “Southwinds Apts of Marco Island.” Everything on this page is built from public records: the Collier County roll and its qualified recorded sales, the Southwest Florida MLS pulled on 2026-10-07, the City of Marco Island’s map layers and permit system, the state condominium register and its fee records, the Florida Division of Corporations, FEMA, the National Hurricane Center and Florida statute text. Where a record was not public, we say so and name the document to ask for.
The City of Marco Island’s parcel layer places the Southwind common parcel on the west side of North Collier Boulevard, between the boulevard and Seaview Court, just north of the Crescent Beach condominium at 100 North Collier Boulevard (City of Marco Island GIS). The U.S. Census Bureau geocoder places 130 North Collier Boulevard at about latitude 25.9395, longitude -81.7327 (Census geocoder). The beachfront towers on Seaview Court, among them Admiralty House about 110 meters away, sit between Southwinds and the water, so the complex is in the second row from the beach, not on it.
| Item | Southwinds of Marco Island | Source |
|---|---|---|
| Recorded name | SOUTHWIND OF MARCO ISLAND CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 80 (county roll, the state register and the City address layer agree) | County roll; DBPR project PR1X017834 |
| Buildings | Eight two-story buildings, A to H, 10 units each, plus a pool and small service buildings | City of Marco Island building and address layers |
| Street address | 130 N Collier Blvd, units A1 to H10 | County roll; City address layer |
| Year built | 1970, every parcel; the condominium was recorded on the state register in 1977 | County roll; DBPR |
| Unit sizes | 32 units of 704 sq ft, 32 of 508, 16 of 406 (roll area) | City parcel layer |
| Bedrooms, as entered on the MLS | 704 sq ft: two bedrooms, one bath; 508: one bedroom, one bath; 406: studio | Southwest Florida MLS |
| Association | Southwind of Marco Island Condominium Association, Inc., Sunbiz document 718809, Active, filed 1970-07-07 | Florida Division of Corporations |
| Management | Resort Management, Marco Island (registered agent and the state register’s “c/o”) | Sunbiz; DBPR |
| Zoning | RMF-16, Residential Multi-Family | City of Marco Island zoning layer |
| FEMA flood zone | AE, base flood elevation 9 ft NAVD88, FIRM panel 12021C0828J effective 2024-02-08 | FEMA NFHL and the City flood layer |
| Milestone inspection | No City milestone case; two-story buildings, below the three-story threshold | City of Marco Island permit system and building layer |
| Lead MLS window | 22 closings in 60 months, median $267,500 (60 months to 2026-10-07) | Southwest Florida MLS |
“Southwind” and “Southwinds” are common names in Florida. This page covers only the Marco Island condominium at 130 North Collier Boulevard, ZIP 34145, governed by Southwind of Marco Island Condominium Association, Inc., document 718809, which carried the name Southwind Apartments of Marco Island, Inc. until a name change filed in 2012 (Florida Division of Corporations). It is not Southwind Village at The Vines in Estero, and it is not an Orlando company that uses a similar management trade name.
If you’re searching for the best realtor for Southwinds of Marco Island in Marco Island, Florida, whether you’re ready to sell your Southwinds 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), and the honors below are the career record behind that rank.
Recent Southwinds track record (60 months to 2026-10-07, Southwest Florida MLS, the first window with ten or more closings): 22 Southwinds resales total in the market · highest-priced Southwinds sale: $350,000 · median sale-to-final-list ratio: about 95.8 percent. We tracked every one of those 22 Southwinds closings unit by unit, and the full list is on this page.
Honors and recognition:
Selling your Southwinds home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Southwinds? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Southwinds of Marco Island is not gulf-front. The City of Marco Island’s map layers put the complex between North Collier Boulevard and Seaview Court, with the beachfront towers of Seaview Court between it and the Gulf, and the tested point sits about 146 meters landward of the state’s coastal construction control line. It is a second-row garden complex a short walk from the beach.
Data updated: October 2026. City of Marco Island GIS, FEMA and the U.S. Census Bureau geocoder, read 2026-10-07 to 2026-10-28.
Most of the inland garden condominiums on this stretch, Aquarius, Island Manor and Mariner, are on the east side of North Collier Boulevard. Southwinds is on the west side, the beach side, between the boulevard and Seaview Court, in the same second row as the Seabreeze complexes to the north. The City’s neighbor records put Admiralty House at 140 Seaview Court about 110 meters away and the Crescent Beach condominium at 100 North Collier Boulevard about 120 meters away (City of Marco Island GIS). Both of those are beachfront towers; Southwinds is not.
Straight-line distances from the Census geocoder point for 130 North Collier Boulevard, computed on 2026-10-28: about 0.3 miles to Residents’ Beach at 130 South Collier Boulevard, about 0.9 miles to Tigertail Beach on Hernando Drive, and about 1.8 miles to the South Marco Beach access. The FEMA test point sits about 146 meters landward of the state’s 1989 coastal construction control line for Collier County, the regulatory line along the beach. These are map measurements, not walking routes.
Residents’ Beach is private. It is run by the Marco Island Civic Association for members, and the association does not admit short-term renters (Marco Island Civic Association, Residents’ Beach; MICA regulations notice, 2023-02-08). A Southwinds owner who joins gets one of the shortest walks to the sand of any condominium off the beachfront, about 0.3 miles.
The difference between beachfront and second row shows up plainly in the sales. In the 60 months to 2026-10-07 the median Southwinds sale worked out to about $470 per square foot, against about $949 at Admiralty House and about $866 at Crescent Beach, the beachfront towers next door, and about $455 to $537 at the inland garden complexes across the boulevard (Southwest Florida MLS, median of each sale’s price per square foot). Our guide to the Marco Island gulf-front condos covers the beachfront towers and leaves the second-row and inland complexes out of its figures. A Southwinds seller should price against garden and second-row sales, not against the towers.
Southwinds suits a buyer who wants the lowest-cost way into a Marco Island condominium a short walk from Residents’ Beach, in a small, low-rise complex with one pool and no elevators to maintain. It does not suit a buyer who wants a Gulf view, more than two bedrooms, a second bath, covered parking or the amenities of a tower.
The sales record describes the buyer by what the property offers. Thirteen of the 22 Southwinds sales on the MLS in five years were one-bedroom units, six were two-bedrooms and three were studios, all with one bath (Southwest Florida MLS, by roll size). Vacation-rental listings for individual units show that some owners rent by the week or month. In our reading of the sales and the location, that mix tends to draw first-time Marco Island owners, part-year residents who want a lock-and-leave base near the beach, and owners who rent within the association’s rules when they are away.
What Southwinds gives you is a beach-side address and a price point. In the 60 months to 2026-10-07 the median Southwinds sale was $267,500 (Southwest Florida MLS), against a City of Marco Island where the Census Bureau’s 2020 to 2024 American Community Survey puts the median value of an owner-occupied home at $896,300 (U.S. Census QuickFacts, Marco Island city). What you give up is space, a second bathroom, a view of the water, and the reserves cushion of a newer building: these are 1970 buildings whose roof work was in progress in 2025 and 2026.
We tracked every Southwinds closing on the Southwest Florida MLS for the five years to 2026-10-07, 22 closings in all, and read them against the 207 qualified recorded sales the Collier County roll data holds for the condominium. Three things stood out. First, the market thinned out: 9 sales in 2022, then 2, 2, 5 and 2 in the years after. Second, two units sold twice, in opposite directions: unit A5, a two-bedroom, rose from $315,000 in 2022 to $350,000 in 2024, while unit A9, a one-bedroom, fell from $325,000 in 2022 to $275,000 in 2024. Third, on 2026-10-07 five units were for sale against two closings in the previous 12 months.
Southwinds recorded 22 closed sales on the Southwest Florida MLS in the 60 months to 2026-10-07, at a median of $267,500 and a range of $155,000 to $350,000. The 60-month window is the first of the 12, 24, 36 and 60 month windows to hold ten or more closings, so it leads every figure below; the 12-month window held 2, the 24-month window 8 and the 36-month window 9.
Data updated: October 2026. All MLS figures are for the 60 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 22 | 22 |
| Median sale price | $267,500 | 22 sales |
| Lowest and highest sale | $155,000 to $350,000 | 22 sales |
| Dollar volume | $5,778,000 | 22 sales |
| Median price per square foot | about $470 | 22 sales |
| Median days on market | 29.5 | 22 sales |
| Median sale to final list price | about 95.8 percent | 22 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 22 sales |
Medians are the middle value of the sorted sales; with 22 sales, the median is the average of the 11th and 12th, here $260,000 and $275,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 22 ratios. Because the 60-month window reaches back to the 2021 and 2022 peak, the narrower windows below are the fresher price signal.
| Window to 2026-10-07 | Closings | Median | Range | Median $/sq ft |
|---|---|---|---|---|
| 12 months | 2 | the median of these 2 sales, $232,500 | $205,000 to $260,000 | about $386 |
| 24 months | 8 | the median of these 8 sales, $237,500 | $155,000 to $350,000 | about $423 |
| 36 months | 9 | the median of these 9 sales, $250,000 | $155,000 to $350,000 | about $443 |
None of these windows holds ten sales, so each median describes those sales only.
| Closed | Unit | Roll sq ft | Bedrooms | Sold | Final list | $/sq ft (MLS sq ft) | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-07-02 | C6 | 704 | 2 | $260,000 | $279,000 | $369 | 73 |
| 2026-06-24 | G2 | 508 | 1 | $205,000 | $219,000 | $404 | 50 |
| 2025-09-18 | D7 | 508 | 1 | $250,000 | $264,500 | $492 | 120 |
| 2025-08-08 | C7 | 508 | 1 | $183,000 | $150,000 | $360 | 4 |
| 2025-07-25 | C9 | 508 | 1 | $225,000 | $239,000 | $443 | 126 |
| 2025-04-30 | A2 | 508 | 1 | $155,000 | $200,000 | $305 | 14 |
| 2025-04-21 | C4 | 508 | 1 | $250,000 | $255,900 | $492 | 16 |
| 2024-12-04 | A5 | 704 | 2 | $350,000 | $369,000 | $497 | 204 |
| 2024-09-06 | A9 | 508 | 1 | $275,000 | $299,900 | $541 | 149 |
| 2023-07-12 | G3 | 406 | Studio | $234,000 | $239,000 | $576 | 44 |
| 2023-04-14 | F8 | 406 | Studio | $235,000 | $239,000 | $579 | 34 |
| 2022-08-10 | G4 | 508 | 1 | $310,000 | $335,000 | $610 | 41 |
| 2022-06-24 | B4 | 508 | 1 | $275,000 | $300,000 | $541 | 11 |
| 2022-06-13 | F2 | 508 | 1 | $330,000 | $335,000 | $650 | 12 |
| 2022-05-10 | F7 | 508 | 1 | $305,000 | $325,000 | $600 | 6 |
| 2022-03-29 | A5 | 704 | 2 | $315,000 | $315,000 | $447 | 25 |
| 2022-03-17 | C10 | 704 | 2 | $290,000 | $300,000 | $412 | 110 |
| 2022-03-10 | F4 | 508 | 1 | $222,000 | $220,000 | $404 | 5 |
| 2022-02-11 | A9 | 508 | 1 | $325,000 | $325,000 | $640 | 10 |
| 2022-01-14 | C5 | 704 | 2 | $305,000 | $300,000 | $408 | 19 |
| 2021-11-15 | D8 | 406 | Studio | $180,000 | $189,900 | $443 | 9 |
| 2021-11-12 | G5 | 704 | 2 | $299,000 | $299,000 | $400 | 94 |
Source: Southwest Florida MLS, closed sales at 130 North Collier Boulevard matched to the Southwinds units on the Collier County roll, pulled 2026-10-07. Roll square feet follow the unit position on the City parcel layer (positions 1, 5, 6 and 10 are 704 square feet, 2, 4, 7 and 9 are 508, 3 and 8 are 406); the price per square foot column uses the square footage entered in the MLS, which reads 748 for C5 and G5 and 550 for F4. Bedrooms are as entered in the MLS.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 20 qualified, arm’s-length recorded sales of Southwinds units in the 60 months to 2026-08-24, at a median of $282,000 and a range of $180,000 to $350,000, and 6 in the 24 months to that date, at a median of $262,500. A qualified recorded sale is a deed the county has graded as a fair market, arm’s-length transfer; it is a county record, not an MLS record, and its dates are deed dates. The county file also holds sales that never appeared on the MLS, among them $279,000 for a 704 square foot unit recorded 2026-05-18 and $285,000 for a 508 square foot unit recorded 2023-01-25. Where a deed and an MLS closing describe the same sale they agree on price: the $205,000 sale of unit G2 carries a deed date of 2026-06-16 and an MLS closing date of 2026-06-24.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of about 95.8 percent means the typical Southwinds seller in the five-year window accepted about 4 percent less than the last asking price. Three of the 22 closed above their final asking price and three at it. The extremes both came in 2025: unit C7 sold for $183,000 against a $150,000 list after 4 days, about 122 percent, and unit A2 sold for $155,000 against $200,000 after 14 days, about 77.5 percent.
Within each size the spread is wide. The 13 one-bedroom sales of five years run from $155,000 to $330,000, and the six two-bedroom sales from $260,000 to $350,000. The one-bedroom peak came in 2022, when four sold for $305,000 to $330,000; the 2025 and 2026 one-bedroom sales ran $155,000 to $250,000. Timing has been the biggest single factor here, which is why a Southwinds valuation has to be built from the newest sales of the same size, not from the five-year median.
Southwinds of Marco Island is an 80-unit garden condominium on the beach side of North Collier Boulevard, about 0.3 miles from Residents’ Beach, with a five-year median sale of $267,500 (Southwest Florida MLS, to 2026-10-07) and five units for sale on 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.
Southwinds prices more than doubled from 2016 to 2022 and have come back since: qualified recorded sales had a median of $146,250 in 2016 and $307,500 in 2022, and the MLS median was $305,000 in 2022, $225,000 in 2025 and $232,500 so far in 2026 (Collier County roll data; Southwest Florida MLS, pulled 2026-10-07).
Data updated: October 2026.
| Year | Closings | Median sale | Range |
|---|---|---|---|
| 2021 (from 2021-10-07) | 2 | $239,500 | $180,000 to $299,000 |
| 2022 | 9 | $305,000 | $222,000 to $330,000 |
| 2023 | 2 | $234,500 | $234,000 to $235,000 |
| 2024 | 2 | $312,500 | $275,000 to $350,000 |
| 2025 | 5 | $225,000 | $155,000 to $250,000 |
| 2026 (to 2026-10-07) | 2 | $232,500 | $205,000 to $260,000 |
The MLS window behind this table runs from 2021-10-07 to 2026-10-07 and holds 22 closings; 2021 and 2026 are partial years. Each year holds fewer than ten sales, so each median is the median of those sales only, and the mix of studios, one-bedrooms and two-bedrooms changes from year to year: the two 2023 sales were studios and one of the two 2024 sales was a two-bedroom.
| Deed year | Qualified recorded sales | Median of these sales |
|---|---|---|
| 2015 | 1 | $123,000 |
| 2016 | 6 | $146,250 |
| 2017 | 5 | $135,000 |
| 2018 | 6 | $159,750 |
| 2019 | 6 | $134,500 |
| 2020 | 6 | $167,650 |
| 2021 | 6 | $197,500 |
| 2022 | 8 | $307,500 |
| 2023 | 3 | $235,000 |
| 2024 | 2 | $312,500 |
| 2025 | 2 | $237,500 |
| 2026 (to 2026-08-24) | 2 | $242,000 |
Source: Collier County roll data files dated 2026-08-29, qualified improved sales of SOUTHWIND OF MARCO ISLAND units. Each row holds fewer than ten sales, so each median describes that year’s sales only and is history, not a current price signal. The county file holds 207 qualified sales of Southwinds units in all, the earliest dated 1998.
Two units sold twice in the five-year MLS window, and they moved in opposite directions. Unit A5, a 704 square foot two-bedroom, closed at $315,000 on 2022-03-29 and at $350,000 on 2024-12-04, about 11 percent higher. Unit A9, a 508 square foot one-bedroom, closed at $325,000 on 2022-02-11 and at $275,000 on 2024-09-06, about 15 percent lower. Repeat sales hold size and position constant; condition between the two sales is not in the record, and two pairs are too few to call a trend.
The 2020 to 2022 run took the median qualified sale from $167,650 to $307,500, a rise of about 83 percent, in line with the wider Southwest Florida run-up and steeper than most. Since 2022 the one-bedroom sales have come back from a 2022 range of $222,000 to $330,000, four of the six at $305,000 or more, to $155,000 to $250,000 in 2025 and 2026, while the listing-entered condo fee for a one-bedroom rose from $394 a month to $637 (see the fee section below). In our reading, buyers are pricing in carrying costs, insurance and roof work on 1970 buildings; the figures show the price movement, not its cause.
On 2026-10-07 five Southwinds units were actively for sale, asking $154,000 to $269,000: a studio, two one-bedrooms and two two-bedrooms. With 2 closings in the last 12 months, that is a heavy supply picture for an 80-unit complex: a buyer has a choice and time to negotiate, and a seller who lists competes directly with the units already on the market.
Data updated: October 2026. Listings as of 2026-10-07, Southwest Florida MLS.
| Unit | Status | Roll sq ft | Bedrooms | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| A3 | Active | 406 | Studio | $154,000 | $379 | 89 |
| A7 | Active | 508 | 1 | $229,000 | $451 | 173 |
| E4 | Active | 508 | 1 | $259,000 | $510 | 92 |
| G6 | Active | 704 | 2 | $265,000 | $376 | 77 |
| C5 | Active | 704 | 2 | $269,000 | $382 | 182 |
List price per square foot uses the roll square footage for each unit’s position; the C5 listing is entered at 704 square feet this time, where its 2022 sale was entered at 748.
The two one-bedroom asks, $229,000 and $259,000, sit at and above the top of the 2025 and 2026 one-bedroom sales ($155,000 to $250,000). The two two-bedroom asks, $265,000 and $269,000, sit just above the $260,000 two-bedroom sale of July 2026. The studio ask of $154,000 is far below the two studio sales of 2023 at $234,000 and $235,000. An asking price is not a sale; the closed sales are the evidence a lender’s appraiser will use, and with five listings against two sales a year, the buyer sets the pace.
Southwinds has three floor plans, repeated in the same positions in each of its eight buildings: four two-bedroom units of 704 square feet, four one-bedrooms of 508 and two studios of 406 per building, all with one bath. That makes 32 two-bedrooms, 32 one-bedrooms and 16 studios across the 80 units.
The City of Marco Island’s address layer lists 80 unit addresses, A1 to A10 through H1 to H10, plus one address for the common elements, and its building layer records eight two-story buildings named “Southwind Of Marco Island” at 20 feet high, built in 1970, with a pool and small one-story service structures (City of Marco Island GIS). There are no elevators in two-story walk-up buildings of this kind.
| Unit positions in each building | Roll area | Units in the complex | Bedrooms as entered on the MLS | MLS sales, 60 months | Median of these sales |
|---|---|---|---|---|---|
| 1, 5, 6 and 10 | 704 sq ft | 32 | Two, one bath | 6 | $302,000 |
| 2, 4, 7 and 9 | 508 sq ft | 32 | One, one bath | 13 | $250,000 |
| 3 and 8 | 406 sq ft | 16 | Studio, one bath | 3 | $234,000 |
Sources: unit areas from the City parcel layer (the roll’s adjusted area, which can differ from marketed living area); sales from the Southwest Florida MLS to 2026-10-07, grouped by the unit’s position. Only the one-bedroom group holds ten sales; the other two medians are the medians of those sales only. The MLS sometimes enters a different size for the same position (748 square feet for two 704 square foot two-bedrooms and 550 for one 508 square foot one-bedroom); the roll is the consistent measure.
On five years of sales, the studios have sold for the most per square foot, about $576 on the median of 3 sales, the one-bedrooms about $492 on 13 sales, and the two-bedrooms about $429 on 6 sales, each figure the sale price divided by the roll area. That is the usual pattern for small units: the per-foot price falls as the unit grows. A two-bedroom buyer gets the most space for the money; a studio owner should price per unit, not per foot.
Southwinds began as apartments: the corporation was filed in 1970 as Southwind Apartments of Marco Island, Inc., the buildings date from 1970 on the county roll, and the condominium was recorded on the state register in 1977. Three public records identify it, and they agree on 80 units.
The Collier County roll data dated 2026-08-29 records 80 improved condominium parcels under the name SOUTHWIND OF MARCO ISLAND CONDOMINIUM, every one with a 1970 year built and 406 to 704 heated square feet, all at 130 North Collier Boulevard. Collier County roll data was read from the files already pulled for this build; the Property Appraiser’s website was not queried.
The Florida Department of Business and Professional Regulation lists the condominium as SOUTHWIND OF MARCO ISLAND CONDO, project PR1X017834, file 68717, 80 units, 130 North Collier Boulevard, recorded 1977-10-04, status Approved and Recorded, with the association managed “c/o Resort Mgmt” (DBPR Condo_CW extract). The division’s fee records show the association’s annual condominium fee, $320 a year ($4 for each of 80 units), billed and paid in full every year from 2022 to 2026 (DBPR condominium fee payment history). A 1970 building with a 1977 recording date reads as an apartment complex converted to a condominium; the recorded Declaration would confirm it.
The Florida Division of Corporations lists Southwind of Marco Island Condominium Association, Inc. as document 718809, a Florida not-for-profit corporation, status Active, filed 1970-07-07, with its principal address at 130 North Collier Boulevard, its mailing address at 815 Bald Eagle Drive, Suite 201, and Resort Management as registered agent (Florida Division of Corporations). The record shows a name change filed in 2012 from Southwind Apartments of Marco Island, Inc., annual reports for 2024, 2025 and 2026, and reinstatements filed in 1998, 2002, 2008 and 2023, the filings a corporation makes after it lapses for a missed annual report. Officers and directors are listed on the state record; this page does not name individuals.
The Southwinds Declaration of Condominium is recorded in the Collier County Official Records, searchable through the Clerk of the Circuit Court (Collier County Clerk records search). We did not retrieve the recorded instrument or its book and page for this page, and we found no association website with public documents. A buyer receives the current Declaration, bylaws and rules in the resale package under Florida law.
Resort Management, at 815 Bald Eagle Drive on Marco Island, is the association’s registered agent on the state corporate record and its managing agent on the state condominium register. Estoppel certificates and resale documents are requested through the manager.
Southwinds has one swimming pool, a pool house and shared laundry rooms on grounds between North Collier Boulevard and Seaview Court, according to the City of Marco Island’s building layer and permit record. It has no beach of its own, no docks, no elevators and no tennis courts or fitness room we could confirm; Residents’ Beach, about 0.3 miles away, is a separate, membership-based amenity.
The City building layer shows one pool structure on the property, and the City permit record includes a 2018 permit for a 4-foot aluminum pool fence with four gates ($8,400 declared) and a 2026 flat-roof replacement on the pool house ($44,861 declared, completed) (City of Marco Island permit portal). Pool hours and guest rules are in the association’s rules, which we did not read.
The 2026 roof permits name four laundry room buildings, laundry rooms 1 to 4, each re-roofed under its own completed permit. Whether units also have their own washers and dryers is a question for the association and the unit’s listing.
The City building layer shows no garage structure, and vacation-rental listings describe free on-site parking, which reads as open surface parking. How spaces are assigned, and any limits on guest parking, trucks, trailers or boats, come from the association’s documents, which we did not read.
Southwinds condo fees, as entered by listing agents on the Southwest Florida MLS, depend on the unit’s size: on the newest entries, $637 a month ($7,644 a year) for a one-bedroom and $887 a month ($10,644 a year) for a two-bedroom. The association’s budget and its list of what the fee covers are not published.
| Unit size | 2021 and 2022 sales | 2023 and 2024 sales | 2025 and 2026 sales | Listings on 2026-10-07 |
|---|---|---|---|---|
| One-bedroom, 508 sq ft | $4,454 to $5,268 a year ($385 to $439 a month, or $1,113.55 to $1,316.05 a quarter), 6 entries | $7,148 ($1,787 a quarter), 1 entry | $7,848 ($654 a month) on 5 sales in 2025; $7,644 ($637 a month) on 1 sale in 2026 | $7,640 to $7,644, 2 listings |
| Two-bedroom, 704 sq ft | $6,336 ($528 a month) on 3 entries; $7,020 ($1,755 a quarter) on 1 | $9,584 ($2,396 a quarter), 1 entry | $10,644 ($2,661 a quarter), 1 sale | $10,644 ($887 a month), 2 listings |
| Studio, 406 sq ft | $3,890 ($972.44 a quarter), 1 entry | $3,608 and $3,983 ($902 and $995.67 a quarter), 2 entries | no sales | $9,020 ($2,255 a quarter), 1 listing |
These are figures as entered by listing agents, not the association’s budget. Annual figures are the entered fee times its frequency. The one 2026 studio listing’s $9,020 is out of line with every other studio and one-bedroom entry; only the association’s fee schedule settles it.
Several recent entries show a “total annual recurring fees” figure above the condo fee alone: $10,088 against a $7,848 condo fee on four of the five 2025 one-bedroom sales, and $11,108 to $11,112 against $7,640 to $7,644 on a 2026 one-bedroom sale and listing. The entries do not say what the difference is. A special assessment collected with the regular fee is one possibility, given the roof permits of 2025 and 2026, but that is our reading, not a confirmed fact; the estoppel certificate shows every charge on a unit.
On these entries the one-bedroom fee rose from $394 a month on early 2022 sales to $637 on the newest, about 62 percent ($637 divided by $394 is 1.617), and the two-bedroom fee from $528 a month to $887, about 68 percent ($887 divided by $528 is 1.680). That period matches the years when Florida condominium insurance costs and reserve rules pushed fees up across the state; the entries show the size of the increase, not its cause, and the association’s budgets explain it.
The association’s budget, reserve schedule and fee inclusions are not published. Under Florida law a buyer is entitled, at the seller’s expense, to the annual budget and annual financial statement as part of the resale documents (Fla. Stat. 718.503), and the estoppel certificate states the regular assessment and anything owed (Fla. Stat. 718.116). Whether the fee includes water, cable, trash or the master insurance premium is a budget question. Sellers can get a free valuation that accounts for the fee, and buyers can book a buyer consultation to read the documents with us.
At the newest entered one-bedroom figure of $7,644 a year, the condo fee is about 3.1 percent of the five-year median one-bedroom sale of $250,000 ($7,644 divided by $250,000 is 3.06 percent), and the two-bedroom fee of $10,644 is about 3.5 percent of the five-year median two-bedroom sale of $302,000. At a small-unit complex the fee is a large share of price, which is why buyers ask about it first.
Owning at Southwinds costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, application fees for buyers or tenants, an estoppel fee at sale, and any special assessment the association adopts. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449 (general fund, water pollution control and Conservation Collier), Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s taxable value resets to just value the year after purchase, and a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.
Listing agents have entered Southwinds application fees of $100, $150 and $175: the 2025 and 2026 sales show $150 or $175, and the listings on 2026-10-07 show $100 to $175 (Southwest Florida MLS, as entered); the association’s own fee schedule was not read for this page. Florida law lets an association charge a transfer fee only when its documents require it to approve the transfer and provide for the fee, caps it at $150 per applicant, counts spouses or parents with dependent children as one applicant, and bars a charge for renewing a lease with the same tenant; the statute also provides for inflation adjustment of the cap (Fla. Stat. 718.112(2)(k)).
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing, not after. At Southwinds the request goes through Resort Management.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $250,000 Southwinds sale carries $1,750 of deed stamps, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $200,000 loan that is $700 and $400. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead one-bedroom with a $250,000 taxable value and the newest entered $637 monthly condo fee: property tax at 8.9535 mills is $2,238.38 a year, or $186.53 a month; together with the fee that is $823.53 a month before HO-6 insurance, electricity, mosquito control, any additional recurring charge the estoppel shows, and any non-ad valorem charge on the tax bill. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Southwinds is governed by its recorded Declaration of Condominium and amendments, the association’s articles and bylaws, and the rules its board adopts. We found no association website with public documents, so a buyer reads them in the resale package before the purchase becomes binding.
We read the state corporate and condominium records, the City’s permit, code and map records, and the MLS entries. We did not retrieve the Declaration, the bylaws or the rules for this page, so this guide states no Southwinds rule on leasing, pets, renovations, parking or guests as fact. Vacation-rental listings for Southwinds units state house rules of their own, but a listing is an owner’s or agent’s statement, not an association rule.
Most alterations inside a Marco Island condominium need a City of Marco Island building permit, and the City’s flood code treats work worth 50 percent or more of a building’s market value, counted cumulatively, as a substantial improvement (City of Marco Island floodplain documents). Southwinds owners have filed unit-level permits for water heaters, electrical panels, rewiring from aluminum to copper, re-piping, remodels and like-for-like entry doors, and the City has opened code cases on the property for work without a permit and work during unauthorized hours, all now closed (City of Marco Island permit portal). Pull the permit before the work, not after.
Florida’s uniform mitigation verification form documents roof strength, roof-to-wall connections and opening protection for insurance credits (Fla. Stat. 627.711). In a condominium most of those features belong to the building, so ask the manager for each building’s current form, especially after the roof work of 2025 and 2026, when you shop for an HO-6 policy.
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records under Fla. Stat. 718.111, which gives the association 10 working days to make them available after a written request. Because Southwinds has more than 25 units, Florida law also requires the association to post certain records on a website or app for owners.
Southwinds units do appear as vacation rentals on travel sites, which shows that some short stays happen, but the minimum lease term, the number of leases a year and any approval process are set by the recorded Declaration and the association’s rules, which we did not read for this page. A buyer who plans to rent should read those documents first.
The City of Marco Island has no enforceable vacation rental registration program: Resolution 23-54, adopted 2023-10-02, declared the 2022 rental registration ordinance null and void after the 2023 state law change (SB 250), and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association: condominium documents can restrict rentals on their own, which is why the Southwinds Declaration and rules are the ones that govern. Transient rentals also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Short-term renters at Southwinds cannot use Residents’ Beach: the Marco Island Civic Association does not admit them (Marco Island Civic Association, Residents’ Beach). A short-term renter’s beach is a public one: Tigertail Beach about 0.9 miles north, or the City’s beach access points along South Collier Boulevard (City of Marco Island beach access). For an owner marketing a seasonal rental, that is a fact worth putting in the listing.
The Southwinds pet rules were not confirmed for this page: the association’s rules are not public text we read, and a vacation-rental listing that says “no pets” states a host’s rule, not necessarily the association’s. A buyer with a dog or cat should read the Declaration and the current rules before contracting.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals). Any such request goes to the association in writing.
Whatever the Southwinds rules say, pets are prohibited at Residents’ Beach (MICA regulations notice, 2023-02-08), and dogs are not allowed on Marco Island’s public beaches.
We found no published age restriction for Southwinds, and the Housing for Older Persons Act exemption does not appear in any document we read. Confirm in the Declaration; a 55 and over designation would show there.
Southwinds sits in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88, on FIRM panel 12021C0828J effective 2024-02-08, with the ground at the tested point about 4.9 feet. It is outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A.
Data updated: October 2026. FEMA, USGS and state layers queried 2026-10-07; City of Marco Island flood layer read 2026-10-22.
| Point tested | FEMA zone | Base flood elevation | FIRM panel and effective date | Ground elevation (USGS 3DEP) |
|---|---|---|---|---|
| 130 N Collier Blvd | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0828J, 2024-02-08 | 4.9 ft NAVD88 |
Method: the address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer, with ground elevation read from the USGS 3D Elevation Program and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper, on 2026-10-07 (FEMA National Flood Hazard Layer; FEMA Flood Map Service Center; USGS 3D Elevation Program; USFWS CBRS mapper). Only zone AE 9 is mapped within 150 meters of the point, and the City of Marco Island’s own flood hazard layer returns the same zone and elevation at the complex. Southwinds has one street address for all eight buildings, so one point covers the complex; each building’s Elevation Certificate gives the structure’s own rating.
At the tested point the ground sits about 4.1 feet below the base flood elevation (9.0 minus 4.9 is 4.1). The buildings date from 1970, decades before the current map took effect, so the elevation of each building’s lowest floor comes from its Elevation Certificate, which the association or the City floodplain office can supply. The City of Marco Island’s flood code requires new or substantially improved construction to put the lowest floor at the higher of base flood elevation plus one foot or the road-crown tests in the code (City of Marco Island floodplain documents). For a ground-floor Southwinds unit, that is the single most important number in an insurance quote.
The state’s evacuation zone layer places the tested Southwinds point in Collier County zone A, the county’s most surge-exposed evacuation zone. That reading comes from a state-hosted copy of the county zones, not the County’s own lookup; confirm it on Collier County Emergency Management’s Know Your Zone tool before hurricane season (Collier County Emergency Management).
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). With the ground at Southwinds at about 4.9 feet NAVD88, a 7.38-foot storm tide would put roughly 2.5 feet of water over the ground there, a rough comparison of two published figures, not a measurement at the property. The City’s permit record shows one unit remodel in February 2023 described as “Hurricane Ian damage,” with cabinets, flooring, walls and a bathroom removed, and no building-wide storm repair permit (City of Marco Island permit portal). The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary). Ask the association and the seller for any unit’s Ian history.
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). The City’s manager told NBC2 the island saw about 2 feet of surge in Milton under a mandatory evacuation notice (NBC2, 2024-10-11). No Southwinds permit on the City record is attributed to Milton.
A Southwinds owner carries an HO-6 unit-owner policy for the inside of the unit and personal liability, while the association insures the buildings under its master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and in zone AE a lender will usually require it.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, phased in by replacement cost, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Southwinds unit does not trigger the requirement; a Citizens policy on a condominium association’s building does (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE.
FEMA’s FloodSmart site says the premium “cannot increase more than 18 to 25% per year for most policyholders,” a cap that usually does not apply to new policies, and adds a Reserve Fund Assessment of 18 percent of the discounted premium, an HFIAA surcharge of $25 for a primary residence or $250 otherwise, and a $47 federal policy fee for most policies (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). Ask the seller whether the unit carries its own NFIP policy and whether it can be transferred to you at closing.
FEMA’s list of Community Rating System communities effective 2026-10-01 shows the City of Marco Island, community 120426, at Class 5, a 25 percent premium discount for policies in the Special Flood Hazard Area, with the current class effective since 2023-10-01 (FEMA, CRS Eligible Communities, October 1, 2026). The discount applies to NFIP policies in zone AE like those at Southwinds; your agent applies it.
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Rule 69O-170.0155). The state’s My Safe Florida Home program writes its standard eligibility around owner-occupied, homesteaded single-family homes and mentions a separate condominium pilot whose terms we did not confirm (Fla. Stat. 215.5586; My Safe Florida Home).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Southwinds seller completes it for the unit; for a ground-floor unit, expect the buyer to read it closely.
On the public record, they do not: Florida’s milestone structural inspection and structural integrity reserve study (SIRS) laws apply to condominium buildings three habitable stories or higher, the City of Marco Island’s building layer records all eight Southwinds buildings at two floors and 20 feet, and the City’s permit system holds no milestone case for the complex. Florida still requires the Southwinds budget to carry reserves for roofs, painting and paving, which owners can vote to waive or reduce.
Data updated: October 2026. City of Marco Island permit system and building layer read 2026-10-22.
On Marco Island the City, not Collier County, runs the milestone program and holds the reports. A search of the City’s permit system for 130 North Collier Boulevard and the Southwind parcels returned no Phase 1 or Phase 2 milestone case on 2026-10-22, and the City’s island-wide list of milestone projects has no Southwind entry (City of Marco Island permit portal). That is what a two-story complex below the statutory threshold looks like in the records; the association’s written position is still the document to ask for.
Florida Statute 553.899 requires a milestone inspection of condominium buildings “three habitable stories or more in height,” by December 31 of the year a building turns 30 and every 10 years after (Fla. Stat. 553.899), and Statute 718.112(2)(g) requires a SIRS at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height” (Fla. Stat. 718.112). Every Southwinds building is two stories on the City’s building layer, and every MLS sale here is labelled Low Rise (1-3). The statute measures stories “as determined by the Florida Building Code,” so the association’s engineer, not a listing label or our reading, settles it; ask the association whether it has determined in writing that the laws do not apply.
Every Florida condominium budget must include reserve accounts for capital expenditures and deferred maintenance, including “roof replacement, building painting, and pavement resurfacing,” plus any item costing more than $25,000 or the inflation-adjusted amount (Fla. Stat. 718.112). For an association that is not required to have a SIRS, the members may vote, by a majority of the total voting interests, to provide no reserves or less reserves than the statute requires. For scale: the 2025 metal re-roof permit was declared at $560,848, which is about $7,011 for each of the 80 units ($560,848 divided by 80). Whether that cost came from reserves, a special assessment or both is the question to ask.
The City of Marco Island’s permit system holds 258 records at 130 North Collier Boulevard, most of them unit-level water heaters, electrical work and remodels. The association-level items center on the roofs: a $560,848 metal and flat re-roof permit filed in 2025 that expired, and five flat-roof permits for the pool house and laundry rooms completed in 2026. Job values are those declared on each permit (City of Marco Island permit portal).
The City has opened code cases at the property for a sidewalk (2019), work during unauthorized hours (2019, unfounded), a public nuisance (2022), work without a permit on a unit’s front door (2025) and encroachments (April 2026). All are closed, and two stop-work orders on units were resolved.
Southwinds is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 1.3 miles from the complex in a straight line, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 | Straight-line distance from 130 N Collier Blvd |
|---|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A | about 1.3 miles |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A | about 1.2 miles |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A | about 3.5 miles |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades). Distances are straight lines between U.S. Census Bureau geocoder points, computed on 2026-10-28, not driving routes.
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for a specific Southwinds address with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Southwinds is inside the City of Marco Island, so building permits, flood rules, noise limits, zoning and code enforcement come from the City, not from Collier County. The property is zoned RMF-16, Residential Multi-Family, like its neighbors on both sides of the boulevard.
The City’s zoning layer and parcel records put Southwinds in the RMF-16 district, Residential Multi-Family at up to 16 units per acre (Marco Island Code of Ordinances). Zoning governs what could be rebuilt on the land after a casualty; the Declaration governs what owners may do inside the buildings.
A renovation that needs a permit goes through City of Marco Island Building Services. Under the City’s flood code a project costing 50 percent or more of the building’s market value within 12 months is a substantial improvement that must meet current flood elevation rules, which for a 1970 ground-floor unit can change what is buildable (Marco Island Code of Ordinances).
The City bars construction noise from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays (Marco Island Code of Ordinances), bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, and protects burrowing owl burrows with a 33-foot no-parking buffer during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice). The City’s code case history at Southwinds includes a work-hours complaint, so check the association’s own renovation hours too.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills, Southwinds’ included; the rate was not set as of 2026-10-07.
Daily life at Southwinds runs through Resort Management for registration, payments and maintenance, with Residents’ Beach about 0.3 miles away for members, Tigertail Beach about 0.9 miles north, and a supermarket about 0.9 miles up North Collier Boulevard. There is no hospital emergency department on Marco Island.
Residents’ Beach at 130 South Collier Boulevard is about 0.3 miles from 130 North Collier Boulevard in a straight line, for owners and qualifying renters who join the Marco Island Civic Association (Marco Island Civic Association). The public options are Tigertail Beach, a Collier County park on Hernando Drive about 0.9 miles away, with a $10 daily parking fee for non-permit holders per the City (the County lists $8), restrooms and rentals, and South Marco Beach about 1.8 miles south, with about 70 spaces (City of Marco Island beach access; Collier County Marco Island beaches). Collier County residents can get a free county beach parking sticker at the public library at 210 South Heathwood Drive.
The nearest supermarkets are on North Collier Boulevard: Winn-Dixie at 625 North Collier Boulevard, about 0.9 miles north in a straight line and open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island), and Publix at Marco Town Center, 1089 North Collier Boulevard, about 1.3 miles, open 7:00 a.m. to 9:00 p.m. (Publix store 622).
NCH runs an urgent care center at 40 South Heathwood Drive on the island, about 1.1 miles from Southwinds in a straight line, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Marco Island City Hall at 50 Bald Eagle Drive is about 1.1 miles from the complex in a straight line, the Collier County public library branch at 210 South Heathwood Drive about 1.2 miles, and the City’s Mackle Park at 1361 Andalusia Terrace about 1.3 miles (U.S. Census Bureau geocoder points). For a car-light owner, that is one of the most central addresses on the island.
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Fifth Avenue South in Naples about 16 miles and 27 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes).
Southwinds and Marco Courtyard Towers are both off-the-beach condominiums on Marco Island, and they sit at opposite ends of the island’s condo market: in the 60 months to 2026-10-07 Southwinds’ median MLS sale was $267,500 for a studio, one-bedroom or two-bedroom of 406 to 704 square feet, against $1,182,500 at Courtyard Towers, where every unit is a three-bedroom of about 1,900 to 3,000 square feet. Southwinds is the entry price near Residents’ Beach; Courtyard Towers is the newer, larger tower at the south end with its paperwork on public view.
Data updated: October 2026. Both condominiums, Southwest Florida MLS pulled 2026-10-07; county roll data dated 2026-08-29; City of Marco Island records read 2026-10-22.
| Yardstick | Southwinds of Marco Island | Marco Courtyard Towers |
|---|---|---|
| Location | 130 N Collier Blvd, beach side of the boulevard, mid-island | 1111 to 1141 Swallow Ave, south end, about 2.1 miles away |
| Units (county roll) | 80 | 49 |
| Year built (county roll) | 1970 | 2000 to 2001 |
| Buildings | Eight two-story walk-up buildings | Four towers of seven and eight stories, elevators opening into each unit |
| Heated sq ft (county roll) | 406 to 704 (median 508) | 1,907 to 2,995 (median 2,159) |
| Bedrooms | Studio, one or two, one bath | Three bedrooms, at least three baths (association) |
| Closed sales and median, 60 months | 22, $267,500 | 18, $1,182,500 |
| Closed sales and median, 24 months | 8, $237,500 | 10, $1,182,500 |
| Median $/sq ft, 60 months | about $470 | about $573 |
| Median days on market, 24 months | 61.5 | 78.5 |
| Median sale to final list, 24 months | about 94.3 percent | about 90.7 percent |
| Listings on 2026-10-07 | 5 active ($154,000 to $269,000) | none |
| Annual fees as entered on the newest entries | $7,644 (one-bedroom) to $10,644 (two-bedroom) condo fee | $18,180 total recurring fees (2026 sales) |
| FEMA zone and base flood elevation | AE, 9 ft | AE, 9 ft |
| Milestone inspection | No City case; two-story buildings | Phase 1 reports accepted for all four buildings |
| Lease rules on public view | No | Yes: 30-day minimum, 1-year maximum, lease filed 20 days ahead |
| Pet rule on public view | No | One pet under 20 pounds |
| Parking | Open surface parking | A private garage for each unit |
Fees are as entered by listing agents, not association budgets. Courtyard Towers facts are from its association’s own website and published rules and from the City permit and map records (Marco Courtyard Towers); its 24-month window is its first with ten or more closings, and Southwinds’ is 60 months. See our Marco Courtyard Towers guide for its full record.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The lowest entry price for a Marco Island condo near the beach | Southwinds | Five-year median $267,500 versus $1,182,500 |
| Three bedrooms and a garage | Marco Courtyard Towers | Every unit is a three-bedroom with a private garage; Southwinds tops out at two bedrooms and one bath |
| A short walk to Residents’ Beach | Southwinds | About 0.3 miles versus about 1.8 miles from Swallow Avenue |
| Lower annual fees in dollars | Southwinds | $7,644 to $10,644 as entered versus $18,180 |
| Rules you can read before you make an offer | Marco Courtyard Towers | Its association publishes lease and pet rules; Southwinds’ are not public |
| A building outside the milestone and SIRS laws | Southwinds | Two-story buildings with no City milestone case |
| A completed milestone inspection in a high-rise | Marco Courtyard Towers | Phase 1 reports accepted on the City record |
| Choice among several units for sale now | Southwinds | Five active listings on 2026-10-07 versus none |
| A newer building | Marco Courtyard Towers | 2000 to 2001 versus 1970 |
Southwinds is the smallest and one of the least expensive of the garden and low-rise complexes on the central stretch of Collier Boulevard, and it sits in the second row behind two beachfront towers that sell for three to five times its price per unit. The table puts its neighbors on the same five-year yardstick.
Data updated: October 2026. 60 months to 2026-10-07, Southwest Florida MLS, for every complex; county roll data dated 2026-08-29; FEMA NFHL point tests 2026-10-07.
| Complex | Position | Units | Year built | Typical unit (median heated sq ft) | Closings and median, 60 months | Median $/sq ft | FEMA zone, BFE |
|---|---|---|---|---|---|---|---|
| Southwinds | Second row, west side of N Collier Blvd | 80 | 1970 | 508 | 22, $267,500 | $470 | AE, 9 ft |
| Aquarius | East side of N Collier Blvd | 150 | 1972 | 508 | 31, $270,000 | $455 | AE, 9 ft |
| Seabreeze (three associations) | Second row, north of Southwinds | 268 | 1969 to 1971 | 508 | 78, $287,000 | $503 | AE, 9 ft |
| Island Manor | East side of N Collier Blvd | 169 | 1973 | 722 | 31, $350,000 | $488 | AE, 9 ft |
| Mariner Apartments | East side, at San Marco Rd | 162 | 1977 | 814 | 34, $436,750 | $537 | AE, 9 to 10 ft |
| Admiralty House | Beachfront, Seaview Ct | 199 | 1973 | 868 | 33, $805,000 | $949 | AE, 9 ft |
| Crescent Beach | Beachfront, 100 N Collier Blvd | 117 | 1990 | 1,445 | 31, $1,335,000 | $866 | AE, 9 ft |
Source: Southwest Florida MLS closings matched to each condominium’s street addresses on the Collier County roll, pulled 2026-10-07; Collier County roll; FEMA NFHL point tests at each complex’s addresses on 2026-10-07. Every row uses the same 60-month window so the figures compare; each complex’s own guide leads with its first window of ten or more closings.
The table shows that Southwinds trades with the small-unit garden complexes, not with the towers beside it. Aquarius, across the boulevard and two years younger, repeats Southwinds’ three unit sizes almost exactly and sells at nearly the same five-year median, so it is the closest comparable for a buyer or a seller. Seabreeze, in the same second row to the north, is the high-volume comparable; Island Manor and Mariner Apartments offer larger units for more money. The beachfront towers next door, Admiralty House and Crescent Beach, sell at roughly double Southwinds’ price per square foot; that is the price of the sand. The island is covered in our Marco Island guide, and the mainland alternative in our Naples versus Marco Island comparison.
Selling at Southwinds? Work with Top 1% Real Estate Agents Nationally Since 2008 and get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying on the Collier Boulevard corridor? Call Marc at (239) 287-5873 or book a buyer consultation.
Southwinds’ strengths are the lowest entry price on this stretch, a beach-side address about 0.3 miles from Residents’ Beach, two-story buildings outside the milestone and SIRS regime on the City’s record, and a central location; its weaknesses are small one-bath units, 1970 buildings with roof work in progress, a fee that rose by more than 60 percent since 2022, falling prices, five listings against two sales a year, and governing documents that are not public.
If you’re searching for a Southwinds listing agent, or thinking, ‘I need someone to sell my Southwinds home…’, McGreevy and Comisar are the team to call. Southwinds recorded 22 closings in the 60 months to 2026-10-07 at a median of $267,500, and the median one closed at about 95.8 percent of its final asking price.
In the 60 months to 2026-10-07 we tracked 22 Southwinds resales on the Southwest Florida MLS: $5,778,000 in total volume, a median sale of $267,500, a median of 29.5 days on market, and a median sale-to-final-list ratio of about 95.8 percent. None of the 22 was entered after closing. In the last 12 months alone, 2 closed, at $205,000 and $260,000.
Selling here is a competition with the units already listed. With five active listings on 2026-10-07 and two closings in the previous year, a Southwinds seller is pricing against the other four listings as much as against past sales. Three Southwinds specifics shape a sale: the fee depends on unit size and recent entries show a second, higher recurring figure, so the listing should state exactly what the estoppel will show; buyers will ask about the roofs, so have the association’s written answer on the 2025 re-roof and its funding; and a buyer who plans to rent needs the lease rules, so order the documents from Resort Management early. A well-prepared unit priced to the newest sales of the same size is the one that sells.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the newest Southwinds sales of the same size, not the five-year 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.
The median Southwinds sale in the 60 months to 2026-10-07 took 29.5 days on the market, but the 2022 sales were quick and the recent ones slower: the 24-month median was 61.5 days, and the five listings on 2026-10-07 had been on the market 77 to 182 days (Southwest Florida MLS).
Often close to it. The median Southwinds sale closed at about 95.8 percent of its final list price over five years, and three of 22 closed above their final ask (Southwest Florida MLS).
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.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503).
Only selectively. In five years identical one-bedrooms sold from $155,000 to $330,000, which shows buyers pay for condition and timing, but renovations need the association’s approval and most need a City permit, so cosmetic work and repairs are usually the better bet before listing.
It is a buyer’s market: five listings against two sales in a year. A seller who needs to sell in the next year should price to the newest sales of the same size and prepare the paperwork; a free valuation shows where your unit sits.
Jesse McGreevy and Marc Comisar are top-reviewed Southwinds realtors. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. 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 Southwinds sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Southwinds condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Southwinds? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the county, see our Collier County guide.
These answers draw on the sections above. Each figure carries its window and source there; the short versions are collected here for buyers.
Southwinds is an 80-unit condominium of studios, one-bedrooms and two-bedrooms in eight two-story buildings at 130 North Collier Boulevard, built in 1970. The association is Southwind of Marco Island Condominium Association, Inc., and the state registers the condominium as project PR1X017834.
Both. The public records (the county roll, the state condominium register and the corporation) use the singular, Southwind of Marco Island; the market and the MLS use Southwinds.
No. Southwinds is on the beach side of North Collier Boulevard but in the second row, behind the beachfront towers of Seaview Court. Residents’ Beach is about 0.3 miles away in a straight line.
In the 60 months to 2026-10-07, 22 Southwinds units closed on the Southwest Florida MLS at a median of $267,500, from $155,000 to $350,000. The two sales of the last 12 months were $205,000 and $260,000.
On the newest MLS entries, $637 a month ($7,644 a year) for a one-bedroom and $887 a month ($10,644 a year) for a two-bedroom, as entered by listing agents. Several recent entries also show a higher total recurring figure; the estoppel certificate shows every charge.
Two-bedrooms are 704 square feet, one-bedrooms 508 and studios 406 on the roll, all with one bath: 32, 32 and 16 units respectively.
On 2026-10-07 five were actively for sale, asking $154,000 to $269,000 (Southwest Florida MLS).
Some Southwinds units are offered as vacation rentals, but the minimum lease term and the number of leases a year are set by the Declaration and the rules, which we did not read. The City of Marco Island has no rental registration program; the association’s documents govern.
The pet rules were not confirmed for this page. Read the Declaration and the current rules before contracting.
No age restriction appears in any document we read. Confirm in the Declaration.
No. The buildings are two-story walk-ups, so second-floor units are reached by stairs.
FEMA zone AE with a base flood elevation of 9 feet NAVD88, on FIRM panel 12021C0828J effective 2024-02-08. The ground at the tested point is about 4.9 feet.
A lender will usually require it in zone AE. A Citizens HO-6 policy on its own does not trigger the Citizens flood requirement, which applies to the association’s building policy.
Yes. FEMA lists the City of Marco Island at Community Rating System Class 5, a 25 percent premium discount for NFIP policies in the Special Flood Hazard Area, effective since 2023-10-01.
On the public record, no: the buildings are two stories on the City’s building layer, below the three-story threshold, and the City has no milestone case for the complex. Ask the association for its written position.
Partly, on the City record. The flat roofs over the pool house and four laundry rooms were redone under permits completed in 2026. A 2025 permit for the main metal and flat re-roof, declared at $560,848, expired; ask the association whether that work was re-permitted and done.
Owners can join the Marco Island Civic Association, which runs Residents’ Beach about 0.3 miles away. Short-term renters are not admitted.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. The signed contract controls.
Resort Management on Marco Island, the association’s registered agent and its managing agent on the state register.
They are close comparables: Aquarius, across the boulevard, has the same three unit sizes and sold at a $270,000 five-year median against $267,500 at Southwinds. Southwinds is the smaller complex on the beach side; Aquarius is larger, on the east side.
Look for a team that prices from the newest Southwinds sales of your unit’s size, knows the competing listings, and can show a record. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072.
It depends on size, condition, floor and timing, measured against the newest sales of the same plan. Over five years the median was $250,000 for a one-bedroom, $302,000 for a two-bedroom and $234,000 for a studio. A free valuation builds your number from comparable units.
Two closed on the Southwest Florida MLS in the 12 months to 2026-10-07, at $205,000 and $260,000.
Eight closed in the 24 months to 2026-10-07, the median of these 8 sales $237,500.
Twenty-two closed in the 60 months to 2026-10-07, at a median of $267,500; the county record holds 20 qualified recorded sales in the 60 months to 2026-08-24.
$350,000, for two-bedroom unit A5 in December 2024 (Southwest Florida MLS).
$155,000, for one-bedroom unit A2 in April 2025, against a $200,000 list price (Southwest Florida MLS).
No. The five-year median mixes studios, one-bedrooms and two-bedrooms and reaches back to 2022 prices. Price from the newest sales of your own size and from the competing listings.
The 2025 and 2026 one-bedroom sales ran from $155,000 to $250,000, and the two one-bedroom listings on 2026-10-07 asked $229,000 and $259,000.
The newest two-bedroom sale was $260,000 in July 2026; the highest in five years was $350,000 in December 2024. The two two-bedroom listings on 2026-10-07 asked $265,000 and $269,000.
The last studio sales were $234,000 and $235,000 in 2023, and the one studio listing on 2026-10-07 asked $154,000. Studio pricing has the least recent evidence of the three plans.
Deed documentary stamps are 70 cents per $100, so $1,750 on a $250,000 sale, plus the estoppel fee, any association transfer charges the documents allow, and your brokerage fee. In Collier County the buyer customarily pays the owner’s title policy; the contract controls.
Florida caps it at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more when an account is delinquent, adjusted for inflation every five years (Fla. Stat. 718.116).
Yes. Since October 1, 2024 a Florida seller of residential property must give the buyer the statutory flood disclosure at or before contract (Fla. Stat. 689.302).
Buyers compare carrying costs, and at a small-unit complex the fee is a large share of price: about 3.1 percent of a one-bedroom’s five-year median. State the current fee and any additional recurring charge plainly so buyers are not surprised at the estoppel.
Yes. Have the association’s written answer on the 2025 main re-roof permit, whether the work was done, and how it was funded.
Yes, if the Declaration and rules allow the plan. Order the documents early so the buyer can confirm the minimum lease term and the number of leases a year.
The 24-month median was 61.5 days on market, and the five listings on 2026-10-07 had been on the market 77 to 182 days. Pricing to the newest sales and the competing listings shortens it.
Five closed on the MLS in 2025, all one-bedrooms, at a median of $225,000 and a range of $155,000 to $250,000.
For one-bedrooms, yes: four of the six 2022 one-bedroom sales were $305,000 to $330,000, and the 2025 and 2026 one-bedroom sales ran $155,000 to $250,000.
About $470 on the five-year median of each sale’s price per square foot, and about $423 on the 24-month median (Southwest Florida MLS).
Yes. On 2026-10-07 five units were actively for sale, from a studio at $154,000 to a two-bedroom at $269,000.
Many will. Aquarius has the same three unit sizes across the boulevard and a five-year median of $270,000; your listing should make the case for Southwinds’ beach-side position.
Many Florida condominiums require approval of a buyer, and recent Southwinds entries carry application fees of $100 to $175 as entered. The Declaration sets the process; ask Resort Management how long approval takes.
The condominium questionnaire, the budget and reserves, the master insurance, any litigation, and the age and condition of the roofs. Gather those early.
Buyers in zone AE price in flood insurance, especially for a ground-floor unit. Have the building’s Elevation Certificate and any flood policy on the unit ready to share.
They will ask. The City record shows one unit remodel attributed to Ian and no building-wide storm repair; answer for your own unit on the flood disclosure.
Yes; list the furnishings in the contract. Furnishings add little to an appraised value, but a furnished unit can suit a buyer who plans to rent.
Yes, subject to the lease and the association’s rules; the buyer takes the lease, so share it and the rent roll early.
Repairs and cosmetic work that photograph well, and anything a buyer’s inspector will flag, such as older wiring or a water heater. Renovations need the association’s approval and most need a City permit, so start them only with time to finish.
First-time Marco Island owners, part-year residents and owners who rent within the association’s rules, drawn by the price and the walk to Residents’ Beach, in our reading of the record.
Get a free valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or book a buyer consultation.
Some Southwinds facts sit only in association records or in documents we did not retrieve for this guide. We list them, as of 2026-10-22, so you know what to ask for.
These primary documents can be read or downloaded directly from their publishers.
Every source below was cited in this guide and was read between 2026-10-07 and 2026-10-28. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, re-derived for this guide by street address, and from the Collier County roll and qualified recorded sales data files dated 2026-08-29. Listing-entered fees are as entered by listing agents, not association budgets.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Southwinds of Marco Island. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
