Tigertail
Tigertail in Marco Island: 643 single-family parcels around Tigertail Beach Park, no HOA, Gulf, bay and canal lots, a $2,050,000 12-month median on 33 sales and FEMA zone AE at every point tested. Sell or buy with McGreevy and Comisar.
Tigertail in Marco Island: 643 single-family parcels around Tigertail Beach Park, no HOA, Gulf, bay and canal lots, a $2,050,000 12-month median on 33 sales and FEMA zone AE at every point tested. Sell or buy with McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Tigertail and are thinking about selling, Jesse McGreevy and Marc Comisar of Domain Realty are the team to call first. Tigertail is the single-family neighborhood at the northwest end of Marco Island, Florida, built on three Deltona-era Marco Beach plats around Collier County’s Tigertail Beach Park, its tidal lagoon and Sand Dollar Island. It holds the largest computed count of Gulf-front single-family lots of any named area on the island, and it had the fastest median time to contract of the five Marco Island neighborhoods we compare below. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026), McGreevy and Comisar alone have over $900 million in sales, and we built this guide from the Collier County roll, FEMA’s flood maps, the county’s own park records and the Southwest Florida MLS.
Tigertail is a waterfront single-family neighborhood in Marco Island, Florida, ZIP 34145, inside the City of Marco Island in Collier County. It has no master homeowners association: the recorded plats are Marco Beach Units 11, 12 and 23, and the name comes from the street grid and the county beach park at its center. Sellers can start with a free Tigertail home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873.
If you’re searching for the best realtor for Tigertail, whether you’re ready to sell your Tigertail 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 with Domain Realty Group and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026), and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
What we tracked in Tigertail: In the last 12 months we tracked 33 distinct Tigertail home sales on the Southwest Florida MLS, $91,310,000 in recorded volume, a median sold price of $2,050,000 and a median of $765 per living square foot. The median home went under contract in 48.5 days, sellers received a median 93.0% of final list price, the highest sale closed at $8,500,000 and the fastest MLS-marketed sale went under contract in one day (Southwest Florida MLS, 12 months to 2026-10-07). In a neighborhood where a canal lot, a bay lot and a Gulf-front lot can sit on the same street, the pricing call is the whole game.
For luxury Tigertail sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
For how we compare with every other agent on the island, see our guide to the best real estate agents in Marco Island.
Selling your Tigertail home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings). Our Marco Island home-selling guide and Marco Island home valuation page walk through the island-wide process.
Buying a home in Tigertail? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers on Marco Island and how we represent buyers in Southwest Florida. Building new? Our Marco Island new construction guide covers lots, permits and builders.
Tigertail is Marco Island’s beach-park neighborhood: 643 single-family parcels on three Marco Beach plats, no homeowners association, and a county beach, lagoon and wildlife area at the end of the street. These eight facts, each sourced below, decide most Tigertail decisions for buyers and sellers in 2026.
Living in Tigertail means a single-family home on a Deltona-era canal or Gulf lot, a walk or bike ride for most streets to Collier County’s Tigertail Beach Park, and no homeowners association between you and the City of Marco Island. Daily life runs on the beach, the boat and Collier Boulevard’s shops.
Tigertail Beach Park sits at 480 Hernando Drive, the street address Collier County Parks gives for it, in the middle of the neighborhood. Collier County’s park page lists it as open year-round from 6:00 a.m. to sunset, with picnic areas, a playground, restrooms and an accessible wildlife viewing tower. Across a shallow tidal lagoon lies Sand Dollar Island, which the Florida Fish and Wildlife Conservation Commission manages as the Big Marco Pass Critical Wildlife Area. For a Tigertail homeowner the practical effect is a public beach that is quieter than the resort beaches to the south, framed by a lagoon that changes with every tide.
The Collier County roll counts 607 single-family homes and 36 vacant lots across the four Tigertail plats. The median house was built in 2015 and has 2,469.5 heated square feet; the smallest on the roll has 1,148 and the largest 7,200. Most of the original 1970s and 1980s ranch homes have been replaced: the roll shows 207 homes built from 2010 to 2019, 153 from 2000 to 2009 and 91 from 2023 onward. Older homes still exist, and they are the neighborhood’s entry tier: the three closings under $1,000,000 in the last 12 months were homes of 1,658 to 1,962 MLS living square feet.
Our computed waterfront test on the county parcel polygons puts about 71% of Tigertail’s single-family parcels on water: 345 on canals, 45 on bay frontage and 42 on the Gulf. That 42 is the largest computed Gulf-front single-family count of any named area on Marco Island, against 8 in Caxambas and the South End; the Gulf-front homes sit near the park and at the Gulf ends of the Unit 12 and Unit 23 streets. The test is approximate, so treat each share as a band of about five points either way and confirm any lot with its survey.
The City of Marco Island owns and operates the island’s water and wastewater system, which it bought in November 2003 for $85.3 million, per the City’s water and sewer page. Fire rescue and police are City departments; there is no separate fire district levy for parcels inside the City, per the Collier County Tax Collector’s list of taxing authorities. Electric and other private utility accounts transfer at closing; a buyer confirms the providers for the address with the seller.
We queried Collier County Public Schools’ own address lookup for the 2026 to 2027 school year at six Tigertail addresses (750 Tigertail Ct, 530 Century Dr, 419 Spinnaker Dr, 641 Hernando Dr, 306 Colonial Ave and 617 Somerset Ct) and at the Tradewinds building and the nearby Princess Del Mar building on Collier Boulevard. Every one returned Tommie Barfield Elementary School (101 Kirkwood St, Marco Island), Manatee Middle School (1920 Manatee Rd, Naples) and Lely High School (1 Lely High School Blvd, Naples). Marco Island Charter Middle and Marco Island Academy, a charter high school, enroll by application.
Tigertail suits buyers who want a single-family home with water access and a public beach within walking distance, without an association or club dues. It suits boaters on the canal streets, beach walkers and birders near the park, and builders who want a lot in a neighborhood where new homes already set the comparables. It suits less well a buyer who wants a gate, a golf course or resort amenities on site; Hideaway Beach and the Collier Boulevard towers serve those buyers.
Tigertail recorded 33 distinct single-family sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $2,050,000 and $765 per living square foot. Homes went under contract in a median 48.5 days, and nine homes were actively for sale on 2026-10-07, about 3.3 months of supply.
Data updated: October 2026
These are the figures we tracked, Southwest Florida MLS, Closed including Sold Data Entry, 12 months to 2026-10-07, single-family homes on the Tigertail street list, one row per sale:
| Measure | Tigertail, 12 months to 2026-10-07 |
|---|---|
| Distinct sales | 33 (34 MLS records) |
| Median sold price | $2,050,000 |
| Lowest and highest | $850,000 to $8,500,000 |
| Recorded volume | $91,310,000 |
| Median price per living square foot | $765 |
| Median days on market | 48.5 (30 MLS-marketed sales) |
| Median sale to final list price | 93.0% (31 MLS-marketed sales) |
| Sold Data Entry sales | 2 (3 MLS records) |
Three of the 34 MLS records are Sold Data Entry (SDE) rows, entered after a sale that was not marketed on the MLS. Two of them describe one sale: 525 Taylor Court, recorded on 2025-12-30 at $3,650,000 under two MLS numbers, and the county deed record shows a single deed (Official Records 6541/1295) at that price, so we count it once, which leaves 33 distinct sales and two SDE sales. We count the SDE sales in closings, medians, ranges and volume, and leave them out of days on market and sale-to-list. We matched sales by street address on the four Tigertail plats, which also picks up 719 Austin Court (Marco Beach Unit 12, $1,650,000 in July 2026), a home the MLS files under another subdivision name. One further sale, 490 Renard Court at $8,500,000, carries zero days on market, so the days-on-market median uses the remaining 30 marketed sales.
The 33 distinct sales in the 12 months to 2026-10-07 fall into five price bands:
| Price band | Sales |
|---|---|
| Under $1,000,000 | 3 |
| $1,000,000 to $1,999,999 | 12 |
| $2,000,000 to $2,999,999 | 6 |
| $3,000,000 to $4,999,999 | 8 |
| $5,000,000 and above | 4 |
The spread is wide because Tigertail mixes three products on one grid: original ranch homes on interior canals, rebuilt canal homes, and new Gulf-front or bay-front estates. The price per square foot shows the same thing: across the 33 sales it ran from $471 to $1,397 per living square foot, and 12 of the 33 sold above $900 per square foot.
The street a Tigertail home sits on says a lot about its price, because the Gulf-front and bay lots cluster on a few streets. In the 12 months to 2026-10-07, Tigertail Court led with seven sales, from $925,000 to $5,600,000; Spinnaker Drive, Colonial Avenue and Kendall Drive had four each; Taylor Court, Hernando Drive and Diplomat Court two each; and Renard, Clifton, Crescent, Century, Swiss, Parkhouse, Austin and Cottage Courts one each. Colonial Avenue’s four sales all landed between $1,100,000 and $1,590,000, which makes it the most consistent street in the window.
Across 60 months the busiest streets were Hernando Drive (19 sales, median $1,770,000), Kendall Drive (17, median $1,600,000), Tigertail Court (15, median $1,525,000), Spinnaker Drive (13, median $2,050,000) and Century Drive (11, median $1,550,000), Southwest Florida MLS to 2026-10-07. Every other street had fewer than 10 sales in five years, so we do not quote a street median for them.
The two largest sales of the year closed in September 2026: 490 Renard Court at $8,500,000 (6,648 living square feet) and 598 Spinnaker Drive at $7,500,000 (7,358 square feet). Next were 720 Tigertail Court at $5,600,000 and 453 Parkhouse Court at $5,200,000, and both of those took more than 360 days on the market. At the fast end, 621 Diplomat Court went under contract in one day at $1,140,000, 310 Colonial Avenue in two days at $1,145,000, which was above its $1,125,000 list price, and 305 Colonial Avenue in three days at $1,590,000. Four MLS-marketed sales closed at or above final list price.
Tigertail’s longer windows show steady demand and a rising median:
| Window to 2026-10-07 | Distinct sales | Median sold | Volume | Median $ per sq ft |
|---|---|---|---|---|
| 12 months | 33 | $2,050,000 | $91,310,000 | $765 |
| 24 months | 69 | $1,900,000 | $167,096,000 | $738 |
| 36 months | 109 | $1,700,000 | $251,184,750 | $755 |
| 60 months | 150 | $1,700,000 | $332,852,150 | $738 |
The lowest sale across 60 months was $610,000 and the highest $8,500,000. By calendar year, the median sale was $1,800,000 in 2022 (19 sales), $1,750,000 in 2023 (21), $1,550,000 in 2024 (41), $1,865,000 in 2025 (39) and $2,100,000 in 2026 through October 7 (25), Southwest Florida MLS. The yearly median moves with the mix of homes that sold, older canal homes against new estates, so a single year’s median is not a price index; the 2026 figure is the highest in the five-year record.
The Collier County Property Appraiser’s data files (dated 2026-08-29, recorded sales through 2026-08-24) show 29 qualified improved sales in Tigertail in the 12 months to 2026-08-24, at a median of $2,022,500 and a range of $850,000 to $5,600,000. Over 24 months the county shows 62 qualified sales at a median of $1,894,250; over 60 months, 137 at a median of $1,750,000. The county counts only arm’s-length transfers it marks as qualified, and its window ends six weeks before the MLS window, which is why the two September 2026 estate sales above are not yet in the deed count.
On 2026-10-07 the MLS showed 13 Tigertail homes listed or under contract: nine active, three pending with contingencies and one pending. List prices ran from $799,000 (617 Somerset Court, 1,333 square feet) to $5,999,000 (459 Spinnaker Drive), with a median list price of $2,999,999. With nine active listings against 33 distinct sales a year, supply is about 3.3 months (9 divided by 33 over 12 months, which is 2.75 sales a month). Measured against the common six-month benchmark, that leans toward sellers, and it is far tighter than South Seas next door, where 42 condominiums were listed against 50 closings a year, about 10 months of supply.
Tigertail began as part of the Deltona Corporation’s Marco Island plan of the mid 1960s, platted as Marco Beach Units 11, 12 and 23 along the island’s northwest Gulf shore. The land beside it kept moving: the sand of the old Big Marco Pass shoal built Sand Dollar Island and the lagoon that now define the neighborhood.
Deltona bought about 10,300 acres on Marco Island in 1964 and drew a master plan, according to the federal district court in Deltona Corp. v. Alexander, 504 F. Supp. 1280 (M.D. Fla. 1981). The Court of Claims opinion in Deltona Corp. v. United States, 657 F.2d 1184 (Ct. Cl. 1981), puts the purchase at about $7.5 million for roughly 10,000 acres and describes a plan of more than 12,000 single-family tracts plus multifamily sites, marinas and other uses. The plan was divided into five dredge-and-fill permit areas; the Army Corps of Engineers granted three and, in a 1976 decision, denied the Barfield Bay and Big Key areas, which led to the litigation those opinions record. The opinions do not map permit areas to unit numbers; what the county roll shows is that Tigertail’s plats are built out today.
Marco Island has no recorded neighborhood boundaries. What is recorded are the Marco Beach unit plats, and the county roll names every Tigertail parcel by one of them: Marco Beach Unit 12 (370 parcels), Unit 11 (157), Unit 23 (107) and the Unit 23 Replat of Tract A (9). Unit 12 is the northwest grid on the Tigertail Beach side, with Spinnaker Drive, Kendall Drive, Hernando Drive, Colonial Avenue and Henderson Court; Unit 23 carries Kendall Drive’s north end, Diplomat Court, Somerset Court and Bradford Court; the western part of Unit 11 carries Tigertail Court. The plat book and page for each unit, and their recording dates, were not reachable in the Collier Clerk’s online records, so we do not print them.
The Florida Department of Environmental Protection’s Strategic Beach Management Plan for the Southwest Gulf Coast Region (April 2020) explains the geology. Capri Pass opened in 1967 as an inlet through Sea Oat Island, and sand from the diminishing Big Marco Pass ebb shoal migrated onto Marco Island, forming Sand Dollar Island. NOAA’s United States Coast Pilot 5 now describes Big Marco Pass as completely closed off by a barrier island, with shoals extending a mile seaward. Collier County’s park page calls the result a barrier island in the making. For Tigertail homeowners, that moving sand is both the view and the reason the lagoon needs maintenance.
No primary source we read records why Deltona’s planners chose the name. Today it lives in three places: Tigertail Court on the county roll, the county’s Tigertail Beach Park, and the MLS, where TIGERTAIL is one of the Sub Condo Name tags agents use for homes here. The U.S. Fish and Wildlife Service also uses it for a small Coastal Barrier Resources System unit, FL-63P Tigertail, at the park end of the lagoon.
The county roll’s year-built field shows the arc. The oldest Tigertail home on the roll dates to 1974 and the newest to 2025. The three largest decade groups are 2010 to 2019 (207 homes), 2000 to 2009 (153) and 2023 onward (91), and 162 homes carry a year built of 2020 or later. In plain terms, most of Tigertail has been rebuilt at least once since the plats were drawn, and the replacement wave is still running.
Tigertail’s median sale reached $2,050,000 in the 12 months to 2026-10-07, and the gap between a one-day sale and a one-year sale was the first price. For a pricing call built from your lot’s water frontage, elevation and the deed record, request a free Tigertail home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Tigertail is a platted grid rather than a master-planned community: four recorded Marco Beach plats, 25 named streets on the county roll, lots with a median of about a quarter acre, and a building envelope set by the City of Marco Island’s land development code rather than by an association.
The county roll lists 25 street names across the 643 Tigertail parcels. The largest by parcel count are Kendall Drive (81), Tigertail Court (61), Spinnaker Drive (61), Hernando Drive (53), Century Drive (41), Colonial Avenue (32), Henderson Court (30) and Cottage Court (25). Smaller courts complete the grid: Diplomat (21), Dorando (19), Crescent Street (18), Parkhouse (18), Somerset (18), Clifton (17), Blackmore (16), Richards (13), Lewis (12), Thrush (11), Bradford (11), Renard (9), Maunder (9), Gray (9), Austin (8), Taylor (8) and Thorpe (7). The MLS also files a few homes on Swiss, Trent, Snell and Price Courts under the same Tigertail street list.
Our computed median lot is 0.254 acre, about 11,064 square feet (0.254 times 43,560), which matches the island-wide median of 0.254 acre (computed from the Collier County Growth Management Department’s public parcel polygons; approximate to one or two percent). Tigertail’s lots are not oversized; what sets them apart is what they touch. The computed split is 345 canal lots, 45 bay lots and 42 Gulf-front lots, about 71% waterfront against 66% for the island’s single-family baseline.
The City of Marco Island’s land development code (Chapter 30) sets the single-family envelope. In RSF zoning the height limit is 35 feet, measured from the base flood elevation, the minimum living area is 1,500 square feet, and two off-street parking spaces are required; a guesthouse may not be rented. The flood code (Chapter 26, Section 26-90) sets the lowest floor at the highest of base flood elevation plus 1 foot, 18 inches above the crown of the road, 24 inches above an ungraded road, or the Florida Building Code level. With Tigertail’s mapped base flood elevations of 8 to 10 feet, that puts a new home’s lowest floor at 9 to 11 feet NAVD88 at minimum (8, 9 or 10 plus 1 foot).
Most Tigertail canal lots come with a seawall and a dock, and both are City-regulated. Code Chapter 54, Section 54-111, limits a dock plus moored vessel to 30 feet and 25% of the platted waterway width on waterways 100 feet or wider, and 20% on narrower ones; side setbacks are 15% of the seawall length, between 7.5 and 15 feet. Code Chapter 6, Section 6-83, requires a permit application within 60 days of notice of a failed seawall, and a replacement wall in front of an old one may extend at most 18 inches. Renting dock space is not allowed in residential districts.
Because the plats are fixed and almost every lot is built, new homes in Tigertail are replacements. The county roll’s 91 homes built 2023 or later, and the MLS record of sales from $610,000 for an original home to $8,500,000 for a new estate, frame the teardown math: the value of a canal or Gulf lot, minus demolition, plus a new home built to the current lowest-floor rule. We price a teardown candidate from recent lot-value evidence on the same water type, not from the house.
No homeowners association governs Tigertail’s single-family streets. The City of Marco Island governs zoning, building, docks and seawalls; Collier County runs Tigertail Beach Park; the State runs the Big Marco Pass Critical Wildlife Area; and each condominium tower has its own association under Chapter 718, Florida Statutes.
The City of Marco Island is a municipal corporation in Collier County, established in 1997 under a council-manager charter, with a seven-member City Council elected at large, per the City Charter on Municode. City Hall is at 50 Bald Eagle Drive, main phone (239) 389-5000; Building Services is (239) 389-5059 and Code Enforcement (239) 389-5060. For a Tigertail owner, the City is the regulator for every permit, from a new dock to a full rebuild.
We found no recorded master association for Tigertail’s single-family plats, and the market record agrees: none of the 151 Tigertail closing records in the 60 months to 2026-10-07 carries an HOA, master or condominium fee entry in the MLS fee fields, Southwest Florida MLS. A Florida Division of Corporations starts-with search for “TIGERTAIL” (2026-10-21) lists 20 entities on its first page, including names such as The Tigertail Association, Inc. and Tigertail Bay Condominium Association, Inc., and none is tied to Marco Island on the list page. Deed restrictions recorded with the original Deltona plats, if any still bind a lot, would appear in the title commitment; a buyer reads them there.
Tigertail Beach Park is a Collier County park. The City of Marco Island’s beach access page says the beach is County owned and operated, and the County’s parks department sets its hours, fees and rules. That matters for homeowners in three ways: the County, not the City, decides concessions and restroom rebuilding; County beach parking permits govern parking; and County park rules such as the ban on collecting live shells apply on the sand.
The Florida Fish and Wildlife Conservation Commission manages the Big Marco Pass Critical Wildlife Area, 456 acres locally known as Sand Dollar Island, with a year-round closure designation. Its focal species are the least tern, black skimmer, Wilson’s plover and wintering shorebirds; nesting areas may be posted closed from March 1 to August 31, and submerged mudflats are posted year-round, per the Commission’s CWA page.
The berm that protects Tigertail Lagoon and Sand Dollar Island is maintained by the City and funded through the Hideaway Beach Tax District, per the City’s February 2, 2026 update, which also says City tax dollars are not used and that the City and Collier County agreed in early 2024 to split ongoing berm maintenance. The district is a dependent special district created by City Ordinance 04-05 to renourish and maintain the beach (Code Chapter 40, Article II). Tigertail parcels are not in the district and do not pay its 1.6000 mill levy; Hideaway Beach parcels do.
Two condominium regimes sit in the Tigertail group of our Marco Island guide: the four South Seas associations on Seaview Court and Tradewinds at 180 Seaview Court. Each association is a separate Florida not-for-profit corporation on Sunbiz with its own board, budget and rules. The sub-village section below covers each one. Princess Del Mar (174 South Collier Boulevard) and Sandpiper (850 South Collier Boulevard) are nearby Gulf-front towers, but they sit outside the Tigertail plats.
A Tigertail single-family owner pays no association dues: the recurring bill is property tax, flood and wind insurance, and City utilities. Condominium owners in the South Seas and Tradewinds towers add a condominium fee that MLS listings put at about $784 to $1,310 a month in 2026, depending on the building.
For the single-family streets, the fee stack has no association layer at all. That is a real saving and a real trade-off: no dues and no architectural review board, but also no association that maintains common areas or enforces appearance rules beyond the City code. The City’s code enforcement and the recorded plat and any deed restrictions are what govern a neighbor’s property.
| Layer | Single-family home | Amount and period | Source |
|---|---|---|---|
| Master or neighborhood association | None | $0 | No fee entry on 151 MLS closing records in 60 months; no Marco Island entity on Sunbiz |
| Community development district | None found | $0 | No CDD entry in any Tigertail MLS fee field; a buyer confirms on the seller’s tax bill |
| Property tax, standard Marco parcel | Yes | 8.9535 mills, tax year 2025, plus mosquito control | Florida Department of Revenue Table 1 and the City’s FY2026 budget |
| Hideaway Beach Tax District | No | $0 | City Code Chapter 40; Tigertail is outside the district |
| Flood insurance | Lender-required in Zone AE with a federally backed mortgage | Priced per home | FEMA FloodSmart |
| Wind and homeowners insurance | Yes | Priced per home | Insurer filings |
| Non-ad valorem assessments (sewer assessment districts, solid waste) | Possible | Not published per parcel | Collier County Tax Collector; City Finance |
The non-ad valorem lines are the one layer not published anywhere we could read: the City carries sewer assessment debt funds in its FY2026 budget, but per-parcel amounts are not posted. A buyer reads them on the seller’s most recent tax bill or asks City Finance at (239) 389-5000.
The 2025 millage on a standard Marco Island parcel totals 8.9535 mills from confirmed components: Collier County 3.2449 (general fund 3.0107, water pollution control 0.0246, Conservation Collier 0.2096), schools 4.2490, South Florida Water Management District and Big Cypress Basin 0.1926, and the City of Marco Island 1.2670. Collier Mosquito Control’s 2025 rate was not published in a document we could read; at its confirmed 2024 to 2025 rate of 0.1349 mills the total would be 9.0884.
Worked example on a $2,050,000 Tigertail home, the 12-month median, assuming the assessed value equals the price in the first year after purchase:
The first-year gap is small. The larger homestead benefit comes later: Save Our Homes caps the annual increase in a homestead’s assessed value at the lower of 3% or the CPI change, while non-homestead residential property is capped at 10% a year for non-school levies (sections 193.155 and 193.1554, Florida Statutes). Both caps reset to market value after a sale, so a buyer’s bill can be much higher than the seller’s. On November 3, 2026, Florida voters decide Amendment 3, which would raise the non-school homestead exemption and cut the non-homestead cap to 5% if approved by 60%; we will update this section after the vote.
The two condominium regimes each bill their own fee. These are listing-entered MLS figures, unverified by the associations, from active listings on 2026-10-07:
| Building | Active listing fee entries | Annual equivalent |
|---|---|---|
| South Seas (towers) | $1,248 to $1,310 a month | $14,976 to $15,720 |
| Tradewinds | $784.44 to $1,083 a month | $9,408 to $12,996 |
What each fee covers, and whether a special assessment is pending, is in the association’s budget, estoppel certificate and minutes, which a buyer receives under Chapter 718. The South Seas Club adds marine fees for owners who lease a slip (annual Class A or B slip $925, Class C $1,200, dry rack $250, effective July 1, 2023, per the club’s own site).
The City sets water and sewer rates by ordinance with an automatic annual index adjustment (Code Section 52-38); the current rate schedule was not readable on the City’s site when we checked, so we do not print a monthly figure. Ask the seller for 12 months of utility bills.
Tigertail’s sections are its three recorded Marco Beach plats on the single-family side, a Gulf-front row near the park, and two condominium regimes on Seaview Court that our Marco Island guide groups with it: South Seas and Tradewinds. Each is a separate association with its own fees, rules and sales record.
| Section | Type | Units or parcels | Year built (county roll) | 12-month MLS record to 2026-10-07 | FEMA zone and BFE at tested point |
|---|---|---|---|---|---|
| Marco Beach Unit 12 | Single-family plat | 370 parcels | part of Tigertail’s 1974 to 2025 range | in the Tigertail total | AE 8 to 10 |
| Marco Beach Unit 11 (west part) | Single-family plat | 157 parcels | as above | in the Tigertail total | AE 8 |
| Marco Beach Unit 23 and Replat Tract A | Single-family plat | 107 plus 9 parcels | as above | in the Tigertail total | AE 8 to 9 |
| South Seas (four associations) | Condominium, towers and mid-rise | 1,264 units (DBPR); 1,263 parcels | 1979 to 1982 | 50 closings, median $622,500 | AE 9 |
| Tradewinds | Condominium high-rise | 204 units (DBPR); 203 parcels | 1973 | 10 closings, median $637,000 | AE 9 |
Unit counts come from the Florida Department of Business and Professional Regulation’s condominium extract and the Collier County roll; where they differ by one, the DBPR figure is the registered count and the county figure the taxable parcels. Sales are Southwest Florida MLS, 12 months to 2026-10-07; with fewer than 10 sales we list the sales rather than print a median.
Forty-two Tigertail single-family parcels touch the Gulf by our computed test, near Tigertail Beach Park and at the Gulf ends of the Unit 12 and Unit 23 streets. They are not a separate plat or association, so they have no sub-page of their own; they sit in Tigertail’s top price tier. The MLS rows do not record water type, so we do not label individual sales as Gulf-front; the year’s two largest sales, 490 Renard Court at $8,500,000 and 598 Spinnaker Drive at $7,500,000, show where the top of the market sits. FEMA’s base flood elevation at the Gulf-side points we tested (480 Hernando Drive, 419 Spinnaker Drive and 564 Spinnaker Drive) is 10 feet, two feet above the interior streets.
The rest of the single-family grid is canal and bay frontage on the Unit 11, 12 and 23 courts, plus a minority of dry lots. The market’s middle sits here: the 12 sales between $1,000,000 and $1,999,999 in the last 12 months were on Colonial Avenue (four), Hernando Drive (two), Spinnaker Drive (two), and Diplomat Court, Tigertail Court, Kendall Drive and Austin Court (one each). The MLS rows do not record water type, so we price each home from its own frontage rather than from the street.
South Seas is four separate condominium associations on Seaview Court with a shared club: South Seas West, South Seas Northwest, South Seas North and South Seas East, plus South Seas Club of Marco Island, Inc., which the club’s own site describes as the master association whose four members are the condominium associations. The towers at 260 and 320 Seaview Court belong to South Seas West and those at 380 and 440 Seaview Court to South Seas Northwest; OpenStreetMap tags the four tower footprints at 19 levels, an inference rather than a recorded document. South Seas East (601, 651 and 693 Seaview Court, built 1979) and South Seas North (591 Seaview Court, built 1980) are mid-rise and garden buildings on the bay side.
The DBPR extract registers 430 units for West, 418 for Northwest, 280 for East and 136 for North, 1,264 in all. In the 12 months to 2026-10-07, South Seas recorded 50 MLS closings at a median of $622,500, from $480,000 to $950,000, and $609 per living square foot; 42 units were listed or under contract on 2026-10-07. The club’s site lists 12 pickleball courts, 5 clay tennis courts, 132 boat slips, a recreation court and a fitness center under the pavilion facing Clam Bay, and a gate the club says its security contractor monitors around the clock. FEMA’s map reads Zone AE, base flood elevation 9 feet, at 320, 380 and 440 Seaview Court.
Our South Seas guide covers the four associations, their rental rules and their sales building by building.
Tradewinds is a single high-rise at 180 Seaview Court, completed in 1973 per the county roll, the oldest of the Tigertail-group towers. The DBPR extract registers 204 units (203 county parcels), and the association is The Tradewinds Apartments of Marco Island, Inc., Sunbiz document 721216, filed in 1971 and active. MLS unit numbers run to a 1203 penthouse, which suggests about 12 stories; county heated areas run from 576 to 876 square feet, so Tradewinds is a one- and two-bedroom building. In the 12 months to 2026-10-07 it recorded 10 MLS closings at a median of $637,000 and $867 per living square foot; the range ran from $205,100 to $820,000, and the $205,100 record has no matching qualified deed in the county’s 12-month count (five qualified sales, median $807,000). FEMA reads Zone AE, base flood elevation 9 feet, at the building’s point.
Our Tradewinds guide covers the building’s fees, floor plans and sales.
Two Gulf-front high-rises south of Seaview Court are often mentioned with Tigertail but are not part of it: Princess Del Mar at 174 South Collier Boulevard and Sandpiper at 850 South Collier Boulevard. Both sit on the Collier Boulevard beach corridor outside the Marco Beach plats that define Tigertail, so we do not count them as Tigertail condominiums; our Marco Island guide covers them with the Gulf-front towers.
Tigertail Beach is a Collier County park at 480 Hernando Drive in the middle of the Tigertail neighborhood, open 6:00 a.m. to sunset year-round, with a tidal lagoon, Sand Dollar Island across the water, a wildlife viewing tower and a $10 parking fee for visitors without a county resident beach permit.
Collier County Parks’ page for Tigertail Beach Park (checked 2026-10-28) gives the address as 480 Hernando Drive, the hours as 6:00 a.m. to sunset, year-round, and the fee as $10 Pay to Park for vehicles without a Collier County resident beach parking permit. The City of Marco Island’s beach access page lists 226 regular and 6 accessible spaces, five boardwalks from the mangrove-lined lot to the beach and a $10.00 fee at the master meter. Other sources disagree on the details: an older Collier County beaches page and the county’s tourism bureau list an $8 fee, 8 a.m. opening and a different space count. We publish the County’s own current park page, because the County operates the park.
Collier County residents park free with a county beach parking permit. Per the County’s beach parking page, part-time residents who own property qualify with a driver’s license, vehicle registration and either a Collier County tax bill or a warranty deed dated within three months of closing; the Marco Island Branch Library at 210 South Heathwood Drive issues stickers. For a new Tigertail owner, that deed rule means the sticker can be in hand the week after closing.
The lagoon between the park and Sand Dollar Island is shallow and tidal. Collier County’s park page tags the park as protected species habitat and describes the area as a barrier island in the making. The Florida Birding Trail, a Florida Fish and Wildlife Conservation Commission program, lists more than 175 bird species at the 42-acre park, an accessible wildlife viewing tower, and more than 20 wood-warbler species; it notes the lagoon and sandbar lie inside the Big Marco Pass Critical Wildlife Area. Visit Florida, the state tourism agency, notes there are no lifeguards.
Collier County’s park page (checked 2026-10-28) lists concessions, food and beverage, jet ski rentals, paddleboard rentals, beach gear rentals and guided tours as Closed Until Further Notice. Coastal Breeze News reported on 2026-08-06 that the park’s permanent central restrooms had been closed for nearly four years since Hurricane Ian, that a county commissioner said the building would need to be demolished and restoring it could take several years and millions of dollars, and that the concession space had been vacant since Ian. Restrooms remain listed among the park’s amenities.
Dogs are not allowed at Tigertail Beach Park, per the County’s park page, and the collection of live shells is not permitted in county parks, per the City’s beach page. Sea turtle season runs May 1 to October 31; the City’s lighting code (Code Chapter 54, Article V) requires long-wavelength, shielded, downward lighting along the beachfront from Cape Marco to Hideaway Beach and interior lights off or shaded after 9 p.m. Gulf-front Tigertail owners and the condominium towers fall inside that lighting district.
The City’s 2026-02-02 update says the 2023 restoration used about 500,000 cubic yards of sand to build the berm that protects the lagoon, and that 2026 maintenance grades the berm to fix escarpments and clears small shoals along the authorized flow channel near the mudflat. Naples Press reported on 2026-03-27 that the project restores more than 100 acres of tidal lagoon, wetland and mudflat, 48 acres of coastal vegetation and more than 40 acres of sandy habitat along a three-kilometer berm, with Humiston and Moore Engineers as coastal engineer. NBC2 reported on 2026-02-03 that the City describes the berm as storm protective.
Residents’ Beach and Sarazen Park are private to members of the Marco Island Civic Association, open to owners of improved property and renters of at least one year, per the association’s site. South Marco Beach, a county access on South Collier Boulevard with a lot on Swallow Avenue, is the other public option. For most Tigertail homes the county park is closer than either.
Boating from Tigertail runs from the canal lots through the island’s inland waters to the Gulf by Capri Pass, because Big Marco Pass beside Sand Dollar Island is closed. Most Tigertail canal homes have a dock; the City regulates its size, and NOAA’s Coast Pilot advises local knowledge for every pass on this coast.
NOAA’s United States Coast Pilot 5, Chapter 4 (October 2026 edition), says Big Marco Pass is completely closed off by a barrier island, with shoals extending a mile seaward and an area subject to continual change. Capri Pass, about half a mile north of the old pass, is the route boaters use to reach the inland waters, with lights and daybeacons and local knowledge advised. The Big Marco River trends from Big Marco Pass behind the island with a midchannel controlling depth of about 4 feet and reported shoaling between Capri Pass Light 2 and Daybeacon 18.
The Coast Pilot gives 55 feet of clearance for the fixed highway bridge between Bear Point and Marco Island, the Judge Jolley Bridge on State Road 951, with an overhead power cable close west of it at 77 feet at center span.
Florida Administrative Code rule 68C-22.023 sets idle-speed zones on the Marco Island and Collier Bay waters south of the mouth of Marco Bay and north of San Marco Road, and slow-speed zones on the South Marco River and Addison Bay waters east of the Collier Boulevard bridges. A buyer who boats should read the rule’s exact lines for the route from the dock.
Tigertail has no marina of its own. The nearest public ramp is the Collier Boulevard Boating Park, just north of the Marco Island bridge, which reopened on 2025-08-13 after a $1.2 million rebuild, with a $10 launch and $10 parking fee (free parking with a resident beach permit), per Collier County. Marco Island Marina (1402 North Collier Boulevard) lists 122 slips from 40 to 100 feet on its own site. South Seas owners can lease one of the club’s 132 slips under its own rules.
Tigertail has no club, golf course, tennis center, fitness club or restaurant inside the neighborhood: it is a residential grid around a county park. Its residents use City parks, the City’s Racquet Center, private clubs elsewhere on the island and the South Seas Club for tower owners.
There is no Tigertail clubhouse, golf course, marina, racket complex, fitness center or on-site dining, and no association that could build one. We say so plainly because buyers comparing Tigertail with Hideaway Beach or a gated golf community should not expect a membership layer here, and should not pay for one either.
Island Country Club, a member-owned private club at 500 Nassau Road, describes itself as the only 18-hole course on Marco Island; its membership fees are not published. Hideaway Beach Club, at the island’s north end, has a 9-hole course but serves Hideaway Beach residents. The Marco Island Yacht Club at 1400 North Collier Boulevard offers club membership with a wet-slip option at its Riverside Marina.
The City’s Racquet Center at 1275 San Marco Road has lighted outdoor clay and hard tennis courts, dedicated pickleball courts and indoor racquetball, with guest fees of $15.00 per day per sport before 10:30 a.m. and $11.00 after, per the City. Mackle Park (1361 Andalusia Terrace) and Veterans Community Park (901 Park Avenue, home of the Wednesday Farmers’ Market in season) are the main City parks.
South Seas owners have a club layer the single-family streets do not: 12 pickleball courts, 5 clay tennis courts, a recreation court with shuffleboard, bocce, cornhole and a 9-hole putting green, a fitness center and kayak storage, per the club’s site. Tennis runs 8 a.m. to 7 p.m. from January to April and 8 a.m. to dusk from May to December.
Tigertail sits on the Gulf side of Marco Island, so storm surge is its main hazard. The U.S. Geological Survey’s storm-tide sensor at Tigertail Beach recorded 5.20 feet NAVD88 in Hurricane Irma in 2017 and 7.38 feet in Hurricane Ian in 2022, both below or near the neighborhood’s mapped base flood elevations of 8 to 10 feet.
The National Hurricane Center’s Tropical Cyclone Report says Irma made its final landfall near Marco Island at 1930 UTC on 10 September 2017 (3:30 p.m. EDT) as a category 3 hurricane. A spotter on Marco Island reported 936.9 mb pressure, 97-knot sustained winds and a 112-knot gust, and the Marco Island Police Department reported a 113-knot gust. The USGS sensor “Marco Island, Tigertail Beach (FLCOL03171)” recorded a storm tide of 5.20 feet NAVD88. Marco was on the weaker side of the eye for surge, and the report puts inundation from Marco Island north through Naples to Fort Myers at 3 to 5 feet above ground.
Ian came ashore at Cayo Costa, far to the north, but the Hurricane Center’s report puts maximum inundation from Marco Island through Everglades City at 4 to 6 feet above ground. The same USGS sensor, FLCOL03171, recorded a storm tide of 7.38 feet NAVD88, and the highest Marco high-water mark collected was 4.71 feet above ground. In Collier County, 33 buildings were destroyed and more than 3,500 had major damage, a county-wide count. Tigertail Beach Park’s central restrooms and concession have not reopened since Ian, per Coastal Breeze News (2026-08-06).
The Hurricane Center put Helene’s inundation at 2 to 4 feet above ground in areas including Marco Island, and Milton’s at 3 to 5 feet from Bonita Beach through Marco Island. NBC2 reported a City estimate of about 2 feet of surge on the island during Milton and a mandatory evacuation notice. No hurricane or tropical storm landfall on Marco Island in 2025 or 2026 to date appears in the sources we read.
The sensor numbers mean something when set against the ground and the map. The USGS 3DEP elevation service gives ground of about 4.2 to 4.9 feet NAVD88 at three Tigertail street points (609 Crescent Street, 640 Kendall Drive and 467 Kendall Drive). Ian’s 7.38-foot storm tide at the Tigertail sensor would put about 2.5 to 3.2 feet of water over ground at those points (7.38 minus 4.9, and 7.38 minus 4.2); the Hurricane Center’s 4 to 6 foot range covers the wider stretch from Marco Island to Everglades City. A home whose lowest floor sits at today’s minimum of base flood elevation plus 1 foot, 9 feet at an AE 8 lot, would have been above Ian’s recorded storm tide by about 1.6 feet (9 minus 7.38). That is why the year built and the elevation certificate matter more than the street in Tigertail.
The City describes the Tigertail Lagoon and Sand Dollar Island berm as storm protective, per NBC2 (2026-02-03), and keeps it graded under its state permit. FDEP’s beach plan records Marco Island’s 1991 beach restoration, 1,260,000 cubic yards along 2.64 miles, and later nourishments, and states that the entire north shoreline of Marco Island has been armored by private interests.
Every Tigertail address we tested reads FEMA Zone AE, coastal floodplain, on Collier County FIRM panel 12021C0828J, effective February 8, 2024. Base flood elevations are 8 feet at most interior streets, 9 feet at Renard Court and 10 feet at the Gulf-side points near the park.
We queried FEMA’s National Flood Hazard Layer (layers 28 and 3) on 2026-10-21 at 12 points across Tigertail, geocoded with the U.S. Census Bureau geocoder:
| Address | Zone | Base flood elevation (ft NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 480 Hernando Dr (beach park) | AE | 10 | 12021C0828J | 2024-02-08 |
| 419 Spinnaker Dr | AE | 10 | 12021C0828J | 2024-02-08 |
| 564 Spinnaker Dr | AE | 10 | 12021C0828J | 2024-02-08 |
| 490 Renard Ct | AE | 9 | 12021C0828J | 2024-02-08 |
| 750 Tigertail Ct | AE | 8 | 12021C0828J | 2024-02-08 |
| 625 Dorando Ct | AE | 8 | 12021C0828J | 2024-02-08 |
| 530 Century Dr | AE | 8 | 12021C0828J | 2024-02-08 |
| 611 Diplomat Ct | AE | 8 | 12021C0828J | 2024-02-08 |
| 791 Kendall Dr | AE | 8 | 12021C0828J | 2024-02-08 |
| 641 Hernando Dr | AE | 8 | 12021C0828J | 2024-02-08 |
| 466 Clifton Ct | AE | 8 | 12021C0828J | 2024-02-08 |
| 617 Somerset Ct | AE | 8 | 12021C0828J | 2024-02-08 |
Census points are interpolated along the street, so a zone can change between the road and the building pad. Treat the table as a map reading, not a flood determination; the lot’s elevation certificate and FEMA’s Flood Map Service Center are the answer for a specific house. An earlier tree pass at three other Tigertail points (609 Crescent Street, 640 Kendall Drive and 467 Kendall Drive) also read AE 8, with no VE zone mapped within 150 meters.
The U.S. Fish and Wildlife Service’s CBRS mapper (queried 2026-10-21) shows one unit at Tigertail: FL-63P Tigertail, an Otherwise Protected Area of 7 fastland acres and 36 wet acres around the park end of the lagoon. None of the 12 residential and park-entrance points above falls inside it. That matters because new federal flood insurance is barred for new construction or substantial improvement inside a CBRS System Unit, and inside an Otherwise Protected Area only for uses inconsistent with its protected purpose. A buyer of a lot that touches the park boundary should ask the Service for a CBRS property determination.
The City’s flood code (Chapter 26, Ordinance 24-04, adopted 2024-01-22) defines both substantial improvement and substantial damage at 50% of the structure’s market value, with improvements counted cumulatively over 12 months from the first permit. Cross that line on an older Tigertail home and the whole house must be brought to the current lowest-floor rule: base flood elevation plus 1 foot, which is 9, 10 or 11 feet here. On a 1970s or 1980s home built at an older floor height, that usually means elevating or rebuilding, which is the reason the neighborhood’s rebuild wave keeps running.
Since October 1, 2024, section 689.302, Florida Statutes, requires a seller of residential property to give the buyer a flood disclosure at or before contract; the 2025 amendment (chapter 2025-166, effective October 1, 2025) asks whether the seller knows of flooding that damaged the property during their ownership, whether they filed a flood claim, and whether they received flood assistance from any source.
The Florida Division of Emergency Management’s statewide evacuation layer places Collier’s coastal areas, including Marco Island, in zone A on the copy we read; confirm the address on Collier County Emergency Management’s Know Your Zone tool before relying on it.
Insurance for a Tigertail home is three layers: wind and homeowners coverage, flood coverage that lenders require in Zone AE, and, for condominium owners, the association’s master policy plus a unit-owner policy. Florida law now ties Citizens Property Insurance coverage to flood insurance, and the City holds a Class 5 flood rating under FEMA’s Community Rating System.
FEMA’s FloodSmart pages say flood premiums are priced on the home’s own characteristics: distance to the flooding source, ground and first-floor elevation, foundation type, construction and replacement cost, with any Community Rating System discount. Increases are capped at 18% a year for most policies after a map change, and 18% to 25% a year for most policyholders in general; on top of the premium sit an 18% Reserve Fund Assessment, a HFIAA surcharge of $25 for a primary residence or $250 for other occupancies, and a $47 Federal Policy Fee. A buyer may be able to assume the seller’s existing NFIP policy, which can carry a lower rate than a new one.
FEMA’s list of CRS Eligible Communities, October 1, 2026 effective date, shows Marco Island, City of (NFIP community 120426) at Community Rating System Class 5, a 25 percent discount on NFIP flood premiums in the Special Flood Hazard Area, with a current class effective date of October 1, 2023. Ask your insurance agent to confirm the discount on your own policy declarations.
Section 627.351(6)(aa), Florida Statutes, requires Citizens Property Insurance personal residential policyholders to carry flood insurance, phased in by replacement cost: $600,000 and up from January 1, 2024, $500,000 and up from January 1, 2025, $400,000 and up from January 1, 2026, and all remaining Citizens personal residential policies from January 1, 2027. In a special flood hazard area such as Tigertail’s Zone AE, flood coverage has been required at new issue since April 1, 2023. Policies under a condominium unit-owners form are exempt, so a Citizens HO-6 on a Tradewinds or South Seas unit does not trigger the rule; a Citizens policy on a single-family Tigertail house does.
Section 627.0629, Florida Statutes, requires insurers to offer actuarially reasonable discounts for wind-resistant roofs, roof-to-wall connections, opening protection and similar features, verified on the uniform mitigation inspection form, OIR-B1-1802, under section 627.711. The My Safe Florida Home program offers free inspections and grants of up to $10,000 for site-built, owner-occupied, homesteaded homes insured at $700,000 or less and built before January 1, 2008, subject to annual appropriations; most Tigertail homes exceed that insured value or were built later, so check eligibility before counting on it.
Each tower’s association insures the building under its master policy; the unit owner insures the interior, contents and liability under an HO-6. The association’s wind deductible, which can be a percentage of the building’s insured value, is the owner’s hidden exposure, because a large storm loss below the deductible can come back as a special assessment. A buyer reads the master policy declarations and the budget’s insurance line before signing.
An elevation certificate (or the seller’s copy), a wind mitigation inspection, a four-point inspection on an older home, a seawall and dock inspection on a canal lot, and flood and wind quotes before the inspection period ends. On a Gulf-front lot, add a survey showing the FDEP Coastal Construction Control Line, because work seaward of it needs a state permit.
Buyers in the South Seas and Tradewinds towers buy into Chapter 718, Florida Statutes: milestone inspections for buildings three stories and up, structural integrity reserve studies, fully funded structural reserves, a seven-business-day resale cancellation right and capped estoppel fees. Every tower here is old enough that its first milestone inspection deadline has already passed.
Section 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it reaches 30 years of age, and every 10 years after; a building that reached 30 before July 1, 2022 was due before December 31, 2024. The City of Marco Island’s milestone page, as read by our research team, applies a 25-year interval to buildings within three miles of salt water. Tradewinds (1973) and South Seas (1979 to 1982) reached both age thresholds well before 2022, so each one’s first milestone inspection was due by the end of 2024. City of Marco Island permit records show Phase 2 milestone inspections open at South Seas towers 1 to 4 (260, 320, 380 and 440 Seaview Court), where each Phase 1 report indicated that a Phase 2 inspection was required; our review of City records did not reach a Tradewinds milestone file, so we do not state its status. What each report found is in the association’s records, which a buyer requests under Chapter 718.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, covering roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors and any item over $25,000. Existing associations had to complete one by December 31, 2025, or by December 31, 2026 if done together with a milestone inspection due by then. For budgets adopted on or after December 31, 2024, an association may not waive or reduce reserves for those items, and funding can come by assessment, special assessment, line of credit or loan with a majority of all voting interests.
Under section 718.503, a resale buyer who did not receive the association’s documents may cancel within seven business days of receiving them, per the 2026 statute text. Section 718.116 caps the estoppel certificate fee at $250, plus $100 for expedited delivery and $150 more if the unit is delinquent. Section 718.111(12) gives owners and their agents access to the official records within 10 working days of a written request. The estoppel certificate is where a pending special assessment, unpaid dues or a capital contribution appears.
The City of Marco Island has no enforceable vacation rental registration program: Ordinance 22-08 was declared void by City Resolution 23-54 on October 2, 2023, after state preemption under chapter 2023-304, Laws of Florida, and section 509.032(7)(b) bars new local limits on rental duration or frequency. That leaves each condominium’s declaration and rules as the controlling rental limit. The South Seas Club requires every guest to be pre-authorized and to register with the building’s association office; minimum lease terms for the South Seas and Tradewinds buildings were not published in any document we could read, so a buyer gets them from the declaration and the association office before relying on rental income.
Tigertail addresses are zoned to Tommie Barfield Elementary on Marco Island, Manatee Middle and Lely High in Naples for 2026 to 2027, per the school district’s own lookup. The island’s NCH urgent care center is a short drive; the nearest emergency department is about 18 minutes off the island, and Southwest Florida International Airport is about an hour.
| School | Type | Address | 2025-26 grade |
|---|---|---|---|
| Tommie Barfield Elementary School | District, zoned | 101 Kirkwood St, Marco Island | A |
| Manatee Middle School | District, zoned | 1920 Manatee Rd, Naples | A |
| Lely High School | District, zoned | 1 Lely High School Blvd, Naples | B |
| Marco Island Charter Middle | Charter, by application | 1401 Trinidad Ave, Marco Island | A |
| Marco Island Academy | Charter high, by application | 2255 San Marco Rd, Marco Island | A |
Grades are the Florida Department of Education’s, as compiled in Collier County Public Schools’ 2026 Accountability Brief (July 1, 2026); Tommie Barfield and Marco Island Charter Middle earned an A in each of the five years shown. Zoning is from the district’s address lookup, queried for the 2026 to 2027 school year at eight addresses on 2026-10-21. The district earned an A for 2025-26, its ninth straight year.
NCH’s Marco Island urgent care center at 40 South Heathwood Drive opened in late 2025 with 12 private exam rooms, CT and X-ray, open 8 a.m. to 7:30 p.m. daily, per NCH. The NCH Marco Health Center directory lists family and internal medicine, laboratory, rehabilitation and cardiology on Heathwood Drive, and no emergency department on the island. The nearest emergency department is Physicians Regional Medical Center, Collier Boulevard (8300 Collier Blvd, Naples).
From the Marco Island end of the Jolley Bridge (1402 North Collier Boulevard), at free-flow speeds with no traffic, rounded, modeled with the OSRM public router: Physicians Regional Collier Boulevard about 10.6 miles and 18 minutes; Fifth Avenue South in Naples about 15.7 miles and 27 minutes; NCH Baker Hospital about 16.5 miles and 29 minutes; Southwest Florida International Airport (RSW) about 47.2 miles and 63 minutes; Marco Island Executive Airport about 4.5 miles and 12 minutes. Peak-season times run longer, and no official source publishes drive times.
Publix at Marco Town Center (1089 North Collier Boulevard) opens 7 a.m. to 9 p.m. daily, and Winn-Dixie at the Marco Island Marketplace (625 North Collier Boulevard) 7 a.m. to 11 p.m., per each store’s page. The Esplanade Shoppes on Smokehouse Bay (760 North Collier Boulevard) add waterfront retail and dining with nearly 50,000 square feet of retail and office space.
The civic projects that touch Tigertail in 2026 are the county’s unfinished Tigertail Beach Park restroom and concession rebuild, the City-run maintenance of the lagoon berm, and the City’s $23 million bridge and paving bond that voters approved by one vote in August 2026.
The park’s permanent restrooms and concession have been closed since Hurricane Ian; a county commissioner told Coastal Breeze News in August 2026 that the restroom building would need to be demolished and that restoration could take several years and millions of dollars. No construction schedule was published in the County documents we read. Homeowners near the park should watch the County Commission and Coastal Advisory Committee agendas.
The 2026 berm maintenance grades the sand berm and clears shoals in the authorized flow channel, contracted through the City and funded through the Hideaway Beach Tax District, with the City and County splitting ongoing maintenance under their early 2024 agreement, per the City’s February 2, 2026 update. The City’s original project page for the restoration returned a 404 when we checked on 2026-10-21; the 2026-02-02 update is the City’s current record.
On August 18, 2026, Marco Island voters approved a $23 million general obligation bond, 2,259 to 2,258, certified by the Collier County Canvassing Board on August 26, per WGCU. It funds replacement of the Caxambas and Goldenrod bridges, repairs to three other bridges and about 30 miles of street paving, repaid over up to 20 years; WGCU reported about $60 a year more for an average homeowner with about $580,000 of taxable value. Debt service is expected to appear as a voted debt millage on future tax bills, which our fee-stack figures above, based on 2025 rates, do not include.
The City’s vacation rental registration program was nullified in October 2023 (Resolution 23-54), and the City Code now shows Section 30-90 as reserved. A single-family Tigertail home can be rented under state law and Florida Department of Business and Professional Regulation licensing rules for transient lodging, with state sales tax and the Collier County tourist development tax on stays of six months or less. A guesthouse on a single-family lot may not be rented under the City’s zoning code.
Day to day, Tigertail homeowners live under City of Marco Island codes rather than association rules: swale parking limits near the beach, construction hours, fertilizer and sea turtle lighting seasons, and the burrowing owl protections that apply on vacant lots across the island, all enforced by City Code Enforcement.
City Code Chapter 50 bans parking on swales from 2 a.m. to 6 a.m. (not enforced in residential districts from November 15 to January 15 unless an owner asks), on curbed swales, and within 500 feet of the entrance to Tigertail Beach, among other beach accesses. The fine for that section is $95. For homes near the park entrance on Hernando Drive, that rule keeps beach overflow off the swales.
City Code Section 18-105 bars construction from 7 p.m. to 7 a.m. and on Sundays and holidays, and pile driving from 7 p.m. to 8 a.m. In a neighborhood where 91 homes were built in 2023 or later and more are under way, those hours set the rhythm of a rebuild next door.
Fertilizer is banned from June 1 to September 30 and within 10 feet of water or a seawall top (Code Chapter 18, Article III). Vegetation removal needs a City permit. The City’s 2026-06-10 notice prohibits vehicles and equipment within 33 feet of a burrowing owl burrow, under Municipal Code Section 18-144, during the February 15 to July 10 nesting season; Florida lists the burrowing owl as state threatened. On Tigertail’s 36 vacant lots, that can affect when a builder may stage equipment.
Pet rules for the South Seas and Tradewinds condominiums are set in their declarations and rules, which were not readable online; ask each association office. Dogs are not allowed at Tigertail Beach Park. The City’s Canine Cove dog park offers separate small and large dog areas, open 8 a.m. to dusk.
Water and sewer bills come from the City utility. Solid waste service on Marco Island is billed either as a non-ad valorem line on the tax bill or as a utility charge; the per-parcel amount was not published in a document we could read, so check the seller’s most recent tax bill.
Tigertail and Olde Marco are the two older, named waterfront neighborhoods at Marco Island’s north end. Tigertail is the larger, beach-facing single-family grid with a deeper sales record; Olde Marco is a small historic village on the Marco River, mixing homes and condominiums, with more boating and fewer sales.
| Measure | Tigertail | Olde Marco |
|---|---|---|
| What it is | Single-family plat grid around a county beach park, plus the South Seas and Tradewinds condominiums on Seaview Court | Historic village of homes and small condominiums on the Marco River |
| County parcels in the node | 643 (607 homes, 36 vacant lots) | 216 (111 condominium units, 95 homes, 5 vacant, 5 other) |
| Computed waterfront, single-family | about 71% (345 canal, 45 bay, 42 Gulf) | about 95% (77 canal, 13 bay, 0 Gulf) |
| Median year built (single-family) | 2015 | 2018 |
| MLS closings, 12 months to 2026-10-07 | 33 sales, single-family only | 10, homes and condominiums together |
| Median sold, 12 months | $2,050,000 | $1,342,500 (mixed homes and condominiums) |
| Median $ per living sq ft, 12 months | $765 | $526 (mixed) |
| Median days on market, 12 months | 48.5 | 126 |
| FEMA zone at tested points | AE, BFE 8 to 10 | AE and X, BFE 9 |
| Association on single-family streets | None | Varies; condominiums have associations |
| Beach | Tigertail Beach Park in the neighborhood | Off-site |
Sources: Collier County roll (2026-08-29), our computed polygon tests, Southwest Florida MLS (2026-10-07) and FEMA NFHL. Olde Marco’s 12-month figures mix homes and condominiums, so its median is not a like-for-like house price; compare per-home evidence before deciding.
Choose Tigertail if you want a single-family home with a public beach in the neighborhood, Gulf-front or canal frontage, and a market with enough sales to price confidently. Choose Olde Marco if you want the island’s historic village, river boating close to the Marco River, and a smaller, quieter enclave where most homes touch water, and you can accept a thinner sales record.
Tigertail buyers most often weigh it against the Estates, the island’s large-lot south end; Caxambas and the South End, the canal grid near Caxambas Pass; and Hideaway Beach, the gated club community just north of the lagoon. Each trades price, lot size and amenities differently.
| Community | 12-month MLS closings | Median sold | Median $ per sq ft | Median days on market | Mix |
|---|---|---|---|---|---|
| Tigertail | 33 | $2,050,000 | $765 | 48.5 | Single-family |
| The Estates | 35 | $3,000,000 | $862 | 71.5 | Single-family |
| Caxambas and the South End | 28 | $1,512,500 | $627 | 50.5 | Homes and condominiums |
| Hideaway Beach | 25 | $1,805,000 | $640 | 103 | Homes, villas and condominiums |
| Olde Marco | 10 | $1,342,500 | $526 | 126 | Homes and condominiums |
Southwest Florida MLS, 12 months to 2026-10-07, our tree’s node definitions. Tigertail ranks first of the five on speed and second on price per square foot.
The Estates (Marco Beach Units 9 and 13) have the island’s biggest lots, a computed median of 0.507 acre against Tigertail’s 0.254, and the highest median price of the group. They have no Gulf-front single-family lots by our test; Tigertail has 42.
Caxambas and the South End (Marco Beach Unit 10 and the south-end condominiums) is the canal grid by Caxambas Pass, with Caxambas Park’s boat ramp and fuel dock close by and a lower median price.
Hideaway Beach is gated, club-based and taxed by its own beach district at 1.6000 mills; its active single-family listings show master association fees of $20,530 to $23,482 a year in the MLS. Hideaway’s tax district also funds the berm that protects Tigertail Lagoon.
Our Marco Island guide covers every neighborhood and condominium group, and our Naples vs Marco Island comparison helps buyers deciding between the two. For the wider county, see our Collier County guide and things to do in Collier County.
Tigertail’s strengths are a county beach in the neighborhood, real water on most lots, no association dues and a deep, fast sales record. Its weaknesses are Zone AE flood exposure on every street, a beach park whose facilities are still recovering from Ian, and a rebuild cycle that means construction next door for years.
Selling a Tigertail home means pricing a lot as much as a house: canal, bay and Gulf frontage, a base flood elevation of 8 to 10 feet, and a year built that decides whether a buyer sees a home or a teardown. We price from the parcel record and the comparables on the same water, so the first price is the right one.
If you’re searching for the best Tigertail listing agent, or thinking, ‘I need to sell my house in Tigertail…’, start with the numbers that decide your outcome. In the last 12 months we tracked 33 distinct Tigertail home sales at a median of $2,050,000. The homes priced to the market went under contract in days; 621 Diplomat Court took one day. The homes that started too high took a year; 720 Tigertail Court took 367 days. Our job is to put your home in the first group.
Tigertail sold-market stats we tracked (Southwest Florida MLS, 12 months to 2026-10-07): 33 distinct sales, median sold price $2,050,000, $91,310,000 in recorded volume, median $765 per living square foot, median 48.5 days on market, median 93.0% of final list price, highest sale $8,500,000, fastest marketed sale one day.
Request a free Tigertail home valuation and we will build it from your parcel’s frontage and water type, its FEMA zone and elevation certificate, its year built and floor height, and every comparable Tigertail sale on the same water back through the county deed record. For the island-wide process, see our Marco Island home valuation page.
Cinematic video and drone footage that show the water, the beach park and the lagoon; professional photography; outreach to our qualified-buyer database; and discreet or off-market marketing when a seller prefers privacy. We lead with the documents a Tigertail buyer asks for first: the elevation certificate, the wind mitigation report, the seawall and dock permits and the flood disclosure.
Plan for the listing commission you negotiate, Florida documentary stamp tax on the deed at 70 cents per $100 ($14,350 on a $2,050,000 sale), your share of prorated property taxes, and any repairs or credits you agree to. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Yes. Some Tigertail owners, especially on the Gulf-front row, value privacy, and we can market a home quietly to qualified buyers before, or instead of, a public MLS launch, while explaining the trade-off in exposure.
We believe it is the team that knows Tigertail’s water, flood and rebuild records and has sold at the top of Southwest Florida for years: Jesse McGreevy and Marc Comisar of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
A balanced to seller-leaning market: nine active listings on 2026-10-07 against 33 distinct sales a year, about 3.3 months of supply, and a 2026 year-to-date median of $2,100,000, the highest calendar-year median in five years of MLS records. Priced well, Tigertail homes sell fast.
Jesse McGreevy and Marc Comisar are the Southwest Florida real estate team behind this guide, licensed with Domain Realty, recognized as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They help sellers and buyers across Collier, Lee and Charlotte counties, including Marco Island’s waterfront neighborhoods.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy is a top-reviewed Tigertail realtor; read our 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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
See the McGreevy and Comisar team story for how we work.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions Tigertail buyers ask most, answered from the Collier County roll, FEMA’s maps, the County’s park records, Florida statutes and the Southwest Florida MLS. Each answer stands alone; the sections above carry the sourcing and the arithmetic.
Tigertail is a single-family waterfront neighborhood at the northwest end of Marco Island, Florida, built on Marco Beach Units 11, 12 and 23 around Collier County’s Tigertail Beach Park. The county roll counts 643 parcels: 607 homes and 36 vacant lots. Our Marco Island guide also groups the South Seas and Tradewinds condominiums on Seaview Court with it.
Tigertail Beach Park is at about 480 Hernando Drive, Marco Island, in the middle of the Tigertail neighborhood on the island’s northwest Gulf shore. It faces a tidal lagoon and Sand Dollar Island, part of the Big Marco Pass Critical Wildlife Area.
Yes. Tigertail Beach Park is a Collier County public park, open to everyone from 6:00 a.m. to sunset year-round. Visitors without a Collier County resident beach parking permit pay $10 to park, per the County’s park page.
Tigertail Beach Park is open daily from 6:00 a.m. to sunset, per Collier County’s park page read on 2026-10-21. Concessions, rentals and guided tours are listed as closed until further notice, and the central restroom building has been closed since Hurricane Ian.
No. Collier County’s park page says no dogs at Tigertail Beach Park. The City of Marco Island’s Canine Cove dog park is the island’s off-leash option, with separate small and large dog areas.
Yes, on the Gulf side, but there are no lifeguards, per Visit Florida. The lagoon is shallow and tidal, and the mudflats and nesting areas of the Big Marco Pass Critical Wildlife Area may be posted closed, especially from March 1 to August 31.
Sand Dollar Island is the sand spit across the lagoon from Tigertail Beach, formed from sand that migrated from the old Big Marco Pass shoal, per FDEP’s beach management plan. The Florida Fish and Wildlife Conservation Commission manages it as the 456-acre Big Marco Pass Critical Wildlife Area.
No. The single-family streets have no master or neighborhood association, and none of 151 Tigertail MLS closing records in 60 months carries an HOA fee entry. The City of Marco Island’s code governs. The South Seas and Tradewinds condominiums each have their own association.
The median Tigertail closing in the 12 months to 2026-10-07 was $2,050,000, across 33 distinct sales, from $850,000 to $8,500,000, Southwest Florida MLS. On 2026-10-07, list prices ran from $799,000 to $5,999,000.
The median was $765 per living square foot across the 12 months to 2026-10-07, Southwest Florida MLS, with a range of $471 to $1,397. Over 60 months the median was $738.
The median MLS-marketed Tigertail home went under contract in 48.5 days in the 12 months to 2026-10-07 (30 sales), and sellers received a median 93.0% of final list price (31 sales). The fastest took one day and the slowest 367.
About 42 single-family parcels touch the Gulf by our computed test, near Tigertail Beach Park and at the Gulf ends of the Unit 12 and Unit 23 streets. That is the largest Gulf-front single-family count of any named area on Marco Island by the same test; confirm any lot with its survey.
Most do. About 345 single-family parcels sit on canals and 45 on bay frontage by our computed test. Boats reach the Gulf through the island’s inland waters and Capri Pass, because Big Marco Pass beside Sand Dollar Island is closed, per NOAA’s Coast Pilot.
Every one of the 12 Tigertail points we queried reads FEMA Zone AE on panel 12021C0828J, effective February 8, 2024, with base flood elevations of 8 feet on most interior streets, 9 at Renard Court and 10 near the Gulf.
A lender making a federally backed mortgage requires it in Zone AE, and Citizens requires flood coverage for its personal residential policies in a special flood hazard area. Even a cash buyer should price it: the 2017 and 2022 storm tides at the Tigertail Beach sensor were 5.20 and 7.38 feet NAVD88.
Not at any of the 12 points we tested. The U.S. Fish and Wildlife Service’s mapper shows one small unit, FL-63P Tigertail, an Otherwise Protected Area of 7 fastland and 36 wet acres around the park end of the lagoon.
The City’s flood code sets the lowest floor at base flood elevation plus 1 foot or higher, which is 9, 10 or 11 feet NAVD88 in Tigertail, and the RSF height limit is 35 feet measured from the base flood elevation.
The school district’s 2026 to 2027 address lookup zones Tigertail and Seaview Court addresses to Tommie Barfield Elementary, Manatee Middle and Lely High. Marco Island Charter Middle and Marco Island Academy enroll by application.
The 2025 millage on a standard Marco Island parcel is 8.9535 mills before mosquito control. On a $2,050,000 home that is about $18,355 a year as a second home, or about $18,010 with a 2025 homestead, assuming the assessed value equals the price.
The City of Marco Island has no enforceable vacation rental registration program; its 2022 ordinance was declared void in October 2023 under state preemption. A single-family home can be rented under state licensing and tax rules. Condominium owners follow their association’s declaration.
No. Tigertail is an open street grid, and visitors drive through to reach the county beach park. South Seas on Seaview Court has a gate monitored by its club’s security contractor.
South Seas (four associations on Seaview Court, 1,264 units) and Tradewinds (180 Seaview Court, 204 units) are the closest towers to the park. Princess Del Mar (174 South Collier Boulevard) and Sandpiper (850 South Collier Boulevard) are nearby Gulf-front towers on Collier Boulevard, outside the Tigertail plats.
The median Tigertail home on the county roll was built in 2015; the oldest dates to 1974 and the newest to 2025. 162 homes carry a year built of 2020 or later, and 91 of 2023 or later.
Our computed median lot is 0.254 acre, about 11,064 square feet, the same as the island median. The Estates at the south end have lots about twice that size.
No. Tigertail has no club, golf course or clubhouse. Island Country Club’s 18-hole course and the City’s Racquet Center are elsewhere on the island; South Seas owners have their own tennis, pickleball and boat slips.
Yes, with a Collier County resident beach parking permit. Part-time residents who own property qualify with a license, registration and a Collier tax bill or a warranty deed dated within three months of closing; the Marco Island library branch issues stickers.
The USGS sensor at Tigertail Beach recorded a 7.38-foot NAVD88 storm tide in Ian, and the Hurricane Center put inundation from Marco Island to Everglades City at 4 to 6 feet above ground. The park’s restrooms and concession have been closed since.
A City-led project completed in 2023 used about 500,000 cubic yards of sand to rebuild the berm that protects Tigertail Lagoon and Sand Dollar Island. Maintenance continues in 2026, funded through the Hideaway Beach Tax District rather than City tax dollars, per the City.
For buyers who want a single-family home with water and a public beach nearby and no HOA, yes: it sells fast, is largely rebuilt and is zoned to an A-rated elementary school. Buyers who want a gate, golf or resort amenities on site are better served by Hideaway Beach or the Collier Boulevard towers.
Hideaway Beach is gated, club-based and pays its own 1.6000-mill beach district tax and master association fees; Tigertail has no association and no club and sits around a public county park. Hideaway’s beach district funds the berm that protects Tigertail Lagoon.
From the Marco Island end of the Jolley Bridge, Fifth Avenue South in Naples is about 15.7 miles and 27 minutes at free-flow speeds, by our routing estimate; Southwest Florida International Airport is about 47.2 miles and 63 minutes.
It depends on floor height and price. An older home below today’s base flood elevation plus 1 foot faces the 50 percent rule on major renovation, so many buyers price it as a lot. We compare the lot value, demolition and a new build against new-home sales on the same water.
We believe it is the team that knows Tigertail’s water, flood and sales records: Marc Comisar and Jesse McGreevy of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 for a buyer consultation.
These are the questions Tigertail sellers ask us most, from pricing and timing to flood disclosure, teardowns and condominium estoppels. Each answer stands alone and draws on the Southwest Florida MLS (12 months to 2026-10-07 unless stated), the Collier County roll and Florida statutes.
It depends most on water type, floor height and year built. Tigertail’s 12-month median was $2,050,000, but sales ran from $850,000 to $8,500,000. Request a free Tigertail home valuation and we will price it from comparables on the same water.
33 distinct sales (34 MLS records) in the 12 months to 2026-10-07, Southwest Florida MLS. The county deed record shows 29 qualified sales in the 12 months to 2026-08-24, its latest window.
The median MLS-marketed sale went under contract in 48.5 days in the last 12 months. Homes priced to the market sold in days; the slowest, priced well above it, took 362 to 367 days.
The median Tigertail sale closed at 93.0% of its final list price across the 31 MLS-marketed sales of the last 12 months. Four sold at or above final list price.
On 2026-10-07 nine Tigertail homes were active, three pending with contingencies and one pending, list prices $799,000 to $5,999,000. That is about 3.3 months of supply at the current sales pace.
The 12-month median was $765 per living square foot, with a range of $471 to $1,397. Twelve of the 33 sales sold above $900 a square foot.
Yes. Gulf-front lots carry a higher base flood elevation, 10 feet at the Gulf-side points we tested against 8 on interior streets, which changes building and insurance cost, and buyers pay for the frontage. The year’s two highest sales, $8,500,000 and $7,500,000, were homes of 6,648 and 7,358 square feet on Renard Court and Spinnaker Drive. We price a Gulf-front home only against Gulf-front evidence.
Usually only cosmetic work. Major renovation of an older home can trigger the City’s 50 percent rule, which requires bringing the whole house to the current lowest-floor elevation. Many buyers of original homes are buying the lot.
Yes. Original homes on Tigertail’s canal lots often sell to buyers who plan to rebuild; 91 homes on the county roll carry a year built of 2023 or later. We price a teardown from lot evidence on the same water type, not from the house.
Yes. Section 689.302, Florida Statutes, requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering flood damage during your ownership, flood claims and flood assistance.
Yes, if you do not have one. Every Tigertail point we tested is Zone AE, and a buyer’s flood quote depends on your first-floor height. An elevation certificate up front shortens the inspection period and often helps the price.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. The seller pays documentary stamp tax on the deed, 70 cents per $100.
Seventy cents per $100 of consideration under section 201.02, Florida Statutes: $14,350 on a $2,050,000 sale, the 12-month median.
Often. Save Our Homes and the 10% non-homestead cap reset at a sale, so a buyer’s bill is based on market value. At the 2025 rate of 8.9535 mills, a $2,050,000 second home is about $18,355 a year.
Winter and spring bring the most seasonal buyers to Marco Island, whose City estimates a peak population of about 40,000 against about 16,500 permanent residents. We set timing by your home’s competition on the same water, not by the calendar alone.
Proximity is a selling point we market, but the MLS rows do not record distance to the park, so we do not print a park premium. Water type and floor height explain more of the price spread in the record.
We see no sign of it in the record: Tigertail’s 2026 year-to-date median of $2,100,000 is its highest in five years of MLS data, with the park restrooms closed throughout. Buyers ask about it, and we answer with the County’s own status.
Not by law, but buyers on canal lots usually order one, and the City requires a permit application within 60 days of notice of a failed seawall. A pre-listing inspection lets you fix or credit before negotiation.
Yes, under state law: the City’s rental registration ordinance was voided in 2023, and local governments may not newly limit rental duration or frequency. The buyer handles state licensing and the sales and tourist development taxes.
Not for a single-family Tigertail home, because there is no association. A condominium unit in South Seas or Tradewinds needs the association’s estoppel certificate, capped at $250 plus permitted add-ons under section 718.116.
Disclose it, get the estoppel certificate, and agree in the contract who pays. The estoppel shows assessments levied before closing; a buyer may cancel a resale within seven business days of receiving the association documents under section 718.503.
South Seas recorded 50 MLS closings in the 12 months to 2026-10-07 at a median of $622,500, from $480,000 to $950,000, and $609 per living square foot, Southwest Florida MLS.
Elevation certificate, wind mitigation report, four-point inspection on an older home, roof and permit history, seawall and dock permits, survey, recent tax bill, utility bills and the flood disclosure. For a condominium, add the association’s budget, rules and insurance summary.
You can, but Tigertail’s spread from $850,000 to $8,500,000 in one year shows how much the pricing call matters. The homes priced closest to the market sold in days; the ones priced high sat for a year.
Cinematic video and drone footage that show the water and the beach park, professional photography, our qualified-buyer database, and discreet off-market options, with the elevation and insurance documents ready from day one.
The Estates had 35 MLS closings at a median of $3,000,000 and $862 per square foot in the 12 months to 2026-10-07, against Tigertail’s $2,050,000 and $765. Tigertail sold faster, 48.5 days at the median against 71.5.
Two of the year’s slowest sales took more than 360 days and closed below their final list. A long listing usually means the price is not matched to the home’s water and floor height; we reprice from the comparables and refresh the marketing.
Buyers price insurance into their offer, so a high flood premium on an older, lower home can pull the price down. A new elevation certificate, wind mitigation credits and an assumable NFIP policy are the tools we use to answer it.
Yes. The county roll shows 36 vacant lots in Tigertail. We price a lot from recent lot and teardown sales on the same water type and disclose the base flood elevation and lowest-floor rule a builder will face.
We build the comparable set from the same water type and similar floor height and age, widen the window to 24 or 36 months if needed, and cross-check the county deed record, which shows 62 qualified Tigertail sales in 24 months.
We believe it is Jesse McGreevy and Marc Comisar of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Tigertail’s market figures come from a Southwest Florida MLS pull of 2026-10-07 matched on the Tigertail street list and the TIGERTAIL Development and Sub Condo Name tags, plus Collier County Property Appraiser data files dated 2026-08-29. These notes list what we could not confirm.
| Document | Official source |
|---|---|
| FEMA Flood Insurance Rate Map panel 12021C0828J, effective 2024-02-08 | FEMA Flood Map Service Center |
| Big Marco Pass Critical Wildlife Area designation and rules | Florida Fish and Wildlife Conservation Commission |
| Strategic Beach Management Plan, Southwest Gulf Coast Region (PDF) | Florida Department of Environmental Protection |
| Hurricane Irma Tropical Cyclone Report (PDF) | National Hurricane Center |
| Hurricane Ian Tropical Cyclone Report (PDF) | National Hurricane Center |
| United States Coast Pilot 5, Chapter 4 (PDF) | NOAA Office of Coast Survey |
| City of Marco Island Resolution 23-54, vacation rental ordinance (PDF) | City of Marco Island |
| City of Marco Island FY2026 Adopted Budget (PDF) | City of Marco Island |
| Collier County 2025 levies, Table 1 (PDF) | Florida Department of Revenue |
| Collier County Public Schools 2025-2026 grades (PDF) | Collier County Public Schools |
| Collier County 2023 Sea Turtle Report (PDF) | Collier County Parks and Recreation |
| City of Marco Island Flood Protection News (PDF) | City of Marco Island |
Market data from Southwest Florida MLS, pulled 2026-10-07; county records from Collier County Property Appraiser data files dated 2026-08-29. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
