Tradewinds is a 204-unit beachfront condominium tower at 180 Seaview Court on Marco Island, built in 1973, near Tigertail Beach. Units sold at a $637,000 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Tigertail > Tradewinds
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Tradewinds is a 204-unit beachfront condominium tower at 180 Seaview Court inside the Tigertail area of Marco Island, Florida, in the City of Marco Island and Collier County. It has the smallest units of the towers in the Seaview Court beachfront row it shares with the four South Seas towers, and it sits directly on the Gulf beach. If you are deciding who should sell or buy here, our guide to the best real estate agents in Marco Island shows how local agents compare on the public record.
Tradewinds is a 1973 beachfront condominium tower of one- and two-bedroom apartments at 180 Seaview Court, Marco Island, FL 34145. The association calls it a “204-unit property” that “sits directly on the beach,” the Collier County roll records 203 unit parcels at that one address, and units run from 576 to 876 heated square feet.
The association describes its own building in plain words: “Our 204-unit property sits directly on the beach, offering residents and guests uninterrupted access to the sparkling waters and soft sands,” and adds that “over the past eight years, the property has undergone a comprehensive renovation” with a heated pool and “newly updated deck and patio areas” (The Tradewinds Apartments of Marco Island, Inc.). Everything else on this page is built from the county roll, the state condominium register, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records and Florida statute text.
Tradewinds has the lowest street number of the towers on Seaview Court, the beachfront street whose towers run north-west toward Tigertail Beach. The U.S. Census Bureau geocoder places 180 Seaview Court at latitude 25.94153, longitude -81.73471 (Census geocoder). The South Seas towers at 260, 320, 380 and 440 Seaview Court continue up the same beach to the north-west, and Collier County’s Tigertail Beach Park, at 480 Hernando Drive, is about 0.7 miles away in a straight line from the Tradewinds address point (Collier County Parks, Tigertail Beach). One owner’s rental notice on the association’s website calls the beach in front of the building Crescent Beach.
| Item | Tradewinds | Source |
|---|---|---|
| Recorded name | TRADEWINDS APTS OF MARCO ISL THE A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 204 (association and DBPR); 203 unit parcels on the county roll | Association website; DBPR project PR1S017138; county roll |
| Address | 180 Seaview Court, Marco Island, FL 34145 (one building) | County roll |
| Year built | 1973 on the county roll; DBPR records 1972 | County roll; DBPR condominium extract |
| Height | Unit numbers run to the 12th floor, and every MLS sale is classed High Rise (8+) | Southwest Florida MLS |
| Heated area | 576 to 876 sq ft, median 846 sq ft | County roll |
| Bedrooms | One bedroom (about 590 to 597 sq ft) and two bedrooms (about 846 to 876 sq ft) | Southwest Florida MLS; county roll |
| Association | The Tradewinds Apartments of Marco Island, Inc., Sunbiz document 721216, Active, filed 1971-06-23 | Florida Division of Corporations |
| Pool | Heated pool with an updated deck and patio | Association website |
| FEMA flood zone | AE, base flood elevation 9 ft (NAVD88), FIRM panel 12021C0828J effective 2024-02-08 | FEMA NFHL at four points |
| 12-month MLS closings | 10, median $637,000, 12 months to 2026-10-07 | Southwest Florida MLS |
“Tradewinds” is one of the most common building and business names in Florida, and the Division of Corporations lists dozens of unrelated entities with it, including a Tradewinds condominium in Dos Lagos; this page covers only the Marco Island tower governed by The Tradewinds Apartments of Marco Island, Inc., document 721216, with its principal address at 180 Seaview Court (Florida Division of Corporations).
If you’re searching for the best realtor for Tradewinds in Tigertail, Marco Island, whether you’re ready to sell your Tradewinds home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026).
Recent Tradewinds track record (12 months to 2026-10-07, Southwest Florida MLS): 10 Tradewinds resales total in the market · highest-priced Tradewinds sold: $820,000 · median sale-to-final-list ratio: 95.4 percent. In the last 12 months we tracked every one of those 10 Tradewinds closings, unit by unit, and the full list is on this page.
Honors and recognition:
Selling your Tradewinds home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Tradewinds? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Tradewinds suits a buyer who wants to live or vacation directly on Marco Island’s Gulf beach for less than most beachfront towers ask: a renovated 1970s building, a heated pool on the sand and a one- or two-bedroom apartment of under 900 square feet. It does not suit a buyer who needs a large floor plan or a newer building.
The record describes the buyer by what the building offers. Every unit is a one- or two-bedroom apartment of 576 to 876 heated square feet (Collier County roll), every MLS sale in the last five years carries the label High Rise (8+), and the association’s own website keeps a page of units its owners offer for rent. The owner notices on that page advertise annual leases, monthly stays and seasonal rentals (Tradewinds units for rent notices). In our reading of the sales and the notices, that mix draws second-home owners who use the unit part of the year, owners who rent it when they are away within the association’s rules, and buyers who want a Gulf view at a price the newer towers do not offer.
What Tradewinds gives you is the beach itself: the association says the building “sits directly on the beach,” and the first-floor apartments open to the pool and sand. In the 12 months to 2026-10-07 the median Tradewinds sale was $637,000 (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 and age: the largest unit is under 900 square feet, and the structure dates from 1973, which brings Florida’s inspection and reserve laws into every purchase decision (see the milestone and SIRS section below).
We tracked every Tradewinds closing on the Southwest Florida MLS for the five years to 2026-10-07, 47 closings in all, and read them against the qualified recorded sales the Collier County roll data holds for the building. Three things stood out. First, the building prices per square foot like a much larger beachfront tower: the 12-month median was about $867 a square foot. Second, the first-floor two-bedroom apartments that walk out to the beach have produced some of the highest sales in the building. Third, condo fees entered by listing agents stepped up by roughly 28 to 30 percent between 2022 and 2023 and have held near that level since, which is the single biggest change a returning buyer will notice.
Tradewinds recorded 10 closed sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $637,000 and a range of $205,100 to $820,000. That 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.
Data updated: October 2026. All MLS figures are for the 12 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 10 | 10 |
| Median sale price | $637,000 | 10 sales |
| Lowest and highest sale | $205,100 to $820,000 | 10 sales |
| Dollar volume | $6,133,600 | 10 sales |
| Median price per square foot | about $867 | 10 sales |
| Median days on market | 231.5 | 10 sales |
| Median sale to final list price | 95.4 percent | 10 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 10 sales |
With ten sales, the median is the average of the 5th and 6th sorted prices, $599,000 and $675,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those ten ratios.
| Closed | Unit | Floor | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| 2026-09-21 | PH 1203 | 12 | 597 | 1 Bed | $599,000 | $635,000 | $1,003 | 315 |
| 2026-09-16 | 514 | 5 | 590 | 1 Bed | $205,100 | $250,000 | $348 | 11 |
| 2026-09-08 | 1209 | 12 | 846 | 2 Bed | $820,000 | $899,000 | $969 | 202 |
| 2026-09-04 | 212 | 2 | 846 | 2 Bed | $490,000 | $499,900 | $579 | 308 |
| 2026-07-08 | 105 | 1 | 597 | 1 Bed | $460,000 | $500,000 | $771 | 267 |
| 2026-05-13 | 215 | 2 | 874 | 2 Bed | $807,500 | $835,000 | $924 | 7 |
| 2026-05-08 | 1003 | 10 | 597 | 1 Bed | $560,000 | $575,998 | $938 | 178 |
| 2026-04-20 | 607 | 6 | 876 | 2 Bed | $710,000 | $824,500 | $811 | 261 |
| 2026-04-03 | 1016 | 10 | 876 | 2 Bed | $675,000 | $699,000 | $771 | 268 |
| 2026-01-06 | 611 | 6 | 846 | 2 Bed | $807,000 | $829,000 | $954 | 18 |
Source: Southwest Florida MLS, closed sales at 180 Seaview Court matched to the condominium names TRADEWINDS and TRADEWINDS APTS OF MARCO ISLAND, pulled 2026-10-07. Square footage is as entered in the MLS; floor is read from the unit number.
The $205,100 closing of unit 514 on 2026-09-16, a 590 square foot one-bedroom listed at $250,000 and sold in 11 days, is $254,900 below the next-lowest sale in the window and about $348 a square foot against a building median near $867. The MLS record does not say why, and the sale is newer than the county extract, so no deed for it is in the county file yet. Leave it out and the 12-month median of the other nine sales is $675,000. Both figures are shown so a buyer or seller can see how much one unusual sale moves a ten-sale median.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 5 qualified, arm’s-length recorded sales of Tradewinds units in the 12 months to 2026-08-24, at a median of $807,000 and a range of $560,000 to $815,000, and 10 in the 24 months to the same date at a median of $647,500. 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. Where a deed and the MLS describe a sale of the same size at the same price within days, they agree: the $807,000 sale of an 846 square foot unit carries a deed date of 2026-01-06 and an MLS closing date of 2026-01-06, and the $560,000 sale of a 597 square foot unit carries a deed date of 2026-05-07 against an MLS closing of 2026-05-08. Two MLS closings in the county window, the $710,000 and $460,000 sales, do not appear among the county’s qualified sales; the county either graded those deeds differently or had not recorded them in the extract.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 95.4 percent means the typical Tradewinds seller in the last 12 months accepted about 4.6 percent less than the last asking price. None of the ten sold at or above the final ask; the closest was unit 212 at 98.0 percent, and the widest gaps were unit 514 at 82.0 percent and unit 607 at 86.1 percent.
Size explains the first split: in the 12 months, the four one-bedroom sales had a median of $510,000 and the six two-bedroom sales a median of $758,500. Inside each size, the spread is wide. An 846 square foot two-bedroom on the 2nd floor sold for $490,000 after 308 days, and the same floor plan on the 12th floor sold for $820,000. A 597 square foot one-bedroom on the 1st floor sold for $460,000, and the same plan in the 12th-floor penthouse line sold for $599,000, about $1,003 a square foot. View, floor, renovation and timing carry that difference, which is why a valuation here has to be built unit by unit.
Tradewinds is a 204-unit beachfront tower on Seaview Court in the Tigertail area of Marco Island, with a 12-month median sale of $637,000 (Southwest Florida MLS, to 2026-10-07). McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or book a buyer consultation.
Tradewinds prices have held in a band rather than trending in one direction: the median MLS sale was $610,000 in 2022, $620,000 in 2023, $549,450 in 2024, $692,500 in 2025 and $637,000 so far in 2026, on 4 to 14 closings a year (Southwest Florida MLS, pulled 2026-10-07). The mix of one- and two-bedroom sales moves each year’s median more than the market does.
Data updated: October 2026.
| Year | Closings | Median sale | One-bedroom sales (median) | Two-bedroom sales (median) | Note |
|---|---|---|---|---|---|
| 2021 | 2 | $720,000 | 0 | 2 ($720,000) | Partial year: 2021-10-08 to 2021-12-31 only |
| 2022 | 7 | $610,000 | 3 ($500,000) | 4 ($652,500) | Full year |
| 2023 | 10 | $620,000 | 5 ($580,000) | 5 ($799,000) | Full year |
| 2024 | 14 | $549,450 | 5 ($490,000) | 9 ($675,000) | Full year |
| 2025 | 4 | $692,500 | 1 ($440,000) | 3 ($815,000) | Full year |
| 2026 | 10 | $637,000 | 4 ($510,000) | 6 ($758,500) | Partial year: to 2026-10-07 |
Every row holds fewer than ten sales except 2023, 2024 and 2026, so most yearly medians are the median of that year’s few sales only. The 60-month window behind this table holds 47 closings; one of them, a 2023 sale of unit 215, was entered after closing and was not marketed through the MLS, and it counts in closing counts and medians but not in days on market or sale-to-list.
The 24-month window to 2026-10-07 holds 14 closings at a median of $637,000, the 36-month window 31 closings at $580,000, and the 60-month window 47 closings at $600,000 with a median of about $827 a square foot. Those wider windows are context; the 12-month figures are the current price signal. In our reading, the 2024 dip in the median reflects that year’s heavier share of smaller and lower-floor units as much as any change in value, because the two-bedroom median that year, $675,000, sat inside the range of the years around it.
Three units sold twice inside the five-year window, which is the cleanest price comparison the record offers because the apartment is the same:
| Unit | First sale | Second sale | Change |
|---|---|---|---|
| 215 (two-bedroom) | $799,000 on 2023-06-05 (entered after closing) | $807,500 on 2026-05-13 | +$8,500, about +1.1 percent |
| 1003 (one-bedroom) | $553,000 on 2024-02-14 | $560,000 on 2026-05-08 | +$7,000, about +1.3 percent |
| 507 (two-bedroom) | $893,000 on 2023-09-25 | $815,000 on 2025-10-01 | -$78,000, about -8.7 percent |
Two of three units resold within about 1 percent of their earlier price two to three years later, and the third resold about 8.7 percent lower. Three pairs are too few to call a trend, but they fit a flat market for Tradewinds since 2023, not a falling one.
Tradewinds had 7 units listed for sale and 1 pending with a contingency on 2026-10-07. On 2026-10-07 the seven active asks ran from $480,000 to $860,000 with a median ask of $550,000, and the pending unit was listed at $325,000, so a Tradewinds buyer has real choice of floor plan and view this season.
Data updated: October 2026. Listings as of 2026-10-07, Southwest Florida MLS.
| Unit | Status | Sq ft | Beds | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| 714 | Pending, contingent | 590 | 1 Bed | $325,000 | $551 | 343 |
| 314 | Active | 597 | 1 Bed | $480,000 | $804 | 31 |
| 901 | Active | 597 | 1 Bed | $489,000 | $819 | 380 |
| 706 | Active | 590 | 1 Bed | $519,000 | $880 | 169 |
| 612 | Active | 846 | 2 Bed | $550,000 | $650 | 188 |
| 504 | Active | 597 | 1 Bed | $574,900 | $963 | 99 |
| 1009 | Active | 876 | 2 Bed | $849,000 | $969 | 23 |
| 911 | Active | 846 | 2 Bed | $860,000 | $1,017 | 96 |
Square footage is as entered by the listing agent. Unit 706 also sold on 2024-03-08 for $490,000.
Seven active listings against 10 sales in 12 months (about 0.83 sales a month) is about 8.4 months of supply. Five of the seven active listings had been on the market more than 95 days on 2026-10-07, and one more than a year. In plain terms, buyers have time and choice at Tradewinds, and sellers compete with each other.
The median active ask of $550,000 sits below the 12-month median sale of $637,000 because five of the seven active listings are one-bedroom or lower-priced two-bedroom units. Compare like with like: the two-bedroom asks of $849,000 and $860,000 sit above the highest two-bedroom sale of the last 12 months, $820,000 for 12th-floor unit 1209, and the one-bedroom asks of $480,000 to $574,900 sit inside the one-bedroom sales range. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
The two lowest prices in the current record, the $205,100 sale of unit 514 and the $325,000 pending list price of unit 714, are both 590 square foot one-bedroom units in the same vertical line of units ending in 14. Earlier 590 square foot sales ran from $390,000 to $500,000 (Southwest Florida MLS, 60 months to 2026-10-07). The MLS figures do not explain why; if you are pricing or buying a 590 square foot unit, ask what the listing remarks, the unit’s condition and its view say before you rely on any building median.
Tradewinds has two families of floor plan on the county roll: one-bedroom apartments of about 576 to 597 heated square feet and two-bedroom apartments of 846 and 876 heated square feet, with a roll median of 846, which means two-bedroom units are the larger share of the building. The MLS adds a one-and-a-half-bath version of the one-bedroom plan.
| Heated sq ft (county) | Plan | Qualified sales in the county file with this size |
|---|---|---|
| 576 | One bedroom | Roll minimum; no qualified sale in the file at this size |
| 590 | One bedroom | 19 |
| 597 | One bedroom | 55 |
| 846 | Two bedrooms | 34 |
| 876 | Two bedrooms | 42 |
Sizes come from the Collier County roll data dated 2026-08-29 and the 150 most recent qualified sales the county file lists for the building (the file holds 291 qualified sales in total). The MLS sometimes enters slightly different figures for the same plans, for example 874 or 880 square feet for the larger two-bedroom.
| MLS sq ft | Sales | Median of these sales | Range | Median $/sq ft |
|---|---|---|---|---|
| 590 | 4 | $440,000 | $205,100 to $500,000 | about $746 |
| 597 | 13 | $535,000 | $405,000 to $600,000 | about $896 |
| 717 | 1 | $610,000 | one sale | about $851 |
| 846 | 13 | $700,000 | $475,000 to $840,000 | about $827 |
| 874 to 880 | 16 | $682,500 | $430,000 to $1,025,000 | about $777 |
The 60-month window is used here because the 12-month window holds too few sales per plan. Rows under ten sales are the median of those sales only. The single 717 square foot entry is the MLS figure for unit 201 in 2022; the county roll does not record a 717 square foot unit, so treat it as a listing-entered size.
Not reliably. Over 60 months the two-bedroom sales on floors 1 to 4 had a median of $675,000 (11 sales), floors 5 to 8 $750,000 (7 sales) and floors 9 to 12 $690,000 (11 sales). The building’s two highest-floor sales in the last 12 months, $820,000 for unit 1209 and $599,000 for one-bedroom PH 1203, were strong, but so were first-floor sales: two-bedroom units 107 and 108 sold for $980,000 and $935,000 in December 2023 and February 2024, among the highest prices in the five-year record. Floor matters less here than whether the unit faces the Gulf, walks out to the beach, and has been renovated.
The owner notices the association posts describe first-floor apartments that open straight to the pool and beach, with “no elevators to leave the building” and “walk out to beach and pool” in their owners’ words (Tradewinds units for rent notices). Those are the units behind the $980,000 and $935,000 sales above. They are also the units nearest the ground, which matters for flood insurance and for the building’s flood elevation history (see the flood section below).
In the 12 months to 2026-10-07 the six two-bedroom sales had a median of $758,500 and the four one-bedroom sales a median of $510,000, a premium of $248,500 for about 250 to 285 more square feet. Over 60 months the gap is similar: 29 two-bedroom sales at a median of $695,000 against 18 one-bedroom sales at $507,500. The one-bedroom units sell at the higher price per square foot, about $849 against $811 over 60 months, which is typical of small beachfront apartments where the view and the beach carry more of the price than the floor area.
Tradewinds was incorporated as a condominium association in 1971, registered with the state as a condominium in 1972, and completed in 1973 on the Collier County roll, which makes it one of the earlier towers on Marco Island’s beach. Three public records identify it, and they agree on the essentials: one building, one association, 203 to 204 units.
The Collier County roll data dated 2026-08-29 records 203 improved condominium parcels under the name TRADEWINDS APTS OF MARCO ISL THE A CONDOMINIUM, all at 180 Seaview Court, all with a 1973 year built. Heated area runs from 576 to 876 square feet with a median of 846. 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 TRADEWINDS APTS OF MARCO ISLAND, project PR1S017138, file 61751, 204 units, with a recorded date of 1972-08-21, in its public condominium extract read on 2026-10-21 (DBPR Condo_CW extract). The same row shows the project’s primary status as Approved and a secondary status of Delinquent, and lists a managing-entity address in Miami. In the Division’s extract the secondary status is an administrative status field; it is not a court or regulatory finding. The Division’s fee payment history extract shows the likely reason: the annual condominium fee of $816 ($4 for each of 204 units) was paid for 2022 through 2024, while billing year 2025 shows $816 billed, nothing paid and $897.60 pending as of October 2026 (DBPR condominium fee payment history). That is a state filing fee, not a structural, safety or solvency rating, and the Miami address does not match the association’s current principal address on Seaview Court in its state corporate record, so the row appears not to have been updated. A buyer can check the current status through the Division’s public records page (DBPR public records) and ask the association about it. The difference between 204 registered units and 203 county parcels is a difference between the state’s registered unit count and the county’s taxable parcels; the association itself says 204.
The Florida Division of Corporations lists The Tradewinds Apartments of Marco Island, Inc. as document 721216, status Active, filed 1971-06-23, with its principal address at 180 Seaview Court (Manager Office) and a law firm, Becker and Poliakoff, as registered agent; its amended and restated articles were filed in 2002 and 2017, and its 2026 annual report was filed on 2026-04-06 (Florida Division of Corporations). Officers and directors are listed on the state record; this page does not name individuals.
The Tradewinds Declaration of Condominium and its amendments are 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 for this page, and the association’s governing documents sit behind its owner login. The Declaration, the bylaws and the rules govern leasing, pets, renovations and any approval of a sale, and a resale buyer receives them in the disclosure package under Fla. Stat. 718.503.
The association lists an on-site office at 180 Seaview Court with the phone number (239) 394-7195, and its website’s contact form routes messages to “Property Management” and to the board (Tradewinds contact page). The name of any outside management company is not published on the public pages.
Tradewinds’ amenities are the beach, a heated pool and an updated pool deck and patio on the sand, according to the association’s own website. Owners’ rental notices on the same website add covered parking with storage, a barbecue area and laundry facilities. The building does not advertise tennis, a fitness center or a marina.
The association says the property “sits directly on the beach,” and the first-floor apartments open to it. The beach in front of the Seaview Court towers is part of the City’s sea turtle lighting district, which covers the beachfront from Cape Marco to Hideaway Beach, with nesting season from May 1 to October 31 (Marco Island Code of Ordinances, Municode).
The association describes “our heated pool” that “invites year-round relaxation” and “newly updated deck and patio areas” for gathering. Pool hours, guest limits and deck rules are in the association’s rules, which are not on its public pages.
The association states that “over the past eight years, the property has undergone a comprehensive renovation designed to elevate both comfort and style,” with “refreshed common areas” and “thoughtfully updated amenities.” It does not publish the scope or cost of that work on its public pages. One owner’s notice on the association’s site says new windows, sliding doors and balcony railings were “recently installed” at that owner’s unit. Ask for the scope, the cost and how it was paid for (reserves, special assessments or a loan) in the board minutes and budget before you buy.
Owner notices on the association’s website mention “covered parking with storage,” “a renovated heated pool, barbecue area, laundry facilities,” and Wi-Fi in individual units. These come from owners’ rental descriptions, not from an association rule or inventory, so confirm the parking space and any storage locker assigned to a specific unit in the resale documents.
Tradewinds condo fees, as entered by listing agents on the Southwest Florida MLS, run by unit size: about $784 to $808 a month ($9,408 to $9,696 a year) on one-bedroom units and about $1,083 to $1,200 a month ($12,996 to $14,400 a year) on two-bedroom units across the 2026 sales and listings. The association’s budget and its list of what the fee covers are not published on its public pages.
Data updated: October 2026.
| Listing set | Unit type | Count | Annual condo fee as entered | Monthly as entered |
|---|---|---|---|---|
| Listings on 2026-10-07 | One bedroom | 4 | $9,408 to $9,528 | $784.00 to $794.00 |
| Listings on 2026-10-07 | Two bedrooms | 3 | $12,996 to $13,272 | $1,083.00 to $1,106.00 |
| Closed sales, 12 months to 2026-10-07 | One bedroom | 4 | $9,408 to $9,696 | $784.00 to $808.00 |
| Closed sales, 12 months to 2026-10-07 | Two bedrooms | 6 | $12,996 to $14,400 | $1,082.83 to $1,200.00 |
These are figures as entered by listing agents, not the association’s budget. One active one-bedroom listing, unit 706, shows a fee of $785 entered as quarterly ($3,140 a year), which does not match any other entry in the building; we treat it as an entry error until the association’s budget shows otherwise. Application fees entered on the same listings are $100 to $150.
| Year of sale | One bedroom, monthly as entered | Two bedrooms, monthly as entered |
|---|---|---|
| 2022 | $605 to $612 (3 sales) | $734 to $856 (4 sales) |
| 2023 | $612 to $782 (5 sales) | $1,073 to $1,105 (4 sales with fees entered) |
| 2024 | $782 to $792.99 (5 sales) | $1,073 to $1,121 (9 sales) |
| 2025 | $808 (1 sale) | $1,134 to $1,142 (3 sales) |
| 2026 | $784 to $808 (4 sales) | $1,082.83 to $1,200 (6 sales) |
Taking the most common 2022 entries, $612 and $830, against the most common 2023 to 2024 entries, $782 and $1,105, the entered fee rose about 28 percent for a one-bedroom ($782 divided by $612 is 1.278) and about 33 percent for a two-bedroom ($1,105 divided by $830 is 1.331) between 2022 and 2023, and has been broadly flat since. The MLS figures show the change, not its cause; the budget and minutes for those years are where the reason is recorded.
The association’s budget, reserve schedule and fee inclusions are not on its public website. 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). Read those before you rely on any fee figure, including ours. 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 $9,528 a year, the one-bedroom fee is about 1.9 percent of the 12-month one-bedroom median of $510,000 ($9,528 divided by $510,000 is 1.87 percent). At $13,272 a year, the two-bedroom fee is about 1.7 percent of the two-bedroom median of $758,500 ($13,272 divided by $758,500 is 1.75 percent). That is a lower share of price than at many older Marco Island buildings with cheaper units, because Tradewinds’ beachfront prices are high for its unit size.
Owning at Tradewinds 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 and 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; a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155, and a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.
Listing agents entered application fees of $100 to $150 on Tradewinds listings and sales in the last 12 months (Southwest Florida MLS). The association’s own approval process for buyers and tenants, and its fee, are in its governing documents and application forms, which are not on its public pages; ask the office for the current application before you contract.
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 $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 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.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $637,000 Tradewinds sale carries $4,459 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 $500,000 loan that is $1,750 and $1,000. 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, according to a Naples real estate law firm (Goodwin Law), a Florida title and law firm’s county table (Barnes Walker) and an attorney-owned Florida title agency (Weston Title and Escrow). 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 two-bedroom with a $700,000 taxable value and the common $13,272 condo fee: the fee is $1,106.00 a month ($13,272 divided by 12); property tax at 8.9535 mills is $6,267.45 a year, or $522.29 a month; together that is $1,628.29 a month before HO-6 insurance, electricity, mosquito control and any non-ad valorem charge on the tax bill. For a one-bedroom with a $500,000 taxable value and the $9,528 fee: $794.00 plus $373.06 ($4,476.75 a year divided by 12) is $1,167.06 a month on the same basis. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Tradewinds’ house rules, leasing rules and renovation specifications are in the association’s governing documents, which sit behind the owner login on its website and in the recorded Declaration; they are not published on its public pages. What a buyer can confirm publicly is the City of Marco Island’s own rules, which apply on top of anything the association adopts.
Florida law requires a resale seller to give the buyer the declaration, articles of incorporation, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the association’s frequently asked questions document; the buyer then has 7 days, excluding Saturdays, Sundays and legal holidays, to cancel (Fla. Stat. 718.503). For Tradewinds, that package is where the leasing minimum, pet rule, guest limits and renovation specifications are written, so read it inside that window.
Any alteration to a condominium unit’s structure, windows, doors or balcony is controlled by the association’s documents, and most interior and exterior work in the City of Marco Island also needs a City building permit. Under the City’s flood code, a project costing 50 percent or more of a structure’s market value, counted over 12 months, is a substantial improvement that must meet current flood elevation rules (City of Marco Island floodplain documents). In a 1973 tower, that rule is assessed for the building, which is one reason renovation programs in older beachfront towers are planned by the association rather than unit by unit.
The City bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, and pile driving from 7:00 p.m. to 8:00 a.m.; the plainly audible noise standard applies from 10:00 p.m. to 7:00 a.m. (Marco Island Code of Ordinances, Municode). Associations often set narrower working hours for unit renovations; confirm Tradewinds’ hours with the office.
Because Tradewinds faces the Gulf beach, the City’s sea turtle lighting rules apply from May 1 to October 31: exterior lighting must be long-wavelength, shielded and directed down, and interior lights visible from the beach should be turned off after 9:00 p.m. or screened with shades (Marco Island Code of Ordinances, Municode). Construction, fill and grading within 100 feet of the nesting zone are restricted during the season. A unit owner who replaces windows or balcony lighting should ask the association which fixtures and glass tint it has approved for compliance.
Tradewinds owners do rent their units: the association’s own website keeps a “Units For Rent” page of owner notices offering annual leases, monthly stays and seasonal rentals. The association’s minimum lease term and approval process are in its governing documents, which are not on its public pages, so the Declaration and rules govern and must be read before you buy for rental income.
The owner notices posted on the association’s website, dated 2026-08-03, advertise one-bedroom and two-bedroom units for “annual rental beginning May 2027 for 12 months,” for single months, “monthly January to December,” and “monthly and yearly rentals”; one notice states a “thirty-day minimum rental” and “no pets or smoking” for that owner’s unit, and another offers “discounted rates” for stays of 30 nights or longer (Tradewinds units for rent notices). These are owners’ own offers, not association rules. What they show is that monthly and annual renting is common in the building; what they do not show is the association’s minimum term, the number of leases allowed a year, or whether the board approves tenants.
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 known as Senate Bill 250 preempted 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: a condominium’s own documents can restrict rentals, which is why Tradewinds’ Declaration and rules are the ones that govern. Transient rentals of six months or less also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Tradewinds owners and tenants have the Gulf beach at the door, so the private Residents’ Beach run by the Marco Island Civic Association is a convenience, not a necessity. Its membership is open to owners of improved Marco Island property and to renters of a year or more; short-term renters are not eligible (Marco Island Civic Association, Residents’ Beach).
The association does not publish a pet rule on its public pages, so whether pets are allowed at Tradewinds, and under what limits, is set by its Declaration and rules, which a buyer reads in the resale documents. One owner’s rental notice on the association’s website says “no pets” for that owner’s unit, which is that owner’s choice, not a building rule.
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.
No age restriction appears on the association’s public pages, and the owner notices market units to families and groups of four to six guests. The Housing for Older Persons Act exemption does not appear in any document we read; confirm in the Declaration.
Tradewinds sits in FEMA flood zone AE with a base flood elevation of 9 feet NAVD88 at all four points we tested, from the street address to the beach side of the property, on FIRM panel 12021C0828J effective 2024-02-08. It is outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A. The ground at the street address point is about 4.2 feet NAVD88.
| Point tested | FEMA zone | Base flood elevation | FIRM panel and effective date | Zones mapped within 150 m |
|---|---|---|---|---|
| 180 Seaview Court, geocoded street address (25.94153, -81.73471) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0828J, 2024-02-08 | AE 9 |
| Building, east side (25.94207, -81.73513) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0828J, 2024-02-08 | AE 8, AE 9 |
| Building, Gulf side (25.94190, -81.73560) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0828J, 2024-02-08 | AE 9, AE 10 |
| Toward the beach (25.94230, -81.73600) | AE (coastal floodplain) | 9 ft NAVD88 | 12021C0828J, 2024-02-08 | AE 8, AE 9, AE 10, VE 11 |
Method: each point was tested against the FEMA National Flood Hazard Layer (flood hazard zones and FIRM panels) on 2026-10-21, after the street address was geocoded with the U.S. Census Bureau geocoder; the Coastal Barrier Resources System and the evacuation zone were checked at the address on 2026-10-07 (FEMA Flood Map Service Center; USFWS CBRS mapper). The points nearer the beach are our placements on the property, not surveyed positions, so this is a map indication, not a flood determination. Zone VE, the coastal high-hazard zone with wave action, is mapped within 150 metres of the most seaward point, which places it on the beach in front of the building. The building’s Elevation Certificate and the FEMA address search give the structure’s own zone.
At the street address point the ground is about 4.2 feet NAVD88 (USGS 3D Elevation Program, 1 metre data), so it sits about 4.8 feet below the 9-foot base flood elevation (9.0 minus 4.2 is 4.8) (USGS 3D Elevation Program). The tower was built in 1973, before the current map, and the elevation of its lowest floor comes from the building’s Elevation Certificate, which the association or the City floodplain office can supply. The City 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 its code (City of Marco Island floodplain documents).
Florida’s Department of Environmental Protection draws a coastal construction control line along the Gulf beaches, and work seaward of it needs a state permit. On the 1989 Collier County line in the state’s map layer, the Tradewinds street address point sits about 124 metres landward of the line (FDEP Coastal Construction Control Line program). The building and its pool deck sit nearer the beach than that point, and whether any part of the property is seaward of the line is an FDEP determination from the recorded line and a survey. It matters for any future work on the pool deck, walkways or seawall.
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 surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor near Tigertail Beach (NHC Tropical Cyclone Report, Ian). That sensor level is about 3.2 feet above the ground at the Tradewinds street address point (7.38 minus 4.2 is 3.18); it is a comparison of two numbers on the same datum, not a measured depth at the building. The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary). We found no public record of Ian damage specific to Tradewinds; ask the association for its post-Ian repair, insurance and assessment 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).
The Florida statewide evacuation zone layer places 180 Seaview Court in Collier County zone A, the first zone ordered out for storm surge. Confirm the zone with Collier County Emergency Management’s Know Your Zone lookup before hurricane season (Collier County Emergency Management). Sellers pricing a unit with a storm history can start with a free valuation; buyers who want the flood records read with them can book a buyer consultation.
A Tradewinds owner carries an HO-6 unit-owner policy for the inside of the unit and personal liability, while the association insures the building under its master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and the Community Rating System gives Marco Island flood policies a community-wide discount.
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 Tradewinds 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 premiums for most policyholders cannot rise more than 18 to 25 percent a year, adds an 18 percent Reserve Fund Assessment, a $25 or $250 HFIAA surcharge (primary residence or not) and a federal policy fee, and says a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System eligible communities effective October 1, 2026 shows the City of Marco Island, NFIP community 120426, at CRS Class 5 with a 25 percent discount, current since 2023-10-01 (FEMA CRS eligible communities, October 2026). Check that the discount appears on your own declarations page.
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711). In a high-rise most of those features belong to the building, so the credits show up on the association’s master policy; impact-rated windows and doors inside a unit can matter to the HO-6. The My Safe Florida Home grant program covers owner-occupied homesteaded homes up to three stories, which leaves a 12-floor tower outside its standard program (Fla. Stat. 215.5586).
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 Tradewinds seller completes it for the unit; first-floor owners should expect it to be read closely.
Tradewinds is a 12-floor condominium tower built in 1973 on the county roll, so under Florida law it reached 30 years of age in 2003, owed its initial milestone structural inspection before December 31, 2024, and owed a structural integrity reserve study (SIRS) by December 31, 2025. City of Marco Island records show the milestone inspection done: the Phase 1 case (MS1-25-00136, applied 2024-11-16, design professional Joshua Porter PE of Consult Engineering) reads Phase 1 Report Accepted, finalised 2025-11-17, and no Phase 2 case appears (City of Marco Island Civic Access). Whether and when the association completed its SIRS is not on its public pages.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it turns 30, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found, and the association must send owners the inspector’s summary within 45 days of receiving the report (Fla. Stat. 553.899). By the county’s 1973 year built, the next 10-year cycle after a first inspection completed in 2024 would fall in 2034; the real dates are in the association’s records.
A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and items over $25,000; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done together with a milestone inspection due by then (Fla. Stat. 718.112). Associations report SIRS completion to the state, and the Division keeps a public database of the submissions (DBPR SIRS reporting).
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a SIRS may not vote to provide no reserves or reduced reserves for the SIRS items, and a special assessment, line of credit or loan to fund them needs a majority of the total voting interests (Fla. Stat. 718.112). This is the single biggest change in the economics of a 1970s Florida condominium tower, and in our reading it is consistent with the step in Tradewinds’ entered fees between 2022 and 2023, though only the association’s budgets can show the cause.
The association says the building has undergone “a comprehensive renovation” over the past eight years. For a buyer, the questions are what was done, what remains on the SIRS schedule, and how the work was funded. The City’s permit record lists the large jobs: exterior painting, balcony railing replacement and balcony waterproofing completed in 2024 (COMM-22-05686, $1,978,755) and a pool and deck rebuild completed in 2025 (POOL-24-04414, $373,000); an impact window and door permit (WD-19-06648, $3,915,265) and a tower and garage re-roof permit (ROOF-18-01610, $2,249,775) show as expired without a final, so ask whether that work was finished and closed under other permits. Ask for the milestone inspection summary, the SIRS, the current reserve schedule, any special assessment adopted or proposed, any loan or line of credit the association holds, and the last two years of board minutes. An owner can inspect the association’s official records, and the association must make them available within 10 working days of a written request (Fla. Stat. 718.111).
Tradewinds is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, 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 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 180 Seaview Court with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Tradewinds is inside the City of Marco Island, so building permits, flood rules, beach construction rules, noise limits and code enforcement come from the City, not from Collier County, and work on the beach side can also need a state coastal permit. The City adopted its current flood damage prevention ordinance in 2024 alongside the FEMA map effective 2024-02-08.
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, and the City’s post-disaster redevelopment rules govern damage determinations after a storm (Marco Island Code of Ordinances).
Work seaward of the coastal construction control line, on a dune walkover, seawall or pool deck, needs a permit from the Florida Department of Environmental Protection as well as the City (FDEP Coastal Construction Control Line program), and the City restricts construction near the nesting zone in turtle season.
The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, limits construction to 7:00 a.m. to 7:00 p.m. outside Sundays and holidays, 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).
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Daily life at Tradewinds runs through the on-site association office and the beach in front of the building, with Tigertail Beach Park, the island’s grocery stores and urgent care a short drive away on Collier Boulevard. There is no hospital emergency department on Marco Island.
The association office at 180 Seaview Court handles owner and guest matters, and its website hosts the owner portal, documents and the rental notices. Owners’ notices describe covered parking with storage, laundry facilities and a barbecue area; confirm what is assigned to a specific unit in the resale documents.
The Gulf beach is at the door. Tigertail Beach Park, a Collier County park at 480 Hernando Drive about 0.7 miles from the Tradewinds address point in a straight line, is open from 6:00 a.m. to sunset, charges $10 to park without a Collier County resident beach permit, and does not allow dogs (Collier County Parks, Tigertail Beach). Its lagoon looks across to Sand Dollar Island, part of the state’s 456-acre Big Marco Pass Critical Wildlife Area, where nesting areas may be posted closed from March 1 to August 31 (FWC, Big Marco Pass Critical Wildlife Area). Collier County residents, including part-time resident property owners, can get a free county beach parking permit (Collier County beach parking information).
The nearest supermarkets are on North Collier Boulevard: Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island). For more to do around the county, see our Collier County things-to-do guide.
NCH runs an urgent care center at 40 South Heathwood Drive on the island, 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.
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).
Tradewinds and South Seas share the same stretch of Gulf beach on Seaview Court, and they are the two choices most Tigertail-area buyers weigh first. Tradewinds is one 1973 tower of small apartments with a heated pool on the sand; South Seas is a 1,263-parcel complex of four towers and lower buildings from 1979 to 1982, with a club offering tennis, pickleball and boat slips.
Data updated: October 2026. Both buildings, 12 months to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29.
| Yardstick | Tradewinds | South Seas (all four associations) |
|---|---|---|
| Units (county roll) | 203 parcels (204 per DBPR and the association) | 1,263 parcels (1,264 per DBPR) |
| Buildings | 1 tower at 180 Seaview Court | 4 towers at 260, 320, 380 and 440 Seaview Court, plus mid-rise and garden buildings |
| Year built (county roll) | 1973 | 1979 to 1982 for the residential buildings |
| Heated sq ft (county roll) | 576 to 876, median 846 | 964 to 2,065, median 1,047 |
| Closed sales, 12 months | 10 | 50 (38 in the four towers) |
| Median sale, 12 months | $637,000 | $622,500 ($727,500 in the four towers) |
| Median $/sq ft, 12 months | about $867 | about $609 ($675 in the four towers) |
| Median days on market | 231.5 (10 sales) | 100.5 (48 sales) |
| Median sale to final list | 95.4 percent | 95.6 percent |
| Listings on 2026-10-07 | 7 active, 1 pending | 40 active, 2 pending |
| Annual condo fee as entered on current listings | $9,408 to $9,528 (one bedroom); $12,996 to $13,272 (two bedrooms) | $12,328 to $18,600 on most listings |
| County qualified sales, 12 months to 2026-08-24 | 5, median $807,000 | 37, median $599,000 |
Fees are as entered by listing agents, not association budgets. South Seas figures come from the same MLS pull and county files; the four-tower subset is the South Seas sales at 260, 320, 380 and 440 Seaview Court. South Seas amenities are as described by the South Seas Club of Marco Island on its own website: 12 pickleball courts, 5 clay tennis courts, 132 boat slips and a fitness center, with a gate monitored around the clock (South Seas Club of Marco Island).
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The lowest price to own an apartment directly on this beach | Tradewinds for a one-bedroom | One-bedroom 12-month median $510,000, against a $727,500 median for the larger South Seas tower units |
| More square feet for the money | South Seas | Tower units of about 991 to 1,099 sq ft at about $675 a square foot versus about $867 at Tradewinds |
| Tennis, pickleball, a fitness center or a boat slip | South Seas | Club amenities and 132 slips; Tradewinds advertises a heated pool and the beach |
| Lower annual fees on a two-bedroom | Tradewinds | $12,996 to $13,272 entered versus $12,328 to $18,600 at South Seas |
| A ground-floor apartment that walks out to the sand | Tradewinds | First-floor beach walk-out units, sold at $935,000 and $980,000 in 2023 and 2024 |
| A newer structure | South Seas | 1979 to 1982 versus 1973 |
| A faster sale for a seller | South Seas | Median 100.5 days on market versus 231.5 |
| A smaller, single-building association | Tradewinds | One building and one association versus four associations under a master club |
The other two condominiums our Tigertail guide groups with Tradewinds are a different product. Princess Del Mar, at 174 South Collier Boulevard, is a 72-unit tower built in 1980 with units of 1,550 to 2,916 heated square feet (county roll); its 24 months to 2026-10-07 held 10 MLS closings at a median of $1,437,500, and listing-entered fees on its current listings run about $26,500 to $33,252 a year. Sandpiper at Marco Beach, at 850 South Collier Boulevard, is a 72-unit tower from 1984 with three-bedroom units of about 2,071 to 2,171 square feet and listing-entered fees of $22,368 a year. A buyer who wants Tradewinds’ beach with more space should compare South Seas first and Princess Del Mar next. For the full list of towers on the Gulf, see our Marco Island gulf-front condos guide, and our Naples versus Marco Island comparison covers the mainland alternative.
Selling at Tradewinds? 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 Seaview Court? Call Marc at (239) 287-5873 or book a buyer consultation.
Tradewinds’ strengths are its position directly on the Gulf beach, a renovated building with a heated pool on the sand, and the lowest entry price for a one-bedroom on this stretch of beach; its weaknesses are small units, a 1973 structure under Florida’s inspection and reserve laws, fees that stepped up sharply in 2023, and a slow market for sellers in the last 12 months.
If you’re searching for a Tradewinds listing agent, or thinking, ‘I need someone to sell my Tradewinds home…’, McGreevy and Comisar are the team to call. Tradewinds recorded 10 closings in the 12 months to 2026-10-07 at a median of $637,000, and the median one closed at 95.4 percent of its final asking price.
In the last 12 months we tracked 10 Tradewinds resales on the Southwest Florida MLS: $6,133,600 in total volume, a median sale of $637,000, a median of 231.5 days on market, and a median sale-to-final-list ratio of 95.4 percent. None of the 10 was entered after closing, and none sold at or above its final asking price.
Selling here is a pricing exercise against the building and against the beach next door. With seven units listed on 2026-10-07 and 40 more active at South Seas on the same beach, a buyer can compare your unit with dozens of others in an afternoon, so view, floor, renovation and the walk to the sand have to be priced unit by unit. Three Tradewinds specifics shape a sale: buyers will ask what the renovation program covered and how it was paid for, so have the board minutes and reserve schedule ready; the fee step between 2022 and 2023 needs explaining against the reserve law that drove many Florida towers’ budgets; and the milestone inspection and structural integrity reserve study summaries should be in hand before the first showing.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Tradewinds sales of your floor plan and view, not the building 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 Tradewinds sale in the 12 months to 2026-10-07 took 231.5 days on the market, with a range from 7 days to 315 days (Southwest Florida MLS). The three sales that closed within three weeks, at 7, 11 and 18 days, show that a unit priced to the recent sales of its plan can still move quickly.
Not usually. The median Tradewinds sale closed at 95.4 percent of its final list price in the 12 months to 2026-10-07, and none of the 10 sold at or above its 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.
It can, if you can document it. Buyers pay for a renovated building with funded reserves; bring the association’s description of the work, the reserve schedule and any assessment history to the listing so a buyer’s lender and insurer can see them.
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).
Selectively. In the last 12 months the same 846 square foot plan sold for $490,000 and $820,000, which shows buyers pay for floor, view and condition, but any alteration needs association approval and most need a City permit; fix what an inspector will flag and what photographs poorly first.
Jesse McGreevy and Marc Comisar are top-reviewed Marco Island 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.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” 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 Tradewinds 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 Tradewinds condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Tradewinds? 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.
The questions below come from the search terms people use for Tradewinds and Marco Island beachfront condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Tradewinds is a 204-unit beachfront condominium tower at 180 Seaview Court on Marco Island, Florida, built in 1973 on the county roll, with one- and two-bedroom apartments of 576 to 876 heated square feet, a heated pool and direct access to the Gulf beach.
Tradewinds is at 180 Seaview Court in ZIP 34145, inside the City of Marco Island and Collier County, on the Gulf beach in the Tigertail area; the South Seas towers continue along the same beach at 260 to 440 Seaview Court, and Tigertail Beach Park is about 0.7 miles away in a straight line.
Yes. The association says its “204-unit property sits directly on the beach,” and the first-floor apartments open to the pool and sand.
Ten units closed in the 12 months to 2026-10-07 at a median of $637,000 and a range of $205,100 to $820,000 (Southwest Florida MLS); one-bedroom units sold at a median of $510,000 and two-bedroom units at $758,500.
The four one-bedroom sales of the last 12 months closed at $205,100, $460,000, $560,000 and $599,000, a median of $510,000; the four one-bedroom listings and one pending one-bedroom sale on 2026-10-07 asked $325,000 to $574,900.
Listing agents entered about $784 to $808 a month on one-bedroom units and about $1,083 to $1,200 a month on two-bedroom units in 2026 (Southwest Florida MLS); these are entered figures, not the association’s budget, which a buyer receives in the resale documents.
The association does not publish its budget or fee inclusions on its public pages; the annual budget, financial statement and estoppel certificate in the resale package show what the fee covers and what is owed.
The Collier County roll records 1973 for every unit, the state condominium register records the condominium in 1972, and the association was incorporated in 1971.
The association and the state register say 204 units; the Collier County roll records 203 unit parcels at 180 Seaview Court.
Unit numbers run to the 12th floor, including a penthouse line, and the MLS classes every sale as High Rise (8+); the building’s certificate of occupancy and plans give the official story count.
One-bedroom units are about 576 to 597 heated square feet and two-bedroom units 846 to 876 heated square feet on the county roll, with a median of 846.
Yes. The association describes a heated pool that “invites year-round relaxation” with newly updated deck and patio areas beside the beach.
The association states that “over the past eight years, the property has undergone a comprehensive renovation”; ask for the scope, cost and funding of the work in the board minutes and budget.
Owners do: the association’s website posts owner notices for annual, monthly and seasonal rentals. The minimum lease term and any approval process are in the Declaration and rules, which you read in the resale documents before you rely on rental income.
The association does not publish a pet rule on its public pages, so the Declaration and rules decide; read them in the resale documents, and handle any assistance animal request in writing under fair housing law.
FEMA zone AE with a base flood elevation of 9 feet NAVD88 at four points we tested on the property, on FIRM panel 12021C0828J effective 2024-02-08, with zone VE mapped on the beach in front.
Yes, the statewide evacuation zone layer places 180 Seaview Court in Collier County zone A; confirm with Collier County Emergency Management’s Know Your Zone tool.
Yes. City of Marco Island records show the Phase 1 milestone report for 180 Seaview Court accepted, with the case finalised on 2025-11-17, and no Phase 2 case on file. Ask the association for the inspector’s summary, which it must send owners.
None is published on the association’s public pages; the estoppel certificate, the budget and the board minutes show any adopted or proposed special assessment.
Tommie Barfield Elementary on Marco Island, with district maps placing the island in the Manatee Middle and Lely High zones; Marco Island Charter Middle and Marco Island Academy enroll by application.
The association runs an office at 180 Seaview Court, phone (239) 394-7195, and its website routes messages to property management and the board; the name of any outside management company is not published.
No age restriction appears on the association’s public pages; confirm in the Declaration.
Yes, many buyers finance, but a lender reviews the association’s budget, reserves, insurance and inspection status for an older high-rise, so start that review early.
These are the questions Tradewinds owners ask when they decide to sell, answered from the Southwest Florida MLS, the Collier County roll, Florida statute text and the association’s own website.
Start from the sales of your plan and view: over 60 months to 2026-10-07 the median 597 square foot one-bedroom sale was $535,000, the median 846 square foot two-bedroom $700,000, and the median 874 to 880 square foot two-bedroom $682,500, each the median of that small group only.
Ten Tradewinds units closed in the 12 months to 2026-10-07 at a median of $637,000, a range of $205,100 to $820,000 and a total of $6,133,600 (Southwest Florida MLS).
$820,000, for 846 square foot two-bedroom unit 1209 on the 12th floor, which closed on 2026-09-08 (Southwest Florida MLS).
$1,025,000, for an 876 square foot two-bedroom, unit 308, which closed on 2025-05-20 (Southwest Florida MLS).
$205,100, for 590 square foot one-bedroom unit 514, which closed on 2026-09-16 after 11 days on the market; it is $254,900 below the next-lowest sale and the record does not explain it.
Seven were active and one was pending with a contingency on 2026-10-07, with the active asks from $480,000 to $860,000, about 8.4 months of supply at the last 12 months’ pace.
The median Tradewinds sale in the last 12 months took 231.5 days on the market, with a range from 7 to 315 days.
The median sale closed at 95.4 percent of its final list price in the 12 months to 2026-10-07; none of the 10 sold at or above the final ask.
Not clearly. Yearly medians moved between $549,450 and $692,500 from 2022 to 2026 as the mix of unit sizes changed, and three units that resold in the window moved between plus 1.3 and minus 8.7 percent.
Yes. In the 12 months to 2026-10-07 the six two-bedroom sales had a median of $758,500 and the four one-bedroom sales $510,000.
Not reliably: over 60 months the two-bedroom median was $675,000 on floors 1 to 4, $750,000 on floors 5 to 8 and $690,000 on floors 9 to 12, and first-floor beach walk-out units have sold for up to $980,000.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price every Tradewinds listing from the closed sales of the same plan and view. Call Jesse direct at (239) 898-6072.
The Declaration and rules decide whether the association approves buyers; they are not on its public pages, so confirm the process with the office before you list and build any approval time into the contract.
Florida caps the fee at $250 when nothing is owed, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, subject to inflation adjustment.
Ten business days from the request under Fla. Stat. 718.116, and the certificate is effective for 30 days when delivered by hand or electronically.
The seller customarily pays deed stamps of 70 cents per $100 of price under Fla. Stat. 201.02, which is $4,459 on a $637,000 Tradewinds sale; the contract controls.
In Collier County the buyer customarily pays the owner’s title policy and chooses the title agent; the signed contract decides on every sale.
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, the frequently asked questions document and the governance form, under Fla. Stat. 718.503.
Florida gives a resale buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after signing and receiving the required documents.
Yes. Since October 1, 2024, Florida requires the seller to give a flood disclosure at or before contract, covering known flood damage, flood claims and flood assistance received.
Buyers, lenders and insurers ask for both. Tradewinds’ Phase 1 milestone report was accepted by the City in November 2025 with no Phase 2 case on file, and its structural integrity reserve study was due by December 31, 2025; have both summaries and the reserve schedule ready before you list.
The purchase contract allocates it; under Fla. Stat. 718.116 a buyer becomes jointly and severally liable with the previous owner for assessments due before closing, which is why the estoppel certificate is read before closing.
Listing-entered fees rose about 28 percent for one-bedroom and 33 percent for two-bedroom units between 2022 and 2023; the association’s budgets and minutes for those years record the reason, and Florida’s 2022 to 2025 reserve law changed budgets in many older towers.
Buyers weigh price and fee together. At about 1.9 percent of the one-bedroom median and 1.7 percent of the two-bedroom median a year, Tradewinds’ entered fee is a moderate share of price for a beachfront tower; a documented, funded reserve plan helps a buyer accept it.
Yes, but the lease comes with the sale and its terms must fit the association’s leasing rules; confirm the lease end date against the buyer’s plans before you list.
Yes. Owners advertise annual, monthly and seasonal rentals on the association’s own website, which shows an active rental market; your buyer will still need the association’s leasing rules from the resale documents.
That depends on your plans, your unit and the supply around you: with seven Tradewinds units and 40 South Seas units listed on the same beach on 2026-10-07, buyers have choice, so a well-priced unit competes best when fewer neighbours are listed.
Use our free online valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call; we price from your plan’s own closed sales and your view.
Yes. First-floor two-bedroom units that walk out to the beach sold for $980,000 and $935,000 in December 2023 and February 2024, among the highest prices in the five-year record, while buyers and insurers will read the flood history of a ground-floor unit closely.
Price to the closed sales of the same plan and view, document the building’s renovation and reserves, and show the Gulf: the three fastest sales in the last 12 months closed in 7, 11 and 18 days.
The MLS figures on this page do not separate cash from financed sales, so we do not state a share; at a $637,000 12-month median both are common, and a financed buyer’s lender will review the association.
Deed stamps of 70 cents per $100 of price, the estoppel fee within the statutory caps, any assessments owed, and your agreed brokerage fee; in Collier County the buyer customarily pays the owner’s title policy.
Some facts a buyer or seller would want are not in any public record we could reach for this page. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from their publishers.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-21. No listing portal, competing brokerage or agent website was used as a source for any figure on this page.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Tradewinds. 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.
