Marco Island - Vintage Bay
Vintage Bay is a gated 132-unit condominium of four mid-rise buildings on Barfield Bay, Marco Island. Units sold at a $583,750 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Vintage Bay is a gated 132-unit condominium of four mid-rise buildings on Barfield Bay, Marco Island. Units sold at a $583,750 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Condominiums > Vintage Bay
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Vintage Bay is a gated, 132-unit condominium of four mid-rise buildings on Barfield Bay in Marco Island, Florida, inside the City of Marco Island in Collier County. It sits off San Marco Road on the island’s quieter east side, away from the Gulf beach towers, and its units are among the largest condominium floor plans on the island for the money. If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents compare on the public record, and our Marco Island area guide covers the rest of the island.
Vintage Bay is a 132-unit condominium of four identical-footprint mid-rise buildings, 33 units each, at 133, 201, 269 and 337 Vintage Bay Drive, Marco Island, FL 34145. The buildings were completed in phases from 1997 to 2006 on the Collier County roll, units run from 1,637 to 2,738 heated square feet, and the gated grounds back onto Barfield Bay and mangrove preserve.
The association describes the property in its own words as “a Low Density, Gated Complex with a Screened Community Pool and wonderful Social Room,” where “a private boardwalk takes you to a Charming Gazebo to enjoy fishing, spectacular sunsets, or watch the dolphins play,” with “Assigned parking under building garage included” (Vintage Bay Condominium Association, about page). Everything else on this page is built from the county roll, the state condominium register, the Southwest Florida MLS pulled on 2026-10-07, a 1999 FEMA elevation certificate on file with Collier County, federal flood and storm records, Florida statute text and the association’s own public documents.
Vintage Bay Drive leaves San Marco Road on the east side of the island beside Marco Island Academy, the public charter high school at 2255 San Marco Road. A City of Marco Island project notice described the San Marco Road shared use pathway as running “from Vintage Bay Drive near the Marco Island Academy to Goodland Drive” (Coastal Breeze News, City notice, December 2021). Collier County’s site address points place the four buildings in a north to south line, 133 Vintage Bay Drive at the north end (latitude 25.93204, longitude -81.68114) and 337 Vintage Bay Drive at the south end (latitude 25.93002, longitude -81.67998) (Collier County site address points). The association’s own tagline places the property “on Picturesque Barfield Bay” (Vintage Bay Condominium Association).
| Item | Vintage Bay | Source |
|---|---|---|
| Recorded name | VINTAGE BAY A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 132 (county roll and DBPR agree) | County roll; DBPR project PR1S023173 |
| Buildings | 4, with 33 units each | County roll building addresses |
| Building addresses | 133, 201, 269 and 337 Vintage Bay Drive | County roll |
| Year built | 1997, 1999, 2001 and 2006, one building at a time | County roll |
| Heated area | 1,637 to 2,738 sq ft, median 1,773 sq ft | County roll |
| Bedrooms | Two and three bedrooms in the MLS record | Southwest Florida MLS |
| Recorded plat | Marco Beach Unit 15, Plat Book 6, pages 104 to 111 | 1999 FEMA elevation certificate, Collier County |
| Association | Vintage Bay Condominium Association, Inc., Sunbiz document N94000003384, Active, filed 1994-07-08 | Florida Division of Corporations |
| Management | Seacrest Southwest (association website and DBPR) | Association website; DBPR extract |
| FEMA flood zone | AE, base flood elevation 11 to 12 ft NAVD88, FIRM panel 12021C0841J effective 2024-02-08 | FEMA NFHL at the four building address points |
| 12-month MLS closings | 10, median $583,750, 12 months to 2026-10-07 | Southwest Florida MLS |
This page covers only the Marco Island condominium governed by Vintage Bay Condominium Association, Inc., Florida Division of Corporations document N94000003384 (Florida Division of Corporations). Two other Florida entities carry the name and are not the association: VINTAGE BAY, LLC (an active company) and VINTAGE BAY DEVELOPMENT CORPORATION (inactive), the latter being the owner named on the building’s 1999 elevation certificate.
If you’re searching for the best realtor for Vintage Bay in Marco Island, Florida, whether you’re ready to sell your Vintage Bay home or buy your next one, McGreevy and Comisar is the team that delivers. We are the #5 real estate team in Florida (RealTrends 2026). 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.
Recent Vintage Bay track record (12 months to 2026-10-07, Southwest Florida MLS): 10 Vintage Bay resales total in the market · highest-priced Vintage Bay sold: $950,000 · median sale-to-final-list ratio: 95.6 percent. In the last 12 months we tracked every one of those 10 Vintage Bay closings, unit by unit, and the full list is on this page.
Honors and recognition:
Selling your Vintage Bay home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Vintage Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Jump to any section of this Vintage Bay guide.
Vintage Bay suits a buyer who wants a large, gated, lock-and-leave condominium with bay views and a quiet setting at well under Marco Island’s beachfront tower prices: 1,637 to 2,738 square feet, garage parking under the building, a screened pool and a boardwalk to the bay. It does not suit a buyer who wants to walk to the Gulf or keep a boat at the door.
The sales record describes the buyer by what the property offers. All 42 Vintage Bay closings on the Southwest Florida MLS in the five years to 2026-10-07 were two- or three-bedroom units of 1,637 square feet or more, which is roughly double the size of a typical unit in the island’s 1970s and 1980s bayside condominiums (see the comparison section below). In our reading of the sales and the association’s own description, that mix tends to draw three kinds of buyer: full-time or long-season owners who want a home-sized floor plan without yard work, second-home owners who want a gated building they can leave for months, and buyers moving down from a single-family house who still want three bedrooms.
What Vintage Bay gives you is space, newer construction than most Marco condominiums, a gate, covered parking and a natural bay setting. In the 12 months to 2026-10-07 the median Vintage Bay sale was $583,750 (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 the Gulf at the door: the island’s public beaches are a drive away (see the daily logistics section), and no boat docks for owners appear in any public association document we could read.
We tracked every Vintage Bay closing on the Southwest Florida MLS for the five years to 2026-10-07, 42 closings in all, and read them against the 150 qualified recorded sales since 2009 that the Collier County roll data holds for the condominium. Three things stood out. First, five floor-plan sizes cover every sale, and size explains more of the price than building or year. Second, owners who bought before 2021 and sold in 2024 or 2025 generally did well, while several who bought at the 2022 peak sold for less. Third, the condo fee entered on listings rose by more than half between 2022 and 2026, which is the number buyers now ask about first.
Vintage Bay recorded 10 closed sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $583,750 and a range of $420,000 to $950,000. 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 | $583,750 | 10 sales |
| Lowest and highest sale | $420,000 to $950,000 | 10 sales |
| Dollar volume | $5,989,500 | 10 sales |
| Median price per square foot | about $315 | 10 sales |
| Median days on market | 36.5 | 10 sales |
| Median sale to final list price | 95.6 percent | 10 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 10 sales |
Medians are the middle value of the sorted sales; with 10 sales, the median is the average of the 5th and 6th, here $560,000 and $607,500. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 10 ratios.
| Closed | Unit | Sq ft | Beds and baths | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-06-11 | 337 Vintage Bay Dr, unit D25 | 2,103 | 3 bed, 2.5 bath | $635,000 | $670,000 | $302 | 14 |
| 2026-05-22 | 133 Vintage Bay Dr, unit 26 | 1,637 | 2 bed, 2 bath | $525,000 | $525,000 | $321 | 1 |
| 2026-02-25 | 269 Vintage Bay Dr, unit C32 | 2,310 | 3 bed, 2.5 bath | $950,000 | $975,000 | $411 | 2 |
| 2026-02-24 | 269 Vintage Bay Dr, unit C26 | 1,637 | 2 bed, 2 bath | $540,000 | $565,000 | $330 | 127 |
| 2026-01-22 | 337 Vintage Bay Dr, unit D28 | 1,773 | 3 bed, 2 bath | $622,000 | $649,000 | $351 | 16 |
| 2026-01-05 | 337 Vintage Bay Dr, unit D12 | 2,103 | 3 bed, 2.5 bath | $607,500 | $625,000 | $289 | 49 |
| 2025-12-22 | 133 Vintage Bay Dr, unit 16 | 1,773 | 3 bed, 2 bath | $470,000 | $538,000 | $265 | 258 |
| 2025-12-16 | 133 Vintage Bay Dr, unit A-15 | 1,773 | 3 bed, 2 bath | $560,000 | $595,000 | $316 | 24 |
| 2025-11-20 | 269 Vintage Bay Dr, unit C-13 | 2,103 | 3 bed, 2.5 bath | $660,000 | $690,000 | $314 | 327 |
| 2025-11-04 | 337 Vintage Bay Dr, unit D4 | 1,773 | 3 bed, 2 bath | $420,000 | $450,000 | $237 | 90 |
Source: Southwest Florida MLS, closed sales matched to the condominium name VINTAGE BAY, pulled 2026-10-07. Square footage is as entered in the MLS. Unit letters A, B, C and D follow the building at 133, 201, 269 and 337 Vintage Bay Drive in the MLS unit numbers. No Building B (201 Vintage Bay Drive) unit closed in this window.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 8 qualified, arm’s-length recorded sales of Vintage Bay units in the 12 months to 2026-08-24, at a median of $614,750 and a range of $420,000 to $950,000. A qualified recorded sale is a deed the county has graded as a fair market, arm’s-length transfer; it is a county record, not an MLS record, and its dates are deed dates. The two windows end about six weeks apart, and two of the MLS closings (unit 26 and unit A-15 at 133 Vintage Bay Drive) do not appear among the county’s qualified sales, which is why the counts and medians differ. Where a deed and the MLS describe the same sale, they agree on price in this record: the $950,000 sale of the 2,310 square foot unit C32 at 269 Vintage Bay Drive carries a deed date of 2026-02-24 and an MLS closing date of 2026-02-25.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 95.6 percent means the typical Vintage Bay seller in the last 12 months accepted about 4.4 percent less than the last asking price. One of the 10 sellers, at 133 Vintage Bay Drive unit 26, sold at the full final asking price of $525,000 after one day on the market; the lowest ratio, 87.4 percent, came on a unit that sat 258 days.
The 10 sales run from $420,000 to $950,000, and the top of that range is one 2,310 square foot unit, C32 at 269 Vintage Bay Drive, which closed at $950,000 after two days on the market. Strip it out and the other nine sold between $420,000 and $660,000. Two 1,773 square foot three-bedroom units at 337 Vintage Bay Drive sold $202,000 apart in the same window, $420,000 (unit D4) and $622,000 (unit D28), so condition, renovation, view and floor carry real money here, which is why a valuation has to start from the specific unit, not the building median.
Vintage Bay prices peaked in 2022, eased through 2024 and 2025, and recovered in 2026: the median MLS sale was $662,000 in 2022, $602,000 in 2023, $520,000 in 2024, $480,000 in 2025 and $614,750 so far in 2026, on 3 to 11 closings a year (Southwest Florida MLS, pulled 2026-10-07).
Data updated: October 2026.
| Year | Closings | Median sale | Median $/sq ft | Median days on market | Note |
|---|---|---|---|---|---|
| 2021 | 3 | $500,000 | $271 | 35 | Partial year: 2021-10-07 to 2021-12-31 only |
| 2022 | 6 | $662,000 | $339 | 16.5 | Full year |
| 2023 | 7 | $602,000 | $323 | 60 | Full year |
| 2024 | 11 | $520,000 | $299 | 168 | Full year |
| 2025 | 9 | $480,000 | $284 | 153 | Full year |
| 2026 | 6 | $614,750 | $325 | 15 | Partial year: to 2026-10-07 |
Every year in this table holds fewer than ten sales except 2024, so each yearly median other than 2024 is the median of those few sales only, not a full-market signal. The 60-month window behind the table holds 42 closings, none entered after closing.
Two things moved together: the median days on market rose from 16.5 in 2022 to 168 in 2024 and 153 in 2025, and the median price per square foot fell from $339 to $284 over the same years, before both recovered in 2026 (15 days, $325). In our reading, that is consistent with buyers pricing in insurance, reserve funding and the rising condo fee after Hurricane Ian and Florida’s 2022 to 2025 condominium law changes, then returning as prices adjusted; the MLS figures show the movement, not its cause. The wider windows sit around today’s level: 24 months, 16 closings at a median of $532,500; 36 months, 27 closings at $540,000; 60 months, 42 closings at $565,000. The 12-month median of $583,750 is the current price signal, and it rests on a mix weighted toward the larger plans.
The Collier County roll data records 14 Vintage Bay units that sold twice with both sales in 2019 or later. Owners who bought from 2019 to May 2021 gained 21.8 to 94.7 percent on resale, one who bought in November 2021 and resold in 2024 gained 16.5 percent, and the four who bought between July 2021 and April 2022 and resold in 2025 or 2026 saw changes from minus 10.2 to plus 5.0 percent.
Data updated: October 2026. Collier County roll data dated 2026-08-29, qualified recorded sales, deed prices and dates.
| Building | Heated sq ft | First sale | Price | Resale | Price | Change |
|---|---|---|---|---|---|---|
| 337 Vintage Bay Dr | 1,773 | 2020-02-26 | $380,000 | 2022-05-09 | $739,900 | +94.7% |
| 269 Vintage Bay Dr | 2,738 | 2019-11-13 | $630,000 | 2024-08-20 | $1,050,000 | +66.7% |
| 201 Vintage Bay Dr | 2,103 | 2019-08-12 | $415,000 | 2023-05-24 | $670,000 | +61.4% |
| 269 Vintage Bay Dr | 2,103 | 2019-07-11 | $360,000 | 2022-02-22 | $573,000 | +59.2% |
| 201 Vintage Bay Dr | 1,637 | 2021-02-17 | $308,000 | 2024-09-12 | $490,000 | +59.1% |
| 133 Vintage Bay Dr | 1,773 | 2019-03-18 | $301,300 | 2025-01-16 | $465,000 | +54.3% |
| 133 Vintage Bay Dr | 1,637 | 2021-03-01 | $320,000 | 2024-07-01 | $490,000 | +53.1% |
| 269 Vintage Bay Dr | 1,637 | 2019-10-25 | $360,000 | 2025-06-12 | $465,000 | +29.2% |
| 201 Vintage Bay Dr | 1,637 | 2021-05-14 | $427,000 | 2024-08-26 | $520,000 | +21.8% |
| 201 Vintage Bay Dr | 1,637 | 2021-11-16 | $405,000 | 2024-05-30 | $472,000 | +16.5% |
| 337 Vintage Bay Dr | 2,103 | 2021-07-22 | $605,000 | 2026-06-10 | $635,000 | +5.0% |
| 269 Vintage Bay Dr | 1,773 | 2022-01-11 | $475,000 | 2025-04-29 | $489,000 | +2.9% |
| 337 Vintage Bay Dr | 1,773 | 2021-10-04 | $679,000 | 2026-01-21 | $622,000 | -8.4% |
| 269 Vintage Bay Dr | 2,103 | 2022-04-14 | $735,000 | 2025-11-19 | $660,000 | -10.2% |
Each row is one unit (one parcel) with its two most recent qualified recorded sales. Change is the resale price divided by the first price, minus one. The record does not show what each owner spent on the unit between sales, so these are price changes, not returns.
The pattern in the table is timing, not building: the gains cluster on purchases made before the 2021 to 2022 run-up, and the flat or negative results cluster on purchases made at or near it. For a seller, the lesson is that a Vintage Bay unit bought in 2021 or 2022 has to be priced against today’s sales, not against the purchase price. For a buyer, it means the 2026 recovery has not yet carried every unit back to its 2022 level.
Vintage Bay is a 132-unit gated condominium on Barfield Bay inside the City of Marco Island, with a 12-month median sale of $583,750 (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.
The county record also holds a qualified sale that does not appear among the 42 MLS closings: a 2,738 square foot unit at 337 Vintage Bay Drive that sold for $875,000 on a deed dated 2023-04-21. Off-market sales like this are one reason we read the county record beside the MLS before pricing any Vintage Bay unit.
Vintage Bay had 8 units listed for sale and none pending on 2026-10-07, asking from $479,000 to $629,000 with a median ask of $529,450. That median ask sits below the 12-month median sale of $583,750 because every current listing is a 1,637, 1,773 or 2,103 square foot unit; no 2,310 or 2,738 square foot unit was for sale.
Data updated: October 2026. Active listings as of 2026-10-07, Southwest Florida MLS.
| Unit | Sq ft | Beds and baths | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|
| 201 Vintage Bay Dr, unit 2 | 1,637 | 2 bed, 2 bath | $479,000 | $293 | 34 |
| 269 Vintage Bay Dr, unit C11 | 1,637 | 2 bed, 2 bath | $499,000 | $305 | 168 |
| 133 Vintage Bay Dr, unit 14 | 1,637 | 2 bed, 2 bath | $529,000 | $323 | 232 |
| 269 Vintage Bay Dr, unit C4 | 1,773 | 3 bed, 2 bath | $529,000 | $298 | 28 |
| 201 Vintage Bay Dr, unit B10 | 1,773 | 3 bed, 2 bath | $529,900 | $299 | 166 |
| 269 Vintage Bay Dr, unit C7 | 2,103 | 3 bed, 2.5 bath | $599,000 | $285 | 205 |
| 201 Vintage Bay Dr, unit B15 | 1,773 | 3 bed, 2 bath | $599,000 | $338 | 173 |
| 201 Vintage Bay Dr, unit B18 | 2,103 | 3 bed, 2.5 bath | $629,000 | $299 | 20 |
Square footage and bedroom counts are as entered by the listing agent. Unit C4 at 269 Vintage Bay Drive also appears among the closings of the last five years (it sold in 2022 and 2025), which is how often units in this building turn over.
Eight active listings against 10 sales in 12 months (0.83 sales a month) is about 9.6 months of supply. Five of the eight listings had been on the market more than 160 days on 2026-10-07. In plain terms, buyers have choice at Vintage Bay and sellers compete with each other, especially in the 1,637 and 1,773 square foot plans.
| Plan | 12-month sales | Median of those sales | Active asks on 2026-10-07 |
|---|---|---|---|
| 1,637 sq ft, 2 bed | 2 | $532,500 | $479,000, $499,000, $529,000 |
| 1,773 sq ft, 3 bed | 4 | $515,000 | $529,000, $529,900, $599,000 |
| 2,103 sq ft, 3 bed and 2.5 bath | 3 | $635,000 | $599,000, $629,000 |
Each sales row holds fewer than ten sales, so each median is the median of those sales only. Read plan by plan, the 1,637 square foot asks sit at or below recent sales, the 1,773 square foot asks sit above them, and the 2,103 square foot asks sit just below. An asking price is not a sale; the closed sales are the evidence a lender’s appraiser will use.
Vintage Bay has five unit sizes in the county record: 1,637, 1,773, 2,103, 2,310 and 2,738 heated square feet. The 1,637 square foot plan is a two-bedroom, two-bath unit; the 1,773 square foot plan a three-bedroom, two-bath unit; the 2,103 square foot plan a three-bedroom unit with a half bath; and the two largest plans are the complex’s biggest residences.
| Building | Year built | 1,637 sq ft | 1,773 sq ft | 2,103 sq ft | 2,310 sq ft | 2,738 sq ft |
|---|---|---|---|---|---|---|
| 133 Vintage Bay Dr (A) | 1997 | yes | yes | yes | no sale | yes |
| 201 Vintage Bay Dr (B) | 1999 | yes | yes | yes | yes | no sale |
| 269 Vintage Bay Dr (C) | 2001 | yes | yes | yes | yes | yes |
| 337 Vintage Bay Dr (D) | 2006 | yes | yes | yes | no sale | yes |
“Yes” means the plan appears among that building’s qualified recorded sales since 2009 in the Collier County roll data; “no sale” means no sale of that size is in the file, not that the plan does not exist. The county roll data used here does not carry a full unit-by-unit size list for each building.
| Heated sq ft | MLS sales | Median of these sales | Range | Median $/sq ft |
|---|---|---|---|---|
| 1,637 | 16 | $522,500 | $405,000 to $635,000 | $319 |
| 1,773 | 10 | $478,750 | $420,000 to $739,900 | $270 |
| 2,103 | 13 | $635,000 | $500,000 to $735,000 | $302 |
| 2,310 | 1 | $950,000 | one sale | $411 |
| 2,738 | 2 | $1,125,000 | $1,050,000 to $1,200,000 | $411 |
The 60-month window is used here because no single plan holds ten sales in 12 months. Rows with fewer than ten sales show the median of those sales only.
In the 12-month window the two two-bedroom sales had a median of $532,500 and the eight three-bedroom sales a median of $614,750. Over 60 months the 1,773 square foot three-bedroom plan has actually sold for a lower median ($478,750) than the 1,637 square foot two-bedroom plan ($522,500). The records do not say why; in our reading, it shows that location within the building, view and finish matter more here than the bedroom count, and a buyer who wants the third bedroom does not always pay much for it.
The two largest plans are rare in the sales record. The 2,738 square foot units closed at $1,050,000 (unit C33, 2024-08-22) and $1,200,000 (unit C31, 2025-07-30) on the MLS, and the county holds a third, off-market sale at $875,000 in April 2023. The single 2,310 square foot MLS sale, unit C32, closed at $950,000 on 2026-02-25. These units carry a different buyer pool from the rest of the complex and have to be priced against each other, not against the building median.
Vintage Bay’s four buildings went up one at a time over nine years: Building A at 133 Vintage Bay Drive in 1997, B at 201 in 1999, C at 269 in 2001 and D at 337 in 2006, per the Collier County roll. Each building holds 33 units, and the building’s age sets the building code it was permitted under. City GIS records all four at 7 floors.
| Building | Address | Year built (county roll) | Units | 60-month MLS sales | Median of these sales |
|---|---|---|---|---|---|
| A | 133 Vintage Bay Drive | 1997 | 33 | 7 | $525,000 |
| B | 201 Vintage Bay Drive | 1999 | 33 | 12 | $500,000 |
| C | 269 Vintage Bay Drive | 2001 | 33 | 15 | $629,000 |
| D | 337 Vintage Bay Drive | 2006 | 33 | 8 | $613,250 |
Each building’s row holds fewer than ten sales except Building C (15) and Building B (12), and Building C’s median is lifted by its two 2,738 square foot and one 2,310 square foot sales. Building letters follow the unit numbers in the MLS addresses (A-15 at 133, B-26 at 201, C-13 at 269, D-25 at 337).
The Southwest Florida MLS records 41 of the 42 Vintage Bay closings in the last five years as “Mid Rise (4-7)” and one as “High Rise (8+).” Those are listing-agent entries, and the exact story count of each building is not stated in any primary document we read, so this page uses “mid-rise.” The 1999 elevation certificate for Building B records the building on FEMA diagram 7, a building elevated above an enclosed lower level, which fits the association’s description of assigned parking in a garage under each building.
The Florida Building Code replaced local building codes statewide on March 1, 2002 (Florida Building Commission, codes and effective dates). By the county roll years, Buildings A, B and C (1997 to 2001) were built before it took effect and Building D (2006) after. That is a date comparison, not an inspection finding; the permit file for each building, held by the City of Marco Island and its predecessor agency, Collier County, shows what was approved. Insurers price wind features from the uniform mitigation verification form, not from the year alone (see the insurance section).
Vintage Bay was organized as a condominium association in 1994, registered with the state in 1997 and built out from 1997 to 2006 on land platted as part of Marco Beach Unit 15. Four public records identify it, and they agree on the essentials: 132 units, one association, one name.
The Collier County roll data dated 2026-08-29 records 132 improved condominium parcels under the name VINTAGE BAY A CONDOMINIUM, all on Vintage Bay Drive, at four building addresses of 33 parcels each. Heated area runs from 1,637 to 2,738 square feet with a median of 1,773, and the year-built values are 1997, 1999, 2001 and 2006 by building. Collier County roll data was read from the files already pulled for this build.
The 1999 FEMA elevation certificate for 201 Vintage Bay Drive, on file with Collier County, gives the legal description as “Marco Beach, Unit 15, PB 6, PGS 104-111,” that is, Plat Book 6, pages 104 to 111 of the Collier County public records (Collier County elevation certificate, 201 Vintage Bay Drive). Marco Beach units are the numbered plats of the island’s original 1960s development, so Vintage Bay was built on a parcel planned decades before the condominium.
The Florida Department of Business and Professional Regulation lists the condominium as VINTAGE BAY, A CONDO, project PR1S023173, file 64565, 132 units, with a recorded date of 1997-03-07 and the managing entity shown in care of Seacrest SW Property Management, in its public condominium extract (DBPR Condo_CW extract). Buyers can look up any registered Florida condominium the same way through the division’s public records page (DBPR public records).
The Florida Division of Corporations lists Vintage Bay Condominium Association, Inc. as document N94000003384, status Active, filed 1994-07-08, with a principal address in care of a law office on North Collier Boulevard, Marco Island (Florida Division of Corporations). Officers and directors are listed on the state record; this page does not name individuals.
The 1999 elevation certificate names the building owner as Vintage Bay Development Corporation, which the Division of Corporations lists as an inactive company (document P94000052799). The four-building, nine-year build-out matches a developer releasing one building at a time, and it is the reason each building now carries its own year built, inspection date and age profile.
The Vintage Bay 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 public website does not post it; owners reach the governing documents through the management company’s owner portal. A buyer receives the declaration, articles, bylaws and rules in the resale package required by Florida law, and those documents, not this page, govern leasing, pets, approvals and alterations.
The association’s website lists Seacrest Southwest, at 1044 Castello Drive, Suite 206, Naples, as its management company, with a community association manager and the phone number (239) 326-7231, and routes owner logins to the Seacrest Southwest online portal (Vintage Bay contact page; Seacrest Southwest). Estoppel certificates, lender questionnaires and association documents are ordered through HomeWiseDocs, under a Seacrest Southwest notice the association posts as a public document (Vintage Bay estoppel request notice, PDF).
Vintage Bay is on the east side of Marco Island, at the end of Vintage Bay Drive off San Marco Road, with its four buildings strung along the edge of Barfield Bay and mangrove preserve. It is about four miles by road from the island’s commercial strip on North Collier Boulevard and next door to Marco Island Academy.
The association places the property on Barfield Bay and says its buildings “are positioned for unsurpassed views of the Gulf of Mexico and fantastic sunsets,” and its photo gallery includes sunsets over Barfield Bay, the estuary and mangroves, and the Marco skyline at night (Vintage Bay Condominium Association; about page). Gulf views from a given unit depend on its floor and side of the building, which the listing and a showing confirm; the association’s line is a description of the setting, not a promise about any one unit.
Two smaller condominiums share this stretch of San Marco Road. The Estuary of Marco, 75 low-rise units built 1985 to 1990 at 2067 to 2165 San Marco Road, is about 0.3 miles by road from Vintage Bay’s Building B, and San Marco Villas, 148 townhouse-style units built in 1985 off San Marco Road, is the closest large villa community (county roll and DBPR). Both are older, smaller and lower priced than Vintage Bay, which the comparison section below sets out figure by figure.
| Destination | Distance by road | Time at free-flow speed |
|---|---|---|
| Marco Island Academy, 2255 San Marco Rd | 0.4 miles | about 1 minute |
| Tommie Barfield Elementary, 101 Kirkwood St | 2.6 miles | about 7 minutes |
| Marco Island Charter Middle, 1401 Trinidad Ave | 2.8 miles | about 7 minutes |
| NCH urgent care, 40 S Heathwood Dr | 2.8 miles | about 7 minutes |
| Publix at Marco Town Center, 1089 N Collier Blvd | 4.2 miles | about 9 minutes |
| Winn-Dixie, 625 N Collier Blvd | 4.7 miles | about 11 minutes |
| Tigertail Beach, 490 Hernando Dr | 5.3 miles | about 13 minutes |
| Ville de Marco, 1215 Edington Pl | 5.6 miles | about 13 minutes |
Method: each address was geocoded with the U.S. Census Bureau geocoder and routed from Collier County’s address point for 201 Vintage Bay Drive on the public OSRM router on 2026-10-21 (Census geocoder; OSRM). These are modeled free-flow times; season and traffic lengthen them.
Vintage Bay’s amenities, as the association describes them, are a gated entrance, a screened community pool, a social room, a private boardwalk through the mangroves to a gazebo on Barfield Bay for fishing and sunsets, and assigned parking in a garage under each building, on grounds surrounded by natural preserve.
The association calls Vintage Bay “a Low Density, Gated Complex” that is “Surrounded by beautiful natural preserves for a peaceful setting” (about page). Its photo set includes the entrance, the four buildings after repainting (posted in August 2023), the gazebo and the pool. How the gate is operated, and how guests and deliveries are admitted, is set by the association’s rules, which are in the resale package.
The association lists a screened community pool and a social room. Pool hours, guest limits and social room booking rules are not published on the public site. A building between the second and third buildings appears on Collier County’s address points as 235 Vintage Bay Drive, a fifth address on the drive with no units on the roll, which fits a clubhouse or amenity building (Collier County site address points); the association’s documents name what it is.
A private boardwalk runs from the grounds through the mangroves to a gazebo on Barfield Bay, which the association offers “to enjoy fishing, spectacular sunsets, or watch the dolphins play.” Fishing from the gazebo falls under Florida’s saltwater fishing licence rules, which the Florida Fish and Wildlife Conservation Commission sets (FWC saltwater fishing licences).
“Assigned parking under building garage included” is the association’s own line. Assignment and any second space are set in the condominium documents and the unit’s deed history, so a buyer confirms the space number in the estoppel or the resale package.
No boat docks or slips for Vintage Bay owners appear in any public association document we could read, and none of the 42 MLS closings in five years carries a marina or slip field in the data we hold. The association advertises a gazebo for fishing on Barfield Bay, not a marina, so a Vintage Bay buyer who owns a boat should plan on a slip elsewhere on the island.
Ask the association, in writing, whether the declaration creates any dock, launch or kayak storage rights, and read the answer against the recorded declaration in the resale package. Florida’s manatee protection rule for Collier County sets speed zones in the inland waters around Marco Island (Fla. Admin. Code 68C-22.023, Cornell LII), and NOAA’s United States Coast Pilot describes the Marco Island inland passages and their shoaling (NOAA Coast Pilot 5, Chapter 4), which matters to anyone launching a kayak or paddleboard from the bay side.
The island’s marinas and the City’s canal system are the options for owners without a dock, and the City of Marco Island regulates docks and seawalls on its canals (see the permits section). Our Marco Island area guide covers the island’s boating side.
Vintage Bay condo fees, as entered by listing agents on the Southwest Florida MLS, run $13,388 to $14,124 a year on all eight units listed on 2026-10-07, paid quarterly at $3,347 to $3,530 or monthly at $1,177. That is up from about $8,632 a year on the units that closed in 2022. The association’s budget and its list of what the fee covers are not published on its public website.
Data updated: October 2026. Fees as entered by listing agents, Southwest Florida MLS, pulled 2026-10-07.
| Listing set | Listings with a fee entered | Annual condo fee as entered | Median entry |
|---|---|---|---|
| Closed in 2022 | 6 | $6,936 to $8,736 | $8,632 |
| Closed in 2023 | 7 | $10,104 to $10,108 | $10,104 |
| Closed in 2024 | 11 | $10,104 to $12,636 | $11,928 |
| Closed in 2025 | 9 | $12,624 to $13,392 | $12,632 |
| Closed in 2026 to 2026-10-07 | 6 | $12,624 to $13,388 | $13,384 |
| Active on 2026-10-07 | 8 | $13,388 to $14,124 | $14,114 |
These are figures as entered by listing agents, not the association’s budget. A listing’s fee is usually the fee in force when it was listed, so a sale that closes in one year can carry the prior year’s fee. The low $6,936 entries on two 2021 to 2022 closings ($578 a month) sit well below every other entry from the same period and may be outdated; we do not rely on them.
From the 2022 median entry of $8,632 to the $13,388 entered on three of the active listings, the fee rose about 55 percent ($13,388 divided by $8,632 is 1.551); to the $14,124 entered on two active listings it is about 64 percent. Five of the eight active listings carry the higher $14,108 to $14,124 figure, which suggests a newer budget, but only the association’s adopted budget and the estoppel certificate confirm the current amount.
The association’s budget, reserve schedule and fee inclusions are behind the owner portal, not on the public site. Listing remarks are not a substitute for the budget. 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 $13,388 a year, the condo fee is about 2.3 percent of the 12-month median Vintage Bay sale of $583,750 ($13,388 divided by $583,750 is 2.29 percent). At $14,124 and a $479,000 unit, the lowest current ask, it is 2.9 percent. That ratio, and its rise since 2022, is why the fee is often the first number Vintage Bay buyers ask about, and why a seller’s listing has to explain it.
Owning at Vintage Bay costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, the association’s screening fee for buyers and tenants, an estoppel fee at sale, and documentary stamp taxes at closing. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449 (general fund, water pollution control and Conservation Collier), Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s taxable value resets to just value the year after purchase, and a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.
The association’s public “Tenant Evaluation Flyer” says new sales and leases apply through the Tenant Evaluation platform under a property application code, that “There is a cost associated with the application,” and that the community may request a credit report, criminal background check, eviction report, proof of income and personal and work verifications (Vintage Bay Tenant Evaluation flyer, PDF). The flyer does not state the amount. Listing agents entered a $150 application fee on 43 of the 50 Vintage Bay listings in our five-year set, and $100 on six older ones; one listing also entered a $150 transfer fee. Those entries are a guide, not the association’s fee schedule.
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). Vintage Bay estoppels are ordered through HomeWiseDocs under the management company’s notice. 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 $583,750 Vintage Bay sale carries $4,086.25 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 $467,000 loan that is $1,634.50 and $934.00. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $550,000 taxable value and the $14,124 condo fee entered on the newest listings: the fee is $1,177.00 a month ($14,124 divided by 12); property tax at 8.9535 mills is $4,924.43 a year, or $410.37 a month; together that is $1,587.37 a month before HO-6 insurance, electricity, mosquito control and any non-ad valorem charge on the tax bill. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Vintage Bay screens both new owners and new tenants: the association’s public flyer routes “New Sales & Leases” through a Tenant Evaluation application, and says the community association’s screening committee makes the final decision. Annual lease renewals go through the property manager. Minimum lease terms are not published on the association’s public site.
The association’s flyer, titled “Property Application for Vintage Bay Condominium Association,” tells applicants to create an account at Tenant Evaluation, enter the property’s application code for “New Sales & Leases,” and pay the application fee when the digital form is submitted. It states that “Tenant Evaluation does not determine your approval. The community association screening committee makes the final decision after reviewing your application,” and that the online application itself “may take up to 45 minutes” (Vintage Bay Tenant Evaluation flyer, PDF). The 45 minutes is the time to fill in the form, not the time to an approval; the approval timeline is set by the declaration and the board.
Because the association reviews purchasers as well as tenants, a buyer should start the application as soon as the contract is signed, give the association’s process a defined window in the contract, and ask the manager for the current approval timeline. The flyer lists what may be requested: a credit report (a Social Security number is needed), a criminal background check, an eviction report, proof of income, and personal and work verifications.
The flyer confirms that annual leases exist and are renewed through the property manager (“For ANNUAL LEASE RENEWAL reach out to property manager”). The minimum lease length, the number of leases allowed per year, any waiting period after purchase and any rule on short stays are set by the recorded declaration and the association’s rules, which are not on the public site. We do not state them from secondary sources. A buyer who plans to rent should read the leasing article of the declaration in the resale package before the review period ends.
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 in October 2023 after state preemption under SB 250, and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association: condominium documents can restrict rentals on their own, which is why Vintage Bay’s declaration is the document that governs. Transient rentals also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Vintage Bay’s pet rules are not published on the association’s public website, and we do not repeat pet limits from listing portals or brokerage pages. The recorded declaration and the association’s rules decide whether owners and tenants may keep pets, how many and of what size; a buyer with a pet confirms the rule in writing before signing.
Ask the manager for the current rules and regulations and the declaration’s use restrictions, and read them in the resale package that Florida law requires the seller to provide (Fla. Stat. 718.503). If the rule differs for owners and tenants, as many Marco Island condominium rules do, a buyer who plans to rent the unit later should read both.
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 in the association’s public documents, and the Housing for Older Persons Act exemption does not appear in any document we read. The declaration in the resale package is the document that would carry one.
Vintage Bay sits in FEMA flood zone AE at all four building address points we tested, with a base flood elevation of 11 feet NAVD88 at Buildings A, C and D and 12 feet at Building B, on FIRM panel 12021C0841J effective 2024-02-08, outside the Coastal Barrier Resources System, and in Collier County storm surge evacuation zone A.
Data updated: October 2026. FEMA, USGS and Collier County layers queried 2026-10-21.
| Building address point | FEMA zone | Base flood elevation | Ground elevation (USGS 3DEP) | Collier evacuation zone |
|---|---|---|---|---|
| 133 Vintage Bay Dr (A) | AE (coastal floodplain) | 11 ft NAVD88 | 9.0 ft NAVD88 | A |
| 201 Vintage Bay Dr (B) | AE (coastal floodplain) | 12 ft NAVD88 | 9.0 ft NAVD88 | A |
| 269 Vintage Bay Dr (C) | AE (coastal floodplain) | 11 ft NAVD88 | 8.6 ft NAVD88 | A |
| 337 Vintage Bay Dr (D) | AE (coastal floodplain) | 11 ft NAVD88 | 7.9 ft NAVD88 | A |
Method: each building’s location is Collier County’s own site address point, tested against the FEMA National Flood Hazard Layer (flood zones and FIRM panels), the USGS 3D Elevation Program point service (2018 lidar) and Collier County’s hurricane evacuation zone layer on 2026-10-21 (FEMA Flood Map Service Center; USGS 3D Elevation Program; Collier County hurricane evacuation zones). The Coastal Barrier Resources System result comes from our tree research on the U.S. Fish and Wildlife Service mapper on 2026-10-07 (USFWS CBRS mapper). Street geocodes on Vintage Bay Drive tested on 2026-10-07 also showed AE 10 and a sliver of zone X near Building C, so the zone line runs close to the property; a building’s own Elevation Certificate and the FEMA address search, not this table, settle its zone for insurance.
At the four address points the ground sits 2.0 to 3.1 feet below the base flood elevation (11.0 minus 9.0 is 2.0 at Building A; 12.0 minus 9.0 is 3.0 at Building B; 11.0 minus 8.6 is 2.4 at Building C; 11.0 minus 7.9 is 3.1 at Building D). Ground at Vintage Bay is several feet higher than at most of the island’s river-side condominiums, where our tree research found ground near 4 to 5 feet NAVD88, but the base flood elevation here is also higher.
Collier County holds a FEMA elevation certificate for 201 Vintage Bay Drive, signed by a Naples land surveyor on 1999-01-15 for Vintage Bay Development Corporation. It was prepared on the old county map (community 120067, panel 0825 E, August 3, 1992), which put the building in zone AE with a base flood elevation of 10.0 feet NGVD 1929, and it records the building on diagram 7 with a reference level of 10.0 feet NGVD; the surveyor’s comment reads that the property “is located in Flood Zone AE with Portions lying in Zone X” and that reference level elevations range “from 9.64 to 10.0” (elevation certificate, PDF). NOAA’s VDatum converts 10.0 feet NGVD 1929 at this location to about 8.7 feet NAVD88 (uncertainty about 0.2 feet), the datum of today’s map (NOAA VDatum). On that conversion, Building B’s 1999 reference level sits about 3.3 feet below the 12-foot base flood elevation on the 2024 map at the building’s address point. The reference level on a diagram 7 certificate is the lowest floor of the building, here consistent with the under-building garage level, not the first residential floor; a current certificate and the insurer’s rating decide how that matters for a unit policy.
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 (NHC Tropical Cyclone Report, Ian). Those water levels are below the 7.9 to 9.0 foot ground readings at Vintage Bay’s four building points, but water levels differ across the island, so that comparison is context, not a finding that the site stayed dry. 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 Vintage Bay; ask the association for its post-Ian repair and insurance 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).
All four Vintage Bay buildings fall in Collier County’s storm surge evacuation zone A, the first zone ordered out when a storm threatens. Every other point we tested on the layer, from Olde Marco to Caxambas and the Indian Hill area, also fell in zone A, so an evacuation order reaches the whole island, not Vintage Bay alone. Sellers pricing a unit can start with a free valuation; buyers who want the flood records read with them can book a buyer consultation.
A Vintage Bay owner carries an HO-6 unit-owner policy for the inside of the unit and personal liability, while the association insures the four buildings under its master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and the buildings are in flood zone AE.
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 Vintage Bay 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 Community Rating System list effective October 1, 2026 shows the City of Marco Island (community 120426) at CRS Class 5, a 25 percent discount, effective 2023-10-01 (FEMA CRS eligible communities, October 1, 2026). A policy’s own declarations page shows the discount actually applied.
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; Rule 69O-170.0155). For a mid-rise condominium most of those features belong to the building, so the credits show up on the association’s master policy, not on the HO-6, and the four Vintage Bay buildings, built across two code eras, may be documented differently. The My Safe Florida Home grant program covers owner-occupied homesteaded homes up to three stories, which leaves Vintage Bay’s mid-rise buildings 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 Vintage Bay seller completes it for the unit.
The City of Marco Island, not Collier County, runs milestone inspections on the island, and its records for Vintage Bay’s four seven-floor buildings split two and two: Buildings A and B have Phase 1 reports the City accepted on 2025-08-28, while Buildings C and D show only a City notice, with no Phase 1 report on file as of 2026-10-22 (City of Marco Island Civic Access permit and milestone records).
Data updated: October 2026.
| Building | Year built (county roll) | City milestone project | Status in the City record, 2026-10-22 |
|---|---|---|---|
| A, 133 Vintage Bay Dr | 1997 | PR-000158-2025 | Phase 1 report accepted 2025-08-28 (case MS1-25-05311, Karins Engineering Group); an earlier case, MS1-25-00130, was closed 2025-01-10 with the finding “Phase 1 finding, Phase 2 required” |
| B, 201 Vintage Bay Dr | 1999 | PR-000159-2025 | Phase 1 report accepted 2025-08-28 (case MS1-25-05312, Karins Engineering Group) |
| C, 269 Vintage Bay Dr | 2001 | PR-000160-2025 | Phase 1 notice sent; no report on file |
| D, 337 Vintage Bay Dr | 2006 | PR-000161-2025 | Phase 1 notice sent; no report on file |
No Phase 2 case appears anywhere on the Vintage Bay parcel. Building A’s first engineer, Consult Engineering, recorded “Phase 2 required” in January 2025; the later Karins report for the same building was accepted in August 2025. Whether that first finding was resolved by repairs, superseded by the second report, or is still open is not shown in the public search, so a buyer should ask the association for both Building A reports and the inspector’s summaries. The City’s portal also cannot show whether Buildings C and D are early or late, so we state only what the record says: notice sent.
The building-wide permits on the master parcel since 2018 show the big-ticket items already done: new roofs on all four buildings in 2018 to 2019 (four permits of $195,000 to $195,900, about $781,800 combined), new attic sprinkler piping and heads ($112,433, completed 2024), a rebuilt boardwalk ($76,250, completed 2025-03-04) and a new fire pump ($45,800, 2018). Values are the declared permit valuations, not final costs. No master-parcel permit since 2022 names Hurricane Ian, Milton or storm damage (City of Marco Island Civic Access permit and milestone records).
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, and lets the local enforcement agency set an earlier first inspection where conditions such as proximity to salt water warrant it. 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). The City’s notices went to all four Vintage Bay buildings, including ones well short of 30 years; which age trigger the City applies is not confirmed in the records we read, so this page does not state one.
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, 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 publishes the submissions (DBPR SIRS reporting). Whether Vintage Bay’s study is completed and what it found are in the association’s records, not on its public site.
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). That rule applies to every Florida condominium with a building of three or more habitable stories, including Vintage Bay, and it is one of the reasons condo fees across the state have risen since 2022.
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 business days to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records, which the association must make available within 10 working days of a written request, under Fla. Stat. 718.111. Ask specifically for the SIRS, the current reserve schedule, the budget behind the 2026 fee, any special assessment adopted or proposed, the plan for Building A’s 2027 milestone inspection, and the last two years of board minutes.
Vintage Bay is served by Collier County Public Schools, and Marco Island Academy, the island’s public charter high school, is next door at 2255 San Marco Road. The island’s district elementary is Tommie Barfield Elementary, Marco Island Charter Middle is the island’s middle school option, and the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 | Drive from Vintage Bay |
|---|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A | 2.6 miles |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A | 2.8 miles |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A | 0.4 miles |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades); drive distances are our modeled routes from 201 Vintage Bay Drive.
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for a specific Vintage Bay unit with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone, so living next door to Marco Island Academy does not by itself secure a seat.
Vintage Bay is inside the City of Marco Island, so building permits, flood rules, noise limits and code enforcement come from the City, not from Collier County. The City adopted its current flood damage prevention rules alongside the FEMA map effective 2024-02-08, and the association adds its own approval for any work inside a unit.
A renovation that needs a permit goes through City of Marco Island Building Services, and the association’s rules set what owners may change and when. 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 (Marco Island Code of Ordinances; City of Marco Island floodplain documents). For a condominium the test applies to the building, which in practice keeps that decision with the association.
The City bars construction noise from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays (Marco Island Code of Ordinances); the association may set narrower hours for work inside the buildings, which the rules in the resale package state.
The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, and protects burrowing owl burrows with a 33-foot no-parking buffer during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice). The preserve and mangrove edge around Vintage Bay is the kind of setting where those rules matter to landscaping contractors.
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 Vintage Bay runs by car: the island’s beaches, supermarkets and urgent care are 3 to 6 miles away on Collier Boulevard, and there is no hospital emergency department on Marco Island. Inside the gate, the association’s office functions are handled by the management company in Naples.
Vintage Bay is on the bay side of the island, so beach days start with a drive. Tigertail Beach, about 5.3 miles away, is a Collier County park with a $10 daily parking fee for non-permit holders per the City, restrooms and rentals; South Marco Beach has about 70 spaces off South Collier Boulevard (City of Marco Island beach access; Collier County Parks and Recreation). Collier County residents can get a free county beach parking sticker. The private Residents’ Beach run by the Marco Island Civic Association admits owners of improved island property and renters of a year or more, not short-term renters (Marco Island Civic Association); the Vintage Bay association lists Residents’ Beach among the places it says are “Only 5 minutes” away.
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), about 4.2 miles from Vintage Bay, and Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island), about 4.7 miles.
NCH runs an urgent care center at 40 South Heathwood Drive on the island, about 2.8 miles from Vintage Bay, 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), off the island across the Jolley Bridge.
From Vintage Bay, the Marco Island end of the Judge S.S. Jolley Bridge on Collier Boulevard is about 4.5 miles by our modeled route, and San Marco Road also leads east to the Goodland bridge. From the Marco Island end of the Jolley Bridge, Southwest Florida International Airport (RSW) is about 47 miles and 63 minutes at free-flow speed and Fifth Avenue South in Naples about 16 miles and 27 minutes, on the public OSRM router; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, is about 4.5 miles from the bridge (Collier County, Marco Island Executive Airport). Peak-season times run longer. Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes).
Vintage Bay and Ville de Marco are both non-beachfront Marco Island condominiums with bay settings, but they are different products at different prices: in the 12 months to 2026-10-07 Vintage Bay’s median MLS sale was $583,750 for units of 1,637 square feet and up, against Ville de Marco’s $404,950 for units of 570 to 1,478 square feet.
Data updated: October 2026. Both complexes, 12 months to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29.
| Yardstick | Vintage Bay | Ville de Marco |
|---|---|---|
| Location | Barfield Bay, off San Marco Road, east side | Edington Place, near Olde Marco, north end |
| Units (county roll) | 132 | 164 (two condominiums: 92 and 72) |
| Year built (county roll) | 1997 to 2006 | 1969 to 1974 |
| Heated sq ft (county roll) | 1,637 to 2,738, median 1,773 | 570 to 1,478, median 1,000 |
| Closed sales, 12 months | 10 | 16 (2 entered after closing) |
| Median sale, 12 months | $583,750 | $404,950 |
| Sale range, 12 months | $420,000 to $950,000 | $240,000 to $820,000 |
| Median $/sq ft, 12 months | about $315 | about $474 |
| Median days on market | 36.5 (10 sales) | 68 (14 sales) |
| Median sale to final list | 95.6 percent | 93.6 percent |
| Listings on 2026-10-07 | 8 active ($479,000 to $629,000) | 8 active ($229,000 to $794,900) |
| Annual condo fee as entered on current listings | $13,388 to $14,124 (8 listings) | $10,868 to $19,560 (8 listings) |
| FEMA zone and BFE at tested points | AE 11 to 12 ft | AE 9 ft |
| City milestone record | A and B Phase 1 accepted 2025-08-28; C and D notice sent, no report | Two-story buildings; no City milestone case |
| Docks | None in public association documents | “Privately Owned Docks” (Ville de Marco West association site) |
Fees are as entered by listing agents, not association budgets. Ville de Marco’s figures come from the same MLS pull, county files and tree research as Vintage Bay’s, including the Ville de Marco West association’s own site (Ville de Marco West); see our Ville de Marco guide for its full record.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The most space for the money | Vintage Bay | About $315 per sq ft versus $474, on units of 1,637 sq ft and up |
| The lowest entry price | Ville de Marco | 12-month sales from $240,000 versus $420,000 |
| Newer construction and a later inspection calendar | Vintage Bay | Built 1997 to 2006 versus 1969 to 1974 |
| A dock | Ville de Marco | West building lists privately owned docks; Vintage Bay lists none |
| Walking to Olde Marco shops and restaurants | Ville de Marco | The West association says residents can “walk to the shops and restaurants in Olde Marco” |
| A gated, low-density setting on a preserve | Vintage Bay | The association describes a gated complex surrounded by preserve |
| A faster sale for a seller | Vintage Bay | Median 36.5 days on market versus 68 |
The Coastal Breeze News reported in 2020 that Hurricane Irma took out about 150 feet of seawall at Ville de Marco West, that the association built a new steel-sheet seawall with more than 7,000 cubic yards of fill, and that an engineering firm found the buildings structurally sound (Coastal Breeze News, 2020-05-28). No comparable seawall project appears in any public Vintage Bay record we read; its bay edge is mangrove and preserve rather than seawall in the association’s own photographs.
Measured on the same yardsticks, Vintage Bay is the newest, largest and highest priced of the four non-beachfront Marco Island condominiums compared here; the Estuary of Marco and San Marco Villas, its San Marco Road neighbours, are 1980s complexes with units around 1,000 square feet.
Data updated: October 2026. Southwest Florida MLS, pulled 2026-10-07; each complex’s own first window with ten or more closings.
| Complex | Window used | Closings | Median sale | Median $/sq ft | Heated sq ft (county) | Year built (county) |
|---|---|---|---|---|---|---|
| Vintage Bay | 12 months | 10 | $583,750 | about $315 | 1,637 to 2,738 | 1997 to 2006 |
| Ville de Marco | 12 months | 16 | $404,950 | about $474 | 570 to 1,478 | 1969 to 1974 |
| San Marco Villas | 12 months | 13 | $320,000 | about $302 | 1,006 to 1,112 | 1985 |
| Estuary of Marco | 24 months | 11 | $247,000 | about $256 | 914 to 1,291 | 1985 to 1990 |
The Estuary of Marco held only 4 closings in 12 months, so its row uses 24 months, the first window with ten or more. The yardstick is price per square foot: Vintage Bay sells near San Marco Villas per foot but delivers about 62 percent more space per unit at the median (1,773 against 1,091 square feet on the county roll), while Ville de Marco’s smaller units sell for the most per foot, a premium for its location near Olde Marco and its docks.
A buyer who wants the most house in a gated building on the east side of the island leans to Vintage Bay. A buyer who wants a townhouse-style villa near San Marco Road at a lower price leans to San Marco Villas, and one who wants the lowest entry price on the same road leans to the Estuary of Marco. The whole island is mapped in our Marco Island guide, the rest of the county in our Collier County guide, and our Naples versus Marco Island comparison covers the mainland alternative.
Selling at Vintage Bay? 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 Marco Island’s bay side? Call Marc at (239) 287-5873 or book a buyer consultation.
Vintage Bay’s strengths are space, a gate, garage parking, a preserve and bay setting, and buildings newer than most on Marco Island; its weaknesses are a condo fee that has risen by more than half since 2022, no docks, a drive to the beach, flood zone AE, and about 9.6 months of supply in October 2026.
If you’re searching for a Vintage Bay listing agent, or thinking, ‘I need someone to sell my Vintage Bay home…’, McGreevy and Comisar are the team to call. Vintage Bay recorded 10 closings in the 12 months to 2026-10-07 at a median of $583,750, and the median one closed at 95.6 percent of its final asking price.
In the last 12 months we tracked 10 Vintage Bay resales on the Southwest Florida MLS: $5,989,500 in total volume, a median sale of $583,750, a median of 36.5 days on market, and a median sale-to-final-list ratio of 95.6 percent. None of the 10 was entered after closing.
Selling here is a pricing exercise against your neighbours and against the fee. With eight units listed and about 9.6 months of supply on 2026-10-07, a buyer can tour several Vintage Bay units of your exact plan in one afternoon, so floor, view, finish and building have to be priced unit by unit. Three Vintage Bay specifics shape a sale: the association screens every purchaser through its Tenant Evaluation application, so your buyer should apply the day the contract is signed; the condo fee entered on listings has risen from about $8,632 in 2022 to as much as $14,124, so the listing has to show what the fee buys; and buyers will ask about the structural integrity reserve study and the milestone record (A and B accepted, C and D noticed with no report yet), so have the association’s documents in hand before the first showing. Units bought in 2021 or 2022 also have to be priced against today’s sales, not the purchase price, as the repeat-sale table above shows.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Vintage Bay sales of your floor plan, 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 Vintage Bay sale in the 12 months to 2026-10-07 took 36.5 days on the market, with a range from 1 day to 327 days (Southwest Florida MLS). The five fastest sales all closed within 24 days and at 94.1 to 100 percent of their final list prices.
Usually close to it. The median Vintage Bay sale closed at 95.6 percent of its final list price in the 12 months to 2026-10-07, and one of 10 sold at its full 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.
Yes, in practice. The association’s public flyer routes new sales as well as leases through its Tenant Evaluation application and says the screening committee makes the final decision, so build the approval into the contract timeline.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503).
Only selectively. In the last 12 months two 1,773 square foot units in the same building sold $202,000 apart, which shows buyers pay for condition, but alterations need the association’s approval and most need a City of Marco Island permit, so 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.
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Selling a Vintage Bay condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Vintage Bay? Call Marc at (239) 287-5873 or start a buyer consultation with our team.
The questions below come from the search terms people use for Vintage Bay and Marco Island condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Vintage Bay is a gated, 132-unit condominium of four mid-rise buildings, 33 units each, on Barfield Bay off San Marco Road on Marco Island, Florida. The buildings were completed in 1997, 1999, 2001 and 2006, and units run from 1,637 to 2,738 heated square feet.
At 133, 201, 269 and 337 Vintage Bay Drive, Marco Island, FL 34145, at the end of Vintage Bay Drive off San Marco Road beside Marco Island Academy, on the east, Barfield Bay side of the island inside the City of Marco Island and Collier County.
Ten units closed in the 12 months to 2026-10-07 at a median of $583,750 and a range of $420,000 to $950,000, about $315 per square foot (Southwest Florida MLS). On 2026-10-07 eight units were listed at $479,000 to $629,000.
Listing agents entered annual condo fees of $13,388 to $14,124 on the eight units listed on 2026-10-07, paid quarterly or monthly. Those are listing entries, not the association’s budget; the estoppel certificate and the adopted budget confirm the current figure.
The listing-entered fee rose from about $8,632 a year on 2022 closings to $13,388 to $14,124 in October 2026. The association’s budget, not the MLS, explains the drivers; statewide, Florida’s 2022 to 2025 condominium laws ended reserve waivers for structural items and raised insurance and reserve costs for most associations.
Yes. The association describes Vintage Bay as “a Low Density, Gated Complex.”
Yes, a screened community pool, plus a social room and a boardwalk to a gazebo on Barfield Bay, per the association.
No. Vintage Bay is on Barfield Bay on the east side of the island. Tigertail Beach is about 5.3 miles by road, and the association lists Residents’ Beach among places about five minutes away.
No owner docks or slips appear in any public Vintage Bay association document; the association offers a gazebo on the bay for fishing.
Yes. The association says assigned parking in the garage under each building is included.
1,637 to 2,738 heated square feet on the Collier County roll, in five sizes: 1,637 (two bedrooms), 1,773 (three bedrooms), 2,103 (three bedrooms and a half bath), 2,310 and 2,738 square feet.
One building at a time: 133 Vintage Bay Drive in 1997, 201 in 1999, 269 in 2001 and 337 in 2006, per the county roll.
132, in four buildings of 33 units each; the county roll and the state condominium register agree.
The association’s public website does not publish its pet rules, so confirm the current rule in the declaration and rules in the resale package before you sign.
Annual leases exist at Vintage Bay and every new tenant applies through the association’s screening process; the minimum lease term and any limits are set by the declaration and rules, which are not on the public site.
Yes. The association’s public flyer routes “New Sales & Leases” through a Tenant Evaluation application, and its screening committee makes the final decision.
FEMA zone AE at all four building address points, with a base flood elevation of 11 feet NAVD88 at three buildings and 12 feet at 201 Vintage Bay Drive, on FIRM panel 12021C0841J effective 2024-02-08.
Yes. All four buildings are in Collier County storm surge evacuation zone A, like every other point we tested on Marco Island.
Partly. City records show Phase 1 reports accepted for Buildings A and B on 2025-08-28; Buildings C and D show a City notice sent and no report on file as of 2026-10-22. Ask the association for all four buildings’ status and both Building A reports.
Seacrest Southwest, a Naples association management company, per the association’s website and the state condominium register.
Collier County Public Schools; Tommie Barfield Elementary is about 2.6 miles away, Marco Island Charter Middle about 2.8 miles, and Marco Island Academy, a charter high school, is next door. The district’s maps place the island in the Manatee Middle and Lely High zones.
No age restriction appears in the association’s public documents; the declaration would carry one.
A mortgage is possible on a Vintage Bay unit, but the lender reviews the association’s budget, reserves, insurance and any litigation before it approves the building, so order the lender questionnaire through the management company’s document service (HomeWiseDocs) early.
These are the questions Vintage Bay 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 public documents.
Start from the sales of your floor plan: in the 12 months to 2026-10-07 the median of the two 1,637 square foot sales was $532,500, the four 1,773 square foot sales $515,000 and the three 2,103 square foot sales $635,000, and the one 2,310 square foot sale closed at $950,000, each a median of that small group only.
Ten Vintage Bay units closed in the 12 months to 2026-10-07 at a median of $583,750, a range of $420,000 to $950,000 and a total of $5,989,500 (Southwest Florida MLS).
Eight were listed and none pending on 2026-10-07, asking $479,000 to $629,000, which is about 9.6 months of supply at the last 12 months’ pace.
The median Vintage Bay sale in the last 12 months took 36.5 days on the market; the range ran from 1 to 327 days, and five of the eight active listings on 2026-10-07 had been listed more than 160 days.
The median sale closed at 95.6 percent of its final list price in the 12 months to 2026-10-07; one of 10 sold at its full final ask.
They fell from the 2022 peak and are recovering: the calendar-year median was $662,000 in 2022, $520,000 in 2024, $480,000 in 2025 and $614,750 in 2026 to 2026-10-07, each year on fewer than a dozen sales (Southwest Florida MLS).
Possibly. In the county record, the four Vintage Bay units bought between July 2021 and April 2022 that resold in 2025 or 2026 changed by minus 10.2 to plus 5.0 percent, while units bought from 2019 to May 2021 gained 21.8 to 94.7 percent on resale.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price every Vintage Bay listing from the closed sales of the same floor plan and the county’s resale record. Call Jesse direct at (239) 898-6072.
Yes. The association’s public flyer routes new sales through its Tenant Evaluation application and says the screening committee makes the final decision.
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; Vintage Bay estoppels are ordered through HomeWiseDocs under the management company’s notice.
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 $4,086.25 on a $583,750 Vintage Bay 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 business days to cancel after signing and receiving the required documents, and any waiver of that right has no effect.
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 and lenders ask for both. The association’s structural integrity reserve study was due by December 31, 2025, and City records show accepted Phase 1 milestone reports for Buildings A and B and a notice with no report yet for C and D; have the 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.
Show what it pays for. Get the current budget and reserve schedule from the association, list the fee exactly as the estoppel will state it, and price against Vintage Bay sales that closed under the same fee, not 2022 sales under the old one.
Yes, but the lease and the association’s approval of that tenant come with the sale; confirm the lease end date against the buyer’s plans and the association’s renewal rules before you list.
Less than the floor plan does. Over 60 months the median MLS sale was $525,000 in Building A, $500,000 in B, $629,000 in C and $613,250 in D, but Building C’s figure includes its three largest-unit sales, and every building has sold units across the full range.
In the last 12 months, yes: the eight three-bedroom sales had a median of $614,750 and the two two-bedroom sales $532,500. Over 60 months, though, the 1,773 square foot three-bedroom plan sold for a lower median than the 1,637 square foot two-bedroom plan, so condition and view matter as much as bedrooms.
Scarcity. Only two 2,738 square foot units closed on the MLS in five years, at $1,050,000 and $1,200,000, plus one off-market county-recorded sale at $875,000, and the one 2,310 square foot sale closed at $950,000 in two days. These units are priced against each other, not against the building median.
A buyer’s assessment resets to just value the year after purchase, and the 2025 confirmed millage for a standard Marco Island parcel was 8.9535 mills, or $895.35 per $100,000 of taxable value, before the mosquito control levy.
Yes, to an investor who accepts the association’s screening of every tenant and the leasing rules in the declaration; annual leases exist, but the public site does not publish the minimum term, so give investor buyers the leasing article early.
Fix what a buyer’s inspector will flag and what photographs poorly; any alteration needs the association’s approval and most need a City of Marco Island permit.
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 floor plan’s own closed sales.
That depends on your plans, your unit and the supply around you: with about 9.6 months of supply and a 12-month median of $583,750 on 2026-10-07, buyers have choice, so a well-priced unit competes best when fewer units of the same plan are listed.
$950,000, for the 2,310 square foot unit C32 at 269 Vintage Bay Drive, which closed on 2026-02-25 after two days on the market (Southwest Florida MLS).
$420,000, for the 1,773 square foot unit D4 at 337 Vintage Bay Drive, which closed on 2025-11-04 (Southwest Florida MLS).
The MLS figures on this page do not separate cash from financed sales, so we do not state a share; a financed buyer’s lender will review the association’s budget, reserves and insurance, which is one more reason to have the documents ready.
The association’s flyer says the screening committee makes the final decision on new sales, so plan the closing date after the approval and write the approval window into the contract.
It is a public record of Building B’s lowest floor on the old map, and it helps a buyer’s insurance agent start a quote; a newer certificate, if the association has one, is better, so ask the manager before you list.
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 Vintage Bay. 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.
