Marco Island sells building by building and canal by canal. We price from the island's closed sales and answer the flood, insurance and condo questions before a buyer asks.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Southwest Florida MLS closed sales for the City of Marco Island, 12 months to October 7, 2026, computed 21 October 2026
McGreevy and Comisar are the Southwest Florida listing team that prices Marco Island homes from the island’s own closing record, and this is our seller’s guide to the market. If you own a gulf-front condominium, a bayside unit or a canal home anywhere on Marco Island, this page gives you the closed prices, days on market, list-to-sale ratios, costs, disclosures and timing that decide what you net.
Marco Island is two markets that share one bridge. In the 12 months to October 7, 2026, we tracked 891 closed residential sales in the City of Marco Island in the Southwest Florida MLS, worth about $1.25 billion: 404 single-family homes at a $1,550,000 median and 486 condominiums at a $620,000 median. Inside the condominium market, the gulf-front towers closed at a median of $777 per square foot against $541 for the bayside buildings, and the six Cape Marco towers at $847.
This guide shows where those numbers come from, how we price an island home from its own building or its own water, what buyers ask about flood, insurance, milestone inspections and reserves, and what it costs to sell under Collier County custom.
To sell a home on Marco Island in 2026, price it from closed sales in your own building or on your own water, not from the island median; gather the flood, insurance, permit and condominium documents buyers now ask for before you list; launch for the January to May closing season; and hire a team that negotiates inspection, insurance and appraisal issues personally.
That sequence matters more in 2026 than it did four years ago, because the island has moved from a seller’s market to a negotiated one. In the 12 months to October 7, 2022, Marco Island sales spent a median of 18 days on market and closed at a median of 98.1 percent of the final list price. In the 12 months to October 7, 2026, the same measures were 77 days and 94.3 percent (Southwest Florida MLS). Prices have held close to level while the pace has slowed: the single-family median moved from $1,575,000 to $1,550,000 over the last year and the condominium median from $625,000 to $620,000.
This is a long page on purpose. It covers the Marco Island market by segment, condo versus single-family, gulf-front versus bayside, seasonality, pricing, flood and storm history, the condominium milestone and reserve laws, seller disclosures, marketing, negotiation, Collier County costs, taxes, your options, client reviews and more than forty seller questions answered.
These are the ten facts about selling a home on Marco Island that matter most in October 2026, each drawn from the Southwest Florida MLS, a state or federal agency, the City of Marco Island or Collier County government, and each one is dated so you can judge how current it is.
McGreevy and Comisar are a two-partner listing team ranked Top 1% nationally since 2008, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Marco Island sellers hire us because we price from closed island sales in their own building or on their own water, answer the flood, insurance and condominium questions before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your house on Marco Island, or thinking, “I need a listing agent who understands island condos and canal homes,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Before you interview agents, read our guide to the best real estate agents in Marco Island, which sets out what to ask any listing agent on the island.
Honors and recognition:
Every market figure on this page comes from closed sales in the Southwest Florida MLS for the City of Marco Island, read sale by sale. When an owner in a Collier Boulevard tower asks what their unit is worth, the answer starts with the closings in that tower and the towers buyers compare it with, not with an island-wide number that describes a different home.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side, so our sellers hear what island buyers are paying this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and appraisal disputes are handled by one of the two partners, never handed to a junior agent.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote you a list price to win the listing and cut it three weeks later, and we will not market a Marco Island home as storm-proof, reserve-funded or recently re-roofed unless the document says so. A listing that has already answered the inspector’s, insurer’s and lender’s questions sells faster and holds its price.
McGreevy and Comisar have held the Top 1% Real Estate Agents Nationally Since 2008 ranking, are the #1 Team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Every Marco Island figure below is market data we tracked from the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS, closed residential sales in the City of Marco Island, 12 months to October 7, 2026; computed 21 October 2026).
That record is why we built this page from the closing data rather than from asking prices. We tracked 891 closed sales on the island in the last 12 months, read each one by building, design, water and days on market, and set aside seven closings recorded under $50,000 in the five-year pull. The sections that follow are the result, segment by segment.
Before we put a number on any Marco Island home, we walk every seller through the same five points, in writing, at the first meeting.
Marco Island condominium supply reached 6.4 months on October 7, 2026, against 4.5 months for single-family homes, so the gap between a well-priced listing and an overpriced one decides your season. Request a free Marco Island home valuation built from closings in your own building or on your own water, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers on Marco Island, or see how we represent buyers across Southwest Florida.
The Marco Island market in October 2026 is level on price, higher on volume and slower on pace. In the 12 months to October 7, 2026, single-family homes closed at a $1,550,000 median and condominiums at $620,000, within 2 percent of a year earlier, while closings rose from 792 to 891 and the median sale took 77 days and closed at 94.3 percent of list.
Data updated: October 2026 (Southwest Florida MLS, closed residential sales in the City of Marco Island, ZIP 34145, 12 months to October 7, 2026 against the 12 months before; computed 21 October 2026).
| Marco Island, closed sales | 12 months to Oct 7, 2026 | 12 months to Oct 7, 2025 | Change |
|---|---|---|---|
| Single-family closings | 404 | 405 | -0.2% |
| Single-family median price | $1,550,000 | $1,575,000 | -1.6% |
| Single-family median price per sq ft | $699 | $694 | +0.7% |
| Condominium closings | 486 | 387 | +25.6% |
| Condominium median price | $620,000 | $625,000 | -0.8% |
| Condominium median price per sq ft | $531 | $548 | -3.1% |
| All residential closings | 891 | 792 | +12.5% |
| All residential median price | $1,000,000 | $1,050,000 | -4.8% |
| Median days on market, all | 77 | 79 | -2 days |
| Median sale-to-list ratio, all | 94.3% | 93.4% | +0.9 points |
The island’s pace has changed more than its prices. Each row below is a 12-month window ending October 7.
| 12 months ending Oct 7 | Single-family closings | Single-family median | Condo closings | Condo median | Median days on market, all | Median sale-to-list, all |
|---|---|---|---|---|---|---|
| 2022 | 397 | $1,639,000 | 532 | $666,500 | 18 | 98.1% |
| 2023 | 369 | $1,575,000 | 404 | $710,000 | 48 | 95.1% |
| 2024 | 394 | $1,600,000 | 422 | $675,000 | 68 | 94.8% |
| 2025 | 405 | $1,575,000 | 387 | $625,000 | 79 | 93.4% |
| 2026 | 404 | $1,550,000 | 486 | $620,000 | 77 | 94.3% |
On October 7, 2026, the MLS showed 150 active single-family listings and 259 active condominium listings in the City of Marco Island, plus 58 under contract. Measured against the last 12 months of closings, that is 4.5 months of single-family supply and 6.4 months of condominium supply. Inside the condominium market, the seven bayside buildings carried 3.7 months of supply against 5.6 months in the 19 gulf-front towers.
Most do not. The median Marco Island sale in the last 12 months closed at 94.3 percent of its final list price, and 72 of 870 sales with a comparable list price, 8.3 percent, closed at or above list. The gap widens with price: single-family homes between $500,000 and $1 million closed at a median 95.5 percent of list, while those between $2 million and $3 million closed at 91.7 percent.
The median Marco Island sale in the last 12 months spent 77 days on market, 74 for single-family homes and 81 for condominiums. High-rise condominiums took a median 98 days, mid-rise 77 and low-rise 63. Condominiums priced between $2 million and $3 million took a median 141 days.
Marco Island single-family homes and condominiums are separate markets with different buyers, prices and speeds. In the 12 months to October 7, 2026, houses closed at a $1,550,000 median with 4.5 months of supply, and condominiums at $620,000 with 6.4 months, so a condo seller faces more competition and needs a sharper price.
Data updated: October 2026 (Southwest Florida MLS, closed sales in the City of Marco Island by MLS building design, 12 months to October 7, 2026; active listings on October 7, 2026).
| Segment, 12 months to Oct 7, 2026 | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list | Months of supply |
|---|---|---|---|---|---|---|
| Single-family homes | 404 | $1,550,000 | $699 | 74 | 94.0% | 4.5 |
| All condominiums | 486 | $620,000 | $531 | 81 | 94.5% | 6.4 |
| High-rise condos (8+ stories) | 201 | $999,000 | $742 | 98 | 94.7% | n/a |
| Mid-rise condos (4 to 7 stories) | 166 | $540,000 | $494 | 77 | 94.9% | n/a |
| Low-rise condos, townhouses and villas | 119 | $350,000 | $430 | 63 | 94.0% | n/a |
323 of the 404 single-family closings in the last 12 months, 80 percent, were at $1 million or more, and 78 were at $3 million or more. The busiest price band was $1 million to $2 million, with 189 closings at a $1,400,000 median and a median 62 days on market. Homes above $3 million took a median 95 days.
Condominium closings rose 25.6 percent year over year, from 387 to 486, while the median price slipped 0.8 percent to $620,000. The busiest band was $500,000 to $1 million, with 204 closings at a $650,000 median. A condo seller competes with more listings than a house seller, so the building’s paperwork and the first-week price matter even more.
The median total annual recurring fee entered on condominium closings in the last 12 months was $14,056, from 476 of 486 listings that reported it: $20,828 for high-rise units, $12,624 for mid-rise and $10,432 for low-rise. Buyers compare fees across buildings, so we show yours with what it covers.
Most Marco Island houses are listed under the generic plat names, so we define the island’s named single-family areas street by street, the same way across every page of our Marco Island guide. Hideaway Beach houses closed 11 times in the last 12 months at a $2,230,000 median and a median 87.9 percent of list. The Estates closed 35 single-family sales at a $3,000,000 median and $862 per square foot. Tigertail houses closed 33 times at a $2,050,000 median and $765 per square foot.
On Marco Island the water sets the price more than the square footage. In the 12 months to October 7, 2026, condominiums in 19 gulf-front towers closed at a median $777 per square foot and a $1,000,000 median price, against $541 per square foot and $575,000 for seven bayside buildings, a 43.6 percent premium per square foot for the Gulf.
Data updated: October 2026 (Southwest Florida MLS, closed condominium sales matched to named buildings, 12 months to October 7, 2026; building groups as defined below).
| Condominium group, 12 months to Oct 7, 2026 | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list | Median annual fees | Months of supply |
|---|---|---|---|---|---|---|---|
| 19 gulf-front towers | 111 | $1,000,000 | $777 | 78 | 94.7% | $21,132 | 5.6 |
| Cape Marco’s six towers (part of the 19) | 43 | $2,300,000 | $847 | 77 | 94.8% | $30,894 | n/a |
| 7 bay, river and canal buildings | 45 | $575,000 | $541 | 139 | 94.3% | $12,178 | 3.7 |
The gulf-front group is the six Cape Marco towers (Belize, Cozumel, Merida, Monterrey, Tampico and Veracruz) plus Apollo, Royal Seafarer, Sea Winds, Sandcastle, Summit House, The Prince, Gulfview, Admiralty House, Sunset House, Tradewinds, Princess Del Mar, Sandpiper and the Marbelle Club, each placed on the beach by its association or by aerial imagery. The bay, river and canal group is Smokehouse Bay Club, Smokehouse Harbour and The Esplanade on Smokehouse Bay, Grand Bay, Riverside Club and Pier 81 on the Marco River side, and Courtyard Towers on a south-end canal. Buildings whose water frontage we could not confirm are left out of both groups.
The Gulf premium is real but it is not automatic. Gulf-front units sold faster than bayside units in the last 12 months, a median 78 days against 139, yet they also carry higher fees, a median $21,132 a year against $12,178, and more of their buildings sit in the milestone and reserve cycle. A gulf-front seller’s price depends on the floor, the direct-Gulf view and the building’s paperwork as much as on the address.
The bayside buildings had the tightest supply on the island on October 7, 2026, 3.7 months, but the slowest median sale, 139 days. That combination usually means buyers wait for the right unit at the right price, so a bayside seller who prices inside the closed-sale range and leads with the water view and boating access is the one who sells.
Most Marco Island houses sit on water. In the Collier County roll and parcel maps, 66 percent of the island’s single-family parcels outside Key Marco and Hideaway Beach touch a canal or open water: 4,161 on canals, 759 on bays and 50 on the Gulf. The City counts 5,723 homes on canals or waterfront and nearly 100 miles of man-made canals. Our MLS pull for this page, dated October 7, 2026, did not carry the waterfront-type field, so we do not yet publish a gulf-front versus canal price split for single-family homes; it is scheduled for the next MLS refresh, and until then we price each waterfront home from the closings on its own water.
The best time to close a Marco Island sale is January through May, when the seasonal buyers are on the island. Over the five years to September 2026, those five months produced 50.1 percent of all closings, and January and May closings carried the shortest median days on market, 40 and 41, against 74.5 days for September closings.
Data updated: October 2026 (Southwest Florida MLS, 4,201 closed sales in the City of Marco Island, October 2021 through September 2026, by month of closing; computed 21 October 2026).
| Month of closing | Closings, Oct 2021 to Sep 2026 | Share | Median days on market | Median sale-to-list |
|---|---|---|---|---|
| January | 308 | 7.3% | 40 | 95.6% |
| February | 324 | 7.7% | 45.5 | 95.5% |
| March | 481 | 11.4% | 46 | 95.5% |
| April | 508 | 12.1% | 46 | 95.6% |
| May | 485 | 11.5% | 41 | 95.2% |
| June | 408 | 9.7% | 51 | 94.9% |
| July | 285 | 6.8% | 70 | 94.3% |
| August | 304 | 7.2% | 62 | 94.4% |
| September | 269 | 6.4% | 74.5 | 93.6% |
| October | 274 | 6.5% | 61 | 94.9% |
| November | 236 | 5.6% | 68 | 95.5% |
| December | 319 | 7.6% | 46.5 | 95.3% |
Because a closing follows the contract by weeks, the homes that close in March, April and May are listed in the winter. A Marco Island seller who wants the spring market should be photographed, documented and live by January, when the seasonal buyers arrive.
July through November produced 32.6 percent of five years of closings, with longer days on market and, in September, the lowest median sale-to-list ratio, 93.6 percent. Summer and fall still sell: the buyers are fewer but more serious, and the supply they compare with is smaller. Price for the market you are in, not the one you remember from March.
Hurricane season runs from June through November. A named storm in the Gulf can pause an insurer’s ability to bind new policies, so a summer or fall contract should give the buyer’s insurance deadline room, and the listing file should show the home’s flood and storm history before a buyer asks.
These ten Marco Island closings from September and October 2026 show how differently the island’s segments trade, from a $350,000 one-bedroom on the Marco River side to a $4,300,000 Cape Marco residence. Each is a closed sale in the Southwest Florida MLS; we list the building or area, not the unit or street number.
Data updated: October 2026 (Southwest Florida MLS, closed sales in the City of Marco Island, September 9 to October 7, 2026).
| Closed | Building or area | Type | Beds | Sq ft | Sold price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
| Sep 29, 2026 | Veracruz, Cape Marco | High-rise condo | 3 | 3,268 | $4,300,000 | 55 | 93.5% |
| Sep 23, 2026 | Merida, Cape Marco | High-rise condo | 3 | 1,756 | $1,070,000 | 71 | 101.9% |
| Sep 30, 2026 | Royal Marco Point, Hideaway Beach | High-rise condo | 4 | 3,506 | $2,500,000 | 44 | 96.2% |
| Sep 24, 2026 | Crescent Beach | High-rise condo | 2 | 1,445 | $1,150,000 | 146 | 92.0% |
| Sep 30, 2026 | The Esplanade, Smokehouse Bay | Mid-rise condo | 3 | 1,812 | $1,090,000 | 3 | 90.8% |
| Oct 2, 2026 | Anglers Cove | Mid-rise condo | 1 | 717 | $350,000 | 6 | 97.2% |
| Oct 2, 2026 | Estates | Single-family | 3 | 3,362 | $4,000,000 | 131 | 88.9% |
| Oct 5, 2026 | Caxambas | Single-family | 4 | 2,473 | $1,195,000 | 55 | 100.0% |
| Sep 28, 2026 | Marco Island | Single-family | 3 | 2,249 | $2,600,000 | 23 | 93.0% |
| Sep 30, 2026 | Marco Beach | Single-family | 3 | 1,496 | $622,000 | 5 | 94.4% |
The fastest sales in the table took 3 to 6 days on market; the slowest, 131 and 146 days, closed at 88.9 and 92.0 percent of their final list price. A Merida unit at Cape Marco closed above list, at 101.9 percent. Across all of the last 12 months the gap between list and sale also varied by price band: single-family homes from $500,000 to $1 million closed at a median 95.5 percent of list, and those from $2 million to $3 million at 91.7 percent.
We price a Marco Island home from the closed sales that actually look like it: the same building or the same canal system, the same view and floor, the same construction era and the same flood and insurance profile, adjusted for condition and checked against what is for sale the week you list. An island-wide median is a starting fact, never a price.
For a condominium, the first comparables are closed sales in your own building, then in the buildings buyers cross-shop with it: a Cape Marco tower against its neighbors, a beachfront tower on South Collier Boulevard against the next tower on the sand, a bayside complex against the other bayside complexes. For a single-family home, the first comparables share your water: direct Gulf access without bridges, a canal behind a fixed bridge, a bay view, or no water at all.
On Marco Island the water decides more of the price than the square footage. A unit that looks straight down the beach and a unit in the same tower facing the parking lot are different products, and a canal home with a short run to the Gulf and no fixed bridge sells to a different boater than one behind a bridge. We price those differences from closings, not from asking prices.
For a condominium, the association’s milestone inspection status, reserve study, reserve balance, insurance and any assessment are part of the value of every unit in the building. Two identical units in two different buildings can sell tens of thousands of dollars apart because one association has finished its repairs and funded its reserves and the other has not.
For a house, the lowest floor elevation, the roof age, the wind mitigation features and the flood history decide what a buyer will pay to insure it, and island buyers now write that cost into their offers. An elevated post-2004 home and a ground-level 1970s home on the same canal are not comparables until those differences are priced.
Automated estimates read square footage, bedrooms and recent nearby sales. They cannot read the floor a unit is on, which way it faces, whether a canal home is behind a fixed bridge, whether a building’s assessment is paid, or whether a house was rebuilt after Ian. On an island where those facts move the price more than the bedroom count, we treat an online number as a conversation starter.
We set the list price to compete with the best three active listings like yours on the day you go live, because the first two weeks bring the most showings and the strongest offers, and a reduction later costs more than the right price at the start.
Every Marco Island buyer asks three questions before they make an offer: what flood zone the home sits in, what happened to it in Hurricane Ian, and what the insurance will cost. A Marco Island seller who answers all three in writing on the first day of the listing removes the biggest reasons an island buyer hesitates, renegotiates or walks away after inspection.
The flood maps in force for Marco Island are Collier County FIRM panels with the suffix J, effective February 8, 2024. When we tested 116 street addresses across the island against FEMA’s National Flood Hazard Layer, 108 read Zone AE and 8 read Zone X, with base flood elevations of 8 to 12 feet NAVD88 where one is published. Zone VE, the coastal high-hazard zone, is mapped within 150 meters of 38 of those points, mainly along Cape Marco, the beachfront towers on South Collier Boulevard, Hideaway Beach, Key Marco and Caxambas, so a beachfront building’s footprint can sit in VE even where the street reads AE. A street test is a map indication, not a flood determination: your elevation certificate or the FEMA Flood Map Service Center gives the structure’s zone.
Hurricane Ian made landfall at Cayo Costa on September 28, 2022, with Marco Island south of the eye. The National Hurricane Center reports maximum inundation of 4 to 6 feet above ground from Marco Island through Everglades City, a highest measured Marco Island high water mark of 4.7 feet above ground, and a storm tide of 7.38 feet NAVD88 at the USGS sensor at Tigertail Beach. Across Collier County, the same report counts 33 buildings destroyed and more than 3,500 with major damage. Buyers know the storm by name, so we answer it with the record for your street rather than with reassurance.
Hurricane Irma made its final landfall near Marco Island on September 10, 2017, as a category 3 storm; the National Hurricane Center records 3 to 5 feet of inundation from Marco Island north to Fort Myers and 5.20 feet NAVD88 at the Tigertail Beach sensor. In 2024, Helene brought 2 to 4 feet of inundation to areas including Marco Island and Milton brought 3 to 5 feet from Bonita Beach through Marco Island. None of the sources we reached shows a hurricane landfall or surge on Marco Island in 2025 or in 2026 through October 7.
The City of Marco Island defines both substantial improvement and substantial damage at 50 percent of the structure’s market value, and the improvement test is cumulative over 12 months from the first permit. When a home crosses that line, the whole structure must be brought to current flood rules: the lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road. For a seller of an older, ground-level home, that rule shapes the buyer’s plan and therefore the price: a renovation buyer prices the 50 percent ceiling, a rebuild buyer prices the lot.
Citizens Property Insurance requires flood coverage as a condition of a personal lines residential policy in stages: dwellings of $400,000 or more since January 1, 2026, and every remaining Citizens personal lines residential policy from January 1, 2027; homes in a special flood hazard area have needed it since 2023. Two exceptions matter on Marco Island: a policy that does not cover wind, and a policy written on a condominium unit-owner form. So a Citizens HO-6 unit policy does not trigger the flood requirement, while a Citizens policy on a single-family house does.
Under the National Flood Insurance Program, premiums cannot rise more than 18 to 25 percent a year for most policyholders, and a buyer may be able to assume the seller’s current NFIP policy. That second point is worth money: an assumable policy is a selling feature we put in the listing file. Marco Island takes part in FEMA’s Community Rating System at Class 5, which gives NFIP policies in the Special Flood Hazard Area a 25 percent premium discount: FEMA’s CRS eligible communities list effective October 1, 2026 shows Marco Island, City of (community 120426) at Class 5, effective October 1, 2023 (FEMA CRS eligible communities, October 2026).
Citizens requires a four-point inspection on homes more than 20 years old and treats shingle roofs older than 25 years and tile or metal roofs older than 50 years as needing proof of at least five years of remaining life. Florida law requires insurers to give actuarially reasonable credits for wind-resistant construction, documented on the state’s uniform mitigation verification form. A current four-point and wind mitigation report, ordered before the listing goes live, lets a buyer’s agent quote insurance during the first showing instead of after the offer.
Two Florida condominium laws decide how quickly a Marco Island condo sells in 2026: the milestone structural inspection for buildings of three or more habitable stories, and the structural integrity reserve study (SIRS). A seller must now hand the buyer the inspector’s milestone summary and the association’s most recent SIRS, or a statement that none exists, so the building’s paperwork is part of the price of every unit in it.
Florida’s milestone law applies to condominium and cooperative buildings three habitable stories or more in height. The statute requires the first inspection by December 31 of the year a building turns 30, based on its certificate of occupancy, and every 10 years after; buildings that turned 30 before July 1, 2022 were due before December 31, 2024. A local building official may require the first inspection at 25 years where conditions such as proximity to salt water justify it. The City of Marco Island’s own program page could not be read for this guide, so we confirm your building’s status with the association’s records rather than from a rule of thumb.
Most of Marco Island’s condominium stock is old enough to be inside the milestone cycle already. In the Collier County roll records we pulled for 51 island condominium associations, buildings such as Sunset House (1969 to 1970), Admiralty House (1973), Gulfview (1975), Mariner (1977), Riverside Club (1980 to 1981) and Sandcastle (1982 to 1983) all reached 30 years before July 1, 2022, while the Cape Marco towers Belize (2004) and Veracruz (2005) and Madeira (2006) do not reach 30 until the mid 2030s.
Associations that existed on or before July 1, 2022 had to complete a SIRS by December 31, 2025, for each building three stories or higher; an association with a milestone inspection due on or before December 31, 2026 could do both together, and in no case may the study be finished after December 31, 2026. The study covers the roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, windows and exterior doors, and any other item over $25,000 whose failure would affect them. Since budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a SIRS may not waive or reduce reserves for those items.
On a condominium resale, section 718.503 entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of the milestone inspection where applicable, the association’s most recent structural integrity reserve study or a statement that it has none, any turnover inspection report, and the Frequently Asked Questions and Answers sheet. We request the full set from the association the week we list, because a missing document restarts the buyer’s clock.
A condominium resale contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the required documents. Where the association has a milestone summary, turnover report or SIRS, the contract must carry the statutory acknowledgment that the buyer received it. Delivering the documents with the first offer, not after it, is how a Marco Island condo contract starts its clock on day one.
Whether a seller or a buyer pays a special assessment depends on when it is levied and what the contract says, and the association’s estoppel certificate states every amount owed at closing. We read the association’s minutes, budget and reserve schedule before pricing, because a buyer will discount a unit for any assessment the records show is coming, and a known, quantified assessment costs a seller less than an open question.
A Marco Island seller owes the buyer a written flood disclosure at or before contract, a duty to disclose known defects that materially affect value, the statutory property tax summary, and, for a condominium, the resale document set. A single-family seller in a mandatory homeowners’ association also owes the association disclosure summary before contract. Getting these right is the cheapest protection a seller can buy.
Since October 1, 2024, section 689.302 has required the seller of residential property to complete and provide a flood disclosure at or before the time the contract is signed, and the form was expanded on October 1, 2025. It says homeowners’ policies do not cover flood, then asks whether the seller knows of flooding that damaged the property during their ownership, whether they filed a flood claim, including with the National Flood Insurance Program, and whether they received flood assistance, including from FEMA. On an island where Ian reached every shoreline, we complete this form with the seller from their own claim records.
Under Johnson v. Davis, a Florida seller who knows of facts that materially affect value, are not readily observable and are not known to the buyer must disclose them, and an as is contract does not remove that duty. A repaired storm loss, a replaced seawall, a past roof leak or a pending association repair is disclosed with its paperwork, which turns a question into a documented history.
Section 689.261 requires the property tax disclosure summary at or before contract, warning that a change of ownership resets the assessed value. On Marco Island this matters more than most places, because a long-held homestead or a non-homestead home capped at 10 percent a year can carry a bill far below what the next owner will pay.
Section 720.401 requires the parcel owner selling in a mandatory homeowners’ association to present a disclosure summary before the contract is signed, and a buyer who did not get it may cancel within 3 days after receiving it or before closing, whichever comes first. The same section does not apply to associations governed by chapters 718, 719, 721 or 723. More than half of Marco Island’s closings in the last 12 months, 486 of 891, were condominiums governed by chapter 718, where the condominium resale rules apply instead; a single-family home in an HOA, or a home whose community mixes an HOA with condominiums, should have its own path confirmed by the closing agent or a Florida real estate attorney. This is information, not legal advice.
A Hideaway Beach parcel pays a separate ad valorem levy to the Hideaway Beach Tax District, 1.6000 mills for tax year 2025, on top of the standard Marco Island millage. Buyers see it on the tax bill, so we show it in the listing file.
Marco Island is its own permitting city, and the title company’s municipal lien search will surface open or expired permits on a dock, seawall, pool or renovation. We pull the permit history before listing so an expired permit is closed, not discovered by a buyer’s title agent two weeks before closing.
We market a Marco Island home to the buyer who is most likely to pay for what it actually has: water, view, boat access, floor height, building condition and rental rules. That means photography and aerial video that show the water and the route to the Gulf, a listing file that answers flood, insurance and condominium questions before they are asked, and outreach to the seasonal and out-of-state buyers who make up much of the island’s demand.
Marco Island buyers are buying a view and a waterway, so we shoot the view from the lanai at the hour it looks best, fly the canal route to the nearest pass for a boating home, and show the beach walk from a tower lobby. Floor plans with measured square footage go in every listing, because buyers comparing two units in the same tower compare plans first.
Every listing we take on Marco Island goes live with a document file: the flood disclosure, the elevation certificate where one exists, the four-point and wind mitigation reports, the roof and seawall permit history, and, for a condominium, the milestone summary, the reserve study or the association’s statement, the budget, the rules on leasing and pets, and the fee history. A buyer’s agent who can answer insurance and association questions on day one writes a cleaner offer.
Many Marco Island buyers live somewhere else when they first see your home. We time the launch for the months they are on the island, schedule showings around a weekend visit, and give remote buyers live video tours and a written summary they can forward to their lender, insurer and attorney. Our Domain Realty Group team works the buyer side every day, which keeps our sellers close to what island buyers are paying this month.
A Marco Island listing gets its most attention in its first two weeks. We price to compete with the best three active listings like yours on the day you go live, not with the highest asking price in the building, because a listing that sits teaches buyers to wait for a reduction.
Jesse McGreevy negotiates every Marco Island listing personally, from the first offer through inspection, appraisal and closing. Island negotiations turn on a handful of predictable issues, insurance quotes, inspection findings, association approval and appraisal on distinctive waterfront homes, and we plan the answer to each before the first offer arrives.
Older island homes and buildings produce long inspection reports. We get ahead of them with pre-listing reports where they make sense, price known items into the list price, and answer a repair request with a credit or a documented fix rather than an open-ended promise.
A buyer who cannot bind insurance cannot close. We ask for the buyer’s insurance quote early in the contract period, supply the four-point, wind mitigation and elevation documents to their agent the same day, and track the financing and insurance deadlines so a late quote does not become a reason to renegotiate.
Many Marco Island associations review or approve buyers, and the condominium buyer’s 7-business-day window starts when they receive the documents. We deliver the resale document set with the contract, submit the association application the day it is signed, and track approval against the closing date.
A gulf-front tower unit on a high floor or a direct-access canal home with a new seawall has few true comparables. When an appraisal comes in short, we answer it with the closed sales, the adjustments and the features the appraiser may have missed, in writing, before anyone talks about reducing the price.
Many Marco Island sellers owe no federal tax on the gain, because the IRS lets an owner who owned and lived in the home as a main residence for at least 24 months of the 5 years before the sale exclude up to $250,000 of gain, or up to $500,000 for a married couple filing jointly. Second homes and rentals, which are common on the island, do not qualify for the full exclusion. Florida has no state income tax on the gain.
A Marco Island condominium used as a seasonal home or a vacation rental is usually not a main residence, so the gain is taxable and any depreciation claimed while it was rented is recaptured. Talk to your tax adviser before you set a closing date, because the timing of the sale and of any move into the home changes the answer.
When the seller is a foreign person, the buyer must generally withhold 15 percent of the amount realized under FIRPTA, with an exception or a reduced rate in some sales of residences the buyer will occupy. Canadian and other international owners are part of the Marco Island market, so we raise FIRPTA at the listing appointment and bring the closing agent in early.
A Florida homestead owner who sells and buys a new Florida homestead can move up to $500,000 of the Save Our Homes difference to the new home through portability, if the new homestead is established within the period the statute allows. Ask the Collier County Property Appraiser’s office about portability before you close, not after.
Selling a Marco Island home costs the Florida deed stamp tax of $0.70 per $100 of the price, your share of the year’s property taxes, an association estoppel certificate for a condo or HOA home, any commission you agree in writing, and smaller title and closing items. In Collier County the buyer customarily pays the owner’s title policy, which keeps a Marco seller’s costs lower than in Lee County.
The two examples below use the island’s own 12-month medians, a $620,000 condominium and a $1,550,000 single-family home. Commission is shown per percentage point because it is negotiated, not set by law.
| Seller cost item | $620,000 condominium | $1,550,000 single-family home | How it is figured |
|---|---|---|---|
| Deed documentary stamp tax | $4,340 | $10,850 | $0.70 per $100 of price |
| Owner’s title policy | $0, customarily the buyer’s | $0, customarily the buyer’s | Collier County custom; the contract controls |
| Estoppel certificate | up to $299 | up to $299 if in an HOA | DBPR cap for a current account |
| Each 1 percent of commission | $6,200 | $15,500 | Negotiated in writing |
| Property tax proration | Credit to buyer | Credit to buyer | See the worked example below |
Florida charges documentary stamp tax on the deed at 70 cents per $100 of the consideration, and the seller customarily pays it under the standard contract. On the $620,000 condominium median that is 6,200 units of $100 times $0.70, or $4,340; on the $1,550,000 single-family median it is 15,500 times $0.70, or $10,850.
Florida promulgates title insurance premiums, so every title company charges the same premium for the same coverage. Who pays is custom: in Collier County, which includes Marco Island, the buyer customarily pays for the owner’s title policy and chooses the closing agent, while in Lee County the seller customarily does. The signed contract decides on every sale.
A condominium or HOA must issue an estoppel certificate stating what the owner owes. The current caps DBPR publishes are $299 for a current account, plus $119 for delivery within 3 business days and $179 if the account is delinquent; the next update is due by July 1, 2027.
Florida property taxes are billed in November for the calendar year, so a seller who closes earlier credits the buyer for the days they owned the home. A worked example at the confirmed 2025 standard Marco Island millage of 8.9535: a home with a $1,000,000 taxable value carries $8,953.50 of those levies a year; a seller closing on June 30 owned it 180 days, January 1 through June 29, so the credit is 180 divided by 365 times $8,953.50, or $4,415.42. The Collier Mosquito Control District levy and any non-ad valorem assessments are added on the actual bill.
Since August 17, 2024, offers of compensation to buyers’ agents cannot be made on the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law. Sellers may still offer to contribute to the buyer’s costs. We agree our fee and any buyer-side offer with you in writing before the listing goes live.
The confirmed 2025 components of a standard Marco Island tax bill are Collier County 3.2449 mills, the school district 4.2490, the South Florida Water Management District with the Big Cypress Basin 0.1926 and the City of Marco Island 1.2670, for 8.9535 in all; a Hideaway Beach parcel adds 1.6000 for its beach tax district, for 10.5535. Voters approved a $23 million City bond for bridges and paving on August 18, 2026, by 2,259 votes to 2,258; its first debt-service levy was not confirmed for this guide.
Most Marco Island owners net the most by listing with an experienced local team, because island homes and condos sell on water, view and building condition, which a cash buyer discounts and a by-owner listing struggles to market. A cash offer can make sense for a storm-damaged home or a seller who must close fast; selling by owner can work for a seller who already has a buyer.
| Factor | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner |
|---|---|---|---|
| Price | Priced from closed island sales and marketed to the full buyer pool | Usually below market, to leave room for the buyer’s resale profit | Depends on the seller’s pricing and reach |
| Exposure | MLS, seasonal and out-of-state buyers, our Domain Realty Group team | One buyer | Limited without MLS access |
| Flood, condo and disclosure documents | Prepared before launch | Often waived by an as is buyer, but the seller’s disclosure duties remain | The seller’s responsibility |
| Negotiation | Partner-level, through inspection, appraisal and association approval | Little room once the offer is set | The seller negotiates directly |
| Timeline | Set by the market and the contract | Fast | Uncertain |
| Commission | Negotiable, agreed in writing up front | None, priced into the offer | None on the listing side; a buyer’s agent may still ask to be paid |
Choose a cash buyer when speed or condition outweighs price, for example an unrepaired storm loss you cannot fix before selling. Choose by owner when you already have a buyer and only need a closing agent. For everyone else, and especially for waterfront homes and condominiums with good paperwork, the full market pays more than one buyer.
The fastest way is the Home Valuation form at the top of this page: enter your address and we send a value built from closed Marco Island sales in your building or on your water, adjusted for your floor, view and condition. For a full in-person comparative market analysis, call Jesse direct at (239) 898-6072 and we will walk the home with you.
Scroll up to the Home Valuation form directly below the page header, enter your Marco Island address, and answer the three short steps. Your request goes straight to Jesse McGreevy and Marc Comisar, not to a call center. You can also request a free Marco Island home valuation on its own page, or call Jesse direct at (239) 898-6072.
Tell us the building and unit or the street address, the floor and view for a condominium, the year of any roof, seawall, dock or window replacement, whether the home took on water in Ian, and any association assessment you know about. Those facts move a Marco Island value more than bedroom count.
A valuation costs nothing and commits you to nothing. Asking for one a season before you sell gives you time to choose the listing month, finish the right repairs and gather the documents buyers will ask for.
Jesse McGreevy is a top-reviewed Marco Island listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor. Every review below is copied word for word from our Google Business Profile, where you can read them all in full, and each one comes from a client who sold a home with us.
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “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
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
These are the questions Marco Island owners ask us most often before they sell, answered from the MLS closing record, Florida law and the City and county rules that apply on the island. Market figures cover the 12 months to October 7, 2026 in the Southwest Florida MLS unless a different window is named.
Price it from closed sales in your own building or on your own water, gather the flood, insurance, permit and association documents buyers ask for, launch before or early in the winter season, and hire a team that negotiates inspection, insurance and appraisal issues personally. Call Jesse direct at (239) 898-6072 to start with a free valuation.
The best listing agent for your home is the one who can show you closed sales like yours, explain the flood and condominium documents a buyer will ask for, and negotiate personally. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012 and have been Top 1% Real Estate Agents Nationally Since 2008; read our guide to the best real estate agents in Marco Island for the questions to ask any agent.
It depends on the water, the view, the building and the condition. In the 12 months to October 7, 2026, single-family homes on Marco Island closed at a $1,550,000 median and condominiums at a $620,000 median in the Southwest Florida MLS. Your own number starts with the closings in your building or on your canal; request a free Marco Island home valuation for it.
The median closed price for all residential sales on Marco Island was $1,000,000 in the 12 months to October 7, 2026, across 891 closings: $1,550,000 for single-family homes and $620,000 for condominiums (Southwest Florida MLS).
Not meaningfully. In the 12 months to October 7, 2026, the single-family median slipped 1.6 percent, from $1,575,000 to $1,550,000, and the condominium median 0.8 percent, from $625,000 to $620,000, while closings rose from 792 to 891 (Southwest Florida MLS). What has changed is the pace: the median sale took 77 days, against 18 days in the 12 months to October 2022.
It is a negotiated market, better for single-family sellers than for condo sellers. On October 7, 2026, the island had 4.5 months of single-family supply and 6.4 months of condominium supply against the last 12 months of closings, and the median sale closed at 94.3 percent of list. A well-priced, well-documented home sells in any season; an overpriced one waits.
The median Marco Island sale in the 12 months to October 7, 2026 spent 77 days on market: 74 for single-family homes and 81 for condominiums. 29.2 percent of sales took 30 days or less, and 20.6 percent took more than 180. Closing then follows the contract timeline, and a condominium that needs association approval adds that review to it.
Usually not. The median sale in the 12 months to October 7, 2026 closed at 94.3 percent of its final list price, and 8.3 percent of sales closed at or above list. Single-family homes from $500,000 to $1 million closed at a median 95.5 percent of list and those from $2 million to $3 million at 91.7 percent.
Closings peak from March through May, when the seasonal buyers are on the island. Over the five years to September 2026, January through May produced 50.1 percent of all closings and April alone 12.1 percent, and January and May closings carried the shortest median days on market, 40 and 41. List by January to catch that season.
In the 12 months to October 7, 2026, condominiums in 19 gulf-front towers closed at a median $777 per square foot against $541 for seven bay, river and canal buildings, a 43.6 percent premium per square foot. The six Cape Marco towers closed at $847 per square foot and a $2,300,000 median. Floor, view and the building’s paperwork move the number within each group.
Single-family homes, slightly. In the 12 months to October 7, 2026, houses took a median 74 days on market against 81 for condominiums, and on October 7 the island had 4.5 months of single-family supply against 6.4 months of condominium supply. Within condos, low-rise units sold fastest, at a median 63 days, and high-rise units slowest, at 98.
Price against the best three active listings like yours, not the highest asking price in your building, and against closings rather than asking prices. When supply is high, buyers compare more homes before they offer, so the listing that answers insurance, flood and association questions up front, at a price inside the closed-sale range, is the one that gets the offer.
Not necessarily. A buyer will learn about any assessment that has been approved or discussed from the minutes, budget and estoppel certificate, and will price it in. A quantified assessment, paid by the seller at closing or credited to the buyer, usually costs less than the discount buyers apply to an open question. We read the association’s records with you before choosing.
It depends on when the assessment is levied and how the contract allocates it. The association’s estoppel certificate states every amount owed through closing, and the purchase contract says who pays installments that come due later. Settle the allocation in the contract, not at the closing table.
A milestone inspection is not a condition of selling one unit, but a condominium seller must give the buyer the inspector-prepared summary of the building’s milestone inspection where one applies. The law reaches buildings of three or more habitable stories, with the first inspection due by December 31 of the year the building turns 30.
The seller must give the buyer the association’s most recent structural integrity reserve study, or a statement that the association has not completed one. Existing associations had to complete a study by December 31, 2025, and in no case later than December 31, 2026 when combined with a milestone inspection.
On a condominium resale, the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents. Deliver the documents with the contract so the window closes early.
It can. Many condominium associations review or approve buyers before closing under their own documents, often with an application and a fee. We submit the application the day the contract is signed and set the closing date around the association’s published timeline.
Under section 689.302, a seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is signed. It asks whether the seller knows of flooding that damaged the property during their ownership, whether they filed a flood claim and whether they received flood assistance, including from FEMA.
If you owned the home when it flooded, yes: the statutory flood disclosure asks about flooding that damaged the property during your ownership, flood claims and flood assistance, and Johnson v. Davis requires disclosure of known facts that materially affect value. Disclose it with the repair permits and receipts, which turns a question into a documented history.
Florida law does not require one to sell, but buyers and their insurers ask for it, because it shows the lowest floor elevation against the base flood elevation. If your home has one, put it in the listing file; if not, a surveyor can prepare one before you list.
Almost all of it. In our test of 116 island addresses against FEMA’s flood maps effective February 8, 2024, 108 read Zone AE and 8 read Zone X, and Zone VE is mapped near the beachfront and Cape Marco. Your elevation certificate or the FEMA Flood Map Service Center gives your structure’s zone.
Ian brought 4 to 6 feet of inundation from Marco Island through Everglades City, so buyers ask every seller what happened to the home. A home that was elevated, rebuilt or repaired with permits and documents sells against that question; one with undocumented repairs gets discounted for the uncertainty.
The City of Marco Island treats improvements or damage reaching 50 percent of the structure’s market value, counted over 12 months, as substantial, which requires the whole building to meet current flood rules, with the lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the road crown.
A buyer with a federally backed mortgage in a special flood hazard area will need it, and Citizens now requires flood coverage on its single-family policies in stages, with all remaining Citizens personal lines residential policies covered from January 1, 2027. A Citizens condominium unit-owner policy is exempt from that requirement.
Often, yes. FEMA’s FloodSmart guidance says a buyer may be able to assume the seller’s current NFIP policy, which can help where the current premium is lower than a new policy would be. Put the policy declarations page in the listing file.
The main seller costs are the deed stamp tax at $0.70 per $100 of the price, a share of the year’s property taxes, the association estoppel fee for a condo or HOA home and any commission you agree. On the island’s $620,000 condominium median the deed stamps are $4,340; on the $1,550,000 single-family median they are $10,850. In Collier County the buyer customarily pays the owner’s title policy.
Florida charges $0.70 per $100 of the price on the deed, customarily paid by the seller: $4,340 on a $620,000 condominium and $10,850 on a $1,550,000 house, the island’s 12-month medians.
In Collier County, which includes Marco Island, the buyer customarily pays for the owner’s title policy and chooses the closing agent, the reverse of Lee County custom. It is custom, not law; the signed contract decides on every sale.
The association may charge up to $299 for an estoppel certificate on a current account, an extra $119 for delivery within 3 business days, and an extra $179 if the account is delinquent, under the caps DBPR publishes, with the next update due by July 1, 2027. The seller customarily pays it.
They may, but it is a choice and it is negotiable. Since August 17, 2024, offers of compensation to buyers’ agents cannot be made on the MLS, buyers sign written agreements with their own agents, and commissions are not set by law. Sellers can still offer buyer concessions on the MLS.
For tax year 2025, the confirmed millage for a standard Marco Island parcel adds up to 8.9535 mills: Collier County 3.2449, the school district 4.2490, the South Florida Water Management District and Big Cypress Basin 0.1926 and the City of Marco Island 1.2670. A Hideaway Beach parcel adds 1.6000 for its beach tax district. The Collier Mosquito Control District rate for 2025 was not confirmed and is not included.
Often, yes. A sale resets the assessed value to market value on the next January 1, so a buyer loses your Save Our Homes cap or the 10 percent non-homestead cap your home has built up. That is why Florida requires the property tax disclosure summary before contract.
Florida has no state income tax, but federal capital gains tax applies to the gain on a second home or rental, and depreciation taken on a rental is recaptured. The $250,000 or $500,000 exclusion applies only to a main residence you owned and lived in for 2 of the 5 years before the sale.
If the seller is a foreign person, the buyer must generally withhold 15 percent of the amount realized under FIRPTA, with an exception or a reduced rate in some sales of homes the buyer will live in. Tell us at the listing appointment so the closing agent can plan for it.
Usually not a full renovation. Fix what an inspector or insurer will flag, repaint and replace dated fixtures where the cost is small, and let the buyer choose finishes. On Marco Island the view, the building’s condition and the association’s paperwork move the price more than a new kitchen.
Yes, but a cash buyer usually pays below market to leave room for profit. If speed matters more than price, for example after an unrepaired storm loss, a cash sale can be the right call; for most homes, listing to the full market and asking for a short closing gets both speed and price.
Yes. The Florida Realtors and Florida Bar AS IS contract is the most common form, and it lets the buyer inspect and cancel during the inspection period instead of asking for repairs. As is does not remove your duty to disclose known material defects or the statutory flood disclosure.
Only if your home is in a mandatory homeowners’ association governed by chapter 720. The summary must be presented before the contract is signed. Condominium sales follow the chapter 718 resale rules instead, so most island condo sellers do not use the 720.401 form; confirm your community’s path with the closing agent.
Usually, subject to your association’s rules and your lease. The City of Marco Island has no enforceable vacation rental registration program, since its registration program was nullified in October 2023 under state preemption (SB 250), so association documents and existing leases decide. Tell buyers about any booked rentals, because they affect showings and possession.
Yes. Hurricane season runs from June through November, and island homes close in every month of the year. Buyers will want current insurance quotes and the flood and storm history up front, and a storm can pause an insurer’s ability to bind a new policy, so we build that into the contract timeline.
Anything an inspector or insurer will flag: roof leaks, failing seawall or dock components, electrical panels insurers reject, water heaters past their life and open permits. Those items stop insurance or financing, which stops the sale. Cosmetic choices can wait for the buyer.
Confirm who has authority to sign, usually the personal representative under a court order or the trustee of a trust, then price and prepare the home like any other listing. Inherited homes often carry an expired homestead, an older roof or storm repairs, so we gather the documents early and work with the estate’s attorney.
Choose an agent who can show you closed waterfront sales like yours, on the same type of water and with the same route to the Gulf, and who can explain the seawall, dock and flood questions a boating buyer will ask. Call Jesse direct at (239) 898-6072 for a free waterfront valuation.
Marco Island is a small city with its own rules: its own building department and flood ordinance, its own tax millage, a private beach district at Hideaway Beach, and a housing stock split between gulf-front towers, bayside condominiums and canal homes laid out by the Deltona plats of the 1960s and 1970s. A listing agent who knows which of those facts a buyer will ask about prices and negotiates better, and that local depth is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
The City of Marco Island was incorporated in 1997 and covers 12.157 square miles of land and 12.505 square miles of water, by the 2020 Census Gazetteer. The Census Bureau estimates 16,421 residents on July 1, 2025, and the City describes roughly 40,000 people on the island in peak winter season, six miles of beach and more than 100 miles of waterways. Buyers come for the beach, the boating and the quieter pace than Naples, and they pay for the water most of all.
Marco Island sits at the southern edge of our Collier County market, south of Naples across the Jolley Bridge. Goodland, Isles of Capri and Hammock Bay sit just outside the city limits and are priced as separate markets. Read our Marco Island community guide, our overview of Collier County, and our comparison of Naples and Marco Island for the full picture.
We keep detailed guides for Hideaway Beach, the gated beachfront community at the island’s north end with its own beach tax district, and Cape Marco, the six high-rise towers at the island’s south point. Our Marco Island series also covers Key Marco, Olde Marco, the Estates, Tigertail, Caxambas and the south end, Smokehouse Bay and the Esplanade, and the gulf-front condominium corridor along Collier Boulevard.
If you are selling to buy again, on the island or nearby, we work both sides of the move. Call Marc at (239) 287-5873, read how we represent buyers on Marco Island, see how we represent buyers across Southwest Florida, and look at new construction on Marco Island if you are weighing a new build.
If you are thinking, “I need someone to sell my house on Marco Island, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Marco Island, Naples, Estero, Bonita Springs, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling at Cape Marco, Hideaway Beach, Key Marco, Olde Marco, the Estates, Tigertail, Caxambas, Smokehouse Bay, or a gulf-front tower on Collier Boulevard, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Marco Island market record, last 12 months: 891 closed residential sales in the City of Marco Island worth about $1.25 billion, at a $1,550,000 single-family median and a $620,000 condominium median, 12 months to October 7, 2026 (Southwest Florida MLS).
Request your free Marco Island home valuation and we will send a value built from the closings in your building or on your water. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Marco Island realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, with offices in Naples and Fort Myers, and have represented buyers and sellers across Southwest Florida since 2008.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this Marco Island page traces to a primary source below: the Southwest Florida MLS, Collier County and City of Marco Island government, state and federal agencies, Florida law, the National Hurricane Center and reputable local news. We do not cite brokerage or listing sites. Research sources were retrieved on 7 October 2026 and statutes re-checked on 21 October 2026.
These are the forms, statutes and reference files a Marco Island seller is most likely to need, each linked to the official source that publishes it: the State of Florida, Collier County, FEMA, Florida’s standard contract publishers or the federal government. Save the ones that apply to your home before you list.
Market data from Southwest Florida MLS, pulled 7 October 2026 and computed 21 October 2026, closed residential sales in the City of Marco Island; tax, flood and law facts from the primary sources listed above. Brokered by Domain Realty.