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Marco Island Luxury Condo Market Report

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Beachfront • Gulf-Front • Cape Marco • Hideaway Beach • Bay, River & Boating Condos • Island Condominium Market

Marco Island Condo Market Report

The Marco Island Condo Market Report tracks current condominium listings and recent sales across the island. Marco Island includes everything from large Gulf-front luxury residences and Cape Marco towers to beachfront condos, Hideaway Beach residences, Marco River and marina properties, boating communities, Old Marco condominiums and smaller inland or near-beach buildings.

Those properties should not be valued from one island-wide average. The strongest analysis begins with the exact building or community and then narrows by floor plan, residence size, floor, position, view, balcony, parking, storage, renovation and association condition.

Best valuation sequence: building or condominium community → floor-plan family → living area → floor → stack or residence position → Gulf, beach, bay, river, marina or inland setting → balcony or terrace → parking and storage → renovation and storm protection → association reserves, insurance and capital projects → beach or boating rights → relevant comparable sales.

Separate the Marco Island Condo Market

  • Luxury Gulf-front towers: large residences where floor plan, Gulf orientation, terrace, private elevator, parking, storage and building services can create substantial value differences.
  • Cape Marco: gated luxury towers that should be evaluated tower by tower and, whenever possible, within the same floor-plan family and residence line.
  • Traditional beachfront condos: direct beach access, floor height, Gulf exposure, sunset orientation, balcony configuration and building condition are primary factors.
  • Hideaway Beach condos: evaluate the exact building together with Gulf, beach, Collier Bay or island views and the community's separate ownership obligations.
  • Marco River, bay and marina condos: water orientation, boating rights, dock arrangements, parking and association structure can be more important than proximity to the beach.
  • Low-rise and inland condos: building condition, floor level, rental flexibility, parking, amenities and carrying costs may drive value more than a major waterfront view.

Building First, Island Average Second

A Marco Island condominium should normally be compared first with recent sales in the same building or association. A large Madeira residence, a Veracruz condo in Cape Marco, a South Seas beachfront unit, an Esplanade residence and a smaller Old Marco condominium serve very different buyers.

If same-building turnover is limited, expand carefully to another building with similar construction generation, residence size, location, view, amenities, parking and overall ownership structure.

Floor, Stack & Permanent View

Floor level is important, but it should never be considered alone. Stack or residence position determines direction, natural light and the actual view from the living room, bedrooms and balcony.

A Gulf-front western exposure, long Crescent Beach view, Cape Romano outlook, Marco River panorama, Smokehouse Bay view or inland island orientation can place otherwise similar residences in different buyer segments.

Balcony, Parking & Storage

Compare balcony or terrace depth, wraparound design, screening, sunrise or sunset exposure and usable outdoor space. In larger luxury buildings, multiple terraces can materially change how a residence functions.

Parking should be verified for the exact unit. One covered space, two under-building garage spaces, private garage ownership and uncovered assigned parking are not equivalent. Storage rooms, lockers and bicycle or beach storage should also be confirmed rather than assumed.

Beach & Boating Rights

Marco Island's condominium market includes both beach-oriented and boating-oriented ownership. Direct beach frontage and Gulf views should be valued differently from boat-slip access, marina proximity or Marco River navigation.

A waterfront condo does not automatically include a boat slip. Where boating is important, verify whether a slip is deeded, assigned, leased, separately owned or subject to availability. Also review slip dimensions, lift capacity, water depth, bridge restrictions, fees and transferability.

Renovation & Residence Condition

Marco Island inventory ranges from original residences to comprehensively reconstructed luxury condos. Compare kitchens, bathrooms, flooring, cabinetry, lighting and furnishings separately from HVAC, water heaters, impact-resistant windows and sliders, shutters and other major improvements.

For extensive renovations, buyers should review permits and association approvals where applicable. Sellers benefit from documenting completed work, installation dates and transferable warranties.

Association, Insurance & Capital Projects

The condition of the building can be as important as the condition of the individual residence. Buyers should review the exact condominium association rather than relying on generalized Marco Island information.

  • Current operating budget and reserve funding.
  • Master insurance coverage and deductibles.
  • Current, approved or proposed special assessments.
  • Roof, elevator, balcony, waterproofing and exterior projects.
  • Structural and engineering information where applicable.
  • Milestone inspection and reserve-study information where applicable.
  • Rental, pet, guest, parking and renovation rules.

Rental & Ownership Rules

Marco Island condominium rental rules vary substantially. Some buildings appeal to buyers seeking seasonal rental flexibility, while others limit lease frequency or favor longer-term residential use.

Before assigning an investment premium to a property, verify minimum lease periods, leases permitted per year, waiting periods, tenant approval, application fees and any building-specific rental restrictions.

Marco Island Condo Buyer & Seller Checklist

  • Identify the exact building or condominium association first.
  • Match the closest floor-plan family and living area.
  • Compare floor and stack or residence position.
  • Evaluate Gulf, beach, bay, river, marina or inland view.
  • Compare balcony or terrace configuration.
  • Confirm garage, parking and storage rights.
  • Verify beach-access rights where applicable.
  • Verify boat-slip or marina rights separately where applicable.
  • Review impact protection, HVAC and major residence improvements.
  • Examine association reserves, insurance and assessments.
  • Review structural and capital-project information.
  • Confirm current rental and pet restrictions.

Use the Live Market Report Below

The RealGeeks tables below update as Marco Island condominiums are listed, repriced, placed under contract and sold. Because the report intentionally covers many condominium categories, its island-wide averages should be used only as broad market context.

For an individual valuation, begin with same-building transactions and similar floor plans. Expand outward only when necessary, adjusting carefully for floor, residence position, permanent view, balcony, parking, storage, renovation, association condition and beach or boating rights.

For the complete island condominium guide, visit Marco Island Condos for Sale. For buyers whose priority is Gulf, beach, bay, river or boating frontage, compare the dedicated Marco Island Waterfront Condos section.

Explore Marco Island Condos With Schulz Realty

Schulz Realty can help compare Marco Island condos by building, floor plan, floor, residence position, Gulf or waterfront view, balcony, parking, storage, renovation, association condition, insurance, beach or boating rights and the most relevant recent comparable sales.

Contact Schulz Realty for Listings & Private Tours

Marco Island condominium availability, residence features, views, association fees, reserve funding, insurance, deductibles, assessments, structural and capital projects, parking, storage, beach rights, boat-slip ownership or availability, dockage, water depth, rental provisions, pet policies and individual property features may change or vary by building. Buyers and sellers should verify material information through current condominium and association documents, financial statements, engineering and inspection records, insurance information, title work, marina documentation, public records and appropriate qualified professionals.

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Active Properties
Address Beds Baths Living ft2 List Price Cost per ft2 DOM
970 Cape Marco DR Unit 2408 4 4.5 7,905 $6,495,000 $821 8 days
350 S Collier BLVD Unit 1103 3 3.5 3,539 $5,750,000 $1,624 221 days
940 Cape Marco DR Unit 602 4 4 3,830 $4,695,000 $1,225 213 days
350 S Collier BLVD Unit 702 3 3.5 3,485 $4,650,000 $1,334 588 days
350 S COLLIER BLVD Unit 1001 3 3.5 3,297 $4,495,000 $1,363 172 days
970 Cape Marco DR Unit 806 3 3.5 3,600 $3,599,000 $999 144 days
970 Cape Marco DR Unit 1506 3 3.5 3,600 $3,469,000 $963 133 days
970 Cape Marco DR Unit 1107 3 3.5 3,844 $3,290,000 $855 219 days
970 Cape Marco DR Unit 707 3 3.5 3,844 $3,200,000 $832 0 days
176 S Collier BLVD Unit 101 3 3 2,078 $2,995,000 $1,441 102 days
350 S Collier BLVD Unit 306 3 2.5 2,631 $2,850,000 $1,083 183 days
970 Cape Marco DR Unit 504 3 3.5 3,110 $2,720,000 $874 43 days
970 Cape Marco DR Unit 1501 3 3.5 3,029 $2,695,000 $889 58 days
160 Palm ST Unit 5 4 4.5 5,132 $2,500,000 $487 60 days
1061 S Collier BLVD Unit PH 1 4 3.5 3,200 $2,399,000 $749 1 day
1021 S Collier BLVD Unit 1 3 3.5 3,010 $2,300,000 $764 1 day
840 S Collier BLVD Unit 904 2 2 1,937 $2,300,000 $1,187 158 days
176 S Collier BLVD Unit 602 2 3 2,078 $2,200,000 $1,058 28 days
520 S Collier BLVD Unit 301 3 3 2,115 $2,200,000 $1,040 198 days
970 Cape Marco DR Unit 402 3 3 2,680 $2,199,000 $820 438 days
780 S Collier BLVD Unit 510 2 2 1,288 $2,149,000 $1,668 275 days
840 S Collier BLVD Unit 1703 3 2 1,937 $1,925,000 $993 28 days
980 Cape Marco DR Unit 508 3 3 2,451 $1,850,000 $754 233 days
980 Cape Marco DR Unit 706 3 2 1,978 $1,849,900 $935 169 days
840 S Collier BLVD Unit 1704 2 2 1,937 $1,799,000 $928 14 days
100 N Collier BLVD Unit 500 3 2 1,877 $1,650,000 $879 555 days
840 S Collier BLVD Unit 706 3 3 2,325 $1,625,000 $698 78 days
980 Cape Marco DR Unit 1102 3 2 1,820 $1,625,000 $892 207 days
520 S Collier BLVD Unit 504 2 2.5 1,836 $1,550,000 $844 147 days
3000 Royal Marco WAY Unit 221 3 3 2,443 $1,500,000 $613 10 days
280 S Collier BLVD Unit 2102 2 2 1,733 $1,475,000 $851 79 days
174 S Collier BLVD Unit 1105 3 3 1,926 $1,475,000 $765 141 days
990 Cape Marco DR Unit 307 2 2 1,425 $1,395,000 $978 133 days
1080 S Collier BLVD Unit 105 2 2 1,300 $1,350,000 $1,038 3 days
100 N Collier BLVD Unit 1201 2 2 1,445 $1,350,000 $934 7 days
174 S Collier BLVD Unit PH-D 2 2 1,640 $1,325,000 $807 105 days
280 S Collier BLVD Unit 1101 2 2 1,733 $1,285,000 $741 197 days
100 N Collier BLVD Unit 203 2 2 1,445 $1,250,000 $865 18 days
990 Cape Marco DR Unit 503 2 2 1,316 $1,249,000 $949 41 days
1080 S Collier BLVD Unit 107 2 2 1,300 $1,200,000 $923 3 days
1069 Bald Eagle DR Unit S803 3 2 1,995 $1,200,000 $601 220 days
174 S Collier BLVD Unit 203 2 2 1,550 $1,199,000 $773 169 days
1079 Bald Eagle DR Unit N803 3 2 1,995 $1,150,000 $576 130 days
174 S Collier BLVD Unit 304 2 2 1,550 $1,150,000 $741 487 days
1000 S Collier BLVD Unit 205 2 2 1,345 $1,125,000 $836 15 days
891 Huron CT Unit 302 3 2 1,532 $1,100,000 $718 170 days
520 S Collier BLVD Unit 206 2 2.5 1,836 $1,050,000 $571 10 days
880 Huron CT Unit 307 2 2 1,502 $1,040,000 $692 3 days
Average: 2.7 2.7 2,425 $2,226,914 $916 138 days
Viewing 1 - 48 of 48
Viewing 1 - 48 of 48
Sold Properties
Address Beds Baths Living ft2 List Price Sold Price Cost per ft2 DOM Sold Date
970 Cape Marco DR Unit 2506 6 7.5 13,528 $7,785,000 $7,200,000 $532 314 days 8/31/26
350 S Collier BLVD Unit 1206 4 4.5 5,057 $6,975,000 $6,900,000 $1,364 148 days 4/16/26
176 S Collier BLVD Unit PH-A 4 4 4,364 $5,650,000 $5,200,000 $1,191 176 days 6/11/26
970 Cape Marco DR Unit 2403 5 4.5 5,913 $4,749,000 $4,500,000 $761 77 days 3/24/26
350 S COLLIER BLVD Unit 505 3 3.5 3,539 $4,695,000 $4,500,000 $1,271 105 days 3/12/26
530 S Collier BLVD Unit 402 3 3 3,010 $4,200,000 $3,900,000 $1,295 142 days 7/31/26
970 Cape Marco DR Unit 1207 3 3.5 3,844 $4,250,000 $3,850,000 $1,001 85 days 8/18/26
960 Cape Marco DR Unit 2204 4 4 3,310 $3,999,000 $3,700,000 $1,117 5 days 4/29/26
960 Cape Marco DR Unit 1001 3 3 2,832 $3,899,000 $3,700,000 $1,306 86 days 6/17/26
960 Cape Marco DR Unit 2105 3 3 2,943 $3,500,000 $3,350,000 $1,138 51 days 6/5/26
970 Cape Marco DR Unit 2105 3 3.5 3,600 $3,400,000 $3,100,000 $861 399 days 5/6/26
350 S Collier BLVD Unit 206 3 2.5 2,631 $3,295,000 $3,000,000 $1,140 102 days 4/24/26
520 S Collier BLVD Unit PH-A 3 3 2,115 $2,825,000 $2,825,000 $1,335 25 days 8/11/26
960 Cape Marco DR Unit 1505 3 3 2,943 $3,200,000 $2,750,000 $934 40 days 8/11/26
4000 Royal Marco WAY Unit 329 3 3 4,050 $2,995,000 $2,750,000 $679 169 days 5/14/26
970 Cape Marco DR Unit 1204 3 3.5 3,110 $2,850,000 $2,650,000 $852 43 days 5/7/26
970 Cape Marco DR Unit 1701 3 3.5 3,029 $2,995,000 $2,600,000 $858 197 days 6/15/26
970 CAPE MARCO DR Unit 802 3 3 2,680 $2,675,000 $2,475,000 $923 69 days 3/12/26
970 Cape Marco DR Unit 1803 3 3 2,680 $2,500,000 $2,475,000 $923 410 days 3/16/26
4000 Royal Marco WAY Unit 628 3 3 3,506 $2,450,000 $2,450,000 $698 197 days 4/30/26
4000 Royal Marco WAY Unit 722 3 3 3,960 $2,495,000 $2,400,000 $606 115 days 5/8/26
850 S Collier BLVD Unit 802 3 2.5 2,171 $2,399,000 $2,399,000 $1,105 49 days 4/6/26
960 Cape Marco DR Unit 1205 3 3.5 2,943 $2,499,999 $2,312,000 $785 112 days 3/18/26
980 Cape Marco DR Unit 1304 3 2.5 2,112 $2,395,000 $2,300,000 $1,089 143 days 5/11/26
1070 S Collier BLVD Unit PH-D 3 3 3,184 $2,600,000 $2,250,000 $706 167 days 5/29/26
5000 Royal Marco WAY Unit 531 3 3 3,905 $2,349,000 $2,225,000 $569 178 days 4/23/26
960 Cape Marco DR Unit 506 3 3 2,632 $2,400,000 $2,200,000 $835 199 days 5/21/26
280 S Collier BLVD Unit 1604 3 3 2,300 $2,399,000 $2,175,000 $945 183 days 4/3/26
780 S Collier BLVD Unit 214 2 2 1,672 $2,100,000 $1,950,000 $1,166 93 days 7/30/26
980 Cape Marco DR Unit 1705 3 2.5 2,112 $2,000,000 $1,950,000 $923 42 days 3/23/26
980 Cape Marco DR Unit 1408 3 3 2,451 $1,850,000 $1,813,000 $739 76 days 4/27/26
220 S Collier BLVD Unit 406 3 3 2,275 $1,879,000 $1,800,000 $791 64 days 4/15/26
980 Cape Marco DR Unit 1702 3 2 1,820 $1,650,000 $1,600,000 $879 14 days 4/23/26
990 Cape Marco DR Unit 1101 3 3 1,756 $1,350,000 $1,590,000 $905 3 days 4/6/26
840 S Collier BLVD Unit 1405 3 3 2,325 $1,650,000 $1,500,000 $645 90 days 3/17/26
980 Cape Marco DR Unit 1206 3 2 1,978 $1,549,000 $1,500,000 $758 180 days 4/27/26
720 N Collier BLVD Unit 403 3 3 2,248 $1,375,000 $1,400,000 $622 22 days 3/31/26
1121 Swallow AVE Unit 2-701 3 3.5 2,159 $1,450,000 $1,385,000 $641 60 days 3/24/26
174 S Collier BLVD Unit 405 3 3 1,926 $1,485,000 $1,375,000 $713 87 days 3/17/26
730 S Collier BLVD Unit 1201 2 2 1,326 $1,425,000 $1,350,000 $1,018 61 days 5/12/26
980 Cape Marco DR Unit 1404 3 2.5 2,112 $1,399,900 $1,300,000 $615 121 days 9/2/26
990 Cape Marco DR Unit 201 3 3 1,756 $1,399,000 $1,300,000 $740 40 days 5/4/26
1020 S Collier BLVD Unit PH-A 3 3 2,400 $1,299,000 $1,260,000 $525 392 days 5/8/26
1111 Swallow AVE Unit 601 3 3 1,907 $1,250,000 $1,200,000 $629 101 days 8/27/26
176 S Collier BLVD Unit 1107 3 3 2,275 $1,399,000 $1,200,000 $527 308 days 4/29/26
1070 S Collier BLVD Unit 802 3 3 2,140 $1,329,000 $1,196,100 $558 344 days 4/9/26
910 Panama CT Unit 402 3 2.5 1,920 $1,199,000 $1,150,000 $598 204 days 7/15/26
1079 Bald Eagle DR Unit N704 3 2.5 2,275 $1,290,000 $1,150,000 $505 255 days 7/27/26
174 S Collier BLVD Unit 504 2 2 1,550 $1,175,000 $1,150,000 $741 170 days 4/16/26
100 N Collier BLVD Unit 205 2 2 1,450 $1,175,000 $1,125,000 $775 66 days 4/2/26
Average: 2.9 2.9 2,627 $2,275,844 $2,127,665 $807 100 days
Viewing 1 - 50 of 65
Viewing 1 - 50 of 65
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The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program (BR Program) of M.L.S. of Naples, Inc. Properties listed with brokerage firms other than this company are marked with the BR Program Icon or the BR House Icon and detailed information about them includes the name of the listing brokers. The properties displayed may not be all the properties available through the BR Program. The information provided is for consumers’ personal, non-commercial use and may not be used for any other purpose.