Marco Island • 176 S Collier Boulevard • Crescent Beach • Luxury Gulf-Front Condominiums
The Prince Marco Island Condos for Sale
The Prince Condominium is a landmark Gulf-front high-rise at 176 S Collier Boulevard in the heart of Marco Island's Crescent Beach. Completed in 1981, the building contains approximately 99 residences across 13 floors and is known for spacious two- and three-bedroom condominiums, exceptional penthouses, substantial balconies, direct beach access and dramatic Gulf views.
The Prince stands between Princess Del Mar and Duchess along one of Marco Island's most established beachfront condominium corridors. Its distinctive interior atrium, glass-elevator environment, generous residence sizes and direct relationship with Crescent Beach create a substantially different ownership experience from smaller inland or low-rise condominium alternatives.
Current and historical property records demonstrate an unusually broad range of interior sizes. Conventional residences extend from approximately 1,600 square feet to more than 2,275 square feet, while exceptional combined penthouse configurations can exceed 4,300 square feet.
176 S Collier Boulevard Built 1981 99 Residences 13 Floors Direct Gulf Frontage 2 & 3 Bedroom Residences Penthouse Residences Large Gulf Balconies Beachfront Pool & Spa Fitness & Sauna Tennis & Pickleball 90-Day Minimum Rental
The Prince at 176 S Collier Boulevard
The Prince occupies a direct Gulf-front site in the central portion of Marco Island's Crescent Beach. Owners can move from the building and landscaped grounds directly toward the white-sand shoreline without crossing South Collier Boulevard.
The building's position near the center of the crescent can create long north-to-south beach perspectives in addition to broad western views across the Gulf of Mexico.
The Prince is also convenient to Marco Island restaurants, shopping, resorts and entertainment while preserving the characteristics buyers normally seek in a true beachfront condominium.
The Prince Atrium & Glass-Elevator Design
One of The Prince's most recognizable architectural elements is its dramatic central atrium.
Current listing descriptions emphasize an open interior environment extending vertically through the building, with seating, landscaping and circulation around the central common space. Glass-elevator elements reinforce the sense of openness and create an arrival experience substantially different from a conventional enclosed condominium corridor.
For buyers comparing buildings rather than just individual units, the lobby, atrium, elevators, common corridors and overall maintenance standard should be evaluated during a private tour.
Prince Two-Bedroom, Three-Bedroom & Penthouse Condos
The Prince does not contain one uniform condominium plan. Residence size, bedroom count, bath count, stack position and balcony configuration can differ considerably.
Two-Bedroom Residences Historical and public property records include examples around 1,622, 1,680, 1,742 and 1,836 square feet, with two full baths or two baths plus a powder room depending on the floor plan.
Three-Bedroom Residences Larger conventional residences can exceed 2,000 square feet, with selected three-bedroom configurations around 2,078 to 2,275 square feet.
Ground-Floor Residences Selected first-floor homes provide a villa-like relationship with the beachfront grounds and can include expansive private patio areas.
Penthouse Residences Top-floor homes form a separate luxury category, including unique combined configurations exceeding 4,300 square feet.
Two-Bedroom Prince Condos
Two-bedroom residences at The Prince can be substantially larger than typical two-bedroom beachfront condominiums.
Historical same-building records include approximately 1,622-square-foot and 1,742-square-foot configurations, while another traditional Prince plan provides approximately 1,836 square feet with two bedrooms and two-and-one-half baths.
Because these residences differ in size and position, buyers should not assume that every two-bedroom Prince sale provides a valid comparable for another two-bedroom unit.
Three-Bedroom Prince Condos
Three-bedroom residences provide another distinct market segment within The Prince.
Current Agent4Naples inventory includes a three-bedroom, three-bath residence of approximately 2,078 square feet, while other same-building property records demonstrate larger three-bedroom homes around 2,275 square feet.
These larger plans can function more like traditional residential homes than compact vacation condominiums, particularly when they include expansive living areas, multiple baths, substantial storage and generous outdoor space.
Ground-Floor Prince Residences
Ground-floor residences at The Prince deserve their own valuation analysis because they create a fundamentally different relationship with the beach and grounds.
Current Unit 101 is a notable example, providing approximately 2,078 square feet with three bedrooms and three baths together with a large wraparound patio and direct access toward the Gulf-front grounds.
A buyer choosing this type of residence may prioritize immediate beach access and patio living over the elevated horizon views found on higher floors.
Prince Penthouse Condos
The Prince's penthouses occupy a separate luxury category and should not be valued through standard residence averages.
A remarkable combined front penthouse sold in June 2026 with approximately 4,364 square feet, four bedrooms, four baths and extensive wraparound outdoor living.
That residence incorporated approximately 1,400 square feet of terrace area and demonstrated panoramic views spanning a broad portion of Marco Island's crescent shoreline.
Penthouse buyers should compare private elevator relationships, ceiling conditions, terrace configuration, parking rights, mechanical systems, roof proximity and other top-floor features in addition to interior finishes.
Direct Marco Island Beach Access
The Prince is positioned directly on Marco Island's Gulf beach.
Residents can reach Crescent Beach through the property without crossing South Collier Boulevard, making the condominium a true beachfront building rather than one simply located near a public beach access.
That permanent beachfront relationship is one of the building's most important long-term value characteristics.
Gulf, Crescent Beach & Sunset Views
Prince residences can capture broad views of the Gulf of Mexico, Marco Island's white-sand shoreline and western sunsets.
The exact outlook depends on floor height and residence position. Some lines emphasize open Gulf water, while others capture long shoreline perspectives extending north and south across Crescent Beach.
Higher floors can widen the horizon, while lower floors create a closer relationship with the beach, tropical landscaping and community recreation areas.
View-comparison principle: evaluate what is visible from the living room, primary bedroom and main balcony of the exact residence. Two units in the same building can have materially different Gulf and beach views.
Large Balconies & Gulf-Front Outdoor Living
Generous balconies are a defining component of many Prince residences.
Depending on the stack, balconies may extend across major living spaces and bedrooms, creating outdoor areas suitable for seating, dining and sunset viewing.
Selected penthouse and end configurations can provide substantial wraparound terraces and multiple directional exposures.
Buyers should inspect balcony depth, orientation, railing condition, waterproofing, sliding doors, screens, storm shutters and any association-responsibility boundaries.
Floor Height & Residence Stack
Floor height alone does not determine value at The Prince.
A higher two-bedroom residence can provide a broader Gulf horizon, but a lower three-bedroom corner residence may offer more interior space, different exposures and greater balcony area.
The correct sequence is therefore to identify the residence type and stack before applying a floor-height adjustment.
Comparable-sale sequence: residence type → living area → stack → floor height → Gulf view → balcony → parking → condition.
Beachfront Pool & Spa
The Prince provides a heated community pool and spa within its Gulf-front recreational setting.
The pool offers a maintained alternative to Gulf swimming while keeping residents within the beachfront environment.
Outdoor barbecue and picnic facilities provide additional space for casual gatherings and entertaining.
Fitness Center & Sauna
The Prince includes an on-site fitness or exercise facility together with sauna amenities.
These facilities complement beach walking, swimming, tennis, pickleball and other outdoor recreation without requiring residents to leave the property for routine exercise.
Tennis & Pickleball
Current condominium information identifies both tennis and pickleball among The Prince's recreational amenities.
Buyers who place particular value on racquet sports should confirm current court configuration, reservation procedures, operating hours and guest-use policies with management.
Community Room & Resident Gathering Spaces
The Prince provides a resident community room with kitchen facilities together with other social and recreational common spaces.
Current listing descriptions also emphasize the building's distinctive atrium as an informal gathering environment in addition to its more traditional amenity rooms.
Prince Guest Accommodations
Current property records identify guest-room accommodations within The Prince.
Guest facilities can be useful for owners who occasionally need additional sleeping space for visiting family or friends beyond the bedrooms contained in their private condominium.
Availability, reservation procedures, length-of-stay restrictions and charges should be verified with current management.
Covered & Assigned Parking
Prince residences are associated with covered or secured parking, and historical property records identify assigned garage parking for individual units.
The exact parking arrangement can vary by residence and should therefore be confirmed through the condominium documents and title information.
Parking due diligence: verify the exact space number, legal use right, location, coverage, security and relationship to the elevators before purchasing.
Private Storage & Bicycle Storage
Current and historical Prince property records identify extra storage and bicycle-storage facilities.
Storage can be particularly valuable in a beachfront condominium for beach equipment, luggage, bicycles, seasonal belongings and other items owners may prefer to keep outside their residence.
Buyers should verify the location and dimensions of the specific storage space transferring with the unit.
Controlled Access & Professional Management
The Prince uses controlled building-access systems and is professionally managed.
The official condominium association currently lists Resort Management as its management provider, while on-site building operations support owners, guests, contractors and association activities.
Buyers should review current entry procedures, garage access, elevator access, guest registration and contractor policies as part of condominium due diligence.
Renovated vs. More Original Prince Condos
Individual Prince residences have been renovated to significantly different standards since the building was completed in 1981.
Current and recent inventory includes extensively updated kitchens, designer bathrooms, impact-rated windows and doors, contemporary flooring, custom cabinetry and upgraded mechanical systems.
Other residences may offer renovation opportunities where the permanent stack, Gulf view, floor plan and balcony are more important to the purchaser than current finishes.
Kitchen Review cabinetry, counters, appliances, plumbing, electrical work and any changes to the original layout.
Bathrooms Compare plumbing, waterproofing, fixtures and renovation quality.
Impact Glass Verify windows, exterior doors and sliding-glass doors for the specific residence.
Storm Shutters Determine whether shutters remain and which openings they protect.
HVAC & Water Heater Confirm equipment age, service history and expected remaining useful life.
Permits & Approval Material alterations should be reviewed for available permits and association approval.
The Prince Rental Rules
Published Prince condominium references consistently report a 90-day minimum lease period.
Historical MLS documentation also identifies a limit of four leases per year, subject to association application and approval procedures.
This structure places The Prince among Marco Island's longer-term seasonal rental buildings rather than condominiums designed around weekly vacation turnover.
Current published leasing guidance: 90-day minimum rental with annual frequency restrictions. Buyers should verify the latest declaration, rules and association application requirements before relying on those provisions.
The Prince Pet Policy
Published Prince condominium information reports that an owner may keep one small dog up to approximately 20 pounds, subject to association approval and applicable rules.
Published guidance also reports that renters are not permitted to keep pets.
Because pet regulations can be amended and may contain height, breed, registration or behavioral restrictions, buyers should obtain current written association confirmation before purchasing with an animal.
Prince Condominium Association Due Diligence
The legal condominium association is The Prince Condominium Owners Association, Inc. A buyer should evaluate the financial and physical condition of the association in addition to the private residence.
Operating Budget Review recurring building expenses and services included through current condominium fees.
Reserve Funding Compare reserve balances with anticipated major repair and replacement requirements.
Master Insurance Review current building, property and wind insurance together with major deductibles.
Special Assessments Identify approved, pending, recently completed and reasonably anticipated assessments.
Structural Documentation Review applicable milestone inspection, engineering and Structural Integrity Reserve Study information.
Capital Projects Understand roof, exterior, balconies, elevators, pool, garage, waterproofing, plumbing and mechanical projects.
Flood, Wind & Prince Condo Insurance
The Prince's direct Gulf-front setting makes insurance review an important component of purchase due diligence.
Buyers should understand how the condominium master policy interacts with individual HO-6 insurance, including wind deductibles, loss-assessment coverage and responsibility for interior improvements, windows, doors and hurricane protection.
An upper-floor residence remains financially connected to the insurance exposure and common elements of the entire beachfront property.
What Prince Buyers Should Compare
Residence Type Separate two-bedroom, three-bedroom, ground-floor and penthouse categories.
Living Area Conventional residences vary substantially, while exceptional penthouses exceed 4,000 square feet.
Floor Height Elevation influences Gulf horizon, beach perspective and privacy.
Stack Position Different residence lines create different layouts, views and balcony configurations.
Gulf View Compare width, orientation and visibility from principal living areas.
Balcony / Terrace Evaluate size, direction, usable depth, privacy and storm protection.
Parking Confirm assigned covered or garage parking rights.
Storage Verify private storage and bicycle-storage arrangements.
Impact Protection Verify windows, doors, sliders and any remaining shutters.
Renovation Separate decorative finishes from plumbing, electrical, mechanical and permitted improvements.
Association Financials Review budget, reserves, insurance, assessments and major capital planning.
Structural Review Obtain applicable engineering, milestone inspection and reserve study documentation.
Rental Rules Published guidance reports a 90-day minimum with annual frequency limits; verify current documents.
Pet Rules Published guidance permits one small owner pet subject to approval; verify current policy.
How to Value a Prince Marco Island Condo
The Prince should be valued through relevant same-building comparisons before expanding to competing Marco Island beachfront towers.
A 1,622-square-foot two-bedroom residence does not compete identically with a 2,275-square-foot three-bedroom condo, even when they occupy similar floors.
Likewise, ground-floor patio residences and penthouses should be treated as separate categories because their physical relationship with the beach, interior size and outdoor living differ substantially from standard units.
Prince valuation sequence: residence category → living area → stack → floor → Gulf and beach view → balcony or terrace → parking and storage → impact protection → renovation → association condition.
The Prince Marco Island Condos for Sale
Agent4Naples currently identifies the building through the MLS name Prince, while legal and public-record descriptions use Prince, The A Condominium.
Current Agent4Naples inventory includes a beachfront three-bedroom, three-bath residence at 176 S Collier Boulevard, demonstrating active market demand within the building.
Use the dedicated Prince property search below for available inventory and the broader waterfront condo market report to compare competing Gulf-front buildings.
The Prince Condos For Sale • The Prince Map Search • Marco Island Waterfront Condo Market Report
Compare Marco Island Beachfront Condos
Compare established Gulf-front condominium buildings by residence size, floor plan, floor height, Gulf view, balcony, parking, amenities, rental rules, association condition and relevant same-building sales.
Selling a Prince Condo
Prince sellers should begin valuation with the residence's permanent characteristics rather than interior finishes.
Bedroom count, living area, stack, floor height, Gulf view, balcony or patio configuration, parking and storage determine the correct initial comparable-sales group.
Impact protection, kitchen and bath renovation, HVAC, plumbing, electrical improvements, furnishings and other upgrades can then be used to distinguish the property from otherwise similar Prince inventory.
Explore The Prince With Schulz Realty
Schulz Realty can help buyers compare Prince residences by bedroom count, living area, residence category, stack, floor height, Gulf view, balcony or patio configuration, parking, storage, renovation, hurricane protection, association financials and relevant same-building sales before arranging private tours.
Contact Schulz Realty for The Prince Listings & Private Tours
Call David Schulz at (239) 682-5800.
Prince residence sizes, floor plans, views, balcony and patio configurations, parking and storage rights, association fees, reserve funding, insurance coverage, deductibles, assessments, structural and capital projects, amenities, rental provisions, pet policies and individual residence features may vary or change. Buyers should verify material information through current Prince condominium documents, association financial statements, applicable structural and reserve reports, insurance information, inspections, public records, title work and appropriate qualified professionals before purchasing.
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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.