The Prince Condominium is a luxury Gulf-front high-rise at 176 S Collier Boulevard on Marco Island's Crescent Beach. Completed in 1981, the 13-story building contains approximately 99 residences and combines larger beachfront floor plans, substantial Gulf-facing outdoor living, direct private beach access and one of Marco Island's most distinctive open-air interior atriums.
The Prince occupies an important position in Marco Island's luxury beachfront market. Buyers can compare substantial two- and three-bedroom residences, selected larger configurations and rare penthouses while remaining close to restaurants, shopping and the central Collier Boulevard resort corridor.
Address 176 S Collier Boulevard
Completed 1981
Building 13 Stories
Residences Approx. 99 Condos
Setting Direct Crescent Beach
Residence Types 2 & 3 Bedrooms • Penthouses
The Prince valuation sequence: residence category → legal floor plan → air-conditioned living area → stack or residence position → floor elevation → Gulf and Crescent Beach exposure → balcony or terrace configuration → parking and storage → storm protection → renovation → association reserves, insurance, assessments and capital projects → closest same-building comparable sales.
The Prince at 176 S Collier Boulevard
The Prince stands directly along Marco Island's Crescent Beach, allowing residents to move between their condominium, pool area, landscaped grounds and Gulf shoreline without using a separate public beach access.
Its central beachfront location also provides convenient access to dining, shopping, hotels and entertainment along Collier Boulevard while preserving a traditional residential condominium environment.
Signature Open-Air Atrium
The Prince's interior atrium is one of the building's defining architectural features. Instead of a conventional enclosed double-loaded high-rise corridor, the central common area rises through the building and creates an open-air arrival environment.
Seating, decorative landscaping and elevator relationships make the atrium part of the residential experience rather than simply a passage from the lobby to the private condominium.
Two- & Three-Bedroom Prince Residences
The Prince contains several residence configurations rather than one repetitive floor plan. Interior sizes extend from the mid-1,600-square-foot range to well above 2,000 square feet, with selected upper-level and penthouse residences substantially larger.
Buyers should identify the exact recorded floor plan, legal bedroom configuration and current air-conditioned area before comparing one Prince residence with another.
More than four decades of owner remodeling have also created layouts that may differ from the original condominium plan. A den, expanded living area or converted bedroom should therefore be verified through current records and permitting rather than assumed from marketing descriptions.
Ground-Floor Prince Condos
The Prince offers a relatively unusual luxury beachfront product on the lowest residential level. Selected ground-floor residences can function more like beachfront villas, with private outdoor areas and a much closer relationship with landscaping, pool facilities and the beach.
Ground-floor value should not automatically be discounted merely because the residence lacks high-rise elevation. Some buyers specifically prefer easier outdoor access, a villa-like feeling and immediate connection to the beachfront grounds.
High-Floor Prince Condos
Higher elevations provide a different experience. As floor height increases, residences can gain longer Gulf horizons, broader perspectives along Crescent Beach and greater visual separation from pool and beach activity.
Floor should be compared together with residence position because two homes on the same level can have different water, shoreline and island exposure.
The Prince Penthouse Market
Prince penthouses belong in a separate luxury comparison category. Their scarcity, scale, elevation and specialized floor plans can make a building-wide average particularly misleading.
When direct penthouse comparable sales are limited, valuation should first look backward within The Prince before expanding carefully to other large Marco Island Gulf-front residences with genuinely similar size, elevation, terraces, parking, renovation and association quality.
Gulf of Mexico Views
Direct Gulf frontage is one of The Prince's most important permanent characteristics.
Depending on residence position and floor height, owners can experience broad western Gulf horizons, direct beach views, coastline perspectives and evening sunset exposure from living rooms, primary suites and private outdoor areas.
Crescent Beach Views
The building's position along Marco Island's curved beachfront creates long shoreline views from selected residences.
A buyer should distinguish an open Gulf horizon from a residence whose strongest visual feature is the curve of Crescent Beach, tropical grounds or a combination of beach and Gulf.
Marco Island Sunsets
Western and southwestern Gulf exposure can provide direct sunset viewing from private balconies and principal living areas.
Seasonal sun position changes throughout the year, so exact sunset orientation should be evaluated from the individual residence rather than described as identical throughout the building.
Large Balconies & Wraparound Outdoor Living
Outdoor living is central to The Prince's luxury character. Selected residences include broad Gulf-facing balconies or wraparound patio and terrace environments.
Compare usable depth and width, outdoor dining capacity, orientation, privacy, wind, shade, railing design, waterproofing, hurricane protection and direct access from living areas and bedrooms.
A genuinely usable wraparound terrace can materially affect value beyond enclosed square footage.
Direct Crescent Beach Access
The Prince provides direct private access to Marco Island's white-sand Crescent Beach.
This permanent shoreline relationship distinguishes the building from condominiums that provide Gulf views but require owners to cross a street or use a separate public access point.
Beachfront Pool & Spa
The Prince provides a heated community swimming pool and spa within its beachfront recreational environment.
Buyers should consider pool orientation, available sun, landscaping, relationship to the beach and access from the residence in addition to simply confirming that the amenity exists.
Tennis & Pickleball
The Prince currently provides facilities supporting both tennis and pickleball.
Court configuration, reservation procedures, operating hours, organized play and guest rules should be confirmed with current association information.
Fitness Center & Sauna
Owners have access to an on-site fitness facility together with sauna amenities.
These facilities complement swimming, beach walking and court sports and can be particularly useful for owners who spend extended periods on Marco Island.
Community Room
The Prince provides common gathering space for resident events, association meetings and social activities.
A community room allows owners to accommodate larger gatherings without dedicating rarely used private condominium space to entertaining.
Guest Accommodations
Guest accommodations are another valuable feature for residents who want occasional overflow sleeping capacity for family or friends.
Availability, reservation priority, charges and maximum-stay rules should be confirmed through current management.
Garage & Covered Parking
Parking should be verified residence by residence. Current Prince information identifies secured or covered parking, but exact allocation and legal rights can differ.
Confirm the specific parking space or spaces.
Verify whether parking is deeded, assigned or a limited common element.
Review location relative to the appropriate elevator or entrance.
Confirm current guest-parking procedures.
Review current electric-vehicle charging rules.
Storage & Bicycle Storage
The Prince includes owner storage and bicycle-storage facilities.
Buyers should verify the specific storage allocation associated with the residence, including its dimensions and legal transfer rights.
Renovated Prince Condos
Interior condition varies substantially throughout a building completed in 1981.
Renovated Prince residences may include redesigned kitchens and baths, custom cabinetry, premium appliances, modern flooring, impact-resistant windows and sliders, custom closets, electric shades and newer mechanical systems.
Permanent real-estate characteristics should still be evaluated first: floor plan, stack, floor, Gulf exposure, outdoor living, parking and storage. Renovation can then be applied as a secondary adjustment.
Impact Glass & Hurricane Protection
Storm protection varies by individual residence because owners have completed upgrades at different times.
Buyers should inspect the actual windows, sliding doors, shutters or screens and verify permits, product approvals and maintenance responsibilities where those issues are material.
Prince Condominium Rental Rules
Historical and current building information has generally reflected a substantially longer minimum lease structure than Marco Island's weekly-rental beachfront condominiums.
Published information has identified an approximately 90-day minimum leasing framework, creating a more residential ownership profile than a high-turnover vacation-rental building.
Rental provisions may be amended. Buyers planning to lease should obtain the current declaration and rules and verify the minimum lease period, permitted lease frequency, application requirements, fees and tenant approval procedures before purchase.
Pets at The Prince
Current property information indicates that pets may be permitted subject to association restrictions and approval.
Buyers should verify current number, size, weight, species and common-area rules directly through the written condominium documents before purchasing based on pet ownership.
Association Reserves & Structural Due Diligence
A Prince purchase should include a detailed review of the condominium association in addition to the private residence.
Operating Budget
Review current recurring expenses, services and association obligations.
Reserve Funding
Review current reserves, applicable reserve studies and future funding requirements.
Structural Information
Review applicable milestone, engineering and structural documentation.
Master Insurance
Understand property, wind and applicable flood coverage together with current deductibles.
Balconies & Exterior
Review concrete, waterproofing, railings, coatings and planned exterior restoration.
Assessments
Determine whether assessments are outstanding, approved, contemplated or under discussion.
Elevators & Common-Area Capital Projects
Buyers should review elevator modernization, atrium improvements, roof systems, pool components, court facilities, parking areas and other major common elements when evaluating long-term ownership costs.
A beautifully renovated private condominium does not eliminate exposure to association-level capital expenses.
How to Value a Prince Condo
The strongest Prince valuation begins with recent transactions from The Prince itself.
Residence category: distinguish standard residence, larger configuration, ground-floor villa-like home and penthouse.
Legal floor plan: verify current bedroom configuration and permitted alterations.
Living area: compare consistent air-conditioned square footage.
Stack or position: use same-position sales whenever possible.
Floor: account for elevation, privacy and shoreline perspective.
Gulf exposure: distinguish direct Gulf, beach, coastline and island views.
Outdoor living: compare balcony, lanai, patio and wraparound terrace utility.
Parking: verify exact rights.
Storage: confirm private storage allocation.
Storm protection: compare impact openings and shutter systems.
Renovation: adjust after permanent characteristics are aligned.
Association condition: account for reserves, insurance, assessments and planned projects.
The Prince & Marco Island's Luxury Market
The Prince occupies a stronger luxury position than many smaller two-bedroom beachfront towers because of its larger residence profiles, distinctive atrium architecture, broad outdoor living and direct central Crescent Beach location.
Its largest and penthouse residences should be compared carefully with similarly substantial Marco Island beachfront properties rather than with smaller conventional vacation condominiums.
Marbelle Club is another strong luxury beachfront comparison for buyers who prioritize large Gulf-front residences.
Marbelle's South Beach location and high-rise orientation provide a different shoreline experience, while The Prince offers central Crescent Beach positioning, its distinctive atrium and multiple larger residence configurations.
The Prince vs. Madeira
Madeira occupies a newer construction generation and contains significantly larger Estate Residences and penthouses in its upper luxury tier.
The Prince offers established Gulf-front luxury with direct central beach access, larger conventional residences and a lower-density 99-residence environment.
The Prince vs. Princess Del Mar
Princess Del Mar provides an even lower-density established beachfront environment, while The Prince generally offers a broader range of residence sizes and its signature atrium architecture.
The better choice depends on floor plan, Gulf orientation, outdoor living, desired building scale, rental rules and association condition rather than name recognition alone.
Buying a Prince Condo
Begin by identifying the exact residence category and legal floor plan. Confirm air-conditioned square footage, bedroom configuration and permitted alterations before comparing price per square foot.
Next evaluate stack or residence position, floor, Gulf view and outdoor living. Verify parking, storage and storm protection, then review current association budgets, reserves, engineering information, insurance, assessments and planned capital projects before closing.
Selling a Prince Condo
Prince sellers should begin with the closest same-building sales rather than one island-wide beachfront average.
Residence category, legal floor plan, living area, stack, floor, Gulf exposure, balcony configuration, parking and storage establish the strongest permanent value foundation.
Renovation quality, impact protection, mechanical upgrades, furnishings and interior design can then be used to distinguish the residence from the closest comparable properties.
The Prince Market Activity
With only approximately 99 residences, available Prince inventory can be limited and individual properties can differ substantially in size, floor plan and condition.
The Marco Island Waterfront Condo Market Report provides broader market context, but individual Prince value should return to the correct residence category, floor plan, stack, elevation and Gulf exposure.
The Prince Listings & Private Tours
Schulz Realty can help buyers and sellers compare Prince residences by floor-plan category, legal living area, stack, floor elevation, Gulf and Crescent Beach exposure, balconies, parking, storage, renovation, storm protection, association condition and the most relevant same-building comparable sales.
The Prince residence counts, building details, construction dates, floor plans, legal bedroom configurations, air-conditioned and total reported areas, penthouse layouts, views, balcony and terrace dimensions, parking and storage rights, storm protection, amenities, guest accommodations, court configuration, rental provisions, pet policies, association fees, reserve funding, structural reserve requirements, milestone and engineering information, insurance coverage, deductibles, assessments, capital projects and individual residence features may vary or change. Buyers and sellers should verify material information through current Prince condominium documents, association financial statements, applicable engineering and reserve information, insurance records, inspections, public records, title work and other appropriate qualified professionals.
Current The Prince Marco Island Condos for Sale
Browse the live RealGeeks IDX inventory below for current Prince residences at 176 S Collier Boulevard.
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.
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.