Marco Island • Caxambas Pass • Private Beach • Marina & Gulf-Access Boating
Shipp's Landing Marco Island Condos for Sale
Shipp's Landing on Marco Island is a distinctive waterfront condominium community occupying approximately 15 acres at the island's southeastern tip. Its location directly on Caxambas Pass combines Gulf and Ten Thousand Islands views with a private beach, marina, fishing dock, kayak launch, three pool areas and an unusually broad collection of recreational amenities.
The Shipp's Landing Condominium Association identifies 206 residences in five buildings. The community includes both lower- and higher-rise residential sections, creating meaningful differences in floor plans, elevation, views, balcony configuration and parking among individual condominiums.
For buyers comparing South Marco Island waterfront condominiums, Shipp's Landing occupies a particularly versatile position. It provides private beach access for owners who value the coast, marina facilities for boaters, and wide Caxambas Pass views without requiring ownership in a conventional Gulf-front beachfront tower.
206 Residences 5 Buildings Approximately 15 Acres 1979–1981 Era Caxambas Pass Private Beach Marina Fishing Dock Kayak Launch 3 Pools Spas Tennis Pickleball Bocce Shuffleboard Fitness Facility Social Rooms 30-Day Minimum Rental
Shipp's Landing on Caxambas Pass
Shipp's Landing occupies the southeastern corner of Marco Island, where Caxambas Pass connects Marco Island's coastal waterways with the Gulf of Mexico and the Ten Thousand Islands.
This orientation creates a different waterfront experience from Crescent Beach. Instead of looking only west across the open Gulf, Shipp's Landing residences can capture combinations of Caxambas Pass, the Gulf, neighboring islands, boating activity and the natural coastal landscape south and east of Marco Island.
Residence position matters considerably. A high-floor tower unit, lower-rise waterfront condominium and residence overlooking the community's grounds may each provide a very different view even though they share the same address complex.
Five Buildings & Three Development Phases
Shipp's Landing was developed in phases rather than as one identical residential tower.
The condominium association's recorded building and floor-plan documents identify three development phases containing several distinct floor plans and building configurations.
Properties are commonly associated with 1080, 1090 and 1100 South Collier Boulevard. Individual condominium records should be used to confirm the exact phase, building, unit type, parking arrangement and association interest applying to a residence.
1080 S Collier Boulevard Includes lower-rise Shipp's Landing residences with waterfront and community-oriented positions.
1090 S Collier Boulevard Central Shipp's Landing address and location of the condominium association office.
1100 S Collier Boulevard Includes the prominent high-rise tower component with elevated Gulf, Pass and island views.
Multiple Floor Plans Phase-specific A, B, C and D plan designations appear in the original recorded condominium layouts.
Shipp's Landing Floor Plans
Shipp's Landing contains considerably more floor-plan diversity than a single-stack beachfront tower.
Recorded plans show multiple residence types across the community's three phases. Current resale inventory commonly includes two-bedroom and three-bedroom condominiums, with living areas that vary according to building and plan.
Some larger corner residences provide wraparound outdoor space and additional interior area, while other units offer more efficient layouts suited to seasonal ownership.
Because plan design, living area and balcony dimensions can vary substantially, buyers should compare residences within the same building and plan category before relying on a broad community price-per-square-foot calculation.
Floor-plan due diligence: verify conditioned living area, total area, bedroom configuration, balcony dimensions, storage and parking through the exact condominium records for the residence being purchased.
Gulf, Caxambas Pass & Ten Thousand Islands Views
The view is one of Shipp's Landing's strongest permanent value factors.
Depending on building, floor and unit orientation, residences may overlook the Gulf of Mexico, Caxambas Pass, the Ten Thousand Islands, the private beach, marina, pools or landscaped common grounds.
Higher tower residences can provide tremendous visual depth, but height alone should not determine value. Corner position, balcony orientation, nearby buildings and the exact water corridor all influence the daily experience.
Buyers should compare the view from the primary living area, kitchen, bedrooms and normal seated positions on the balcony rather than evaluating only photographs taken close to the railing.
Private Beach at Shipp's Landing
Shipp's Landing maintains a private beach directly on Caxambas Pass.
The association notes that beach conditions vary with the tide and that lower tides can expose an extended sandy shoreline toward Cape Marco.
This is an important distinction from a conventional Crescent Beach property. Shipp's Landing offers its own coastal beach environment, but the shoreline is part of the dynamic Caxambas Pass setting rather than the broad western Gulf beach extending along central Marco Island.
Buyers should evaluate the actual shoreline and tidal environment according to how they expect to swim, walk, launch kayaks or spend time near the water.
Shipp's Landing Marina
The on-site marina makes Shipp's Landing one of Marco Island's notable condominium choices for buyers who want both beach access and boating facilities.
The condominium association currently describes 32 slips with lifts or dry-dock arrangements plus eight wet slips. Marina slips are leased annually under current association procedures.
A condominium purchase does not automatically guarantee use of a particular slip. Availability, waiting lists, dimensions and vessel requirements should be investigated independently before purchasing.
Annual Lease Current association information states that marina slips are leased on an annual basis.
Lift / Dry-Dock Arrangement The marina contains spaces using lifts and dry-dock configurations.
Wet Slips The association currently identifies eight wet slips within the marina.
Vessel Dimensions Verify maximum length, beam, draft and weight for the specific available marina position.
Availability Do not assume a slip will be available simply because a condominium is offered for sale.
Current Marina Rules Review insurance, guest, transfer, storage and vessel-use requirements before purchase.
Direct Gulf-Access Boating
The Caxambas Pass setting provides direct access toward Gulf waters and the Ten Thousand Islands.
For boaters, this reduces the need to navigate the long residential canal routes associated with many interior Marco Island properties. The exact route and practical boating experience will depend on the vessel, tide, draft, weather and destination.
Buyers should distinguish between a community having Gulf-access waterfront and an individual condominium having guaranteed marina rights. Those are separate considerations.
Boater's checklist: confirm actual slip availability, vessel dimensions, lift capacity, draft, marina fees, annual lease procedures, insurance requirements and route suitability for the boat you expect to use.
Fishing Dock on Caxambas Pass
Shipp's Landing maintains a fishing dock directly on its waterfront property.
The Caxambas Pass location gives owners convenient access to a productive coastal waterway without needing a private boat.
Fishing conditions, permitted uses and hours remain subject to current association rules and applicable Florida regulations.
Kayak Launch & Kayak Storage
Owners can launch kayaks directly from the Shipp's Landing shoreline toward nearby islands and the waterways of the Ten Thousand Islands.
The association also provides kayak storage on a limited, first-come and leased basis.
Buyers who own kayaks or paddleboards should confirm current storage availability rather than assuming a rack space automatically accompanies the condominium.
Three Pools & Spas
Shipp's Landing provides three separate swimming-pool areas with spas.
The association emphasizes their close relationship with the Gulf, allowing residents to combine swimming and poolside recreation with the waterfront environment.
Having several pool areas also helps distribute activity throughout the community rather than concentrating all 206 residences around one recreational deck.
When comparing buildings, consider actual walking distance to the preferred pool as well as privacy and noise for residences positioned close to recreational areas.
Tennis & Pickleball
Shipp's Landing maintains tennis courts that are also configured with pickleball lines and nets.
The current association states that tennis and pickleball facilities are available on a first-come basis.
These court amenities complement the pools, fitness facilities, beach, marina and other outdoor recreation available inside the community.
Bocce & Shuffleboard
Shipp's Landing provides a bocce court together with two shuffleboard courts near the tennis-deck social facilities.
Equipment is available through the community, creating additional recreational choices for residents who want activities beyond the beach and pool.
Fitness Center
The Shipp's Landing fitness facility includes cardio, strength-training and free-weight equipment together with space for stretching and floor exercise.
An on-site fitness facility can be particularly useful to seasonal owners who do not want a separate Marco Island gym membership.
Equipment and operating hours can change, so buyers with particular fitness requirements should inspect the current facility.
Social Rooms & Community Events
Shipp's Landing contains multiple resident social spaces serving its different phases and community-wide activities.
The association identifies a Tennis Court Clubhouse with kitchen and space for meetings, dinners and social functions, together with a Phase II Social Room with its own kitchen.
These facilities support seasonal events and provide residents with larger gathering areas outside their private condominiums.
Balconies & Outdoor Living
Private balconies and screened lanais are central to the Shipp's Landing waterfront lifestyle.
Certain residences provide broad wraparound or unusually long balcony configurations, while others have more compact outdoor areas.
Balcony depth, water exposure, afternoon sun, wind, privacy and proximity to neighboring balconies should all be considered.
Because balcony and railing systems are major coastal building components, buyers should also review maintenance and association responsibility through current documents.
Shipp's Landing Parking
Parking arrangements differ among the various Shipp's Landing buildings.
Some residences include under-building or covered parking while other building sections use different assigned arrangements.
Buyers should verify the exact parking right transferring with the unit, its location, whether it is covered, elevator proximity and current guest-parking procedures.
Storage
Storage can vary by Shipp's Landing residence and building.
Buyers should confirm private or assigned storage associated with the unit as well as rules affecting bicycles, kayaks, paddleboards and other recreational equipment.
Storage can be especially valuable for seasonal owners who keep beach, boating and personal equipment on Marco Island throughout the year.
Renovated Shipp's Landing Condos
Shipp's Landing was constructed primarily around the 1979–1981 period, so individual condominiums now vary substantially in renovation history.
Updated residences may include redesigned kitchens, modern cabinetry, stone or quartz counters, contemporary flooring, remodeled bathrooms, new appliances, impact-resistant glazing, upgraded shutters and newer HVAC systems.
Permanent characteristics should come first when comparing value. An extensively renovated condominium cannot change its building, floor, Caxambas Pass exposure, balcony configuration or parking.
Kitchen Review cabinetry, counters, appliances, plumbing and permitted layout changes.
Bathrooms Evaluate plumbing, waterproofing, fixtures and renovation quality.
Flooring Confirm materials and applicable condominium sound-control requirements.
HVAC Verify age, maintenance history and expected replacement timing.
Electrical & Plumbing Older coastal condominiums deserve evaluation of concealed systems, not only visible finishes.
Permits & Approval Material renovations should be reviewed for association approval and applicable permits.
Impact Glass, Shutters & Hurricane Protection
Storm protection varies by individual Shipp's Landing residence.
Current resale inventory demonstrates properties with electric hurricane shutters and other upgraded opening-protection systems. Some residences may have impact-resistant windows or doors while others use shutters or a combination of systems.
Buyers should verify every exterior opening rather than assuming a building-wide standard applies to the private residence.
Windows Verify whether glazing is impact-rated and review installation and permit history.
Sliding Doors Large waterfront sliders deserve separate review because replacement can be expensive.
Shutters Confirm manual or electric operation and which openings are protected.
Association Exterior Review responsibility for balconies, waterproofing, railings, exterior walls and building-envelope components.
Shipp's Landing Rental Rules
The Shipp's Landing Condominium Association currently establishes a 30-day minimum rental period.
Owners who rent must submit the association's renter-approval documentation before the renter's arrival. Current association information specifies advance submission for Board approval.
This makes Shipp's Landing more suitable for monthly or longer occupancy than weekly vacation-rental use.
Current rental guidance: the association states a 30-day minimum rental period and requires renter approval. Buyers should obtain the latest declaration, rules, application requirements, fees and lease-frequency restrictions before purchasing for rental purposes.
Shipp's Landing Pet Policy
The Shipp's Landing Condominium Association currently states that the community has a strictly enforced no-pets policy.
Buyers for whom pet ownership is important should review the current written rules before making an offer and should obtain professional guidance regarding any legally applicable accommodation provisions.
Shipp's Landing Condominium Association
Shipp's Landing is governed by Shipp's Landing Condominium Association, Inc..
The association oversees a substantial waterfront property containing five residential buildings, three pool areas, marina facilities, private beach, fishing dock, courts, fitness facilities, social rooms, landscaped grounds and extensive waterfront infrastructure.
Association due diligence is therefore an essential part of any purchase.
Operating Budget Review current recurring expenses and services funded through condominium assessments.
Reserve Funding Compare reserve balances with expected building, recreational and waterfront capital needs.
Insurance Review master coverage, deductibles, exclusions and individual owner responsibilities.
Special Assessments Identify completed, approved, pending or discussed assessments.
Structural Information Review applicable engineering, inspection and reserve-study documentation.
Seawall & Waterfront Understand completed and planned seawall, dock, beach and shoreline projects.
Elevators Review service history, modernization and future capital needs in applicable buildings.
Roofs & Exterior Understand roof, concrete, balcony, waterproofing, painting and building-envelope history.
Marina Review annual slip leasing, availability, maintenance and waterfront infrastructure.
Phase-Specific Matters Confirm whether fees, facilities or maintenance responsibilities vary among sections of the community.
Insurance & Flood Considerations
Shipp's Landing's direct Caxambas Pass and Gulf-access setting makes coastal insurance an important component of ownership.
The condominium association's master policies and an individual unit-owner policy protect different property components and risks. Buyers should understand the relationship between the two.
Review current windstorm coverage, flood classification, association deductibles, loss-assessment exposure and appropriate interior coverage with qualified insurance professionals before closing.
Shipp's Landing vs. South Marco Island Condos
Shipp's Landing should be compared with other South Marco Island waterfront communities according to lifestyle rather than simply price per square foot.
Shipp's Landing Private Pass-side beach, marina, boating access, five buildings and extensive recreation on approximately 15 acres.
Plantation More traditional Gulf-front condominium setting with beach access and a single primary residential building.
Caxambas Towers Waterfront high-rise living near the southeastern point of Marco Island and Caxambas Pass.
Dela Park Place Smaller South Collier Boulevard condominium environment with Gulf proximity and substantially fewer residences.
Cape Marco Guard-gated luxury tower community with Gulf and Caxambas Pass exposure at the island's southwest end.
Somerset Direct Crescent Beach high-rise living emphasizing Gulf frontage and beach access.
What Shipp's Landing Buyers Should Compare
Exact Building Begin with 1080, 1090 or 1100 South Collier Boulevard and the specific phase.
Floor Plan Compare units with similar layouts, living area and bedroom count.
Floor Level Elevation influences view depth, privacy and relationship with the grounds.
View Separate open Gulf, Caxambas Pass, island, marina, beach and community views.
Balcony Compare size, wraparound configuration, sun, wind and privacy.
Parking Verify exact assigned or deeded parking and whether it is covered.
Storage Confirm private storage plus kayak or recreational-equipment options.
Storm Protection Verify windows, doors, sliders and shutters individually.
Renovation Distinguish cosmetic upgrades from mechanical and capital improvements.
Boat Slip Confirm marina availability and suitability separately from the condominium purchase.
Association Financials Review reserves, insurance, assessments and major planned projects.
Rental & Pet Rules Confirm the current 30-day rental provision and no-pets policy through current written documents.
How to Value a Shipp's Landing Condo
A broad Marco Island waterfront price-per-square-foot figure is not enough to value Shipp's Landing accurately.
Because the community contains multiple buildings and floor plans, the strongest comparable sale generally begins in the same building or phase with a similar plan, floor level and water exposure.
After those permanent characteristics are established, adjustments can be considered for renovation, impact protection, balcony, parking, storage and association condition.
Shipp's Landing valuation sequence: building / phase → floor plan → living area → floor level → unit position → Gulf / Caxambas Pass exposure → balcony → parking → storage → storm protection → renovation → association condition → relevant recent Shipp's Landing sales.
Shipp's Landing Marco Island Condos for Sale
Shipp's Landing contains 206 residences, but available inventory can still be limited within a particular building, floor-plan category or view orientation.
Buyers looking for a specific tower position, wraparound balcony, high-floor water view or marina opportunity may need to monitor the community rather than judging it from one day's active listings.
Use the dedicated Shipp's Landing search and map below to review current MLS inventory.
Shipp's Landing Condos For Sale • Shipp's Landing Map Search • Marco Island Waterfront Condo Market Report
Compare South Marco Island Waterfront Condos
Compare Shipp's Landing with nearby Gulf-front, Caxambas Pass and South Marco Island condominium communities according to beach access, water views, boating, residence size, amenities and association structure.
Selling a Shipp's Landing Condo
Shipp's Landing sellers should begin valuation with the exact building and floor plan rather than a community-wide average.
Floor level, Caxambas Pass or Gulf exposure, balcony configuration, parking and storage establish the permanent framework for the property's competitive position.
Interior renovation, impact protection, HVAC, appliances, furnishings and other improvements can then distinguish the residence from the most relevant comparable sales.
Because Shipp's Landing has several building types, using a sale from another phase without adjustment may produce a misleading price-per-square-foot conclusion.
Explore Shipp's Landing With Schulz Realty
Schulz Realty can help buyers compare Shipp's Landing residences by building, phase, floor plan, floor level, Gulf or Caxambas Pass view, balcony, parking, storage, renovation, storm protection, marina needs, association condition and the most relevant recent sales before arranging private tours.
Contact Schulz Realty for Shipp's Landing Listings & Private Tours
Call David Schulz at (239) 682-5800.
Learn more about Schulz Realty and Broker David H. Schulz .
Local representation for Marco Island and Naples waterfront, beachfront, boating and luxury condominium real estate.
Shipp's Landing residence counts, floor plans, living areas, views, balcony configurations, beach conditions, marina-slip availability, boat dimensions, kayak storage, parking, storage, amenities, association fees, reserve funding, insurance coverage, deductibles, assessments, structural and waterfront projects, rental provisions, pet rules and individual condominium features may change or vary by building and residence. The Shipp's Landing Condominium Association currently identifies 206 residences in five buildings on approximately 15 acres, a private beach, marina, fishing dock, kayak launch, three pool areas, tennis and pickleball facilities, bocce, shuffleboard, fitness facilities and social rooms. Current association information also states a 30-day minimum rental period and a no-pets policy. Buyers should verify all material association, marina, structural, insurance, flood, rental, property and title information through current official documents 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.