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        <title>Marco Island Real Estate Blog</title>
        <link>http://www.buymarco.com/blog/marco-island-real-estate-news/</link>
        <description>Your resource for Marco Island real estate news. This Marco Island blog is updated regularly with homes for sale, recently sold homes and condos, market conditions and other useful information.</description>
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    <guid>https://www.buymarco.com/blog/marco-island-market-overview-january-2026.html</guid>
    <link>https://www.buymarco.com/blog/marco-island-market-overview-january-2026.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>Marco Island Market Overview — January 2026</title>
    <description> <![CDATA[ 
Marco Island's real estate market in early 2026 is best described as sluggish but not alarming. Listings slipped slightly to 1,405 over the trailing 12 months, but the number of homes sitting on the market jumped 12.4 to 620 — enough to push months of supply past the 9-month mark. That's well above the 6-month threshold most people consider balanced, and it tells you that buyers have the upper hand right now.


Sales barely budged, with 822 closings representing just a 1.2 uptick. To put that in perspective, the island was moving 1,200 to 1,450 homes a year during the 2021–2022frenzy. We're nowhere close to that, and frankly, there's no reason to expect a return to those numbers anytime soon. Rates are higher, insurance costs have ballooned, and many of the pandemic-driven relocations have already happened.


Prices drifted down to $1,440,029 on average — about a 2.4 dip from last year and the second straight year of decline after the 2024 peak near $1.52 million. Nobody should panic over that. The island is still sitting on enormous gains compared to 2020, when the average was around $740,000. But the days of effortless double-digit appreciation are clearly over.


Dig into the neighborhood data and the picture gets uneven. Waterfront single-family homes on the island are holding up reasonably well at 9.5 months of supply and a $3.15 million average, while inland homes at $1.1 million and about 7 months of supply are probably the healthiest segment right now. Golf course homes look incredibly tight at just 1.2 months of supply, but only 20 sold all year — too small a sample to read much into. Preserve homes are essentially frozen, with 33 months of supply on a grand total of 4 sales.


The condo market is where things get genuinely heavy. Gulf Front units are carrying nearly 15 months of inventory at $1.53 million. Off-island, the numbers are worse: Fiddler's Creek condos at 18 months, Hammock Bay at 24, Isles of Capri at 22. These aren't crisis-level figures, but they do mean sellers in those communities need to price aggressively or be prepared to wait.


Bottom line: Marco Island is a buyer's market, full stop. Prices are sliding gently, inventory keeps climbing, and sales volume is flat. None of this points to a crash — the declines are measured and orderly. But sellers who are still anchored to 2023 or 2024 pricing expectations are going to have a tough time. The market is telling you to be realistic, and the smartest move right now is to listen.
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    <pubDate>Wed, 11 Mar 2026 10:15:00 -0400</pubDate>
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    <guid>https://www.buymarco.com/blog/january-market-report.html</guid>
    <link>https://www.buymarco.com/blog/january-market-report.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>January Market Report</title>
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    <pubDate>Wed, 12 Mar 2025 13:29:00 -0400</pubDate>
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    <guid>https://www.buymarco.com/blog/december-market-report.html</guid>
    <link>https://www.buymarco.com/blog/december-market-report.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>December Market Report</title>
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    <pubDate>Fri, 24 Jan 2025 13:09:00 -0500</pubDate>
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    <guid>https://www.buymarco.com/blog/november-market-report.html</guid>
    <link>https://www.buymarco.com/blog/november-market-report.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>November Market Report</title>
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    <pubDate>Thu, 02 Jan 2025 09:18:00 -0500</pubDate>
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    <guid>https://www.buymarco.com/blog/october-market-report.html</guid>
    <link>https://www.buymarco.com/blog/october-market-report.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>October Market Report</title>
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    <pubDate>Thu, 02 Jan 2025 09:11:00 -0500</pubDate>
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    <guid>https://www.buymarco.com/blog/september-market-report.html</guid>
    <link>https://www.buymarco.com/blog/september-market-report.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>September Market Report</title>
    <description> <![CDATA[ 

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    <pubDate>Thu, 31 Oct 2024 14:32:00 -0400</pubDate>
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    <guid>https://www.buymarco.com/blog/bidding-wars-avoid-em-when-you-can-win-em-when-you-cant.html</guid>
    <link>https://www.buymarco.com/blog/bidding-wars-avoid-em-when-you-can-win-em-when-you-cant.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>Bidding Wars : Avoid 'em When You Can - Win 'em When You Can't</title>
    <description> <![CDATA[ 
The Marco Island real estate market is always brisk in the winter. It's the time of year where every day seems to be sunny and 80 degrees. This year, though, it's crazy. It's crazy in a lot of places. The Covid nightmare is nearly over, and buyers are coming out and making up for lost time. With inventory at extremely low levels, bidding wars are happening all over the place. It's become unusual actually to sign a contract without one. At Land &amp; Sea, we are applying every strategy to avoid bidding wars, but sometimes they're inevitable. 


How do you avoid a bidding war? In a word - speed. We're successfully getting contracts without a competing bidder stepping in by moving fast. Now, I'm not suggesting adopting a reckless mentality and throwing caution to the wind - just the opposite. You have to do your homework. You have to study Marco Island real estate enough to confidently move when an opportunity presents itself. BuyMarco.com is a great place to educate yourself. 


Many of our customers are this confident. They're buying properties sight unseen right now. To some, this might seem crazy. However, the buyers that are employing the strategy have studied. They know what they're looking for. They're familiar with the condos or the neighborhoods in which they're buying. They don't feel the need to see the particular property before making an offer. Photos, videos, and virtual tours are enough. Typically, approximately 10 of our annual sales are sight unseen. This year we expect it will be over 20.


Anyway, we came across a great article in Forbes that offers some good tips that may help you win a bidding war, should you find yourself in one. The tips are still apply, even if you're quick enough to avoid the bidding war altogether.


Here it is.


In a hot housing market, it’s often not enough to quickly make an offer on a house you just discovered. You’ll likely face competition from at least one other buyer (if not more), and it will be up to the seller to decide who can best close the deal.


To improve your odds of winning a bidding war, you’ll need to plan your approach days or weeks in advance. Here’s how you can get an edge on the competition.


What Is a Bidding War?


A bidding war is when at least two prospective buyers have made legitimate offers for a home and the seller needs to determine which one is best. It could be an easy decision for the seller, especially if one prospective buyer has a much more attractive offer than others.


The bidding war could also turn into a drawn-out process if the purchase offers are very similar, such as prospective buyers who are preapproved, made an offer of a similar amount and are both flexible on contingencies. That’s when a seller is in the driver’s seat and can sit back and watch while the buyers try to outbid each other on money, terms or both.


Bidding wars are common—in most of 2020, over half of home offers written by Redfin agents faced competitive bids, according to the company’s study. Although historically low interest rates have sparked buying activity recently, some neighborhoods are always sought-after and attract multiple offers whenever a home comes up for sale.


6 Steps to Winning a Bidding War


Preparing a strategy is vital because you might have just a few hours to respond during a back-and-forth negotiation with the seller. Here are five steps you can take to prepare for a bidding war.


1. Get Pre-approved


Pre-approval is a step most buyers will take anyway, but it’s absolutely essential for anyone in a competitive bidding situation. Pre-qualification is not enough, as it doesn’t show that the lender conducted the same amount of due diligence—such as checking your earnings and doing a hard credit check—that a pre-approval would require.


Although a pre-approval takes longer than a pre-qualification and might even require that you fill out a mortgage application, it’s worth it.


2. Find a Good Realtor


Your real estate agent can be your most important ally in a bidding war. Your outcome may ride on their ability to get the quality information you need to bid with confidence. Your agent's ability to persuade the seller, and other agent, to choose your offer is critical.


3. Know Your Financial Limits


When you’re preparing for a bidding war, think of it like an auction—you need to know how much house you can afford before you actually bid. There are three primary financial tactics you can use to get a financial edge on other bidders.


Include an Escalation Clause


Once you know the maximum amount you’re willing to bid, you can include an escalation clause in your purchase offer to ensure you can instantly counteract any other bid. An escalation clause lets you increase your bid to avoid being outbid by another buyer up to a specified amount.


For example, if a home is priced at $300,000 and you know you’re in or may face a competitive bidding situation, you could offer $305,000 and agree that you’ll beat any other bids by $5,000 up to $330,000, if that’s your limit. It will be up to the seller to accept this clause, but it shows that you’re serious about closing the deal.


Provide More Earnest Money


Buyers typically provide 1 to 5 of the purchase price as earnest money—a form of a security deposit—in a purchase contract, which gives sellers the assurance that you will follow through with the purchase. If you bail out on the contract without citing a contingency, you will likely lose the earnest money. If you put down more than the typical earnest money amount, it will tell the seller that you’re determined to follow through to the closing.


Offer to Pay in Cash


If you have the ability to offer an all-cash bid, you gain a distinct advantage because you eliminate the possibility of a mortgage falling through before closing. Buying with cash will make the process go quicker because you won’t need to go through the approval process with a lender, who would also request an appraisal.


If you can’t cover the entire purchase price in cash, you could agree to a larger down payment on the house, which increases your approval odds and might make your bid more attractive.


4. Remove Some or All Contingencies


When you make an offer to purchase a house, you know the deal could fall through for numerous reasons, and you don’t want to lose your earnest money because of it. That’s why you include contingencies in the purchase contract; if the home inspection uncovers major problems or you can’t sell your current home in time to close on the new one, you can get out of the contract without penalty.


But if you’re in an intense bidding war, you can get an edge by removing all or most contingencies. The seller would likely prefer fewer potential roadblocks, so this might slide your bid to the top of the list. However, there are problems with this approach: you could be stuck with a badly flawed house or be forced to forfeit several thousand dollars in earnest money if you can’t afford to buy the new home while your current one is still on the market. (This is a tactic DWELL strongly suggests you talk with your Realtor about to see if it's the right strategy for your offer)


5. Be Flexible on the Move-in Date


First-time homebuyers and those who have already sold their previous home might be in a position to be flexible with the sellers on their move-in date. A seller might ask for more time if they have concerns about potential delays for a new home build. In this case, they could go through the closing and then rent the home back from you for a few weeks or a month. This flexibility could be as valuable—if not more valuable—than a higher bid on the house.


6. Write a Personal Note


Home sellers, especially ones who have lived in a home for a long period of time, can sometimes be swayed by a personal note that explains why you believe this is the home of your dreams. For example, you might know that the current owner raised a family in the home, and you can discuss how you hope to do the same. It might seem a bit over the top, but it’s certainly worth a try when not much separates your offer from others. And yes—sometimes it works.


Good stuff all. If you'd like to develop a strategy to buy property on or near Marco Island, contact us at Land &amp; Sea International Realty.


 


Original Article - Win A Bidding War: How To Get The House You Want by Bob Musinski and Jordan Tarver


https://www.forbes.com/advisor/mortgages/bidding-war/
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    <pubDate>Fri, 05 Mar 2021 11:48:00 -0500</pubDate>
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    <guid>https://www.buymarco.com/blog/marco-island-condos-that-allow-weekly-rentals.html</guid>
    <link>https://www.buymarco.com/blog/marco-island-condos-that-allow-weekly-rentals.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>Marco Island Condos That Allow Weekly Rentals</title>
    <description> <![CDATA[ 
Why Weekly Rentals Matter to Buyers


Unfortunately, not everyone has the time or the budget to spend a month, much less three or four, vacationing on Marco Island. For our snowbirds, a months-long stay on Marco Island is typical. For the non-retired or budget conscious this simply isn't possible. As a real estate investor on Marco Island, you have to evaluate the opportunities and set your goals accordingly. An important factor in choosing the best property is going to be the minimum rental periods imposed by the various condominiums.


Most Marco Island condos require a minimum rental period of 30 days. Many owners love this. Why? Because resident turnover is minimized. It's quieter. While this is a must-have for most, it can be a negative if your purchase is a means to generate maximum cash flow.


Marco Island condos are great investments - blue-chip real estate by any standard. It's easy to find a property that will pull its own weight regardless of the minimum rental period. However, if the return on your investment, or ROI, is the absolute priority, crunch the numbers on short-term rentals. They add up. Because monthly rentals usually only produce income from January through April, they miss out on families just interested in a week's summer vacation. To absolutely maximize your rental income, you should choose a Marco Island condo that allows weekly vacation rentals. 


If you think this article is helpful, please share on social media. The buttons are on your left. THANKS


Beach Condos That Allow Weekly Rentals


Somerset is a beachfront condo community with ten floors offering four different floor plans. It is set on the Gulf of Mexico and offers all day and night access to the white beaches of Marco Island. The gated community offers pathways for an early morning jog or a peaceful walk at the end of the day while enjoying the sunset. Your renters will feel like they’re in paradise as they walk past the tropical gardens, heated pools, tennis courts, and barbecue areas. The maintenance fees at Somerset are $917/month and include many of your common expenses like cable and pest control.


Somerset Listings


Apollo offers some of the most coveted condos on the South end of Marco Island. The complex features two-floor plans all facing the beautifully clear waters of the gulf. The Apollo community has a large pool and spa that emanate a resort-like feel. In addition, Apollo has a top-notch exercise facility for convenience as well as a sports bar with a relaxing atmosphere. Its maintenance fee is $623-850 depending on the floor plan chosen.


Apollo Listings


Sea Winds is 16 floors tall and offers two-floor plans ranging from 992 -1,136 sq. ft. Whether your condo is on the first floor or the sixteenth, the views and beach at Seawinds are unrivaled. Paradise is real here with its two tropical gardens, swimming pool, hot tub, and even a sauna to help your renters enjoy their vacation in luxurious style. The monthly maintenance fees for Seawinds are $550-$717.


Sea Winds Listings


South Seas Tower 3 is part of the South Seas condos. There are four buildings, only two of which allow weekly rentals. South Seas is located in the Northwestern part of the island right next to Tigertail Beach and its lagoon. There are six different floor plans offered in the gated complex. In addition to an expansive beach area, South Seas offers many recreational conveniences. These include tennis courts and boat docks which can be rented. Not to mention, fishing and boating rentals aren’t far.


South Seas Tower 4 sits right next to Tower 3 and is the other building which permits weekly renting. It has the same amenities as Tower 3 and shares its convenient location.


South Seas Towers 3 &amp; 4 Listings


Walk-to-Beach Condos That Allow Weekly Rentals


San Marco Residences offer convenience at its finest for your Marco Island condo. While it is close to shopping and restaurants, it is only minutes to the gulf and beach. San Marco offers units ranging from 1,042– 1,112 sq ft. All of their units come fully equipped and furnished, taking some of the hassles out of renting out the condo. Also, the community offers a screened balcony, swimming pool, and parking spaces. Maintenance fees here run about $338 per month.


San Marco Residences Listings


Essex is located on Collier Blvd. right across from the beach The complex consists of two buildings with five floors each. The floor plans range from 974– 1,186 sq ft. Essex features many amenities, including a huge pool, social room, tennis court, and covered parking.


Essex Listings


Grandview is located in the South of the island and also offers a conveniently equipped kitchen. All the condos here are 1,084 sq. ft in the five-story building. One of the best parts of Grandview is their option for additional storage. If you need to keep your own equipment here for use when you visit, then Grandview is a great option for you They also have a heated pool, jacuzzi, covered parking, tennis courts, and a screened balcony for their residents to utilize. Maintenance fees are just $448 per month.


Grandview Listings


Seaview’s location is very close to Marco Island’s South Beach. The complex consists of multiple buildings 3 to 4 floors. All of the condos are 1,086 sq. ft. The owners of these condo rentals enjoy more affordable investments while also enjoying the draw of being so close to a public beach. Seaview community enjoys the amenities of a heated pool, elevator, a fishing pier, and boat docks, tennis and even barbecue pits. Seaview has maintenance fees of $443.


Seaview Listings


Waterfront Condos That Allow Weekly Rentals


Angler’s Cove is a favorite of Marco Island condos to rent. While not on the beach, Angler’s Cove sits on the Marco River with direct access right into the gulf. The complex has a unique contemporary look and has a boating dock, pool, spa, covered parking, tennis court, and social room. Angler’s Cove is five stories high and offers comfortable floor plans ranging 732 -852 sq. ft. The condos are also near shopping, food, golfing and watersport rentals. Their maintenance fee is $420 per month.


Angler's Cove Listings


Weekly Rental Homes


Homes on Marco Island often make the best investments. The rental market for homes is always strong. By owning a home, you have more flexibility with what you offer your renters and you can rent it for any time period you choose, even a day if you like. 


It’s not uncommon for investors to overlook the possibility of renting a home seasonally. Most of us think &quot;condo&quot; when we think of seasonal rentals, but waterfront homes and beachfront homes are very desirable for larger families or groups of people wanting to stay on Marco Island. Renting a home offers more privacy and an atmosphere that condos just can't. Plus, many of them have personal boat docks. You can stay at your Marco Island home during the off-season, then go on your vacation and rent it out during the tourist season. The rent will pay for your vacation


Final Word


We are experts in evaluating Marco Island real estate from an investment perspective. Contact us anytime if you'd like us to crunch some numbers for you on any listing.





 



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    <pubDate>Thu, 31 Jan 2019 17:04:00 -0500</pubDate>
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    <guid>https://www.buymarco.com/blog/just-listed-south-seas-tower-2.html</guid>
    <link>https://www.buymarco.com/blog/just-listed-south-seas-tower-2.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>Just Listed - South Seas Tower 2</title>
    <description> <![CDATA[ 
We have an incredible new listing in South Seas Tower 2 If you've been waiting for the perfect condo to pop up in South Seas Towers, it just did. This unit is completely updated throughout. It's got new tile and new granite in the kitchen and baths. The wall that everyone wants to be removed from the kitchen in most South Seas units has been removed, creating a modern open concept that absolutely transforms this condo into an open, airy beach house.


One thing that we love about this particular South Seas condo is the floorplan. Both bedrooms and the family room have direct access to a huge lanai. Of course, this means the views from every room are spectacular. Marco Beach is one of the most picturesque beaches in the world. The crescent-shaped beach is located right in your backyard and is not only stunning to look at, it's fun for the whole family.


The South Seas Club is unique on Marco Island in many ways. It's one of the only gated communities on the island. Even though a guarded gatehouse isn't really necessary, it's nice to know that no one can be roaming the parking lot that isn't supposed to be there. Another feature that makes the South Seas development special is water. It's the only community that has both beach access and boat access. The neighborhood is bordered by the Gulf of Mexico on one side and Clam Bay on the other. Docks are leasable on Clam Bay and offer fairly quick access to the Gulf.


We're ready to assist you in your quest to own Marco Island property. Buying property here is easy with a good strategy, even in the busy season.


For more information about this particular unit. CLICK HERE. To see all of the listings in South Seas, CLICK HERE.
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    <pubDate>Thu, 22 Feb 2018 09:52:00 -0500</pubDate>
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    <guid>https://www.buymarco.com/blog/a-few-must-see-buymarcocom-listings.html</guid>
    <link>https://www.buymarco.com/blog/a-few-must-see-buymarcocom-listings.html</link>
        <author>dan@buymarco.com (Dan Boyle)</author>
        <title>A Few Must-See BuyMarco.com Listings</title>
    <description> <![CDATA[ 
Below are a couple of homes and condos recently listed for sale with BuyMarco.com - The Boyle Team. Click on the property image for more photos and information on the listing. If you are thinking of buying or selling on Marco Island or in the nearby neighborhoods like Fiddler's Creek, Isles of Capri, Hammock Bay or Lely, we would be happy to help you. Just call us (239) 970-5132 or contact us here.


 


860 Kendall Drive in the Tigertail Neighborhood





List Price: $649,000


Gorgeous Home in Desirable TigerTail Beach area Walk or ride your bike to the beach Beautifully remodeled, 4BR/2BA with large kitchen. Open floor plan that flows from kitchen to family room and out to the lanai. Expansive, outdoor living area with huge pool. Backs up to Hideaway Beach, woods, and privacy. Over $51k in rental income last yearAll appliances less than 2 years old. A/C &amp; Pool Heater 2.5 years old. New roof and lanai screens.


 


La Peninsula Unit 312





List Price: $389,000


Best views for the money on Isles of Capri or Marco Island Beautifully updated 2BR/2.5BA end unit offers granite countertops, tile floors in the living areas and baths and a large kitchen. The Master has a slider to let the breeze in with amazing views. Master Bath has a tile shower, dual sinks and a soaking tub with a view. Granite and full tile shower in the spare bath. Hard to find half bath. Impact glass windows and sliders throughout. The remote-controlled screen opens up view on the lanai. This one won't last at this price
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    <pubDate>Mon, 12 Feb 2018 07:46:00 -0500</pubDate>
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