Whether you've owned on the island for decades or split the year between Marco and up north, Amy Hoes helps island owners price right, prep smart and sell with confidence, even from a thousand miles away.
Fewer competing listings, more closed sales than a year ago and buyers still negotiating. Here's the island market by the numbers, each figure linked to its public source.
Why one median doesn't tell your story: Marco Island sells only dozens of properties a month, so a few luxury closings can swing islandwide medians sharply, and sources measure differently (Redfin uses a rolling 3-month window; MLS reports are monthly or 12-month). A Gulf-front condo, a canal home and an inland home are effectively different markets. The most useful number is your home's value.
Check your valueEvery owner's reasons are personal, but these island-specific forces come up again and again.
Inventory fell 34% year over year in August and months of supply dropped to about 5, while 12-month closed sales rose nearly 19%. Fewer competing listings can mean more attention on yours.
Bonnycastle / Marco Island MLS, Aug 2026; John R. Wood / SWFL MLS, Aug 2026.Marco Island's population more than doubles in winter, bringing a wave of in-person buyers. Owners who list in the fall are priced, prepped and photographed before peak-season traffic arrives.
Seasonal population: Wikipedia, Marco Island.Carrying costs matter for second homes. Under FEMA's Risk Rating 2.0, many existing flood policies can rise up to 18% a year until they reach full-risk price. Wind/homeowners pricing has eased: Citizens' 2026 Collier County average premium is down 4.1%, a steadier market that helps buyers secure coverage.
FEMA Risk Rating 2.0; Citizens 2026 Rate Kit (all personal lines, $3,470 → $3,328).In flood zones, if repairs or improvements reach 50% of a structure's market value, the City of Marco Island requires the whole building to meet current floodplain standards, often meaning elevation. For older ground-level homes, some owners decide selling beats a major renovation.
Marco Island Code, Ch. 6 (sec. 104.2.1). Confirm specifics with the City Building Dept.Post-Surfside laws require milestone inspections and Structural Integrity Reserve Studies (SIRS) for condo buildings three habitable stories or taller, and associations can no longer waive those structural reserves, which can raise dues or trigger assessments. Most SIRS were due by Dec 31, 2025 (Dec 31, 2026 if paired with a milestone inspection).
FL DBPR Division of Condominiums; HB 913 (2025) summary.The 12-month average Marco Island sale price was $793,376 in the 2020 report year versus $1,427,466 in 2026, roughly 80% higher. Long-time owners may be sitting on significant equity to downsize, move closer to family or fund what's next.
John R. Wood Christie's / SWFL MLS, Aug 2026 report (averages reflect sales mix, not one home's appreciation).Many island owners bought before the run-up of the early 2020s. Before you sell, it pays to understand a few basics, then confirm the details with your CPA or attorney.
General information only, not tax, legal or financial advice. Tax rules change and depend on your situation; consult a qualified tax professional before making decisions.
Annual figures as published in the August 2026 market report
Source: John R. Wood Christie's International Real Estate compilation of Southwest Florida MLS data, Marco Island & Key Marco, "Market Report, August 2026." PDF. Averages reflect the mix of homes sold each year.Many island sellers aren't on the island when it's time to list. The process is built so you can make every decision from wherever you are.
"People can effortlessly take care of closing documents by Docusigning them. We've routinely sold houses with our clients being out of the country without any issues."
Amy Hoes, in Mimi Vanderhaven, Sept. 2025
Amy is licensed in both Florida and Ohio, and her team is based in Medina, Ohio. If you spend part of the year in Northeast Ohio, you can sit down with her in person there, too.
In August, condos and single-family homes moved in opposite directions on price. How you price, prep and market depends on which one you own.
Beachfront towers, bay-view and canal-side buildings
Canal homes, Gulf-access homes and inland homes
Gulf-front towers, canal homes, island villages: every corner of Marco attracts a different buyer.
Marco Island is the largest barrier island in Southwest Florida's Ten Thousand Islands, about 20 miles south of Naples.
Much of the island's single-family housing, including the sought-after Estates area, lines the man-made canal network developed from the 1960s, with many homes offering boat access to the Gulf.
Tigertail Beach is one of the island's public beach access points with parking and amenities. Next door, Hideaway Beach is a private, gated club community with homes, villas and condos.
High-rise condominiums line the Gulf beach, from the central beach to South Beach and the gated Cape Marco towers. Gulf-front condos averaged $1,511,381 over the past 12 months (158 sales).
Old Marco is the island's original village, home of the Olde Marco Inn (opened 1896). Key Marco, once a separate island, is now a gated enclave and the site of the famed Calusa "Key Marco Cat" discovery.
Just north of Marco off Collier Boulevard, this waterfront enclave has a small, thin market: 13 single-family homes for sale vs. 12 sales in the past 12 months (13 months of supply), averaging $1,651,583.
East of the island, the fishing village of Goodland and the mangrove islands to the south give boaters and anglers a reason to buy here, and a selling point for waterfront listings.
| Property segment (12 months to Aug 31, 2026) | For sale | Sold, 12 mo. | Months of supply | Avg. closed price |
|---|---|---|---|---|
| Single-family: direct waterfront | 62 | 121 | 6.15 | $3,173,382 |
| Single-family: indirect waterfront | 45 | 146 | 3.70 | $1,901,245 |
| Single-family: inland | 27 | 123 | 2.63 | $1,132,297 |
| Condo: Gulf-front | 97 | 158 | 7.37 | $1,511,381 |
| Condo: direct waterfront | 55 | 135 | 4.89 | $622,414 |
| Condo: inland | 54 | 113 | 5.73 | $387,059 |
| Isles of Capri: single-family | 13 | 12 | 13.00 | $1,651,583 |
REALTOR® · Team Leader, Showcase Home Group at eXp Realty · Licensed in Florida & Ohio
Amy Hoes has been helping homeowners buy and sell since 2007, and today she serves clients in both Medina County, Ohio and Collier County, Florida. She leads Showcase Home Group at eXp Realty, a team of nearly 40 agents that RealTrends ranks as the highest-producing team based in Medina, Ohio, of any size at any brokerage, based on 2025 production. Her specialty is marketing: positioning each home for a faster sale with a higher bottom line. The results show it: as primary agent, Amy has 47+ homes sold in 2026 and $18M+ in 2026 sales, and Showcase Home Group has 480+ homes sold in 2026 and $155M+ in 2026 sales.
Southwest Florida became personal when Amy and her husband Kurt's son moved to Marco Island to start his own business. The family fell in love with the area, and Amy earned her Florida license in 2024 to help clients with second homes, retirement homes and investment properties around Marco Island and Naples. Licensed in both Florida and Ohio, she's a natural fit for owners who split the year between the two.
Kurt Hoes, also a Showcase Home Group team leader, runs the team's numbers and market analysis, and eXp Realty's cloud-based platform keeps every step, from offers to closing documents, signable from anywhere.
★★★★★"Amy did an awesome job in both listing my house for sale and the purchase of my new home. She was very accommodating and I would recommend her to anyone. Made the process easy and was always willing to help with my needs."
Featured client review, Zillow
"Amy sold our home in three and a half days! We have moved several times and this was by far the smoothest. I would highly recommend Amy and her marketing team to anyone looking to get their home sold quickly."
Client testimonial, ShowcaseHomeGroup.com
"We have trusted Amy to sell two homes for us. She makes the process as stress free as possible, always looks out for her clients best interests and is honest and trustworthy. She is truly a gem!"
Client testimonial, ShowcaseHomeGroup.com
Reviews are quoted verbatim from the public sources shown. They come from Amy's clients generally (primarily Ohio) and are not specific to Marco Island transactions.
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