Duchess
Condos for Sale in Marco Island, FL
All 254 homes for sale in Marco Island, FL · median $663,950 · 410 homes for sale in 34145 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Duchess in Marco Island, FL has 6 homes for sale and 1 pending, asking from $750,000 to $1,899,000 (median $912,000). Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,725,000, $758 per square foot, a median 26 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 1981–1981; none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $19,070 ($18,630 with the full homestead exemption).
Last 30 days in Duchess: 3 new listings (median asking $995,000), 1 under contract right now. As of October 17, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Duchess
Live MLS inventory for Duchess. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Duchess listings as of 2026-10-14, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The number that matters most here is the sample size: three closings inform this snapshot, so treat the $1,725,000 median and the $758.24 per-square-foot figure as a directional read, not a settled market. At this price point on Marco Island, per-square-foot value is doing a lot of the talking, and it's consistent with the kind of premium land or waterfront positioning that this part of Collier County commands.
A 26-day median days-on-market, even across a small pool, suggests homes that are priced correctly are not sitting. For sellers, that argues for pricing to the comparable evidence rather than testing the ceiling. For buyers, it means moving with a clear number in hand rather than assuming a long runway to negotiate.
The 60-Second Overview
Duchess market snapshot (as of September 20, 2026): the median sale price is about $1.73M ($758 per sq ft over the trailing 12 months of closed sales), and a median 26 days on market for closed sales.
In ZIP 34145 (Marco Island), 934 homes closed in the last 12 months at a median of $1.38M ($679/sq ft), up 5.9% year over year, with a median 79 days on market. Right now 387 active and 74 pending listings — a buyer's market. See the live ZIP 34145 housing market and the Collier County market.
Duchess is a small, low-volume slice of the Marco Island market, where recent activity points to a high per-square-foot price and a median sale well north of a million and a half dollars.
The setting & the homes.
Aerial and on-site photos of Duchess. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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DuchessPhotos from Florida Gulf Coast MLS listings in Duchess; content deemed reliable but not guaranteed.
Who Duchess is best for.
Best for
- A buyer prioritizing the home and site over shared community features.
- A buyer prepared to transact at a per-square-foot premium consistent with this part of Marco Island.
- A seller with a well-documented, move-in-ready property who can support pricing with recent evidence.
Probably not for
- A buyer who wants a large pool of recent comparable sales to lean on before making an offer.
- A buyer looking for on-site recreational amenities such as a clubhouse or shared pool.
- A buyer working with a firm ceiling well below the current median price point.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.73M) IS the median in the snapshot above.
Windows contain 1 to 6 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
13% of homes for sale in ZIP 34145 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-17).
Duchess Market Scorecard
Duchess is currently a balanced market., a median asking price of $950,000, and homes go under contract in about 11 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Duchess on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Duchess buying strategy.
If we were buying in Duchess today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Duchess.
A Thin Market at a High Price Point
With only three closings in the current window, Duchess isn't a market you can chart with confidence — it's one you have to price and negotiate deal by deal. The $758.24 median per-square-foot figure signals that whatever is trading here is trading at a premium relative to typical Collier County housing stock, which tracks with Marco Island's broader land-value dynamics.
No community amenities are identified from current MLS listings, which means the value proposition here is the home and the location itself — not a shared clubhouse, pool, or recreational package. Buyers should confirm what, if anything, is included at the property level rather than assuming resort-style extras.
The location and the amenities are priced into every listing in Duchess. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this thin rewards close reading of the few comparable sales that exist rather than broad-strokes assumptions. We track the closings as they happen, so pricing conversations for Duchess are grounded in current evidence, not a stale average.
Duchess in 15 seconds.
What it really costs to own in Duchess Condos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $7,043/yr across 12 listings here (MLS tax records, 2026-10-16). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Collier County is $2,147/yr (2,002 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1981 across 12 listings. An original roof here would be about 45 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Duchess Condos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Duchess Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Duchess Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Duchess buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Duchess sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Duchess, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Duchess home worth?
Get a no-obligation home value based on real comparable sales in Duchess, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Marco Island →
| Location | Marco Island, Collier County, FL · ZIP 34145 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $1,725,000 median across 3 closed sales · $758 per sq ft |
| Days on market (closed sales) | 26 median |
| For sale right now | 3 active, 0 pending · median asking $950,000 |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Duchess key facts,” movewithmomentum.com/neighborhoods/duchess, data as of September 20, 2026.
Housing distress & ownership in Duchess, Marco Island
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Just listed in Duchess
The newest homes for sale in Duchess right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 220 S Collier Blvd 806 $1,899,000 · 3 bd · 3 ba · 2,275 sq ft · 4 days on market Courtesy of John R Wood Properties
- 220 S Collier Blvd 903 $995,000 · 2 bd · 3 ba · 1,664 sq ft · 11 days on market Courtesy of John R Wood Properties
- 220 S Collier Blvd 1003 $750,000 · 2 bd · 3 ba · 1,664 sq ft · 15 days on market Courtesy of Premier Sotheby's Int'l Realty
- 220 S Collier Blvd 503 $799,900 · 2 bd · 3 ba · 1,664 sq ft · 69 days on market Courtesy of Coldwell Banker Realty
- 220 S Collier Blvd 1404 $899,000 · 2 bd · 3 ba · 1,664 sq ft · 81 days on market Courtesy of John R Wood Properties
- 220 S Collier Blvd Ph-C $925,000 · 2 bd · 3 ba · 1,664 sq ft · 167 days on market Courtesy of William Raveis Real Estate
Checked against the MLS Oct 16, 2026. All new listings in this market.
Every Home for Sale in Duchess Right Now (6)
All 6 active and pending Duchess listings with a detail page, newest first, refreshed twice a day from the MLS.
- 220 S Collier Blvd 1005 · $1,095,000 · 3 bd / 3 ba · listed Oct 1, 2026 · listed by Coldwell Banker Realty
- 220 S Collier Blvd 903 · $995,000 · 2 bd / 3 ba · listed Oct 1, 2026 · listed by John R Wood Properties
- 220 S Collier Blvd 1003 · $849,900 · 2 bd / 3 ba · listed Oct 1, 2026 · listed by Premier Sotheby's Int'l Realty
- 220 S Collier Blvd 1404 · $950,000 · 2 bd / 3 ba · listed Aug 30, 2026 · listed by John R Wood Properties
- 220 S Collier Blvd 503 · $799,900 · 2 bd / 3 ba · listed Aug 21, 2026 · listed by Coldwell Banker Realty
- 220 S Collier Blvd Ph-C · $925,000 · 2 bd / 3 ba · listed Jul 16, 2026 · listed by William Raveis Real Estate
More Marco Island home searches
- All homes for sale in Marco Island, FL
- Homes for sale in Collier County, FL
- Homes under $300K in Marco Island
- Homes from $300K to $500K in Marco Island
- 4-bedroom homes for sale in Marco Island
- Marco Island home values: what is my house worth?
- ZIP 34145 housing scorecard
- 10 coming-soon communities in Collier County
Frequently Asked Questions
What is the median home price in Duchess?
How long do homes in Duchess take to sell?
Who is the best real estate agent for Duchess?
How do I find a top Marco Island real estate agent who knows Duchess?
Can Momentum Realty connect me with an agent for Duchess?
Where is Duchess, and what county is it in?
Should you buy in Duchess?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 14, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (30 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Duchess fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Duchess Condos for Sale in Marco Island
- Home values · What homes in Duchess Condos for Sale in Marco Island actually sell for
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