Cozumel
Homes for Sale in Marco Island, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Cozumel prices on a per-square-foot basis near $918, which tells you the value here is driven almost entirely by structure and finish quality rather than by any shared amenity package — MLS data shows none identified for the community itself. With a median price around $2.6M, this is a segment where the home itself, and often its water access or build quality, carries the full weight of the number.
A median 68 days on market and a heat score of 56 point to a market that is active but not rushed. Sellers who price realistically against comparable finish levels are moving; sellers hoping to skip that step are the ones adding days. With only 7 closings in the current window, each sale carries outsized influence on the read — treat any single comp with some caution.
Cozumel right now
🟡 Still climbing. The trailing-12-month median ($2.60M) is up 3.6% from the prior 12 months ($2.51M). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level fgc closed sales, 12-month windows ending July 29. Confidence: Low (7 and 5 sales in the two windows).
What's unique here: the median sale price is about 4x the typical Collier County sale ($2.60M vs $619K, trailing 12 months, fgc records).
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Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Cozumel market snapshot (as of July 29, 2026): the median sale price is about $2.60M ($918 per sq ft over the trailing 12 months of closed sales), and a median 68 days on market for closed sales. The trailing-12-month median is up 4% from the prior 12 months, computed from record-level fgc closed sales (7 closings in the current window).
Cozumel is a Marco Island community where pricing tracks the individual home rather than a shared amenity set, with a median price near $2.6M and year-over-year movement of 3.6% suggesting steady, not sharp, appreciation.
Who Cozumel is best for.
Best for
- Buyers with a defined budget near or above the $2.6M median who prioritize the home's construction and condition over community amenities
- Buyers comfortable evaluating a low-transaction-volume market where each comparable sale matters
- Sellers with a well-maintained or updated property who want pricing benchmarked against actual per-square-foot data rather than guesswork
Probably not for
- Buyers who want a community built around a clubhouse, pool, or organized amenity program
- Buyers needing a fast, high-volume comp set to validate pricing decisions
- Buyers working with a budget well below the $2.6M median who need more inventory options to compare
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.60M) IS the median in the snapshot above, and the move from 2025 ($2.51M) IS the +3.6% one-year change.
Windows contain 0 to 11 sales each (7 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.
25% 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 (2026-07-18).
The Cozumel buying strategy.
If we were buying in Cozumel 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 Cozumel.
Where the value actually sits
At roughly $918 per square foot, Cozumel sits firmly in Marco Island's higher-end price-per-foot territory. Because current MLS data shows no identified community amenities, buyers should assume that number reflects the property itself — construction, condition, lot, and likely proximity to water — rather than a clubhouse, pool, or gated infrastructure. That makes due diligence on the individual home more important here than in amenity-driven communities.
Sixty-eight median days on market is a moderate pace for a luxury coastal segment — not a sign of stagnation, but not a signal of frantic competition either. Combined with a market heat score of 56, the data reads as balanced: motivated, well-conditioned listings sell in reasonable time, while overpriced or dated inventory can sit longer while the market waits it out.
The location and the amenities are priced into every listing in Cozumel. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 7 closings in the current window, Cozumel is a low-volume, high-value market where a single misread comp can throw off a pricing or offer strategy. We pull the underlying sales, not just the headline median, and price or negotiate against the specific home in front of us rather than a community average that barely exists at this transaction count.
Cozumel in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Cozumel 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 Cozumel sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cozumel, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cozumel home worth?
Get a no-obligation home value based on real comparable sales in Cozumel, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Cozumel?
How long do homes in Cozumel take to sell?
Do cash buyers compete in Cozumel?
Who is the best real estate agent for Cozumel?
How do I find a top Marco Island real estate agent who knows Cozumel?
Can Momentum Realty connect me with an agent for Cozumel?
Should you buy in Cozumel?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (71 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 fgc 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?
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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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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