Duchess
Homes for Sale in Marco Island, FL
True comps, carrying-cost math, and listings before the portals.
Photo via fgc
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 July 29, 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.
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
Duchess
Duchess
Duchess
DuchessPhotos from fgc 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 July 29 of each year, from record-level fgc 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 0 to 5 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Collier County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Collier County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
20% 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 (2026-08-18).
Duchess Market Scorecard
Duchess is currently a balanced market., and homes go under contract in about 19 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: fgc, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
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.
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 2026-08-05, 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.
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 fgc. Map data © OpenStreetMap, tiles © CARTO.
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.
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 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 homes for sale in Duchess on the map →
Frequently Asked Questions
What is the median home price in Duchess?
How long do homes in Duchess take to sell?
Do cash buyers compete in Duchess?
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?
Should you buy in Duchess?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Duchess with Momentum Realty’s local guides.
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 (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 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?
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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Duchess fits the bigger picture — live prices, inventory, and Momentum Scores:
More Marco Island & Naples & Collier County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Naples & Collier County or the full Neighborhood Finder.