Buy a Home in Barefoot Beach, FL

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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.

Buying in Barefoot Beach, Florida: What Is It, and Where Does a Buyer Start?

Barefoot Beach is a gated barrier-island community at the north end of Collier County, with 635 homes on the county roll (626 inside the gate and 9 at Barefoot Bay, which sits outside it), 18 unbuilt homesites and a private boulevard of about 1.8 miles that ends at a 342-acre county preserve. A buyer here is choosing among nine different residential products, plus boat storage at the Barefoot Boat Club, each with its own documents, flood position and rules.

Data updated: October 2026

Is Barefoot Beach in Bonita Springs or Naples? Neither city: it is unincorporated Collier County with a Bonita Springs mailing address and ZIP 34134, so Collier County’s tax roll, flood office, evacuation zone and public schools apply, not Lee County’s and not either city’s.

This page is a decision guide, not a listing feed. We organized it by product, because a Gulf-side Club condominium, a fee-simple villa, a bay-front home with a dock and a beach-lane estate differ more from one another than most whole communities do. For each product we give what the Collier County Property Appraiser’s record shows, the documents the law hands a buyer, the rules recorded against the property and the flood facts to check before closing.

If you want a person rather than a page, call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. If you would rather read first, the rest of this page is written so that each section can be read alone.

Barefoot Beach at a glance

What is and is not Barefoot Beach

Three look-alikes cause most of the confusion. Barefoot Beach Club is the group of 348 condominiums on Barefoot Beach Boulevard. The Club at Barefoot Beach is a separate private beach and tennis club on Shell Drive. And “Barefoot Beach Club” is also the name of unrelated hotels elsewhere in Florida. Two products on this page, Barefoot Bay and the Barefoot Boat Club, carry the Barefoot name but sit outside the planned unit development and outside the gate, and we say so in their own sections.

Why Work With McGreevy and Comisar as Your Barefoot Beach Buyer’s Agent?

McGreevy and Comisar are the buyer’s agents for Barefoot Beach because we read the recorded documents, the county’s sales file and the flood maps before we recommend a building, and we write down what we could not confirm. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012.

Data updated: October 2026

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy is a top-reviewed Southwest Florida buyer’s agent. Read the five-star reviews on Google.

What a Barefoot Beach buyer gets from us

A buyer in a gated barrier-island community with up to three layers of association rules needs an agent who has already read the rules. As holders of the Top 1% Real Estate Agents Nationally Since 2008 recognition, we still start every Barefoot Beach search by asking which of the nine products fits the way you will use the home, then we pull the recorded declaration, the county sales and the flood panel for the exact buildings on your short list.

We also tell you where the public record stops. No assessment dollar figure for any Barefoot Beach association appears in any recorded document or public association page we found, so we get the estoppel certificate, the budget and the rules from the association manager before you commit, not after. That habit is how we work with every Collier and Lee County buyer, as our page on the best real estate agents in Barefoot Beach sets out, and it matters most where the paperwork is layered.

Who you will talk to

You will work with Jesse McGreevy and Marc Comisar themselves. Both are licensed Florida agents (license numbers are in the footer of this page), and either of us will take your first call: Jesse direct at (239) 898-6072, Marc at (239) 287-5873.

What Is Our Barefoot Beach Buyer Track Record?

We do not publish an unsourced closing count for Barefoot Beach. What we can document is what we tracked: every one of the 694 residential-scope parcels on the county roll and every one of the 85 county-qualified improved sales recorded in the last 60 months, which is the evidence base for this page.

Data updated: October 2026

Recent Barefoot Beach buyer track record (last 12 months): Our Barefoot Beach buyer count is zero. McGreevy and Comisar closed no sale at a Barefoot Beach address through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. The Southwest Florida MLS, pulled October 3, 2026, shows 37 Barefoot Beach closings in the 12 months to October 3, 2026, so our share of the transactions is 0 of 37. For the community as a whole, the highest-priced sale of those 12 months was $8,850,000 on Barefoot Beach Boulevard on September 29, 2026, and the median sale-to-list ratio was 91.8 percent of the final list price. We will not substitute an estimate or imply a record we do not have.

What we can state from public records instead

In the last 12 months we tracked 25 county-qualified improved sales across all Barefoot Beach residential products, a median of $2,800,000, from $1,000,000 to $7,800,000, all classed as resales and none as builder-direct by our rule (a first qualified sale within a year of the roll year built). In the last 60 months we tracked 85, a median of $2,950,000, from $1,000,000 to $15,350,000. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.

Jesse and Marc together carry over $900 million in personal sales, and the Domain Realty Group team they lead has sold over $2.5 Billion in real estate. Neither number is a Barefoot Beach number, and we do not present it as one.

Why county records and MLS records differ

A county-qualified sale is one the Property Appraiser accepted as an arm’s-length market sale. A recorded deed can be real and still not be coded qualified. For the last 60 months the county file also lists 60 recorded improved deeds over $100,000 that it did not code qualified, and this page prints those separately in the market section, never blended into the qualified medians.

Which Barefoot Beach Home Fits You? The Product Decision Table

The right Barefoot Beach home depends on four choices: Gulf-side or bay-side, a condominium with shared buildings or a house on its own lot, how many months a year you will be here, and whether you plan to keep a boat. The table below sorts the nine residential products, and boat storage at the Barefoot Boat Club, by those choices, and the sections after it take each product in turn.

Data updated: October 2026

Decision table: start with what you want

Benchmark: the nine products side by side on the county roll

The table compares the products on the county’s 2026 preliminary roll, not on sale prices. Just value is the county’s mass-appraisal figure; tax is the county’s preliminary 2026 total bill for each parcel, which reflects each owner’s exemptions and assessment caps. One homesteaded beach-lane home shows a $0.00 preliminary bill and is left out, so the beach-lane median is taken over 79 of the 80 homes.

Homestead is a proxy for full-time residents, not a measurement: a homestead exemption needs Florida permanent residency on January 1, so second homes, entity-held homes and recent buyers read as non-homestead. Across all 635 dwellings, 246 carry a homestead exemption, 38.7 percent.

What Is the Barefoot Beach Market for Buyers Right Now?

County records show 25 qualified improved sales across Barefoot Beach in the last 12 months, a median of $2,800,000 from $1,000,000 to $7,800,000, and 85 sales in the last 60 months. These are county-qualified Department of Revenue sales from Property Appraiser files dated August 29, 2026, not Southwest Florida MLS closings.

Data updated: October 2026

The county window ladder

We widened the window until it held at least 10 qualified sales, as our method requires, so the headline is the 12-month window. The newest recorded sale in the county file is dated August 24, 2026, so anything after that date is not in the file. Windows count back from October 1, 2026 to the first of the month.

The 60-month high is $15,350,000 on December 9, 2021, at 110 Kaula Ln, Unit 1, recorded at OR 6056 PG 3818. By the same rule all 85 are resales and none is builder-direct. Because the nine products differ so much in price, an all-community median describes the mix of what happened to sell, not the price of any one home. Use the product sections below for the number that matters to you.

Which products produced the sales

Check: 12 + 1 + 1 + 1 + 6 + 1 + 1 + 2 = 25 and 32 + 4 + 1 + 6 + 29 + 3 + 1 + 9 = 85.

Recorded deeds the county did not code qualified

In the same 60 months the county file lists 60 recorded improved deeds over $100,000 that the Property Appraiser did not code as qualified. The qualified flag in the county file is thin in 2022 and 2024, the years of Hurricane Ian and of Hurricanes Helene and Milton, which is consistent with the county disqualifying sales of storm-changed property. That reading is ours: the file does not carry the disqualification reason. We print this series separately and never average it with the qualified sales. Here are the six newest.

The 60 deeds split as 29 Club, 6 Villas, 4 Bayfront Gardens, 8 Southport, 1 Barefoot Estates and 12 beach-lane, with none recorded for the Cottages or Barefoot Bay. Treat each as evidence that a recorded transfer happened at that consideration, not as a verified market price.

The measures only the MLS can give

Active listing count, days on market, sale-to-list ratio and months of supply for Barefoot Beach come from the Southwest Florida MLS, pulled October 3, 2026: 37 active listings from $1,200,000 to $14,900,000 with a median list price of $2,500,000, and none pending; a median of 171 days on market and a median sale-to-list ratio of 91.8 percent of the final list price on the 37 sales that closed in the 12 months to October 3, 2026; and 12.0 months of supply.

Gulf-Side Club Condominiums: What Do Buyers Get?

The Gulf side of the Barefoot Beach Club is eight of the Club’s twelve buildings and 232 of its 348 condominiums, each building six residential levels over ground-level parking. The county shows 14 qualified sales in the last 24 months, a median of $2,037,500, and 19 in the last 60 months at a median of $2,160,000.

Data updated: October 2026

Which buildings are on the Gulf side

Eight buildings stand on the Gulf side of Barefoot Beach Boulevard: 253, 255, 257, 261, 263, 265, 267 and 269. Their county labels are buildings I, II, III, V, VI, VIII, X and XII. The twelve Club buildings are not all Gulf front: the other four, 260, 262, 264 and 266, are on the east side of the boulevard and have their own section below.

The Club is organized as four condominiums, and building numbers do not map to condominium numbers. Club I is buildings 253, 255 and 257. Club II is 260, 261, 262 and 263. Club III is 265, 267 and 269. Club IV is 264 and 266. On the Gulf side that means you can be in Club I, II or III depending on the street number.

What the units are like

Every Club building is seven levels: six residential floors (floors 2 to 6 plus a penthouse level) over ground-level parking, with 12 passenger elevators serving the Gulf-side buildings (two in each 34-unit building, one in each 24-unit building, per the state’s elevator register). Gulf-side units are 1,604 sq ft in 40 units, 1,726 sq ft in 88, 2,003 sq ft in 88, 2,226 sq ft in 8 and 2,408 sq ft in 8, using the county’s base area, with the penthouse-level 2,226 and 2,408 sq ft plans only in the 34-unit buildings. Base area is not the MLS living area, so expect differences.

Each unit has one assigned covered parking space and a storage unit, according to the recorded declarations. Per the community’s own site, the Club has two pools, a clubhouse, a gym, a social room, an outdoor kitchen and grill area, and private beach access with a boardwalk.

What Gulf-side Club condominiums have sold for

We widened the window until it held at least 10 qualified sales: the first window with 10 or more is the last 24 months, 14 sales, a median of $2,037,500, from $1,150,000 to $2,950,000. In the last 60 months there were 19 sales, a median of $2,160,000, from $1,150,000 to $3,335,000. The record high, $3,335,000, was at 253 Barefoot Beach Blvd, Unit 506, on July 28, 2023.

The six qualified Gulf-side sales of the last 12 months, listed because six is too few for a median:

Across the 60 months the 19 Gulf-side sales were four at 253, four at 265, five at 267, two each at 255, 257 and 263, and none at 261 or 269. By floor plan, the 1,604 sq ft plan had 6 sales from $1,150,000 to $2,030,000, the 1,726 sq ft plan 7 from $1,875,000 to $2,750,000, and the 2,003 sq ft plan 6 from $1,850,000 to $3,335,000; each count is under 10, so we give ranges and no medians. These are county records, not MLS closings.

Flood position of the Gulf-side buildings

The county map’s flood layers put every Gulf-side Club building in a Special Flood Hazard Area. The static base flood elevation at the building’s address point is 11 feet (NAVD88), or 12 feet at 267, which falls in a VE zone at the point. A single point cannot describe a building the size of these, so we also intersected the county’s building footprints with the FEMA zones. In our reading of the public map layers, the VE line crosses the footprint of every Gulf-side building: about 25 percent at 253, 4 percent at 255, 21 percent at 257, 28 percent at 261, 31 percent at 263, 19 percent at 265, 45 percent at 267 and 16 percent at 269.

The flood program’s long-standing rule treats a building in more than one zone as being in the more hazardous one, although the zone alone no longer sets an individual federal premium under FEMA’s current pricing method, and the Club’s land is one polygon per condominium, so every unit’s land touches the VE zone. Our reading of the public map layers also puts the entire Club site seaward of the Limit of Moderate Wave Action, the Coastal A Zone, and puts the Gulf-row buildings 70 to 161 meters seaward of the state’s 1989 Coastal Construction Control Line. Those are our geometry, not a surveyor’s finding: read the printed FIRM panel and an elevation certificate before you rely on them. The county holds elevation certificates for 253 and 263 among the Gulf-side buildings; none was returned for 255, 257, 261, 265, 267 or 269, and we did not open the PDFs.

Deadlines and documents specific to these buildings

Under section 553.899 and section 718.112 of the Florida Statutes, every one of the Club’s twelve buildings has passed its statutory initial milestone deadline as of October 1, 2026. These are statutory deadlines computed from the county roll’s year built, not statements about any inspection. The roll dates 253, 255, 257, 261 and 263 to 1991, which puts their initial deadline before December 31, 2024. The roll dates 265, 267 and 269 to 1992, so their deadline fell on December 31, 2024 or December 31, 2025, depending on the certificate of occupancy month, which we did not obtain.

The structural integrity reserve study was due by December 31, 2025 for associations existing before July 1, 2022, with an outer limit of December 31, 2026 where it is done together with a milestone inspection. We did not obtain an inspection report or a study for any building, and we state no status. Ask for the milestone summary and the most recent study in the section 718.503 package. Recorded Notices of Commencement for concrete repairs and door replacement at ten of the Club’s twelve buildings, 253, 255 and 257 (OR 6191 PG 1058), 260 to 263 (OR 6194 PG 3483) and 265, 267 and 269 (OR 6194 PG 1973), show work contracted, not how it was funded; ask the association what they covered.

Rules and costs that follow the unit

The recorded Master Declaration sets a 30-day minimum lease, no more than three leases a year, board approval within 15 days, and a transfer fee “not exceeding the maximum permitted by law” per applicant. Pets are limited to 45 pounds in aggregate across dogs, cats and birds, with registration and no pets on the beach; Club I’s own declaration is stricter at 20 pounds. Sales need board approval within 10 business days. The Rules and Regulations themselves are not recorded: the declaration says they are available from the association.

No dollar figure for the quarterly or annual assessment, reserves or any special assessment appears in a recorded document or on a public association page we found. An owner funds three layers: the unit’s own condominium association, the Club umbrella corporation (each unit at one 348th) and, through it, the Barefoot Beach Master Association that owns the boulevard and staffs the gate. Get the current numbers from the estoppel certificate, the budget and the financial statement.

East-Side Club Condominiums: What Changes Across the Boulevard?

Four of the Club’s twelve buildings, 260, 262, 264 and 266, hold 116 condominiums on the east side of Barefoot Beach Boulevard, away from the Gulf. The county shows 10 qualified sales in the last 36 months, a median of $1,250,000, and 13 in the last 60 months at a median of $1,300,000.

Data updated: October 2026

The four buildings

Building IV (260) and building VII (262) belong to Club II and carry 34 units each; the county roll dates them to 1992 and 1993. Buildings IX (264) and XI (266) belong to Club IV with 24 units each, dated 1994 and 1995. The 116 units use the same floor plans as the Gulf side, with 1,604, 1,726 and 2,003 sq ft base areas and four penthouses of 2,226 and 2,408 sq ft in each 34-unit building. The east side has six passenger elevators on the state register: two each at 260 and 262, one each at 264 and 266.

The county’s 2026 preliminary just value for these 116 units has a median of $1,212,030 against $1,622,030 on the Gulf side, with a range from $519,040 to $1,989,440. The median tax bill is $9,421 against $14,194, and 32 of the 116 carry a homestead exemption. Those are county roll figures for 2026, not sale prices.

What east-side Club condominiums have sold for

Over the same 60-month window the county shows a median of $1,300,000 for 13 east-side sales (from $1,000,000 to $3,000,000) and $2,160,000 for 19 Gulf-side sales (from $1,150,000 to $3,335,000). The two ranges overlap, and each count is small, so we publish them as two observations and not as a measured premium for either side. The 24-month window holds only 9 east-side sales, so the first window with 10 or more is 36 months. These are county medians, not an appraisal, and the east-side figure includes one $3,000,000 penthouse.

The six qualified east-side sales of the last 12 months, listed because six is too few for a median:

The east side also carries 11 of the Club’s 29 recorded-but-not-qualified deeds over $100,000 in the last 60 months, which this page keeps separate from the qualified sales.

Flood position of the east-side buildings

In our reading of the public map layers, all four east-side buildings sit entirely in AE zones, with no VE footprint share: 100 percent AE at 260, 262 and 264 (base flood elevation 11 feet NAVD88) and at 266 (10 feet). That is a real difference from the Gulf side, where the VE line crosses every building. It is not an exemption: every tested address is still in a Special Flood Hazard Area, and the same reading puts the east-side buildings seaward of the Limit of Moderate Wave Action.

A 2013 FEMA record shows a Letter of Map Amendment request covering 260 and 264 was denied for the structures. It was decided on the 2012 map, and we note it only so you ask the seller whether any later amendment exists. The county holds elevation certificates for 260, 262 and 266, none for 264.

Statutory deadlines and rules on this side

The statutory deadlines are computed from the roll year built and are not statuses. Building IV (260), dated 1992, falls in 2024 or 2025 depending on the certificate of occupancy month; building VII (262), dated 1993, before December 31, 2025; building IX (264), dated 1994, before December 31, 2025; building XI (266), dated 1995, by December 31, 2025. All four have passed. The structural reserve study deadline of December 31, 2025 applies to Club II and Club IV, and we did not obtain a report for either.

Leasing, pets and sales follow the Master Declaration described above. Fees are not published and the route is the same: the estoppel certificate, budget and financial statement from the association manager, requested through the section 718.503 package.

The Villas at Barefoot Beach: A Fee-Simple Villa, Not a Condominium

The Villas at Barefoot Beach are 50 fee-simple, party-wall villas on roll parcels that add to 6.86 acres at the north tip, governed by a homeowners association under chapter 720, not a condominium, although the county roll carries them under a condominium use code. The county shows four qualified sales in the last 60 months, listed below.

Data updated: October 2026

What a buyer owns

A villa buyer owns the villa parcel in fee simple, with party walls shared with the neighboring villas. The 2002 Amended and Restated Declaration makes each owner responsible for insuring the owner’s own villa, while the association insures the common areas, with flood coverage through the National Flood Insurance Program. Exterior painting, roofs and similar items are charged to the villa owner as a particular expense. The chapter 718 rules, including milestone inspections and the structural reserve study, do not apply because the Villas are not a condominium; chapter 720 applies.

Per the county roll, 32 villas carry year-built dates from 1989 to 1992 and 18 from 1997 to 2002. The homeowners association was incorporated in April 1989. Homestead exemptions are on 18 of the 50, 36 percent.

The planned-unit-development history

The Villas sit on their own planned unit development, the Lely Barefoot Beach Condominium PUD, separate from the main Barefoot Beach PUD. County ordinances show a tower was entitled here twice and never built: 220 units and a 180-foot height limit in 1981, cut to 110 units and 100 feet in 1985, and cut again to 50 units in 1987, with a condition that there be no access from Anguilla Lane into the condo site. The site fronts the Gulf in part and is separated from the Gulf in part by a 180 by 600 foot strip of county-owned beach, which is the public Barefoot Beach Access.

What Villas have sold for

The county shows 4 qualified sales in 60 months and 1 in 12 months, too few for a median, so we list them. The county’s all-history count for the Villas is 110 qualified sales since 1989, which includes the original 1989 to 1990s sell-out at prices that no longer describe the market, so we do not publish an all-history median.

Six further recorded deeds over $100,000 in the same 60 months were not county-qualified, including $5,500,000 at 145 Barefoot Cir, Villa 4, recorded May 7, 2026 (OR 6586/1811). We print that series separately and draw no conclusion about the home.

Rules, fees and flood for the Villas

The 2002 declaration allows leasing at most four times a calendar year, for a minimum of 30 days and a maximum of one year, with board approval, and permits two pets, dog or cat, leashed. We found no age restriction. Fees are not published; get the estoppel certificate, budget and rules from the association’s manager. The Villas also belong to the Barefoot Beach Master Association, with 50 of its 716 doors.

Every Villas address we tested is in an AE zone with a base flood elevation of 10 or 11 feet (NAVD88), by our reading of the public map layers none touches a VE zone and each tested point lies landward of the Limit of Moderate Wave Action by only 5 to 31 meters, so treat the Coastal A question as open until you read the panel. Collier County’s recorded 2023 temporary beach restoration easement covers the Villas (OR 6248 PG 1303).

Ready to buy in Barefoot Beach? Talk to Marc about the 25 recorded sales of the last 12 months

Marc can walk you through which of the nine products match your timeline and budget, and which of the 25 county-qualified sales since October 2025 are comparable to the home you want. Start with how we represent buyers in Southwest Florida, book your Barefoot Beach buyer consultation or call Marc at (239) 287-5873.

Selling a home first so you can buy one here? Get a free home valuation or call Jesse direct at (239) 898-6072.

The Cottages: A Detached Home in Condominium Form

The Cottages at Barefoot are 15 detached single-family homes on condominium building sites at the south end of Shell Drive, owned as units of a recorded condominium. The county roll shows 14 of the 15 with a 2023 year built, and one qualified sale in 60 months: $5,500,000 on June 24, 2026.

Data updated: October 2026

What the condominium form means for a buyer

The recorded declaration of 1990 creates a condominium of prepared building sites with pilings and foundation pads for detached family homes. The home is detached; the legal form is condominium, so the chapter 718 document package applies at resale. The site is 7.73 acres in Section 7, and the association is part of the Barefoot Beach Master Association with 15 of its 716 doors.

An amendment recorded in 2014 requires roofs to be flat white cement tile or white metal. A separate recorded dune covenant ties the land to a state dune-enhancement agreement: the dune enhancement must be maintained in perpetuity and restored within 60 days after storm damage, and no added shore-parallel coverage is allowed seaward of the Coastal Construction Control Line. Read that covenant before you plan any outdoor structure.

What we confirmed and what we did not

The 1990 declaration says no owner may dispose of a unit by lease without the association’s approval, except to another unit owner, and that the association answers within 10 days after receiving the lessee’s name and an executed copy of the proposed lease. The lease minimum term and the pet clause were not legible in the recorded image we could read, so we do not state them: not confirmed, and the route is the association manager and the section 718.503 package.

The county roll shows 2023 for 14 of the 15 homes even though units have sold since 1994. One reading is rebuilds after Hurricane Ian, but we did not read the permits and do not assert why. We also did not obtain story counts, so we do not state whether any home meets the three-habitable-story threshold that triggers the milestone and structural reserve study rules; ask for the association’s position in writing.

Price, tax and flood for the Cottages

The county’s 2026 preliminary just values run from $2,782,922 to $2,978,497, a median of $2,868,554, the highest and tightest range of the condominium-form products. The median tax bill is $25,482, and 11 of the 15 carry a homestead exemption. The single qualified sale in 60 months is 165 Shell Dr, Unit 3, built 2023, recorded June 24, 2026 at OR 6603/3920. No recorded deed over $100,000 in the last 60 months was left unqualified. Collier’s all-history count is 20 qualified sales since 1994, which includes pre-2023 sales that do not describe today’s homes.

All five addresses we tested are in AE zones at 10 or 11 feet (NAVD88), and the common land of the Cottages touches VE strips, so in our reading of the public map layers a unit’s lot can be close to a VE zone. Our reading also puts all five seaward of the Limit of Moderate Wave Action and 65 to 107 meters seaward of the 1989 Coastal Construction Control Line. Fees are not published. The recorded beach restoration easement for the Cottages is OR 6248 PG 1125.

Bay-Front Homes With a Dock: Southport on the Bay and Bayfront Gardens

Southport on the Bay and Bayfront Gardens are the two bay-front communities at Barefoot Beach, 127 single-family homes on the county roll between them, where a buyer can look for a dock behind the house. The county shows 14 qualified Southport sales in 24 months and six Bayfront Gardens sales in 60 months.

Data updated: October 2026

Southport on the Bay: what it is

Southport on the Bay is 100 improved homes on 112 county parcels along Topanga Drive, San Mateo Drive, Southport Cove and Malibu Cove, on the bay side of the community. “Southport Cove” is a street name, not a separate community: we found no recorded declaration and no corporation under that name, and the Southport Cove lots fall under the single Southport on the Bay Property Owners’ Association. The roll shows 101 parcels with a year built, from 1990 to 2025, and 28 of them are dated 2022 to 2025, so a large share of the stock is new or rebuilt.

The county roll puts Southport’s 2026 preliminary just value at a median of $2,603,340, from $1,108,598 to $8,118,752, and the median tax bill at $19,827. Homestead exemptions are on 61 of 100 homes, the highest full-time share among the single-family products. Southport sits in the Lely Barefoot Beach PUD, Tract H, where Ordinance 18-41 shows four habitable floors with the option of one floor of parking beneath.

What Southport homes have sold for

We widened the window until it held at least 10 qualified sales: the first window with 10 or more is the last 24 months, 14 sales, a median of $3,737,500, from $2,175,000 to $7,000,000. The last 36 months hold 19 sales at a median of $3,850,000 and the last 60 months hold 29 at the same $3,850,000. The record is $7,000,000 on November 14, 2024, at 226 Malibu Cv, Lot 20 (OR 6420/963). All 29 sales in the 60 months are resales.

The six qualified Southport sales of the last 12 months, listed because six is too few for a median:

Three addresses appear twice in the 60-month file at a lower second price: 207 San Mateo Dr ($2,400,000 in December 2021, $2,175,000 in February 2025), 65 Southport Cv ($4,505,000 in June 2022, $4,150,000 in February 2025) and 179 Topanga Dr ($4,950,000 in February 2024, $4,525,000 in June 2026). We do not know what changed in the home between the sales, and a repeat sale at a lower number is not a trend from three data points. In the same 60 months the county lists eight further recorded deeds over $100,000 at Southport that it did not code qualified, from $2,400,000 to $4,100,000, printed separately and never blended into the figures above.

Rules, docks and fees at Southport

The 2019 recorded rules set a lease minimum of 60 days, no more than three leases in a calendar year, and a copy of the lease to the board 10 days before possession. The declaration permits dogs and cats, requires a minimum of 2,500 sq ft under air plus a two-car garage, and leaves docks and slips to a separate Dock Owners’ Association. The association’s covenants were revitalized under chapter 720 and the Certificate of Revitalization was recorded in December 2021 (OR 6052 PG 1658). Southport also pays its share of the Barefoot Beach Master Association, with 104 of the Master’s 716 doors. Assessments are not published: the route is the estoppel certificate, budget and rules from the association’s manager, and the section 720.401 disclosure summary.

For a dock, the county’s Land Development Code, section 5.03.06, caps a dock and moored boat at 20 feet of protrusion into a waterway 100 feet or wider, and at the lesser of 25 percent of the width or 20 feet in a narrower one, with side setbacks of 15 feet on lots with 60 feet or more of frontage. A longer dock needs a Hearing Examiner extension. A 2025 Hearing Examiner notice for 185 Topanga Dr, petition BD-PL20240007420, shows what that looks like: the applicant asked for a 32.25-foot extension over the 20-foot limit, to 52.25 feet into a waterway about 209 feet wide, for two slips with lifts and a third lift for personal watercraft. We did not capture the outcome. The Land Development Code is the floor, and the PUD and the covenants can be stricter, which we have not checked, so ask for dock approvals in writing.

Flood and storm position at Southport

Every Southport address we tested is in an AE zone with a base flood elevation of 10 feet NAVD88, or 11 in an AE 11 band that, by our reading of the public map layers, covers 21 Topanga and San Mateo parcels and eight Southport Cove parcels. On the same reading a single Southport Cove parcel, 39 Southport Cv, touches a bay-side VE strip covering about 1 percent of the lot. Our reading of the public map layers places 171 and 193 Topanga Dr where the Limit of Moderate Wave Action line crosses the footprint, and puts the other tested homes landward of it by 10 to 78 meters. The same reading puts Southport landward of the state’s 1989 Coastal Construction Control Line by 49 to 704 meters, which matters for the Citizens eligibility rule explained later on this page.

Hurricane Ian left a USGS high-water mark of 11.76 feet NAVD88 at the corner of Barefoot Beach Boulevard and Anguilla Lane, 4.5 feet above ground, at a spot where the 2024 map shows a base flood elevation of 10 feet. That is the north end of the community, not Southport’s bay shore, and it includes some wave effect. We cite it only so a buyer understands that the mapped base elevation here is not a ceiling.

Bayfront Gardens and Bayside: two associations on one plat

Bayfront Gardens is 27 improved homes among 35 county parcels on Bayfront Drive and the Barefoot Beach Boulevard frontage, and the plat holds two homeowners associations, not one. Lots 11 to 33 belong to Bayfront Gardens Homeowners Association (23 doors in the Master’s count) and lots 1 to 10 to Bayside at Barefoot Beach Homeowners Association (10 doors), which separated in 1999 under its own declaration. The Master Association’s bylaws nickname Bayfront Gardens “Heron Cove”. The plat is Plat Book 14, pages 114 to 117, and the land is PUD Tract I, where Ordinance 18-41 raised the height limit from two to three habitable floors.

The county’s 2026 preliminary just value runs from $1,731,270 to $4,626,093, a median of $3,108,994, with a median tax bill of $24,822; 14 of 27 homes carry a homestead exemption. Bayside’s recorded rules allow no more than three leases a calendar year with a 30-day minimum, dogs and cats on a leash, and at least 2,400 sq ft under air. Bayfront Gardens’ 1988 declaration allows household pets in reasonable numbers and sets a 1,800 sq ft minimum for a two-story home, which a 1998 amendment changed to a figure we could not read. We did not capture the Bayfront Gardens leasing clause, so we do not state it: not confirmed, and the route is the association manager and the disclosure summary.

What Bayfront Gardens homes have sold for

The county shows six qualified sales in 60 months, one in the last 12 months, three in 24 months and five in 36, so no recent window reaches 10 and we list them. The all-history file holds 64 qualified sales since April 1988 at a median of $1,992,500, which spans 38 years of prices and does not describe a home today.

Four further recorded deeds over $100,000 in the 60 months were not coded qualified: $1,750,000 at 239 Bayfront Dr (2021), $5,900,000 at 232 Barefoot Beach Blvd (2022), $2,300,000 at 219 Bayfront Dr (2023) and $4,350,000 at 230 Barefoot Beach Blvd (2023). The county’s September 2025 Hearing Examiner agenda includes a variance petition at a Bayfront Drive lot (VA-PL20240001811) that cites PUD sections 10.5.B and 10.5.F; we did not capture the outcome.

All 35 Bayfront Gardens parcels are AE with a base flood elevation of 10 feet and none touches a VE zone. In our reading of the public map layers, 241 Bayfront Dr and 244 Barefoot Beach Blvd are seaward of the Limit of Moderate Wave Action, the other four tested addresses are landward of it by 9 to 63 meters, and the state control line crosses the footprints at 220 Barefoot Beach Blvd and 241 Bayfront Dr. The county holds 13 elevation certificates on Bayfront Drive and 31 on Barefoot Beach Boulevard in total across the community; look yours up before you make an offer.

Beach-Lane Estates: 80 Homes on Their Own Lots

The beach-lane estates are 80 single-family homes on the lanes of Lely Barefoot Beach Units 1 to 5, the most expensive product at Barefoot Beach, with a county median just value of $6,578,899 and a median tax bill of $50,295 across 79 of the 80 homes (one homesteaded home shows $0.00). The county shows two qualified sales in the last 12 months and nine in 60 months.

Data updated: October 2026

Which lanes and which association

The twelve lanes are Anguilla, Bonaire, Curacao, Dominica, Saint Eustacius, Felipe, Guadeloupe, Hispaniola, Inagua, Jumento Cay, Kaula and Saint Lucia, plus homes along Barefoot Beach Boulevard itself. These homes sit in Barefoot Beach Property Owners Association, Inc., incorporated in 1978, which governs Units One and Two and Barefoot Estates and carries 136 shares: 125 plots at one share each and the seven Barefoot Estates plots counted as 11. The association turned the boulevard over to the Master Association in 2009 and kept the twelve side lanes. The recorded 2009 declaration allows no more than one lease per calendar year, for at least 90 days and at most one year, with 30 days’ notice and board approval and no subleasing, and allows household pets in reasonable numbers, leashed.

A 2010 amendment created a “Resale Assessment” payable on resale, with the amount set by the board and no figure stated in the recorded instrument. We do not state a figure, and neither should any listing sheet that does not cite the association’s own document. A 2011 continuation of deed restrictions preserves one-home-per-combined-lot-pair restrictions on listed Unit One lots, so ask whether a lot you are considering is one of them.

What the lanes have sold for

The first window with 10 or more qualified sales is all recorded history, 132 sales since June 1984 at a median of $3,587,500, which mixes four decades and does not describe a home today. The 60-month window holds nine sales, a median we do not print, from $5,500,000 to $15,350,000, so we list all nine.

Only two of the nine are in the last 12 months, $7,250,000 and $5,500,000. The county file has no qualified lane sale between August 2022 and September 2025. Across the 60 months it also lists 12 recorded deeds over $100,000, from $1,065,000 to $15,500,000, that were not coded qualified, including $15,500,000 at 109 Curacao Ln, Unit 13, recorded July 7, 2026 (OR 6608/3882). A page that reads only the qualified file would miss them, and a page that blends them would overstate the market, so we print them apart.

Flood, the setback line and what a lane buyer must check

The Gulf-front tier of the lanes is where the VE zone sits: by our reading of the public map layers 38 of the 114 roll parcels touch a VE zone, with base flood elevations of 12 to 16 feet NAVD88. At 109 Curacao Ln, 112 Inagua Ln and 114 Anguilla Ln the address point is in VE 13, and at 112 Inagua Ln our reading of the footprint is entirely VE. Interior and bay-side lanes are AE 10 or 11. The county’s 1974 Coastal Construction Setback Line is closer to the water than the state’s control line, and in our reading the county footprint crosses it at 110 Saint Eustacius Ln, 109 Curacao Ln and 112 Inagua Ln. For those lots, pull the county’s variance history before you list or buy.

The state’s permit layer shows eight new single-family dwellings permitted seaward of the Coastal Construction Control Line between 2021 and 2024 on the Gulf lanes, and an earlier application at one address was denied in April 2022. Section 627.351 of the Florida Statutes makes a major structure that is newly built, or enlarged by more than 25 percent, under a permit applied for after July 1, 2015 and seaward of that line ineligible for Citizens coverage, so a buyer of such a home needs a private-market quote before closing, not after. State emergency permits from November 2022 to February 2023 for fill and sand removal at lane lots, including 108 Curacao Ln, 107 Dominica Ln and 109 Inagua Ln, are the state’s own record that Hurricane Ian moved sand on to and off these lots.

Barefoot Estates: Six Homes on Seven Plots

Barefoot Estates is six homes on seven plots at the north end of the lanes, replatted in 1995 from Unit One Block E, and the second most expensive product by the county roll, with a median just value of $6,257,994. The county shows one qualified sale in 60 months, $7,800,000 on April 22, 2026.

Data updated: October 2026

What Barefoot Estates is and is not

Barefoot Estates has no association of its own: the plat is Plat Book 25, pages 1 and 2, recorded April 10, 1995, and the seven plots sit inside Barefoot Beach Property Owners Association, where they count as 11 of 136 shares. A separate 1995 declaration of restrictive covenants (OR 2120 PG 1745) names a Beach Garden “E” association that merged into the Property Owners Association in 2000. Ordinance 19-44 raised the height limit on the Tract D lands from two stories above base flood elevation to three habitable floors. The roll shows year-built dates from 1997 to 2008, a just value from $5,616,107 to $14,286,845 and a median tax bill of $51,835; three of six homes carry a homestead exemption.

A listing may call Barefoot Estates “Gulf front”. By our reading of the public map layers only three of the seven roll parcels reach the Gulf and carry a VE zone: 109 Felipe Ln, 110 Saint Eustacius Ln and 115 Felipe Ln, which is the common-area tract and not a home. Two of the six homes therefore sit on Gulf-reaching parcels. The other four homes, 101 and 105 Felipe Ln, 102 Saint Eustacius Ln and 215 Barefoot Beach Blvd, are interior and AE only. At 110 Saint Eustacius Ln our reading of the footprint is 32 percent VE 13. “Gulf front and near-Gulf” is the accurate description.

Two leasing rules that disagree

The 1995 covenants allow an owner to lease to a single family for at least one month, though the scanned word is partly garbled. The 2009 Property Owners Association declaration allows one lease per calendar year, for at least 90 days. We publish both. Where they differ, we would treat the later and stricter rule, 90 days once a year, as the one to plan around, but no document we read says which governs, so ask the association manager for a written answer before you count on rental income. Pets under the 1995 covenants are dogs, cats, caged birds and aquarium fish on a leash, others only with approval.

What Barefoot Estates homes have sold for

The county’s all-history file holds six qualified sales since March 1997, so no window reaches 10 and we print no median. The only sale in the last 60 months is $7,800,000 on April 22, 2026, at 105 Felipe Ln, Unit 6, a home the roll dates to 2008 (OR 6581/255). One further recorded deed over $100,000 in the 60 months was not coded qualified: $16,100,000 at 110 Saint Eustacius Ln, Unit 1, recorded December 8, 2022 (OR 6198/83), larger than the highest qualified sale in the county file. We print it as recorded and offer no reading of it.

Barefoot Bay: Nine Homes Outside the Gate

Barefoot Bay is nine single-family homes on Barefoot Bay Court, platted in 2000 and zoned residential single-family, outside the Lely Barefoot Beach planned unit development and outside the gate. The county shows three qualified sales in 60 months and 21 since 2003, with a median just value of $2,407,512 on the 2026 roll.

Data updated: October 2026

What Barefoot Bay is, and what it is not

This is the small enclave on Barefoot Bay Ct, platted as Barefoot Bay, Plat Book 35, pages 61 and 62, recorded December 13, 2000. The declaration provides for up to nine platted lots and the county roll holds 13 parcels, nine improved and four tracts or common parcels. It is not the large Brevard County community of the same name, and it is not the East Naples preserve PUD that carries a similar name in the county’s PUD list.

Zoning is RSF-5, rezone R-90-30 by Ordinance 91-20 dated February 26, 1991, on a 1.8-acre polygon, and the county’s layer places no part of Barefoot Bay in a PUD. The association is Barefoot Bay Property Owner’s Association, Inc., which maintains the surface water system, entry features, walls, gates and a fountain. The roll shows year-built dates from 2002 to 2017 for the nine homes, a tax median of $22,635 and a homestead exemption on three of nine homes.

Leasing, pets and the road question

The recorded declaration allows leases of at least 30 days, no more than three times in 12 months, with board approval and guests limited to seven days, and a reasonable number of leashed household pets. We found no age restriction. Barefoot Bay is not listed among the eight Master Association members in the 2011 bylaws, and we could not determine whether its owners pay toward the boulevard or the gate through some other body. That is the first question to ask here: not confirmed, and the route is the association manager and the disclosure summary.

What Barefoot Bay homes have sold for

The first window with 10 or more qualified sales is all recorded history, 21 sales since December 2003 at a median of $1,750,000, from $795,000 to $3,475,000. That median spans 22 years, so we also list the three sales of the last 60 months. The county file shows no recorded deed over $100,000 that was left unqualified in that window.

All four tested addresses are AE zones with base flood elevations of 10 or 11 feet NAVD88 and none touches a VE zone. Our reading of the public map layers puts them seaward of the Limit of Moderate Wave Action by 46 to 107 meters and landward of the state’s 1989 control line by 117 to 227 meters. The Coastal Barrier Resources System unit across the water to the north, P17, comes within 88 meters of 5320 Barefoot Bay Ct but touches no Barefoot Bay parcel, so federal flood insurance is not barred here.

A Boat-Storage Unit at Barefoot Boat Club: Not a Home

The Barefoot Boat Club on Bonita Beach Road is a condominium of 108 boat-storage units, 90 in a dry-storage building and 18 wet slips, with no residential unit. The county shows 17 qualified sales in 60 months, a median just value on the roll of $35,179 and a median tax bill of $321.

Data updated: October 2026

What a unit is

The recorded declaration creates one dry-storage building of about 155 by 115 feet with 90 units, docks with 18 wet-slip units, a clubhouse of about 2,000 sq ft, a swimming pool, a boat ramp and six temporary wet slips. The address is 5025 Bonita Beach Rd, on a tract zoned Community Facility (rezone R-89-22, Ordinance 90-55, June 19, 1990, 2.5 acres). The association is not a Master Association member and the property fronts Bonita Beach Road, not the gated boulevard. The club’s own site advertises 90 indoor storage racks, 18 wet slips for sale or rent, a pool, a public self-service fuel dock and 24-hour security.

The wet slips sit over State-owned submerged land held under a renewable lease, not in fee: a 2000 amendment excluded the submerged land and the leasehold from the condominium land, and later lease instruments are recorded (2011, 2020 and 2025). We did not read the lease term, fee or renewal conditions, so we do not state them. Ask for the lease, the current budget and the transfer rules, which require written notice to the board before a sale, gift or lease of a slip.

What units have sold for

The first window with 10 or more qualified sales is the last 36 months: 11 sales at a median of $45,000, from $35,000 to $170,000, a figure that mixes dry and wet units. Separated by unit prefix, which we read from the declaration’s counts as dry storage (DS) and wet slip (WS), the 60 months hold 13 dry units from $20,000 to $65,000 with a median of $39,900, and four wet slips at $90,000, $100,000, $155,000 and $170,000. The record is $170,000 for WS-21 on September 22, 2025 (OR 6524/3317). Three sales fall in the last 12 months.

The county file also lists two recorded deeds over $100,000 that it did not code qualified: $110,000 for WS-11 on June 21, 2024 and $1,415,000 for WS-23 on May 18, 2024 (OR 6370/257). We print them as recorded considerations and say nothing more.

Flood and boating position

At the county address point the unit is AE with a base flood elevation of 10 feet NAVD88. In our reading of the public map layers the condominium land is 8 percent bay-side VE 12, the structure at the address point is 23 percent VE, and a Limit of Moderate Wave Action line crosses the footprint. The county holds one elevation certificate at this address. The club advertises Gulf access through New Pass and Wiggins Pass; the boating section below explains why you should check current channel conditions on a recent chart, not a brochure.

Which Documents Does the Law Give a Barefoot Beach Buyer?

A Barefoot Beach buyer is handed different documents by law depending on the product. Condominium buyers (the Club, the Cottages and the Boat Club) are entitled to the documents listed in section 718.503 of the Florida Statutes, with a seven-day cancellation window on the resale of a residential unit, and homeowners-association buyers by section 720.401, which requires a disclosure summary and gives a three-day cancellation right if it is late.

Data updated: October 2026

Condominium resale: section 718.503

For a resale of a condominium unit by an owner who is not the developer, section 718.503 entitles the buyer, at the seller’s expense, to a current copy of the declaration of condominium, the association’s articles of incorporation, its bylaws and rules, its annual financial statement and annual budget, the inspector-prepared summary of the milestone inspection report where one applies, the association’s most recent structural integrity reserve study or a statement that none has been completed, a turnover inspection report where one applies, and the “Frequently Asked Questions and Answers” document. The buyer is also entitled to a governance form that the state’s condominium division publishes.

A contract for the resale of a residential unit must carry one of two clauses. One acknowledges that the buyer received the documents more than seven days, excluding Saturdays, Sundays and legal holidays, before signing. The other makes the contract voidable by written notice within seven days, on the same exclusions, after signing and receipt of the documents. The right ends at closing and cannot be waived. A contract signed after December 31, 2024 must also state, in conspicuous type, whether the association is required to have completed a milestone inspection or a structural integrity reserve study and has not. All 85 recorded sales in our 60-month window were resales, none builder-direct, so this is the rule that governs the Club and Cottages transactions you will see. The contract clauses are written for the resale of a residential unit, and the Boat Club declaration creates no residential unit, so ask a closing agent or attorney whether the cancellation clause applies to a storage unit or slip.

Homeowners association: section 720.401

Villas, Bayfront Gardens, Bayside, Southport, Barefoot Bay, the beach lanes and Barefoot Estates all sit under homeowners associations, so section 720.401 applies: a prospective parcel owner must be given a disclosure summary before signing the contract, supplied by the parcel owner if the seller is not the developer. The contract must carry a clause saying that, if the summary was not provided first, the buyer may cancel by written notice within three days after receiving it or before closing, whichever comes first. The right cannot be waived and ends at closing. The section does not apply to an association regulated under chapter 718.

The statute requires the summary, not delivery of the governing documents. The summary is a short form that points the buyer to the covenants and the association documents, and it leaves blanks for the current assessment amounts. Treat it as the starting line: ask for the recorded covenants, the budget and the rules in the same request.

The estoppel certificate

A condominium association must issue an estoppel certificate on request under section 718.116. The certificate states the regular periodic assessment, any special assessment, the amounts due and whether a capital contribution, resale, transfer or similar fee is due. It is delivered by hand, mail or email, is effective for 30 days if hand delivered or emailed and 35 days if mailed, and the association waives the right to collect more than the stated amounts from a buyer who relies on it in good faith. If the association fails to deliver within 10 business days of a request from a unit owner or the owner’s designee, it may not charge for it. The statute caps the fee; we print no dollar figure because the cap is adjusted and the association’s own written resolution or management contract sets what it charges.

For the homeowners associations on this page, request the same information from the manager of record on the state’s corporation record, and ask for the current budget, the most recent financial report and any resale assessment or transfer fee in writing. The recorded documents and the manager are the only sources: no Barefoot Beach association dollar assessment appears in any recorded instrument or public page we found.

Recorded documents you can read before you offer

Every declaration cited on this page is a public record that you can read on the Collier County Clerk’s official records site without a request. Our Downloadable Documents section links the recorded Club master declaration and the four condominium declarations, and the Sources section lists the recorded declarations for the other products by official record book and page. Read the rental, pet and approval clauses yourself; the summaries on this page are ours.

Who Do You Pay? Association Layers and the Fees Nobody Publishes

Every owner inside the gate funds at least two layers: the neighborhood association and the Barefoot Beach Master Association that owns the boulevard and staffs the gate, with the Club adding a third layer through its umbrella corporation. Barefoot Bay and the Barefoot Boat Club sit outside the gate and are not Master Association members in the 2011 bylaws. No dollar assessment for any of them appears in a recorded instrument or public page we found.

Data updated: October 2026

The layers by product

The Master Association, incorporated in 1990 as Lely Barefoot Beach Master Association and renamed in 2000, is a mandatory-membership body for eight member entities, with 12 delegates, 17 weighted votes and 716 doors in its 2011 bylaws. The Club selects five of the 12 delegates.

The Master’s 716 doors are 104 + 10 + 23 + 50 + 15 + 30 + 136 + 348, where 30 is the assessment units of the private Club at Barefoot Beach described later. We checked that the eight entries sum to 716 against the recorded 2011 bylaws.

What the Master pays for

The recorded 2009 Turnover Agreement requires the Master to maintain the guardhouse and staff it 24 hours a day, seven days a week with a licensed security guard, to maintain street lighting and 20 mph speed humps, and to keep pull-off and parking areas for the boat docks along the boulevard. The Club umbrella’s own declaration lists the maintenance of Barefoot Beach Boulevard among common expenses. How a Barefoot Bay owner contributes to the road and gate is not documented, and it is the first thing we would ask there.

The fees that are not published

For every product on this page we looked for the quarterly or annual assessment, reserves, special assessments and transfer or resale fees in recorded documents, association websites and state records, and found none. A resale assessment exists for the Property Owners Association since a 2010 amendment, with the amount set by the board and not stated in the instrument. The Club’s transfer fee is “not exceeding the maximum permitted by law” per applicant, with no figure. The route for every product is the same: the estoppel certificate, the current budget and financial report, the rules, and, for condominiums, the section 718.503 package. Any listing sheet that states an assessment should cite the association’s own document.

A recorded special assessment is also not something a Clerk search can rule out: special assessments are normally adopted by board or member vote and are not recorded, so absence from the Clerk’s index proves nothing. We searched the Clerk’s index from September 28, 2022 to October 1, 2026 for the Club names and found recorded notices of commencement for concrete repair, roofing, door and skylight work, which show that work was contracted but not how it was paid for. Ask each association how it was funded.

What Are the Lease and Pet Rules in Each Barefoot Beach Neighborhood?

Lease and pet rules at Barefoot Beach differ by neighborhood, from a 30-day minimum at the Club, the Villas, Bayside and Barefoot Bay to 60 days at Southport and 90 days, once a year, on the beach lanes. The table gives each recorded rule with its source, and marks what we could not confirm.

Data updated: October 2026

Recorded rules by product

Each row is a recorded document, not an association’s current rule sheet. Rules and regulations adopted by a board are often unrecorded, so ask for them with the estoppel.

We found no age restriction in any document read. Two conflicts are published as found, not resolved: at Barefoot Estates the 1995 covenants and the 2009 declaration differ on lease length, and in the Club the umbrella’s 45 lb pet limit and Club I’s 20 lb limit differ. In both cases ask the manager which governs in writing before you count on rental income or bring a large dog.

The county’s vacation rental rule

Association rules sit on top of the county’s. Collier County Ordinance 2021-45, in force since January 3, 2022, requires registration for a property rented for fewer than 30 consecutive days, or less than one full calendar month, more than three times a calendar year, with a fine of up to $500 per violation per day. Barefoot Beach rentals at 30 days or more are outside that registration, and the association minimums above are much the stricter limit. A short-term rental business also needs the county’s business tax receipt and tourist development tax registration. The Condominium Citizens rule in section 627.351 treats a commercial-lines condominium as ineligible for wind-only coverage if half or more of its units are rented more than eight times a year for under 30 days, which is one more reason to ask how a Club building is insured.

Is Barefoot Beach in a Flood Zone? Neighborhood by Neighborhood

Every Barefoot Beach address we tested is inside a mapped Special Flood Hazard Area, and the zone is not uniform: the Gulf row and lane tier are crossed by VE zones, the east-side Club, bay-front homes and Barefoot Bay are AE, and the Boat Club straddles both. Evacuation Zone A applies everywhere we tested.

Data updated: October 2026

How we looked

We located 61 addresses with the county’s address points, sent each point to FEMA’s National Flood Hazard Layer, and intersected the county’s building footprints and parcel polygons with the flood zones. The footprint shares, the Limit of Moderate Wave Action and the Coastal Construction Control Line positions in the table below are our reading of the public map layers, not a surveyor’s finding. The printed FIRM panel, an elevation certificate and the state’s own determination govern. A single-point lookup can mislead either way: at 267 Barefoot Beach Blvd the county’s point is in VE 12 while 55 percent of the footprint is AE 11, and at 109 Curacao Ln the point is VE 13 while most of the footprint is AE 12.

The table by product

The map date, the preliminary map and the appeal period

Barefoot Beach is on three Collier County panels, 12021C0179J, 12021C0178J and 12021C0187J, effective February 8, 2024. FEMA issued preliminary maps for Collier County on March 20, 2025 that re-issue two of the three panels as suffix K, and at every one of the 61 addresses we tested the preliminary zone and base elevation match the effective ones. Collier County’s August 19, 2026 news release says a 90-day comment and appeal period began that day, which we compute as running to about November 17, 2026; the release prints no end date. Lee County panels overlap the area on the map but do not regulate a Collier parcel, so a lender who cites a 12071C panel for a Barefoot Beach address has the wrong county.

Elevation certificates, the Coastal Barrier answer and the county discount

Collier County’s public elevation certificate layer holds 218 certificate records on Barefoot Beach streets. Among Club buildings the county holds one for 253, 260, 262, 263 and 266, and returned none for 255, 257, 261, 264, 265, 267 or 269; we did not open the certificate PDFs, so we state no floor elevation. Search the county’s flood map at the county’s interactive flood map or call the county’s flood information line at (239) 252-2942. Without one on file, a Florida surveyor can prepare a new certificate.

On the Coastal Barrier Resources System: none of the 61 addresses, none of the 694 residential-scope parcels and none of the 108 Boat Club units intersects a CBRS unit or its buffer, so the federal flood insurance bar does not apply to any home or unit on this page. The adjacent county preserve is in the system, as unit FL-65P, and its boundary starts about 8 meters south of the Cottages’ land. A Cottages buyer should expect the lender to ask and can answer with a U.S. Fish and Wildlife Service validation printout for the address. Unincorporated Collier County is a Community Rating System Class 5 community, which gives eligible National Flood Insurance Program policies a 25 percent discount; it does not apply to private flood policies.

What the storms measured here

The U.S. Geological Survey recorded a high-water mark of 11.76 feet NAVD88 for Hurricane Ian at Barefoot Beach Boulevard and Anguilla Lane, 4.5 feet above ground, at a point the 2024 map shows at a base flood elevation of 10 feet. The National Hurricane Center’s report puts maximum inundation at 8 to 12 feet above ground from Estero to North Naples. For Helene and Milton in 2024, the state’s post-storm report rates the Barefoot Beach shoreline in its most severe erosion class and says Collier beaches lost 20 to 30 feet of width, with 2 to 6 feet of sand pushed on top of the dune crest in most places. We cite these as measured events, not as findings about any building, and we make no claim of damage to any named building.

What Will Insurance Require? Citizens, Wind Mitigation and the 50 Percent Rule

Insurance at Barefoot Beach turns on four statutes and one county ordinance: Citizens’ eligibility rules in section 627.351, the wind mitigation credits in section 627.0629, the condominium master policy rules in sections 718.111 and 627.714, and Collier’s 50 percent rule for substantial improvement. We state the rules, not a premium or any home’s eligibility.

Data updated: October 2026

Citizens: what the statute says

Section 627.351 requires Citizens personal-lines policyholders whose property is inside a FEMA special flood hazard area, which is every Barefoot Beach address we tested, to carry flood coverage from the time a new policy is issued (new policies since April 1, 2023, renewals since July 1, 2023). Outside special flood hazard areas the requirement phases in by dwelling replacement cost and reaches all other personal-lines residential property on January 1, 2027. Policies that do not cover wind, and policies on a condominium unit owners form, are exempt, so a Club unit owner on a condominium unit owners policy is outside that mandate. The Villas are fee simple, not a condominium, so a Villas owner should not assume that exemption, and we did not confirm which policy form a Cottages owner carries, although a lender’s federal flood requirement is separate. A structure with a dwelling replacement cost of $700,000 or more, or a condominium unit with combined dwelling and contents replacement cost of $700,000 or more, is not eligible, with a higher ceiling in counties the state finds lack reasonable competition. Whether Collier is such a county is not in the statute, and we did not check.

A buyer’s agent cannot tell you whether a given address can be insured by Citizens or at what price. What the statute does say is specific to this coast: a major structure newly built, or rebuilt or enlarged by more than 25 percent of finished area, under a permit applied for after July 1, 2015, is not eligible if it is seaward of the state’s Coastal Construction Control Line or inside the Coastal Barrier Resources System. No Barefoot Beach address is in the Coastal Barrier Resources System, but by our reading of the public map layers much of the Gulf row sits seaward of the 1989 control line, so a newly built or substantially enlarged home on those lots needs a private-market quote before you commit. A homeowner offered comparable coverage by an authorized insurer is generally not eligible for Citizens unless that insurer’s premium is more than 20 percent greater than Citizens’ premium, and a “primary residence” means occupancy by the policyholder or a tenant for more than nine months a year, which most seasonal owners will not meet.

The condominium master policy and your own policy

Under section 718.111 the association must insure the condominium property, with replacement cost determined at least every three years, and the master policy excludes the personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and built-in cabinets inside the unit, which are the owner’s to insure. Deductibles and any damage in excess of the association’s coverage are a common expense, which is how a hurricane deductible becomes a special assessment. Under section 627.714 a unit owner’s policy must include at least $2,000 of loss assessment coverage with a deductible of no more than $250 per loss.

A declaration may provide that freestanding buildings in a condominium need not be insured by the association if the owner is required to insure them. That is the clause to look for in the Cottages declaration, and we did not confirm whether it uses it. Ask the association for its certificate of insurance, declarations page, current master wind and flood limits, hurricane deductible and most recent insurance appraisal date. None of those figures is published for Barefoot Beach.

Wind mitigation and the design wind speed

Section 627.0629 requires rate filings to include discounts for features that reduce windstorm loss, including roof strength, roof-to-wall and opening protection and impact-rated windows and doors. A wind mitigation inspection documents those features, and it is the first thing we suggest ordering inside the inspection period. Collier County’s wind-speed layers give ultimate design wind speeds of 161 miles per hour for Risk Category II structures across most of the community and 162 at the south end, which puts every home inside the wind-borne debris region as we read the building code definition, so new construction and replacement openings need impact protection.

The 50 percent rule

Collier County Floodplain Management Ordinance 2019-01 defines substantial improvement as any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building whose cost equals or exceeds 50 percent of the market value of the building before the work starts, and substantial damage as damage whose restoration cost would reach 50 percent of its value before the damage. A structure that trips the test must be brought to current standards, which means the county’s freeboard of one foot above base flood elevation, and in a VE zone or a Coastal A Zone, coastal high hazard construction.

The county’s packet values the building at the Property Appraiser’s improved value for the structure alone, which staff may increase by 20 percent, or accepts a Florida-licensed appraiser’s report. It excludes plans, survey and permit fees, debris removal, pools and spas, landscaping, docks, seawalls, decks, detached structures, screen enclosures and fences, and counts structural work, interior finishes, built-in appliances, mechanical systems, demolition, overhead and profit and donated labor at market value. We found no multi-year cumulative lookback in the ordinance definition or the county packet, although the county does count all open permits for the structure together. Neither document says how the test applies to a single unit in a multi-unit building, so ask the county’s Floodplain Management Section before you plan a gut renovation of a Club unit.

Milestone Inspections and Structural Reserve Studies: What Are the Club’s Statutory Deadlines?

Florida’s milestone inspection law, section 553.899, and the structural integrity reserve study law, section 718.112(2)(g), apply to condominium buildings of three or more habitable stories, which describes all twelve Barefoot Beach Club buildings. We compute each building’s statutory deadline from its county roll year built, and we state no inspection or reserve study status.

Data updated: October 2026

What the statutes require

Section 553.899 requires a milestone inspection by December 31 of the year a covered building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after. For a building that reached 30 before July 1, 2022, the first inspection was due before December 31, 2024. For one that reaches 30 on or after July 1, 2022 and before December 31, 2024, it was due before December 31, 2025. A local enforcement agency may set 25 years where local circumstances such as proximity to salt water warrant, and we did not check whether Collier County did; every Club building is past 30 either way.

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building of three habitable stories or more. Associations existing on or before July 1, 2022 that are controlled by unit owners other than the developer had to complete theirs by December 31, 2025, and an association required to complete a milestone inspection by December 31, 2026 may do both together, but in no event later than December 31, 2026. The study covers roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items above a $25,000 threshold.

The twelve Club buildings

All four Club associations existed before July 1, 2022 and are owner-controlled, since the developing partnership was revoked in 1997. Certificate-of-occupancy dates were not obtained for any building, so where the roll year is 1992 the deadline turns on the month. Every date below is a statutory deadline computed from the county roll’s year built, not a statement about any inspection.

As of October 1, 2026 every one of the twelve initial deadlines has passed. The next inspection is due 10 years after each building’s initial one, and the reserve study was due by December 31, 2025, with an outer limit of December 31, 2026 where done together with a milestone inspection. Units per building add to the condominiums’ counts: Club I 82, Club II 126, Club III 92 and Club IV 48, 348 in all.

What we could and could not find

We did not obtain a milestone report, a reserve study or any statement of results for any building: we could not read the state’s reporting database or the county’s permit portal. That is a limit of our research, not a finding about any building. We state no status for any building, and you should not assume one in either direction. Recorded notices of commencement since September 2022 show contracted concrete repair and door replacement at 253, 255 and 257 and at 260 to 263 and 265, 267 and 269, a 2024 door replacement notice for Club IV (OR 6393 PG 1439), new roofing at Club II in 2023, and an outdoor deck repair notice for Club I in July 2026 (OR 6607 PG 2690). Those show work contracted, not its funding, scope or whether it relates to an inspection.

The statute gives you the right to ask. Under section 718.503 the buyer is entitled, at the seller’s expense, to the inspector-prepared milestone inspection summary where one applies and the most recent structural integrity reserve study or a statement that none has been completed, and a contract signed after 2024 must state if the association has not completed a required inspection or study. The Villas, Bayfront Gardens, Southport, Barefoot Bay and the lanes are chapter 720 associations, which section 553.899 does not reach, and the Boat Club building has no habitable stories. We did not obtain story counts for the Cottages, so we do not state whether any home meets the three-habitable-story trigger.

What Will Property Taxes Be After You Buy? A Worked Illustration

A Barefoot Beach buyer’s tax bill is set by the county’s value after the sale, not by the seller’s bill, because a change of ownership resets a capped assessment to just value. At the 2026 preliminary millage of 9.4020 mills, a $2,000,000 assessed value carries $18,804.00 before any exemption.

Data updated: October 2026

The millage

The 2026 preliminary total millage for Barefoot Beach parcels is 9.4020, made up of 3.9293 county mills, 4.1470 school mills and 1.3257 other mills, with no municipal levy because the community is unincorporated. The figure is the county’s preliminary rate and the adopted rate can differ. The Boat Club taxes are on a different scale, with a county median 2026 bill of $321.

Worked illustration at 9.4020 mills

Property tax is assessed value divided by 1,000, times the millage. The illustration below is hypothetical: it assumes the county’s just value after a sale equals the price, which it may not, and it ignores exemptions and non-ad-valorem charges.

The $2,800,000 row is the 12-month county median sale price for Barefoot Beach; the $1,500,000 and $2,000,000 rows bracket the Club and Villa price ranges on this page. If a seller’s capped assessed value were $1,000,000, the seller’s bill would be 1,000 × 9.4020 = $9,402.00, and a buyer paying $2,000,000 and assessed at that value would pay $9,402.00 a year more.

The reset and the homestead

For homestead property, section 193.155 limits the annual change in assessed value to the lower of 3 percent or the change in the Consumer Price Index, which is how a long-time owner’s bill falls below the market. A non-homestead residential property under section 193.1554 is capped at a 10 percent annual change for levies other than school levies, so the school mills apply to just value. Both caps end with a change of ownership or control: the property is assessed at just value as of January 1 of the year after the sale. A homestead exemption under section 196.031 requires permanent Florida residence on January 1; we state no exemption dollar amount because it changes.

Across Barefoot Beach 246 of 635 homes, 38.7 percent, carry a homestead exemption, so most of the county’s published tax bills understate what a new buyer will pay. For the Club’s Gulf side the county’s median bill is $14,194 against a median just value of $1,622,030, and for the beach lanes the median bill is $50,295 on 79 of the 80 homes against $6,578,899. Those bills reflect the current owners’ caps and exemptions, not yours. Ask for the parcel’s Truth in Millage notice from the Property Appraiser, and do not budget from the seller’s bill.

What Does a Buyer Pay at Closing in Collier County?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed, which is 70 cents per $100 of consideration under section 201.02. The purchase contract controls, so any of these can be negotiated.

Data updated: October 2026

Who customarily pays what

The Collier custom differs from Lee and Charlotte counties, where the seller customarily pays for the owner’s title policy. At Barefoot Beach the buyer therefore usually pays the owner’s title policy and picks the title company or attorney who closes. The seller usually pays the deed’s documentary stamps. Section 201.02 sets the deed tax at 70 cents on each $100 of consideration. On the 12-month county median of $2,800,000 that is 28,000 × $0.70 = $19,600.00, shown only to illustrate the arithmetic. Neither is a rule: the Florida contract form lets the parties allocate them, and we negotiate the allocation, not the custom.

Association charges at closing

Beyond the title policy, a Barefoot Beach buyer should ask for, in writing, any transfer fee, capital contribution, resale assessment or move-in deposit the association charges and the estoppel fee, all of which are not published. The Club’s recorded declaration allows a transfer fee not exceeding the legal maximum per applicant and an estoppel fee, and board approval of a transfer within 10 business days. The Property Owners Association has a resale assessment set by its board. Neither figure is published, so they belong on the closing-cost list as “to be confirmed in writing”, not as zero.

What the closing calendar looks like

A Collier closing has no fixed number of days: the contract sets the inspection period, the financing contingency and the closing date. What the statutes add are the seven-day cancellation window for a residential condominium resale in section 718.503, the three-day cancellation right under section 720.401 if the homeowners association summary is late, the estoppel certificate’s 30-day or 35-day effective period and the 10-business-day delivery rule, and, for the Club, the board’s transfer approval within 10 business days. Our buyer checklist later on this page puts them in order.

How Does Buyer’s Agent Compensation Work After the NAR Settlement?

Since the National Association of Realtors settlement changes took effect on August 17, 2024, offers of compensation can no longer be published on an MLS, and a buyer and a buyer’s agent working together need a written agreement before touring a home. Compensation is set by agreement and is fully negotiable, not by law or by the seller’s listing.

Data updated: October 2026

What the settlement changed

The National Association of Realtors’ settlement FAQs describe the practice change: offers of compensation can no longer be made on the MLS, a participant working with a buyer must have a written agreement with the buyer before the buyer tours a home, and the agreement must state that compensation is not set by law and is fully negotiable. A buyer may ask a seller to pay the buyer’s agent as a term of the purchase offer, and a seller may offer a concession. Read the NAR settlement FAQs at the source; this page describes them and does not replace them.

What it means for a Barefoot Beach buyer

At Barefoot Beach prices, the agent’s compensation is a meaningful number, and you should expect any agent to tell you in writing, before touring, how that agent is paid, from whom, and what you owe if the seller does not pay. We will put ours in the written buyer agreement before we tour with you, and you should ask any agent the same. Our buyer representation page explains how we represent buyers; whichever agent you choose, read the written buyer agreement’s terms before you sign anything.

Which Schools Serve a Barefoot Beach Home?

Barefoot Beach is zoned for Collier County Public Schools, not Lee County’s, whatever the Bonita Springs mailing address suggests. The district’s attendance zone locator returned Naples Park Elementary, North Naples Middle and Aubrey Rogers High for all ten addresses we tested, one from every residential neighborhood, for the 2026-27 school year.

Data updated: October 2026

The zoned schools and how far they are

We ran ten Barefoot Beach addresses through the district’s attendance zone locator on October 1, 2026, including 253 Barefoot Beach Blvd and 193 Topanga Dr. Every address returned the same three schools, and the locator flagged no pending boundary change. The distances below are our road-routing estimates from 253 Barefoot Beach Blvd with no traffic, not a district figure.

Aubrey Rogers High opened in 2023. Older descriptions of north Collier neighborhoods name other high schools, and the locator, not an older write-up or a listing’s school field, is the record. The street address of the high school differs between the district’s locator and some state lists, so use the district’s own.

Why the mailing address does not decide the district

Florida school districts follow county lines: the state constitution provides that each county constitutes a school district (Article IX, section 4). Barefoot Beach parcels sit on the Collier County tax roll, so the district is Collier County Public Schools even though the postal city is Bonita Springs. A Bonita Springs address on a listing sheet is a mail-routing label and does not place a home in Lee County schools.

Transportation, charters and what we did not confirm

All three zoned schools are more than seven road miles away, so a student will ask the district about bus eligibility and stops through the district transportation page and the bus lookup. Whether a bus stops inside the gate or at Bonita Beach Road is not published, and it is one question for the buyer to put to the district. The district lists its charter schools, and enrollment across a county line runs through each district’s own process, not through the home’s address. We publish no school grade here: grades change every year, and the Florida Department of Education’s school reports are the place to read them.

Confirm the zone for your address

Zones can change between the time you offer and the time you enroll. Search the locator with “Bonita Springs” as the city, which is how the district’s address file stores Barefoot Beach addresses, and screenshot the result for your file before you rely on it.

How Do the Gate, the Boulevard and the Preserve Work for a Buyer?

Barefoot Beach Boulevard is a private road of about 1.8 miles owned by the Barefoot Beach Master Association, which staffs the gate around the clock, yet the public drives it to reach a 342-acre county preserve at its south end. A buyer should understand both facts before choosing among the nine products on this page.

Data updated: October 2026

Who owns the road and who may use it

The recorded Master Association bylaws state its purpose as ownership, maintenance and control of the roadway from Bonita Beach Road south to the entrance of the county park and preserve, about 1.8 miles. The State of Florida also holds a recorded permanent 60 foot ingress and egress easement over the boulevard corridor, recorded August 26, 1988 at Official Records Book 1376, Page 279. Both facts are of record: the road is privately owned, and the State’s easement over its corridor reaches the preserve. We read the instruments and describe no dispute about either.

What the recorded Turnover Agreement says about the gate

The 2009 Turnover Agreement (OR 4519 PG 1839) conveyed the main roadway from the Property Owners Association to the Master Association. It requires the Master Association to maintain the guardhouse and staff it 24 hours a day, seven days a week with a licensed security guard, to maintain street lighting and 20 mph speed humps, and to keep pull-off and parking areas for the boat docks along the boulevard. It also says the Master Association shall not permit public parking anywhere on or adjacent to the main roadway and shall not install beach access signs beyond the existing ones north of the guardhouse.

What we could not confirm about the gate

We did not find a published guest and vendor procedure, the guardhouse’s resident decal or transponder rules, or the specific instrument that governs how paying visitors pass the gate to reach the preserve. We do not describe them. Ask the association office, in writing, how guests are registered, how contractors are admitted and whether vehicles need a decal, before you assume a rental guest or a contractor can arrive unannounced.

Barefoot Beach Preserve and Barefoot Beach Access

Collier County runs two separate public beach parks here. Barefoot Beach Access is a county beach lot beside Bonita Beach Road, and Barefoot Beach Preserve lies south of it at the end of the boulevard. The county describes the preserve as 342 acres and opens it year-round from 8 a.m. to sunset; the same page’s information box says 345, and we use 342 because the Attorney General’s 2001 opinion and the county’s own text do. No dogs are permitted. The land is State land leased to Collier County under a fifty-year lease that began in 1990, per the Attorney General’s opinion.

The preserve closed after Hurricane Ian in September 2022 and reopened on November 24, 2023. The county and the volunteer Friends of Barefoot Beach Preserve disagree on what is open: the county page lists beach rentals and sundries, and the Friends page says the learning center and nature trail are closed pending repairs and is undated. We therefore state no facility status; check the county before you promise a guest a trail walk.

Parking, the resident permit and what an owner needs

Visitors pay a flat $10 a day by mobile payment, and Collier County residents are eligible for a free beach parking permit on proof of residency, under the county’s beach parking rules. A part-time owner who lives out of state can qualify as a part-time resident property owner with a valid driver license from any state, a valid vehicle registration or rental agreement, and a current Collier County property tax bill or a warranty deed dated within three months of closing, all showing the owner’s name. That is a reason to keep your closing deed or first Collier tax bill handy. The county page carries no effective date for the $10 fee, so we state none.

Sea turtle season and lighting

Collier County’s sea turtle protection rules in Land Development Code section 3.04.02 apply to development within 300 feet of coastal mean high water, and nesting season runs from May 1 to October 31. Lights visible from the beach must be turned off after 9 p.m. in that window or hooded or positioned so the light source is not visible, and the county’s sea turtle program inspects for violations through the season. For a Gulf-side buyer that means lanai, window and landscape lighting habits from May through October.

What Is Daily Life Like Inside the Gate? Mail, Trash, Utilities and Drive Times

Daily life at Barefoot Beach runs through one road: the gate sits about nine tenths of a mile from the Club at Bonita Beach Road, groceries are about three miles away and Southwest Florida International Airport is about 22 road miles. Several utility and service details are not confirmed by any approved source, and we say which.

Data updated: October 2026

Drive times, as estimates

These are free-flow road-routing estimates from 260 Barefoot Beach Blvd with no traffic and no seasonal factor; winter traffic on Bonita Beach Road and US 41 adds time. Homes at the south end of the boulevard are farther from the gate than the Club, and Southport on the Bay is slightly closer: the same routing puts 200 Topanga Dr about 0.7 mile from the gate corner.

Emergency services and hospitals

The North Collier Fire Control and Rescue District serves Barefoot Beach from its Station 43 on Vanderbilt Drive, and the Collier County Sheriff’s Office provides law enforcement. The nearest emergency room by our routing is the freestanding NCH Healthcare System emergency department on South Tamiami Trail in Bonita Springs, about 7.6 miles away, with the NCH North Naples hospital about 8.1 miles away. We did not confirm response times, and none is implied.

Mail, trash and utilities

None of the following is settled by an approved source for every product, so each is a question to put to the seller, the association or the utility.

• Mail: the mailing address is Bonita Springs, FL 34134. Cluster boxes and building mailrooms are not documented publicly.
• Trash and recycling: Collier County runs residential collection by address, but whether a Club building or a lane home uses county service or a private hauler, and on which days, is not confirmed.
• Water and sewer: Bonita Springs Utilities’ franchise area is on the Lee County side and does not include Collier County, so it is not the provider here. The provider on a current bill is not confirmed. Ask the seller for a recent bill.
• Electricity: Florida Power and Light lists unincorporated Collier County among the communities it serves, per the “Communities Served” section of its tariff on fpl.com.
• Natural gas and internet: availability and providers by address are not confirmed. Ask the association which services are bulk-billed through its assessment, and check the national broadband map for your address.

Boating: Which Barefoot Beach Homes Come With a Dock, and Where Do You Go From There?

Docks appear in the recorded documents or county rules for Southport on the Bay, Bayfront Gardens and Barefoot Bay, all on the bay side of Barefoot Beach, while the Club has no docks in any document we read. Anyone buying a home without a dock and wanting a boat stores it at a marina such as the Barefoot Boat Club.

Data updated: October 2026

Which products have docks

Southport on the Bay has private lot docks and a separate Dock Owners’ Association, and the county’s dock rule in Land Development Code section 5.03.06 governs length and setbacks, as the Southport section above explains. Bayfront Gardens’ recorded materials permit docks on its Tract I lots, and Barefoot Bay’s owners boat from the same waterway; its association states a resident can keep a boat of 27.5 feet there. The Property Owners Association owns a private dock facility at the entry on Tract C, and we did not read who may use it. We did not find dock provisions for the Villas, the Cottages or the Club, so treat a listing’s “dock” claim there as something to prove from a recorded document.

Routes to the Gulf, with chart values and no promise

South of Barefoot Beach, the route to the Gulf runs through Little Hickory Bay, along the back of the preserve to Wiggins Pass, and is bridge-free on the charts. NOAA’s Coast Pilot says Wiggins Pass is subject to frequent changes. North, a boat passes under the fixed Bonita Beach Road bridge, charted at a vertical clearance of about 12.8 feet, then the Big Hickory Pass bridge at 10 feet and the New Pass bridge at 30 feet, and the Coast Pilot reports severe shoaling in New Pass in 2016. A boat with a tower or T-top taller than the lowest bridge goes south. These are chart values, and current channel conditions are not in our sources, so check a current chart and local markers before you buy a boat for this water.

Manatee zones and speed

Florida’s manatee protection rule for Collier County sets slow speed all year in Wiggins Pass, Wiggins Bay, Water Turkey Bay and Vanderbilt Lagoon, and the FWC’s Collier map shows the zones. Little Hickory Bay lies mostly in Lee County and falls under a Lee County rule we did not read. Zone boundaries are legal descriptions, so use the rule and the map, not a mile marker from a brochure.

Barefoot Boat Club and other marinas

The Barefoot Boat Club is a condominium of 108 boat-storage units, 90 dry and 18 wet, at 5025 Bonita Beach Rd, about 1.3 miles from the Club by our routing and outside the gate. Its own site advertises Gulf access through New Pass and Wiggins Pass, valet boating and a pool. Collier County’s Cocohatchee River Park on Vanderbilt Drive has four launch lanes, fuel by credit card and slips, per the county’s park page. Fuel hours and slip availability change, so confirm them before a season.

What Are the Honest Trade-Offs of Buying at Barefoot Beach?

Barefoot Beach rewards a buyer who wants a quiet Gulf-side or bay-side address with an on-site staffed gate, and it penalizes a buyer who wants a low-paperwork purchase or a short drive to shopping. The trade-offs below come from the records on this page, not from our taste.

What buyers tend to value

• A staffed gate and a private boulevard, with 24-hour guard staffing required by a recorded agreement.
• A choice of nine products at very different county values, from a $519,040 east-side condominium roll value to a $15,245,478 lane home.
• A Gulf-side or bay-side setting next to a 342-acre preserve with 8,200 feet of beach, per the preserve’s friends group.
• Flood facts you can read address by address, which lets a careful buyer price the risk before an offer.

What buyers should weigh

• Every address we tested is in a Special Flood Hazard Area, and the Gulf row and the beach lanes include VE zones by our reading of the public map layers.
• Layered associations and unpublished fees: no assessment figure appears in any recorded document or public page we found.
• Rental limits: the minimum lease runs from 30 days to 90 days once a year, and Southport requires 60 days.
• Drive times: Fifth Avenue South is about 16 miles and the airport about 22 miles by our estimate.
• A property tax reset: a buyer’s bill is set by the county’s value after the sale, not by the seller’s capped bill.
• Condominium statutes: the Club’s twelve buildings are all subject to the milestone inspection and reserve study rules, and a buyer needs those documents.

What Is the Buyer Checklist and Timeline for a Barefoot Beach Purchase?

A Barefoot Beach purchase moves through the same order of steps whatever the product, but the clocks differ: seven days to cancel a residential condominium resale after receiving the documents, three days to cancel a homeowners association resale if the summary was late, and a board approval window at the Club. The checklist below puts the statutory and recorded clocks in order.

Data updated: October 2026

The checklist, in order

1. Choose the product before the house. Use the decision table above to pick among the Gulf-side Club, the east-side Club, the Villas, the Cottages, Southport on the Bay, Bayfront Gardens, the beach lanes, Barefoot Estates and Barefoot Bay.
2. Sign a written buyer agreement before touring. Under the settlement practice rules described in the NAR section above, the agreement states how your agent is paid.
3. Get the property tax picture. Ask the seller for the property tax disclosure summary that section 689.261 calls for, and compute your own bill at 9.4020 mills on the price you expect to be assessed.
4. Request the documents on day one of the contract. Condominium buyers receive the section 718.503 package; homeowners association buyers receive the section 720.401 disclosure summary and should ask for the covenants, budget and rules in the same request.
5. Order the estoppel certificate. The association must deliver it within 10 business days of a request, and the certificate is effective for 30 days if hand delivered or emailed and 35 if mailed.
6. Read the recorded declaration for the clauses that bind you. Lease minimums, pet limits, approval periods and the board’s approval of a sale are in the recorded documents cited on this page.
7. Pull the flood file. Ask the seller for any elevation certificate, look up the county’s file, and read the printed flood panel for the address.
8. Get insurance quotes before you waive a contingency. A wind mitigation inspection, a quote for the unit or home, and for a Gulf-lot new build or major enlargement a private-market quote, not a Citizens assumption.
9. Order the inspection and a survey. The contract sets the inspection period; the Florida form contract lets the parties allocate costs.
10. Ask for the milestone summary and the latest reserve study if the home is in a Club building or the Cottages, in the section 718.503 package.
11. Choose the closing agent and order the owner’s title policy. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
12. Plan the association approvals. At the Club, the recorded declaration gives the board 10 business days to approve a sale, so build that into the closing date.
13. Walk through, close, then register. After closing, file the homestead exemption if the home will be your permanent residence on January 1, apply for the county beach parking permit and give the association your insurance certificate.

The timeline, as clocks and not promises

How Do We Find You the Right Barefoot Beach Home?

We find a Barefoot Beach buyer the right home by screening the nine products against how you will use the house, then pulling the recorded documents, the county sales and the flood file for the buildings or streets that survive. We also ask the agents we work with about homes that may come to market, and we promise no particular home.

Data updated: October 2026

Start with the questions that sort the products

Four questions remove most of the nine products within minutes: Gulf or bay, condominium or lot, how many months a year you will be here, and whether a boat is part of the plan. A part-time owner who wants to lock and leave usually starts at the Club or the Villas; a full-time resident who wants a dock starts at Southport on the Bay or Bayfront Gardens. A buyer with a large Gulf-front budget starts on the lanes and learns the setback line and the control line before touring.

Before the MLS and off the MLS

Some Barefoot Beach homes trade before they are advertised. We ask listing agents we know whether a seller is considering a move, and we tell you what we hear. We state no count of such homes. The Southwest Florida MLS, pulled October 3, 2026, records the homes that were entered in it, 124 Barefoot Beach closings in the 60 months to October 3, 2026, of which 1 was entered after the fact; a sale that never reached the MLS is outside that count, and we do not estimate it. A home that is available only through someone you have not met is a reason to ask more questions, not fewer.

What we bring to each short list

For each home that survives, we send the county’s 2026 preliminary roll values and tax bill, the recorded sales on that building or street with their official record book and page, the flood zone and elevation facts for that address, the association’s recorded rental and pet rules, and the document list you will need for the product. That is the same set of facts this page shows for each product, narrowed to your address.

How Do We Negotiate for You at Barefoot Beach?

We negotiate for a Barefoot Beach buyer with the documents and the county’s record, not with a claimed discount. The Southwest Florida MLS, pulled October 3, 2026, shows a median sale-to-list ratio of 91.8 percent of the final list price on the Barefoot Beach sales that closed in the 12 months to October 3, 2026. That is a record of what sold against the last asking price, not a discount we promise; what we can show you is what each home recorded, what the association’s paperwork says and where the leverage sits.

Data updated: October 2026

Where the leverage tends to sit

At Barefoot Beach the leverage is usually in the paperwork and the physical file, not in a rule of thumb. A recorded sale on the same building or street is a fact we can put in front of a seller. A home whose flood, wind or milestone documents are incomplete gives a buyer a reason to ask for time or a price adjustment. A lease or pet restriction that conflicts with how you plan to use the home is a reason to ask for the association’s written answer before you commit.

Why one county number does not set your price

The 25 sales of the last 12 months have a median of $2,800,000, but that median mixes a $1,000,000 east-side condominium with a $7,800,000 Barefoot Estates home. A fair offer uses the sales on your own product, and the product sections above give them. A price that looks high against the all-community median can be low for a Gulf-side lane home, and the reverse is also true.

What we put in writing

We put in writing the contingencies that protect you here: the document review and estoppel, the inspection and wind mitigation, the insurance quote, the flood file and, where it applies, the association’s approval. A buyer who waives the document review to be competitive is trading the 7-day or 3-day cancellation right for speed, and we will tell you plainly what that costs.

Where Do You See Current Barefoot Beach Listings, and How Do Custom Alerts Work?

Current Barefoot Beach listings are searchable on the Domain Realty Group team’s site, and we set a saved search to alert you the day a matching home appears. On October 3, 2026 the Southwest Florida MLS showed 37 active Barefoot Beach listings and none pending, a median of 171 days on market on the 37 sales that closed in the 12 months to that date, and 12.0 months of supply.

Data updated: October 2026

Where to search

To browse current Barefoot Beach listings, use the team’s search at Domain Realty Group, the full-service Southwest Florida team that McGreevy and Comisar lead. This page is a decision guide and does not carry a listing feed, because a feed goes stale between our quarterly updates.

The measures, from the Southwest Florida MLS on October 3, 2026

Set up a custom alert

A saved search on our property search routes to Jesse and Marc as well as to you. Tell us the product (Gulf-side Club, east-side Club, Villas, bay-front, lane, or another), your price range and whether you need a dock or a lease minimum, and we will set the filters with you. Start with the buyer consultation or call Marc at (239) 287-5873.

Get Your Barefoot Beach Buyer Consultation

The Barefoot Beach buyer consultation is a working session: we sort the nine products against your plans, pull the county’s recorded sales for the ones that fit and list the documents you will need. McGreevy and Comisar, holders of the Top 1% Real Estate Agents Nationally Since 2008 recognition, will tell you honestly where a home is a poor fit.

What you get out of it

You leave with a short list of products, the recorded sales on each, the flood and rental facts for the addresses you like, the document request list for your product and a written plan for who pays what at a Collier closing. We tell you the price of the unknowns too: no association assessment is published, so we show you how to get the figure before you offer.

What we will ask you

We will ask about your timeline, how many months a year you will use the home, whether you plan to rent it, whether you keep a boat, whether you will finance or pay cash, and whether you will claim the homestead exemption. Six answers change the shortlist more than any amount of browsing.

Reach us

Use the consultation form at the top of this page, call Marc at (239) 287-5873 or call Jesse direct at (239) 898-6072. Our team’s honors, from Top 1% Real Estate Agents Nationally Since 2008 to the Gulfshore Life five-star award, are listed in the experts section below, and you can read our about page for more.

What Do Buyers Say About Working With McGreevy and Comisar?

Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer’s agents, and the quotes below are genuine five-star Google reviews, reproduced word for word. None of them is a Barefoot Beach purchase: they are Southwest Florida buyers, and we show them for how we work, not as a claim about this community. We publish no aggregate rating.

On finding the right home

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

On a purchase that closed

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

On market knowledge

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

Read every review on our Google Business Profile.

How We Researched Barefoot Beach, and What We Tracked First-Hand

We researched this page from primary records: the recorded declarations at the Collier County Clerk, the Property Appraiser’s 2026 preliminary roll and recorded sales file, the federal and county flood layers and the statutes. We tracked every one of the 85 county-qualified Barefoot Beach resales of the last 60 months, and we are the Top 1% Real Estate Agents Nationally Since 2008 team that reads the file before recommending a building.

Data updated: October 2026

What we read and tracked

• We read the recorded declarations for the Club, the four condominiums, the Villas, the Cottages, Bayfront Gardens, Bayside, Southport, Barefoot Bay, Barefoot Estates, the Property Owners Association and the Boat Club, each cited by official record book and page in the Sources section.
• We tracked every one of the 85 qualified sales in the last 60 months and every one of the 60 recorded deeds over $100,000 that the county did not code qualified, using Collier County Property Appraiser files dated August 29, 2026 with the newest recorded sale on August 24, 2026.
• We queried the flood layer at 61 addresses on October 1, 2026, from FEMA’s National Flood Hazard Layer and the county’s building footprints, and ran ten of them through the school district’s locator.
• We read the text of each statute quoted here on the Florida Legislature’s site.

What this page does not claim

We do not claim a Barefoot Beach closing for our team: McGreevy and Comisar closed no sale at a Barefoot Beach address through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. The sale-to-list ratio, days-on-market figure and active-listing count on this page are the community’s, from the Southwest Florida MLS pulled October 3, 2026, not ours. We do not name any owner, buyer or board member. We state no association’s dollar assessment, no building’s milestone or reserve study status and no premium for a Gulf-side address over an east-side one.

What We Could Not Verify

This list gathers every place where this page says a fact or figure is not available, with the document or route that would settle it, so that a buyer or our own team can close the gap.

• Southwest Florida MLS figures. Active listings, days on market, sale-to-list ratio and months of supply are now on this page from a Southwest Florida MLS pull dated October 3, 2026, and our Barefoot Beach buyer count in that pull is zero for the 60 months to October 3, 2026. The pull records the final list price only. Route: original list prices, price changes, views and condition are read listing by listing when we prepare an offer.
• Association assessments in dollars. Not published for any association. Route: the estoppel certificate and current budget, under section 718.503 for condominiums and the section 720.401 request for homeowners associations.
• Special assessments. Normally not recorded. Route: the estoppel certificate and board minutes.
• Milestone inspection and reserve study status for any building. Not obtained. Route: the section 718.503 package for the unit.
• Certificates of occupancy. Not obtained; the milestone table uses the county roll’s year built. Route: the county permit record by address.
• Association rules and regulations. Not recorded. Route: the association manager.
• Cottages lease term and pet clause; Bayfront Gardens leasing clause. Not legible or not captured. Route: the association manager and the recorded declaration.
• Which Barefoot Estates leasing rule governs. The 1995 covenants and the 2009 declaration differ. Route: the association manager, in writing.
• How Barefoot Bay owners contribute to the road and gate. Not documented. Route: the Barefoot Bay association manager.
• Insurance carriers, limits, deductibles and premiums. Not public. Route: the association’s certificate of insurance and your own agent.
• Lowest-floor elevations. Elevation certificates exist for some buildings and we did not open them. Route: the county’s flood information line or a surveyor.
• Wave-line, control-line and footprint readings. These are our reading of the public map layers. Route: the printed flood panel, a survey and the state’s determination.
• Gate procedure, mail delivery, trash hauler and days, water and sewer provider, natural gas and internet providers. Not confirmed. Route: the association office and the utilities.
• Preserve facility status. The county and the volunteer group disagree. Route: Collier County Parks and Recreation.
• Channel conditions at Wiggins Pass, Big Hickory Pass and New Pass. Chart values only. Route: a current chart and local markers.
• The 90-day flood map comment period end date. The county’s release prints no end date; our computed date is approximate. Route: the county’s flood map page.

Frequently Asked Questions, Buyer Edition

These are the questions Barefoot Beach buyers and searchers ask most, written as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the route that settles it.

Is Barefoot Beach in Bonita Springs or Naples?

Barefoot Beach is in neither city. It is unincorporated Collier County with a Bonita Springs mailing address and ZIP 34134, so Collier County’s tax roll, flood office, evacuation zone and public schools apply, and neither city’s government does.

Is Barefoot Beach gated, and who runs the gate?

Barefoot Beach has a staffed gate on Barefoot Beach Boulevard. The Barefoot Beach Master Association owns the roughly 1.8 mile boulevard, and a recorded 2009 agreement requires it to staff the guardhouse 24 hours a day with a licensed security guard. Barefoot Bay and the Barefoot Boat Club sit outside the gate.

Can the public use the beach, and does that affect owners?

The public reaches two county beach parks, Barefoot Beach Access beside Bonita Beach Road and Barefoot Beach Preserve at the south end of the boulevard, by paying to park. The recorded Turnover Agreement says the Master Association shall not permit public parking on or adjacent to the boulevard. Owners at the Club have private beach access from the campus.

How many homes are in Barefoot Beach?

The county roll shows 635 dwellings and 18 unbuilt homesites: 348 Club condominiums, 50 villas, 15 cottages, 27 Bayfront Gardens homes, 100 Southport on the Bay homes, 9 Barefoot Bay homes, 6 Barefoot Estates homes and 80 beach-lane homes. The Barefoot Boat Club adds 108 boat-storage units that are not dwellings.

What is the difference between Barefoot Beach Club and The Club at Barefoot Beach?

Barefoot Beach Club is the group of 348 condominiums on Barefoot Beach Boulevard. The Club at Barefoot Beach is a separate private member-owned beach and tennis club on Shell Drive. The name is also used by unrelated hotels elsewhere in Florida, so check the address before you rely on a listing.

Does buying at Barefoot Beach include membership in The Club at Barefoot Beach?

No deed at Barefoot Beach conveys membership in The Club at Barefoot Beach, which describes itself as a private, member-owned club with a capacity of 425. Its own site says it is not accepting waitlist applications from June 1, 2026. Ask the club directly about membership before you count on it in an offer.

What did Barefoot Beach homes sell for in the last 12 months?

County records show 25 qualified improved sales since October 2025, with a median of $2,800,000 and a range from $1,000,000 to $7,800,000. Those are county-qualified sales, not Southwest Florida MLS closings, and they mix nine very different products, so use the product sections for the number that applies to your home.

What have Gulf-side Club condominiums sold for?

County records show 14 qualified Gulf-side Club sales in the last 24 months at a median of $2,037,500, from $1,150,000 to $2,950,000, and 19 in the last 60 months at a median of $2,160,000, from $1,150,000 to $3,335,000. The six sales of the last 12 months are listed in the Gulf-side section.

What have east-side Club condominiums sold for?

County records show 13 qualified east-side Club sales in the last 60 months at a median of $1,300,000, from $1,000,000 to $3,000,000. The east-side and Gulf-side ranges overlap, so we publish both as observations and do not claim a premium for either side.

What do Southport on the Bay homes cost?

County records show 14 qualified Southport on the Bay sales in the last 24 months at a median of $3,737,500, from $2,175,000 to $7,000,000, and 29 in the last 60 months at a median of $3,850,000. The county’s 2026 preliminary just value for Southport has a median of $2,603,340.

What does a Barefoot Beach association fee cost?

No dollar assessment for any Barefoot Beach association appears in any recorded document or public page we found, and we do not import a figure from a listing. Ask for the estoppel certificate, the current budget and the rules before you offer. Section 718.503 covers condominiums and section 720.401 covers homeowners associations.

Which Barefoot Beach homes are condominiums?

The Club’s 348 units, the Cottages’ 15 detached homes and the Barefoot Boat Club’s 108 storage units are condominiums under chapter 718. The Villas, Bayfront Gardens, Bayside, Southport on the Bay, Barefoot Bay, the beach lanes and Barefoot Estates are fee-simple homes under homeowners associations governed by chapter 720.

Are the Villas at Barefoot Beach condominiums?

The Villas at Barefoot Beach are not condominiums, although the county roll carries a condominium use code. They are 50 fee-simple party-wall villas under a homeowners association governed by chapter 720, so the condominium milestone inspection and reserve study rules do not apply to them.

Are the Cottages at Barefoot condominiums?

The Cottages at Barefoot are 15 detached homes owned as units of a recorded condominium, so chapter 718’s document package applies at resale. Their lease term and pet clause were not legible in the recorded image we read, so confirm both with the association before you buy.

What documents must a Barefoot Beach buyer receive?

A condominium resale buyer is entitled to the section 718.503 documents, including the budget, financial statement and, where applicable and at the seller’s expense, the milestone inspection summary and the most recent reserve study or a statement that none has been completed. A homeowners association buyer must receive a section 720.401 disclosure summary before signing. The summary is a short form, so ask for the covenants, budget and rules too.

How long do I have to cancel a Barefoot Beach condominium purchase?

A contract for the resale of a residential condominium unit must carry a clause that the buyer received the documents more than seven days before signing or may void the contract by written notice within seven days after signing and receipt, excluding Saturdays, Sundays and legal holidays. The right ends at closing and cannot be waived.

How long do I have to cancel a Barefoot Beach homeowners association purchase?

Under section 720.401, if the disclosure summary was not delivered before signing, the buyer may cancel by written notice within three days after receiving it or before closing, whichever comes first. The right cannot be waived and ends at closing. Delivery of the governing documents themselves is not required by that section.

What is an estoppel certificate and what does it cost at Barefoot Beach?

An estoppel certificate states the assessments, any special assessment, the amount due and any transfer or similar fee for a unit. A condominium association must deliver it within 10 business days of a request. The statute caps the fee and adjusts the cap every five years, so we print no dollar figure.

Who pays for title insurance in Collier County?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, unlike Lee and Charlotte counties. The purchase contract controls, so the parties can allocate the cost differently. We negotiate the allocation, not the custom.

What is documentary stamp tax on a Barefoot Beach deed?

Documentary stamp tax on a deed is 70 cents per $100 of consideration under section 201.02, and the seller customarily pays it. On the 12-month county median of $2,800,000, the arithmetic is 28,000 times $0.70, which is $19,600.00. The contract can allocate it differently.

Will my property tax equal the seller’s bill?

No. A change of ownership ends the homestead cap and the 10 percent non-homestead cap, and the property is assessed at just value as of January 1 of the year after the sale. At 9.4020 mills, a $2,000,000 assessed value carries $18,804.00 a year before exemptions and non-ad-valorem charges.

What is the 2026 millage at Barefoot Beach?

The 2026 preliminary total millage for Barefoot Beach parcels is 9.4020, made up of 3.9293 county mills, 4.1470 school mills and 1.3257 other mills. There is no municipal levy because the community is unincorporated, and the adopted rate can differ from the preliminary one.

Is Barefoot Beach in a flood zone?

Every Barefoot Beach address we tested is inside a mapped Special Flood Hazard Area, but the zone varies: by our reading of the public map layers the VE line crosses every Gulf-side Club building and part of the beach lanes, while the east-side Club buildings, Southport, Bayfront Gardens and Barefoot Bay are in AE zones.

Do I need flood insurance at Barefoot Beach?

A mortgage from a federally regulated lender on a building in a Special Flood Hazard Area generally requires flood insurance, and Citizens policyholders in a special flood hazard area must carry flood coverage under section 627.351. A cash buyer is not forced to buy it but should price the risk. Quote the home before you waive a contingency.

Is federal flood insurance available at Barefoot Beach?

None of the 61 addresses we tested, and none of the residential parcels, intersects a Coastal Barrier Resources System unit or its buffer, so the federal flood insurance bar for those units does not apply. The adjacent county preserve is in the system as unit FL-65P. A lender can ask for a Fish and Wildlife Service validation.

Is there a flood insurance discount in Collier County?

Unincorporated Collier County is a Community Rating System Class 5 community, which gives eligible National Flood Insurance Program policies a 25 percent discount. The discount does not apply to private flood policies, and it is a county rating, not a quote for any address.

Can I insure a Barefoot Beach home with Citizens?

We cannot tell you whether any address is eligible. Section 627.351 makes a structure ineligible at $700,000 or more of dwelling replacement cost, and makes a major structure newly built or enlarged by more than 25 percent under a permit applied for after July 1, 2015 ineligible if it is seaward of the state’s control line.

Do the milestone inspection and reserve study rules apply at Barefoot Beach?

They apply to condominium buildings of three or more habitable stories, which describes all twelve Club buildings. The statutory initial deadlines, computed from the county roll’s year built, have all passed as of October 1, 2026. We state no building’s inspection status and send you to the section 718.503 package.

Which Club buildings are on the Gulf side?

Eight buildings, 253, 255, 257, 261, 263, 265, 267 and 269 Barefoot Beach Boulevard, stand on the Gulf side. Four, 260, 262, 264 and 266, stand on the east side of the boulevard, toward Little Hickory Bay by our reading of the county map. The Club has 348 condominiums in twelve buildings, and not all twelve are Gulf front.

Can I rent my Barefoot Beach home, and for how long?

Recorded minimums run from 30 days at the Club, the Villas, Bayside and Barefoot Bay to 60 days at Southport and 90 days, once a year, on the beach lanes and at Barefoot Estates under the Property Owners Association declaration. The Cottages’ and Bayfront Gardens’ terms are not confirmed, so ask the association.

Are short-term rentals allowed at Barefoot Beach?

Collier County Ordinance 2021-45 requires registration for a property rented for fewer than 30 consecutive days more than three times a calendar year, with fines up to $500 per violation per day. Barefoot Beach association minimums are 30 days or longer, so the associations’ rules are the stricter limit.

Are pets allowed at Barefoot Beach?

Recorded rules allow pets with limits: the Club allows dogs, cats and birds up to 45 pounds in aggregate (Club I is 20 pounds) with no pets on the beach, and the Villas allow two leashed pets. The lanes, Southport, Bayside and Barefoot Bay allow household pets within their documents. The preserve allows no dogs.

Which schools serve Barefoot Beach?

The district’s attendance zone locator returned Naples Park Elementary, North Naples Middle and Aubrey Rogers High for all ten addresses we tested for the 2026-27 school year. Collier County Public Schools applies, not Lee County’s. Confirm your own address in the locator before you rely on it.

Which Barefoot Beach homes have docks?

Southport on the Bay has private lot docks and a Dock Owners’ Association, Bayfront Gardens’ materials permit docks on its Tract I lots and Barefoot Bay owners boat from the same waterway. The Club has no docks in any document we read. Check county dock rule 5.03.06 and the association’s approval before you plan one.

Can I buy a boat slip at Barefoot Beach?

The Barefoot Boat Club on Bonita Beach Road is a condominium whose units are boat storage: 90 dry units and 18 wet slips. The wet slips sit on State submerged land under a lease, not in fee. The club is outside the gate and the planned unit development, and a unit is not a home.

What is Barefoot Bay, and is it inside the gate?

Barefoot Bay is nine homes on Barefoot Bay Court, platted in 2000, zoned RSF-5 and outside the Lely Barefoot Beach planned unit development and outside the gate. It is not a member of the Master Association in the 2011 bylaws. How its owners contribute to the road and gate is not documented.

Can I use Barefoot Beach Preserve as an owner, and how do I get a parking permit?

Anyone can visit the preserve and pay $10 a day. A part-time resident property owner can apply for the free county resident beach parking permit with a valid driver license, a vehicle registration or rental agreement, and a current Collier property tax bill or a warranty deed within three months of closing, all in the owner’s name.

How does buyer’s agent compensation work now?

Since the August 2024 National Association of Realtors settlement, offers of compensation cannot be made on the MLS, and a buyer and agent must have a written agreement before touring a home. Compensation is negotiable and not set by law. We put ours in writing before we tour with you.

Does it cost me to hire McGreevy and Comisar as my buyer’s agent?

The written buyer agreement we sign before we tour states how we are paid, by whom and what you owe if a seller does not pay. We will explain it in plain terms at the consultation, and you should ask every agent for the same in writing before you tour.

How long do Barefoot Beach homes take to sell?

Days on market for Barefoot Beach come from the Southwest Florida MLS. Pulled October 3, 2026, it shows a median of 171 days on market for the sales that closed in the 12 months to October 3, 2026, in a range of 3 to 752 days (36 of the 37 closings carry a figure). County records give recorded sales and prices only.

How far is Barefoot Beach from the airport and shopping?

By our routing estimate from 260 Barefoot Beach Boulevard with no traffic, Southwest Florida International Airport is about 22.2 miles and 33 minutes away, Publix at The Center of Bonita Springs is about 3.1 miles and Fifth Avenue South in Naples is about 16.4 miles. Winter traffic adds time.

Where is the nearest hospital to Barefoot Beach?

The nearest emergency room by our routing estimate is the freestanding NCH emergency department on South Tamiami Trail in Bonita Springs, about 7.6 miles and 15 minutes from 260 Barefoot Beach Boulevard. The NCH North Naples hospital is about 8.1 miles away.

What should I ask the association before I make an offer at Barefoot Beach?

Ask for the current budget, the latest financial statement, the estoppel certificate, the recorded declaration and unrecorded rules, the insurance certificate and master policy limits, any special assessment under discussion, the lease and pet approval process and, for a condominium, the milestone summary and the latest reserve study.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Southwest Florida real estate experts who represent buyers at Barefoot Beach and across Bonita Springs and north Collier County. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.

Honors and recognition

Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact Jesse and Marc

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Read more about Jesse McGreevy and Marc Comisar.

About our team

Learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and the team’s listing search is linked in the listings section above.

More Barefoot Beach pages

Start with the Barefoot Beach community page, then read the Villas at Barefoot Beach, The Cottages at Barefoot Beach, Southport on the Bay, Bayfront Gardens and Barefoot Bay pages. The twelve-building Barefoot Beach Club has its own page. Weighing the Lee County side of Bonita Beach Road? See Bonita Beach Club. Selling a home first? Get a free home valuation.

Sources and Authoritative References

Every link below returned a working page when we checked on October 1 and 2, 2026. Primary documents come first.

Recorded documents, Collier County Clerk of the Circuit Court

1. Collier County Clerk official records search: Book and page search for every recorded instrument cited on this page.
2. Amended and Restated Master Declaration, Barefoot Beach Club, OR 4612 PG 3203: Umbrella structure, 1/348 shares, leasing, pets, approvals.
3. Amended and Restated Declaration, Club I, OR 4612 PG 3276: 82 units, the 20-pound pet limit.
4. Amended and Restated Declaration, Club II, OR 4612 PG 3389: 126 units.
5. Amended and Restated Declaration, Club III, OR 4612 PG 3498: 92 units.
6. Amended and Restated Declaration, Club IV, OR 4613 PG 6: 48 units.
7. Barefoot Beach Master Association bylaws, OR 4675 PG 2424: Purpose, eight member entities, 716 doors.
8. Turnover Agreement, OR 4519 PG 1839: Boulevard conveyed to the Master Association, 24-hour guardhouse staffing.
9. State easement agreement, OR 1376 PG 279: Permanent 60-foot ingress and egress easement, 1988.
10. Property Owners Association declaration, OR 4430 PG 3692: One lease a year, 90-day minimum, lane rules.
11. Villas amended and restated declaration, OR 2970 PG 2281: Four leases a year, 30-day minimum, two pets.
12. Cottages declaration of condominium, OR 1582 PG 18: Detached homes in condominium form, lease approval clause.
13. Bayfront Gardens declaration, OR 1335 PG 1835: Pets, minimum size, plat.
14. Bayside declaration, OR 2590 PG 3271: 30-day minimum, three leases a year.
15. Southport on the Bay restated declaration, OR 2594 PG 259: Dock Owners’ Association, minimum size.
16. Barefoot Bay declaration, OR 2754 PG 899: 30-day minimum, three leases in 12 months.
17. Barefoot Estates covenants, OR 2120 PG 1745: One-month lease minimum, pets.
18. Barefoot Boat Club declaration of condominium, OR 2197 PG 88: 90 dry units and 18 wet slips.
19. Temporary beach restoration easement, OR 6248 PG 1091: 2023 easement to Collier County over the Master Association’s roadway tract.

Florida Statutes and Constitution

20. Section 718.503, resale disclosure for condominiums: Seven-day window, milestone summary, reserve study.
21. Section 720.401, homeowners association disclosure summary: Three-day cancellation if the summary is late.
22. Section 718.116, assessments and estoppel certificates: 10 business days, 30 and 35 day effectiveness.
23. Section 718.111, association insurance: Master policy, replacement cost every three years.
24. Section 718.112, bylaws and structural integrity reserve study: Reserve study and milestone coordination.
25. Section 553.899, milestone inspections: Initial and repeat inspection deadlines.
26. Section 627.351, Citizens Property Insurance eligibility: Replacement cost ceiling, control line rule, flood requirement.
27. Section 627.0629, wind mitigation credits: Rate discounts for wind-resistant features.
28. Section 627.714, unit owner coverage: Loss assessment coverage and deductible.
29. Section 201.02, tax on deeds: Seventy cents per $100.
30. Section 193.155, homestead assessments: Three percent or CPI cap, reset on change of ownership.
31. Section 193.1554, non-homestead residential assessments: Ten percent cap, reset on change of ownership.
32. Section 196.031, homestead exemption: Permanent residence on January 1.
33. Section 689.261, property tax disclosure: Seller’s disclosure of the tax change after a sale.
34. Section 720.3085, homeowners association assessments: Owner liability for assessments.
35. Section 720.30851, homeowners association estoppel certificates: Estoppel certificate for homeowners associations.
36. Section 161.053, coastal construction control line: State permit jurisdiction seaward of the line.
37. Florida Constitution, Article IX, section 4: Each county constitutes a school district.

Collier County and State agencies

38. Collier County Property Appraiser: 2026 preliminary roll, sales and parcel data.
39. Collier County Tax Collector: Tax bills, tourist development tax.
40. Collier County flood map experience, DFIRM 2024: The county’s interactive FEMA map.
41. Collier Land Development Code section 3.04.02, sea turtle protection: 300-foot rule and lighting.
42. Collier Land Development Code section 5.03.06, docks: Dock length and setbacks.
43. Collier Land Development Code section 9.04.06, vacation rentals: Registration and fines.
44. Collier Land Development Code Appendix F, PUD ordinances: Lely Barefoot Beach PUD ordinance chain.
45. Collier Hearing Examiner notices: Dock and variance petitions cited in the Southport and Bayfront sections.
46. Hearing Examiner agenda, 239 Bayfront Dr variance petition: Variance petition citing PUD sections 10.5.B and 10.5.F.
47. Barefoot Beach Preserve, Collier County Parks: Acreage, hours, pay to park, no dogs.
48. Beach parking information, Collier County Parks: Resident permit documents for part-time owners.
49. Sea turtle protection, Collier County Parks: Lighting compliance inspections.
50. Collier County Public Schools attendance zones: Zoned schools by address.
51. Collier County Public Schools transportation: Bus eligibility and stops.
52. Collier County Public Schools bus lookup: Student bus information.
53. Collier County Public Schools charter schools: Charter school list.
54. Florida Department of Education, Collier school reports: School list and state numbers.
55. Florida DBPR condominium public records: State condominium filings.
56. Florida DBPR structural integrity reserve study reporting: State reporting portal.
57. Florida Department of Revenue, Collier taxing authority codes: Taxing authorities in Collier County.
58. Florida Attorney General opinion on the preserve and tourist development tax: 342 acres and the 1990 fifty-year lease.
59. Florida Division of Emergency Management, Know Your Zone: Evacuation zones.
60. FWC manatee protection zone maps, Collier County: Slow-speed zones.
61. Florida Administrative Code rule 68C-22.023: Collier County manatee zones.
62. Florida DEP coastal construction control line: The line is a permit jurisdiction line.
63. Florida DEP Hurricane Helene and Milton impact report: Barefoot Beach erosion condition.

Federal agencies

64. FEMA Map Service Center: Effective flood panels.
65. FEMA National Flood Hazard Layer service: Flood zones queried at 61 addresses.
66. FloodSmart: National Flood Insurance Program information.
67. U.S. Fish and Wildlife Service, Coastal Barrier Resources Act and flood insurance: Federal flood insurance and CBRS units.
68. U.S. Fish and Wildlife Service, Wiggins Pass Unit FL-65P: The preserve’s CBRS unit.
69. National Hurricane Center, Hurricane Ian report: Storm surge and inundation.
70. National Hurricane Center, Hurricane Helene report: 2024 storm.
71. National Hurricane Center, Hurricane Milton report: 2024 storm.
72. NOAA Coast Pilot 5, chapter 4: Wiggins Pass, Big Hickory Pass and New Pass.
73. Citizens Property Insurance: The state-created insurer.

Community sites and professional bodies

74. Barefoot Beach Club community site: Club amenities and document request forms.
75. Villas at Barefoot Beach homeowners association site: The Villas’ own association.
76. Barefoot Boat Club: Dry storage, wet slips, valet boating.
77. Barefoot Boat Club services: Club services.
78. The Club at Barefoot Beach: The separate private beach and tennis club.
79. The Club at Barefoot Beach membership: Capacity of 425 and the waitlist notice.
80. Friends of Barefoot Beach Preserve: Preserve description and feature notice.
81. NCH Healthcare System: Emergency department locations.
82. National Association of Realtors settlement FAQs: Buyer agreement and compensation rules.
83. Florida Realtors: Florida contract forms and consumer information.
84. Florida Housing Finance Corporation: State buyer programs.
85. Freddie Mac Primary Mortgage Market Survey: Weekly mortgage rate survey; this page states no rate.

McGreevy and Comisar pages

86. Barefoot Beach: The parent community page.
87. Barefoot Beach Club: The Club overview.
88. Villas at Barefoot Beach: Fee-simple villas.
89. The Cottages at Barefoot Beach: Detached homes in condominium form.
90. Southport on the Bay: Bay-side single-family homes.
91. Bayfront Gardens: Bay-side homes, two associations.
92. Barefoot Bay: Nine homes outside the gate.
93. Best real estate agents in Barefoot Beach: The agent comparison.
94. Buying with McGreevy and Comisar: How we represent buyers.
95. Free home valuation: Valuation request for a home you own.
96. About McGreevy and Comisar: Our team.

Downloadable Documents

These are the recorded instruments and official reports behind the document, rules and storm sections of this page, each served by the agency that holds it. Read the clauses yourself; our summaries are not the documents.

Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026. McGreevy and Comisar, Barefoot Beach buyer’s agents. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.