Barefoot Beach Club condo buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
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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.
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our buying plan for a condominium at Barefoot Beach Club, the 348 residential condominium units in twelve buildings on Barefoot Beach Boulevard in Barefoot Beach. The full neighborhood record sits in our Barefoot Beach Club guide. This page turns that record into a buying decision: which of the four condominium associations to choose, what the county says the condos have recorded at, what a buyer pays beyond the price, what the documents require and what to ask for before you sign.
Bonita Springs or Naples? The mailing address says Bonita Springs, ZIP 34134, but every building sits in unincorporated Collier County, inside neither the City of Bonita Springs nor the City of Naples, so Collier County sets the taxes, flood rules, permits and public schools. Florida chapter 718 governs a resale here, because each unit is a condominium parcel in one of four recorded condominiums, and the four condominium associations answer to one umbrella corporation that owns the pools, clubhouse and grounds.
Two other names are easy to confuse with this one. The Club at Barefoot Beach is a separate private beach and tennis club at 105 Shell Dr whose membership does not convey with any deed, and Barefoot Beach Club is also the name of unrelated hotels elsewhere in Florida. Neither is these condominiums. Southwest Florida MLS figures on this page were pulled October 3, 2026.
To buy a condo in Barefoot Beach Club in 2026, first choose one of the four condominium associations, then request that association’s Florida Statute 718.503 documents before you rely on any price, leave 10 business days for Board approval, quote flood and unit-owner insurance by building, and price from the county’s 12 qualified sales in the last 12 months.
The order matters because Barefoot Beach Club is four condominiums, each with its own declaration, budget, board and sales record, and a unit in Building IX is governed by different documents than a unit in Building VIII. We build the file for each short-listed building before we tour, and our Barefoot Beach Club guide carries the full record behind it.
The building number does not tell you the condominium number: Club III holds Buildings VIII, X and XII, and Club IV holds Buildings IX and XI. Use the street number on the listing.
| Street number | Building | Condominium association | Units | Side of the boulevard | Year built (county roll) |
|---|---|---|---|---|---|
| 253 | I | Club I | 34 | Gulf side | 1991 |
| 255 | II | Club I | 24 | Gulf side | 1991 |
| 257 | III | Club I | 24 | Gulf side | 1991 |
| 260 | IV | Club II | 34 | East side | 1992 |
| 261 | V | Club II | 24 | Gulf side | 1991 |
| 262 | VII | Club II | 34 | East side | 1993 |
| 263 | VI | Club II | 34 | Gulf side | 1991 |
| 264 | IX | Club IV | 24 | East side | 1994 |
| 265 | VIII | Club III | 34 | Gulf side | 1992 |
| 266 | XI | Club IV | 24 | East side | 1995 |
| 267 | X | Club III | 34 | Gulf side | 1992 |
| 269 | XII | Club III | 24 | Gulf side | 1992 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll. The units add to 348, and the clubhouse parcel at 259 Barefoot Beach Blvd is not a residence.
Buying at Barefoot Beach Club? Call Marc at (239) 287-5873, or start with our buyer consultation and we will request the document set before you make an offer.
These are the nine facts a Barefoot Beach Club condo buyer should know in October 2026, each explained in the section that covers it.
Each link below jumps to its part of this page.
McGreevy and Comisar are the buyer’s agents for Barefoot Beach Club because we read the recorded declarations, 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, and our credentials are below.
Honors and recognition:
Jesse McGreevy is a top-reviewed Southwest Florida buyer’s agent. Read the five-star reviews on Google.
Recent Barefoot Beach Club buyer track record (last 12 months): Our Barefoot Beach Club buyer count is zero. McGreevy and Comisar closed no sale at Barefoot Beach Club through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. The MLS, pulled that day, shows 18 Barefoot Beach Club closings in the 12 months to that date, so our share of the transactions is 0 of 18, and the highest-priced sale was $3,000,000 at 260 Barefoot Beach Blvd on May 14, 2026. We will not substitute an estimate or imply a record we do not have.
What we can document is what we tracked. We tracked every one of the 32 county-qualified Barefoot Beach Club sales in the last 60 months, all 348 condominium parcels and every one of the 652 qualified sales in the county’s all-history file, building by building, for this page. 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 is a Barefoot Beach Club number.
You will work with Jesse McGreevy and Marc Comisar themselves. Both are licensed Florida agents, with license numbers in the footer of this page. If you are still comparing agents, see our guide to the best real estate agents in Barefoot Beach. Marc is at (239) 287-5873 or Jesse direct at (239) 898-6072. Our Barefoot Beach Club guide holds the neighborhood record and our Barefoot Beach buyer page compares every product in the community.
Barefoot Beach Club recorded 12 county-qualified condominium sales in the 12 months since October 2025, with a median of $1,300,000, a low of $1,000,000 and a high of $3,000,000, all resales. These are Collier County records of qualified sales, not Southwest Florida MLS-reported sales, and the newest sale in the county file is dated August 24, 2026.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Our method widens the window to 12, 24, 36 and then 60 months until it holds at least 10 qualified sales, and it stops there. For the Club as a whole the shortest window qualifies. The county file was built from Collier County Property Appraiser files dated August 29 and August 31, 2026, and a qualified sale is one the county coded as an arm’s-length sale for the Department of Revenue.
| Window | Qualified sales (n) | Median | Lowest | Highest | Median price per sq ft (county base area) |
|---|---|---|---|---|---|
| Last 12 months (since October 2025) | 12 | $1,300,000 | $1,000,000 | $3,000,000 | $795 |
| Last 24 months (since October 2024) | 23 | $1,475,000 | $1,000,000 | $3,000,000 | $920 |
| Last 36 months (since October 2023) | 24 | $1,512,500 | $1,000,000 | $3,000,000 | $922 |
| Last 60 months (since October 2021) | 32 | $1,862,500 | $1,000,000 | $3,335,000 | $1,089 |
| All recorded history (since March 1991) | 652 | $450,000 | $85,000 | $3,335,000 | $228 |
Qualified sales are a county record, not an MLS record, and the county can lag a closing by weeks. Price per square foot divides the recorded price by the county roll’s base area for the unit, which is not a measured heated area and not an MLS living area, so do not compare it with a listing’s figure. The all-history row is dominated by the developer’s first sales of the early 1990s, and it is not a price guide.
We tracked every one of the 12 sales below from the county file to its building, its condominium and its side of the boulevard. The deed reference is the Official Records book and page in the Collier County Clerk’s index.
| Recorded date | Price | Street number | Building | Condominium | Side of the boulevard | County base area | Per sq ft | Deed recorded at |
|---|---|---|---|---|---|---|---|---|
| Nov 12, 2025 | $2,360,000 | 263 | VI | Club II | Gulf side | 1,726 sq ft | $1,367 | OR 6528 PG 3080 |
| Nov 25, 2025 | $1,000,000 | 260 | IV | Club II | East side | 1,604 sq ft | $623 | OR 6532 PG 1901 |
| Dec 1, 2025 | $1,200,000 | 266 | XI | Club IV | East side | 2,003 sq ft | $599 | OR 6532 PG 267 |
| Jan 27, 2026 | $1,050,000 | 262 | VII | Club II | East side | 2,003 sq ft | $524 | OR 6550 PG 666 |
| Mar 2, 2026 | $1,400,000 | 263 | VI | Club II | Gulf side | 1,604 sq ft | $873 | OR 6561 PG 3757 |
| Apr 1, 2026 | $2,450,000 | 267 | X | Club III | Gulf side | 2,003 sq ft | $1,223 | OR 6571 PG 1325 |
| Apr 7, 2026 | $1,137,500 | 260 | IV | Club II | East side | 1,726 sq ft | $659 | OR 6573 PG 3154 |
| Apr 27, 2026 | $1,850,000 | 267 | X | Club III | Gulf side | 2,003 sq ft | $924 | OR 6586 PG 888 |
| Apr 29, 2026 | $3,000,000 | 260 | IV | Club II | East side | 2,226 sq ft | $1,348 | OR 6589 PG 543 |
| May 22, 2026 | $1,750,000 | 267 | X | Club III | Gulf side | 1,604 sq ft | $1,091 | OR 6596 PG 1601 |
| Jun 11, 2026 | $1,150,000 | 266 | XI | Club IV | East side | 1,726 sq ft | $666 | OR 6598 PG 3424 |
| Jun 23, 2026 | $1,150,000 | 267 | X | Club III | Gulf side | 1,604 sq ft | $717 | OR 6604 PG 3865 |
Six of the twelve were on the Gulf side and six were east of the boulevard. Six were in Club II, four in Club III, two in Club IV and none in Club I, so a buyer’s recent comparables are concentrated in three of the four associations. The $3,000,000 sale is a 2,226 square foot penthouse plan in Building IV on the east side, the only sale of that plan in the window.
The 60-month window holds 32 county-qualified sales: one in 2021, eight in 2023, 14 in 2025 and nine in 2026 so far. The county marked no sale qualified in 2022 or 2024, the years of Hurricane Ian and of Helene and Milton. The county file does not carry the reason, and any link to the storms is our inference. Two of the last five years are missing from every median anyone quotes from the county record.
The same county file lists 29 recorded Barefoot Beach Club deeds over $100,000 in the last 60 months that carry no qualified flag, from $191,400 to $4,250,000, and nine are dated 2022 and twelve are dated 2024. We never fold them into a median or treat them as a price guide. Five fall in the last 12 months, from $750,000 to $1,200,000, four in Club II and one in Club I.
A recorded deed shows the consideration and the date, not the condition, the relationship of the parties or whether the sale was distressed. If an appraiser or a listing agent cites one as a comparable, ask for its context first.
Twelve qualified sales in a year across 348 units is a turnover of 3.4 percent (12 divided by 348), and 32 sales in five years is 1.8 percent a year, so the nearest comparable may be months old. We price from the matching plan on the same side of the boulevard, adjust for floor, stack, condition and date, and draw no trend from medians that describe different mixes of buildings and years.
The Southwest Florida MLS, pulled October 3, 2026, shows 18 closed sales at Barefoot Beach Club in the 12 months to that date, with a median of $1,200,000, median days on market of 181 and a median sale-to-list ratio of 89.8 percent of the final list price. On October 3, 2026 there were 17 active listings and none pending, which is 11.3 months of supply. MLS living area on the 18 sales ran from 1,604 to 2,266 square feet, and the pull records the final list price only, so price changes are read listing by listing when we prepare an offer. Our team’s share is 0 of 18: McGreevy and Comisar closed no sale at Barefoot Beach Club through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. We do not blend these figures with the county record, because the two sources measure different things and a blended number would be wrong about both.
Which Barefoot Beach Club condo fits you depends first on the boulevard: the Gulf-side condominiums in Clubs I, II and III carry a county median just value of $1,622,030, while the east-side buildings in Clubs II and IV carry $1,212,030. Within each side, the plan, the building and the association settle the rest.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Eight of the twelve buildings stand on the Gulf side of Barefoot Beach Boulevard and four stand east of it. The two sides differ in value, tax, flood exposure and recorded sales, so we ask which side a buyer wants before we ask which association.
| Yardstick | Gulf side (8 buildings) | East side (4 buildings) |
|---|---|---|
| Street numbers | 253, 255, 257, 261, 263, 265, 267, 269 | 260, 262, 264, 266 |
| Condominium units | 232 | 116 |
| Year built (county roll) | 1991 and 1992 | 1992 to 1995 |
| Median 2026 preliminary just value | $1,622,030 | $1,212,030 |
| Median 2026 preliminary tax bill | $14,194 | $9,421 |
| Homestead exemption on the roll | 58 of 232 | 32 of 116 |
| County-qualified sales, last 60 months | 19, median $2,160,000 | 13, median $1,300,000 |
| Median price per sq ft, 60 months (county base area) | $1,223 | $666 |
| County-qualified sales, last 12 months | 6, from $1,150,000 to $2,450,000 | 6, from $1,000,000 to $3,000,000 |
| Flood zone at the address points | AE 11 ft at seven, VE 12 ft at 267 | AE 11 ft at 260, 262 and 264; AE 10 ft at 266 |
| Footprint in the VE zone, our reading of the public map layers | 4 percent to 45 percent | None, 100 percent AE |
The 12-month window holds six sales on each side, so we print ranges and no side median. A Gulf-side buyer pays more per square foot of county base area and carries the VE line through the footprint.
The county roll shows five sizes by base area, which is not a measured heated area. The two largest are penthouse plans. Each count below is the number of units the roll shows with that base area, and the sales are the 32 county-qualified sales in the last 60 months.
| County base area | Units | Qualified sales, 60 months | Range | Median |
|---|---|---|---|---|
| 1,604 sq ft | 60 | 8 | $1,000,000 to $2,030,000 | Not printed, n under 10 |
| 1,726 sq ft | 132 | 13 | $1,137,500 to $2,750,000 | $2,000,000 |
| 2,003 sq ft | 132 | 10 | $1,050,000 to $3,335,000 | $2,025,000 |
| 2,226 sq ft | 12 | 1 | $3,000,000 | Not printed, n of 1 |
| 2,408 sq ft | 12 | 0 | None qualified | None |
The 2,408 plan has no county-qualified sale in five years. Two $4,250,000 deeds carry no qualified flag, so we never treat them as a price guide, and a buyer of the largest plan negotiates without a clean comparable.
Club I is the smallest Gulf-side association by buildings and the only one with all three buildings on the Gulf. It has 82 condominium units, all built in 1991 on the county roll, and it holds all five plans: 34 at 2,003 sq ft, 34 at 1,726, 10 at 1,604, two at 2,408 and two at 2,226.
Its median 2026 preliminary just value is $1,772,030, from $1,119,040 to $2,339,440, and its median tax bill is $14,099. Nineteen of the 82 units carry a homestead exemption. The county recorded 8 qualified sales in 60 months, from $1,400,000 to $3,335,000, and none in the last 12 months, so a Club I price rests on older comparables.
Read the Club I guide for its record and the Club I buyer page for how we buy there.
Club II is the largest association, with 126 condominium units in four buildings, two on each side of the boulevard. The county dates the buildings from 1991 to 1993.
Its median just value is $1,462,030, from $519,040 to $2,339,440, and its median tax bill is $11,812. Thirty-six of 126 units carry a homestead exemption. It has the deepest record of the four: 10 qualified sales in 60 months, median $1,425,000, from $1,000,000 to $3,000,000, and six in the last 12 months. Three county flood Non-Conversion Agreements were recorded against Club II buildings in January and February 2024.
Read the Club II guide and the Club II buyer page.
Club III has 92 condominium units in three Gulf-side buildings, all built in 1992 on the roll. Building 267 is the one address point the federal flood layer puts in Zone VE, at 12 feet, and by our reading of the public map layers 45 percent of its footprint lies in the VE zone.
Its median just value is $1,622,030, from $1,119,040 to $2,339,440, and its median tax bill is $14,258. Seventeen of 92 units carry a homestead exemption, the lowest share of the four. The county recorded 9 qualified sales in 60 months, from $1,150,000 to $2,600,000, and four in the last 12 months. One county Non-Conversion Agreement was recorded against a Club III building in 2024.
Read the Club III guide and the Club III buyer page.
Club IV is the smallest association and the newest: 48 condominium units in two east-side buildings, which the county dates to 1994 and 1995. It holds only the 1,726 and 2,003 plans. Its land parcel carries no VE zone at all, only AE at 10 or 11 feet.
Its median just value is $1,225,482, from $862,030 to $1,588,934, the lowest of the four, and its median tax bill is $9,234. Eighteen of 48 units carry a homestead exemption, the highest share. The county recorded 5 qualified sales in 60 months, from $1,150,000 to $2,370,000, and two in the last 12 months, at $1,200,000 and $1,150,000.
Read the Club IV guide and the Club IV buyer page.
The county roll does not carry the floor, the stack, the view, the condition or the parking space, and a buyer pays for all of them. We adjust the building’s recorded sales by what we see on the tour and in the seller’s documents, and we say which adjustments are judgment.
Choosing between buildings? Call Marc at (239) 287-5873, or start with our buyer consultation and we will build the file for two or three buildings side by side.
To own a condo at Barefoot Beach Club you pay the price plus assessments in three layers, property tax at 9.4020 mills, insurance and closing costs, and no document we found publishes any assessment in dollars. The estoppel certificate and the budgets give the real figures, and you can have them before your inspection period ends.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
A Barefoot Beach Club owner pays three layers: the unit’s condominium association, the Club umbrella and, through the umbrella, the Barefoot Beach Master Association. Each layer has its own budget. A buyer who sees one number in a listing should ask which layers it includes.
| Layer | Who pays | What the recorded documents say it covers | Where the dollar figure comes from |
|---|---|---|---|
| Condominium association (Club I, II, III or IV) | Owners in that condominium, at 1/82, 1/126, 1/92 or 1/48 | The condominium’s own common elements, and its master property insurance | That association’s budget and the estoppel certificate |
| Club umbrella association | All 348 owners at 1/348 each | Pools, clubhouse, clubhouse parking, landscaping, private streets, surface water system, a share of the boulevard | The umbrella’s budget and the estoppel certificate |
| Barefoot Beach Master Association | The umbrella, as one of eight member entities | The boulevard, the guardhouse with its 24-hour staffing, street lighting, security | Included in the umbrella’s budget |
Cable, internet, water, sewer, trash, pest control and flood insurance may or may not sit inside a given assessment, and only the current budget itemizes them.
Association fee as entered in the Southwest Florida MLS fee fields for Barefoot Beach Club condominiums: listings in the Southwest Florida MLS on October 3, 2026 show a quarterly fee of $5,500.00 to $5,922.05 on the 17 active listings, and total annual recurring fees of $22,000 to $23,688, as entered by the listing agents. The entries disagree from one listing to the next, and none enters a separate master association fee. A listing’s fee field is a seller’s entry, it may cover one layer or all three, and it is not an audited figure, so we compare it with the estoppel certificate before we rely on it. The association budget and the estoppel certificate are the binding sources.
Three documents answer the fee question, and all three are available before a contract becomes binding on you.
The Club’s website carries a resale documents request page with a rush option. We order these for a buyer the day the contract is signed, and often earlier.
| Cost | Who customarily pays in Collier County | Basis |
|---|---|---|
| Purchase price | Buyer | The contract |
| Documentary stamp tax on the deed | Seller, by the standard contract forms | Florida Statute 201.02, $0.70 per $100 of consideration |
| Owner’s title insurance policy | Buyer, who also chooses the closing agent | Collier County custom, and the contract controls |
| Mortgage documentary stamps and intangible tax | Buyer, if financing | Florida Statutes 201.08 and 199.133, worked out in the closing costs section below |
| Board application and approval fee | Per the contract and the association form | Capped by Florida Statute 718.112(2)(k) |
| Estoppel certificate | Per the contract, normally paid at closing | Capped by Florida Statute 718.116(8) |
We state no dollar amount for the application fee or the estoppel certificate, because the amount on today’s association form is the figure that governs and the statutes adjust their caps over time.
We searched the Collier County Clerk’s index for the five Club association names from September 28, 2022 through October 1, 2026 and found no recorded special assessment instrument. That proves little, because special assessments are normally not recorded, so the estoppel certificate and the board minutes are the reliable sources.
In a Barefoot Beach Club condominium purchase, check the Florida Statute 718.503 set: the declaration, articles, bylaws, rules, budget, financial statement and frequently asked questions document, plus the milestone summary and reserve study where they apply. Your contract must let you cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive them.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Florida Statute 718.503 requires the seller to give a contract buyer the declaration, articles, bylaws, rules and regulations, financial statement, budget and the frequently asked questions document, and the contract must carry a conspicuous clause that the buyer may void it within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. A contract entered after December 31, 2024 carries a second clause giving the same 7 days after the buyer receives the milestone inspection summary and the most recent structural integrity reserve study, where those apply.
A seller who delivers the full package on day one starts both clocks early, and we count the days for every buyer so a weekend never costs the right.
Because the Club is five corporations, we send one request that names both layers. Ask the seller, through the association, for each of the following, for the unit’s own condominium and for the umbrella:
Florida Statute 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it turns 30, measured from the certificate of occupancy, and every 10 years after. All twelve Barefoot Beach Club buildings are three or more habitable stories. The table groups the buildings by the county roll’s year built, which is the only date we hold, so every date is a statutory deadline computed from the roll year and not a report of what any building did.
| Roll year built | Street numbers | Statutory initial milestone deadline, computed from the roll year |
|---|---|---|
| 1991 | 253, 255, 257, 261, 263 | Before December 31, 2024 |
| 1992 | 260, 265, 267, 269 | December 31, 2024 or December 31, 2025, depending on the certificate of occupancy month |
| 1993 | 262 | Before December 31, 2025 |
| 1994 | 264 | Before December 31, 2025 |
| 1995 | 266 | By December 31, 2025 |
Florida Statute 718.112(2)(g) requires a structural integrity reserve study at least every 10 years. For each of Club I, II, III and IV the statutory date was December 31, 2025, with an outer limit of December 31, 2026 where the study is done together with a milestone inspection due by that date. We state no building’s inspection status, no finding and no recommendation, because those reports are association records. Ask for them by name.
| Document | Recorded | Official Records book and page |
|---|---|---|
| Amended and Restated Master Declaration, with the umbrella’s articles and bylaws | October 8, 2010 | OR 4612 PG 3203 |
| Amended and Restated Declaration of Condominium, Club I | October 8, 2010 | OR 4612 PG 3276 |
| Amended and Restated Declaration of Condominium, Club II | October 8, 2010 | OR 4612 PG 3389 |
| Amended and Restated Declaration of Condominium, Club III | October 8, 2010 | OR 4612 PG 3498 |
| Amended and Restated Declaration of Condominium, Club IV | October 8, 2010 | OR 4613 PG 6 |
| Barefoot Beach Master Association bylaws | April 27, 2011 | OR 4675 PG 2424 |
| Turnover Agreement | December 15, 2009 | OR 4519 PG 1839 |
All of them can be pulled by book and page from the Collier County Clerk’s official records search. Before relying on a section number, have your attorney search the same index by association name for any amendment recorded after October 2010.
The Rules and Regulations are not recorded, so move-in procedures, renovation hours, flooring and soundproofing requirements, shutter and window specifications, grill and lanai rules, pool hours and guest registration come only from the association. The Club’s website carries a unit alteration form, which tells a buyer that interior work needs approval. We do not describe the content of documents we have not read.
Want the document set before you offer? Call Marc at (239) 287-5873 or start your Barefoot Beach Club buyer consultation, and we will request it for the building you are considering.
A Barefoot Beach Club condo may be leased within limits: the recorded Master Declaration requires Board approval, a written lease, a minimum term of 30 consecutive days or one calendar month and no more than three leases a year. Pets are limited to 45 pounds in aggregate, or 20 pounds in Club I, and every sale needs Board approval.
Section 8 of the Amended and Restated Master Declaration requires a written lease and Board approval, which the Board must give or withhold within 15 days. The minimum term is 30 consecutive days or one calendar month and the maximum is one year. An owner may make no more than three leases a year. Room rentals and subleasing are not allowed, the applicant consents to a background check, and a fee per applicant may be charged up to the legal maximum.
Three leases a year at 30 days or more serves a seasonal tenant but not a vacation-rental market, so model no more than three tenancies a year and read the current Rules and Regulations for anything the Board has added.
Collier County’s short-term vacation rental registration under Ordinance 2021-45 applies to a property rented for less than 30 consecutive days or less than one calendar month, more than three times a year, with fines of up to $500 per violation per day. A unit leased within the declaration’s limits sits outside that trigger. Rentals of six months or less are transient for Florida tax purposes, so a seasonal lessor should register for the county’s tourist development tax and state sales tax.
Section 6.14 of the Master Declaration permits dogs, cats and birds with an aggregate weight of no more than 45 pounds per unit, requires registration and bars pets from the beach. Section 14.15 of the Club I declaration limits pets to 20 pounds in aggregate. The Club II and Club III declarations defer to the Master Declaration and Board rules, and Club IV follows the Master Declaration.
Aggregate is the word that matters: it is the combined weight of every pet in the unit. Two 25 pound dogs exceed the limit everywhere in the Club, and one 25 pound dog exceeds it in Club I. Before an offer, ask the association in writing whether the number of pets is capped, whether tenants and guests may bring pets and how weight is verified. Assistance animals are governed by the federal Fair Housing Act and not by the weight limit, as the U.S. Department of Housing and Urban Development explains.
The Master Declaration gives the Board 10 business days to act on a sale and permits disapproval only for the causes it lists. A buyer submits an application, a background check consent and the fee for each applicant, and we file it the day the contract is signed. Occupancy is capped at four persons in a two-bedroom unit and six in a three-bedroom unit, and the Rules and Regulations that govern renovations and shutters are not recorded, so request them. The statutory estoppel form also asks whether the association holds a right of first refusal and whether it has been exercised, so the certificate answers that for your unit.
Every Barefoot Beach Club condominium building is in a FEMA Special Flood Hazard Area: eleven address points are Zone AE at 10 or 11 feet and Building X at 267 is Zone VE at 12 feet. We publish no premium, because no public primary document gives one, and the route to a real quote for your building is below.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We located each building with Collier County’s addressing point and sent it to FEMA’s National Flood Hazard Layer on October 1, 2026. Every address is on Flood Insurance Rate Map panel 12021C0179J, effective February 8, 2024, and every elevation is in feet NAVD88.
| Street number | Building | Condominium | Side | Zone at the address point | Base flood elevation | Footprint by zone, our reading of the public map layers |
|---|---|---|---|---|---|---|
| 253 | I | Club I | Gulf side | AE | 11 | AE 11: 75%; VE 12: 25% |
| 255 | II | Club I | Gulf side | AE | 11 | AE 11: 96%; VE 12: 4% |
| 257 | III | Club I | Gulf side | AE | 11 | AE 11: 79%; VE 12: 21% |
| 260 | IV | Club II | East side | AE | 11 | AE 11: 100% |
| 261 | V | Club II | Gulf side | AE | 11 | AE 11: 72%; VE 12: 28% |
| 262 | VII | Club II | East side | AE | 11 | AE 11: 100% |
| 263 | VI | Club II | Gulf side | AE | 11 | AE 11: 69%; VE 12: 31% |
| 264 | IX | Club IV | East side | AE | 11 | AE 11: 100% |
| 265 | VIII | Club III | Gulf side | AE | 11 | AE 11: 81%; VE 12: 19% |
| 266 | XI | Club IV | East side | AE | 10 | AE 10: 100% |
| 267 | X | Club III | Gulf side | VE | 12 | AE 11: 55%; VE 12: 45% |
| 269 | XII | Club III | Gulf side | AE | 11 | AE 11: 84%; VE 12: 16% |
The zone at the address point is the federal layer’s answer. The footprint shares are ours, from the county’s 2025 building footprints and the federal zone polygons, and they depend on how a footprint was drawn around balconies. The printed panel and a surveyor’s elevation certificate govern.
By our reading, the VE and AE boundary crosses all eight Gulf-side footprints. The National Flood Insurance Program rates a building lying in more than one zone in the more hazardous one, and the zone still drives the building code’s flood design class and a lender’s determination. The four east-side buildings read as entirely AE.
A persistent belief says Barefoot Beach is in a federal coastal barrier zone where federal flood insurance is unavailable. For the Club that is false: every query to the federal service at the twelve addresses returned no unit. The belief comes from the preserve to the south, in unit FL-65P.
Unincorporated Collier County is a Class 5 community in the Community Rating System, which the county says earns eligible federal policies a 25 percent premium discount, and new and substantially improved homes must place the lowest floor at base flood elevation plus one foot. The county’s index held elevation certificates for 253, 260, 262, 263 and 266 on October 1, 2026. FEMA’s preliminary maps of March 2025 show identical zones and elevations at all twelve addresses. FEMA denied a request to remove 260 and 264 from the floodplain in 2013 under case 13-04-5932A. All twelve buildings are in Collier County Evacuation Zone A, with one road off the island.
Each condominium association insures its buildings under the master policy that Florida Statute 718.111(11) requires, and the owner insures interiors and contents with a unit owner’s policy that Florida Statute 627.714 requires to include at least $2,000 of loss assessment coverage. A lender on a federally backed loan requires flood insurance in a Special Flood Hazard Area. Hurricane deductibles are a common expense, so the master policy’s wind deductible is one of the first questions we ask.
Under Florida Statute 627.351(6), Citizens bars a major structure built new or enlarged after July 1, 2015 seaward of the control line and a unit with a replacement cost of $700,000 or more unless a county is designated otherwise. The buildings date from 1991 to 1995, so the rule bites mainly on a rebuild. The design wind speed is 161 miles per hour, or 162 at the south end, and the county treats work costing 50 percent or more of a building’s pre-work value as a substantial improvement that must meet current flood standards.
Ask the association for its certificate of insurance through the Club’s request page, order a wind mitigation inspection, and have an independent agent quote your unit policy and flood coverage by street number before your inspection period ends. A quote for 267 will not match a quote for 255.
The public record since Hurricane Ian shows contracted work at Barefoot Beach Club, not damage findings: the Clerk’s index holds 18 Notices of Commencement naming a Club association as owner since September 2022, plus four beach restoration easements and state coastal permits. A federal high-water mark inside the gates measured 11.76 feet NAVD88.
A Notice of Commencement is recorded when construction is contracted. It shows the owner, the contractor and a description, and it does not show cost, cause or funding.
| Recorded | Official Records | Association | Description on the notice |
|---|---|---|---|
| November 17, 2022 | OR 6191 PG 1058 | Club I | Concrete repairs and door replacement, buildings 253, 255, 257 |
| December 1, 2022 | OR 6194 PG 3483 | Club II | Concrete repairs and door replacement, buildings 260 to 263 |
| December 1, 2022 | OR 6194 PG 1973 | Club III | Concrete repairs and door replacement, buildings 265, 267, 269 |
| December 21, 2022 | OR 6200 PG 2743 | Umbrella | Emergency hurricane repairs to clubhouse, including pavers at pavilion, pool deck and parking |
| August 17, 2023 | OR 6279 PG 1150 | Club II | New roofing system and air conditioning stands |
| October 17, 2023 | OR 6297 PG 2000 and PG 2036 | Club III and Club II | Skylights |
| August 15, 2024 | OR 6389 PG 2629 and PG 2634 | Club III and Club II | Door replacement |
| August 28, 2024 | OR 6393 PG 1439 | Club IV | Door replacement |
| July 9, 2026 | OR 6607 PG 2690 and PG 2691 | Club I | Outdoor decks and screen enclosures, like for like |
How these projects were paid for, whether from reserves, insurance proceeds or assessments, is not in the public record. The estoppel certificate and the financial statements answer that for a specific unit.
The U.S. Geological Survey surveyed an Ian high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at the corner of Barefoot Beach Boulevard and Anguilla Lane at the north end of the community, not at the Club. The mapped base flood elevation there is 10 feet. Temporary beach restoration easements for a county berm were recorded on May 17, 2023 by Clubs I, II and III and the umbrella, and each terminates on December 31, 2043.
No public document we read states what any building sustained, what any repair cost or whether any association levied a special assessment. Ask for the seller’s disclosure, the permit history for the unit, the association’s engineer reports and the minutes. An open permit on a unit can delay a closing, and we check the county’s permit portal before we write an offer.
Yes, you can finance a Barefoot Beach Club condo, but the lender underwrites the condominium as well as you: it sends the association a questionnaire and checks insurance, reserves, pending special assessments, litigation, owner occupancy and delinquencies. Ask for the association’s lender documents early, because the Club offers a rush option on resale documents.
Lenders vary, and we name none, but a condominium questionnaire typically asks the association for the unit count, the share of units that are owner-occupied, the share of owners behind on assessments, whether a special assessment is pending, whether there is litigation, the reserve funding, the master insurance and whether any single owner holds many units. For a five-corporation community the lender may want the unit’s condominium and the umbrella answered separately.
Three things slow a Barefoot Beach Club file: the association must complete the form, so we ask on contract day; the master policy’s certificate must show the coverage the lender requires, through the Club’s certificate request page; and the lender will ask for the milestone summary and reserve study. The county shows 90 of 348 units with a homestead exemption, which is not an owner-occupancy rate.
An appraiser measures heated area, and the county’s base area is not a measured area. Twelve qualified sales a year give an appraiser few recent comparables, so we send the sales by building and plan with the offer. A cash buyer avoids the questionnaire but still needs the estoppel, the budget and the reserve study.
Property tax on a Barefoot Beach Club condo bought at the $1,300,000 county median would compute to about $12,223 a year at 9.4020 mills, before exemptions and non-ad valorem charges, and deed stamps on that price are $9,100, which the seller customarily pays. In Collier County the buyer customarily pays the owner’s title policy.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every Barefoot Beach Club parcel carries the same 2026 preliminary millage: county 3.9293, school 4.1470 and other districts 1.3257, a total of 9.4020 mills, with no city levy because there is no city. A new buyer’s tax is the purchase price, as the county re-sets it, times 0.0094020.
| Illustration | Price or value | Times 9.4020 mills |
|---|---|---|
| Median just value, 2026 preliminary roll | $1,582,030 | $14,874 |
| 12-month county-qualified median price | $1,300,000 | $12,223 |
| The most recent qualified sale, June 23, 2026 | $1,150,000 | $10,812 |
The median 2026 preliminary tax bill actually on the roll is $13,060 across all 348 units and $13,955 across the 258 without a homestead exemption. By our reading, the roll runs below the first illustration because some parcels carry caps and exemptions that a new buyer does not inherit. A buyer who makes the unit a permanent Florida residence can apply for the homestead exemption, which 90 units have today.
We worked the costs on the most recent county-qualified sale, $1,150,000 recorded on June 23, 2026 at building 267 in Club III, a 1,604 sq ft plan, assuming an 80 percent loan of $920,000.
| Item | Arithmetic | Amount | Customarily paid by |
|---|---|---|---|
| Deed documentary stamps, Florida Statute 201.02 | 11,500 times $0.70 | $8,050 | Seller |
| Mortgage documentary stamps | 9,200 times $0.35 | $3,220 | Buyer |
| Intangible tax on the mortgage | $920,000 times 0.002 | $1,840 | Buyer |
| Mortgage taxes together | $3,220 plus $1,840 | $5,060 | Buyer |
At the $1,300,000 median, deed stamps would be 13,000 times $0.70, or $9,100. The standard Florida contract forms assign the deed tax to the seller and the contract controls. The buyer also customarily pays the owner’s title policy and chooses the closing agent in Collier County, and we state no premium because it is filed by the underwriter and varies with the price. We add the estoppel and approval fees from the association’s form and prorate the assessment and tax at closing.
Want your own numbers? Call Marc at (239) 287-5873 or read how we represent Barefoot Beach Club buyers, and we will run the costs on the building you choose.
Since August 17, 2024, a Realtor working with a buyer must have a written agreement with the buyer before touring a home, and offers of compensation can no longer be posted on the MLS. For a Barefoot Beach Club condo, that means you agree your agent’s pay in writing before the first showing.
The settlement of the National Association of Realtors cases changed how the agent is paid and disclosed, not what a buyer’s agent does. The agreement states the services, the term and the compensation, which is negotiable, and a seller may still offer to contribute toward a buyer’s costs in the contract.
We explain our buyer agreement on the first call, in plain words, before you commit to anything. After you sign, we build the document file for each short-listed building, send the county’s sales for that building and plan, and coordinate the Board application, the estoppel and the insurance quotes. If you want to compare agents first, ask each one to show you the recorded documents for the building you like. Marc is at (239) 287-5873.
Barefoot Beach Club is zoned for Collier County Public Schools: Naples Park Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year, according to the district’s attendance zone locator. The Bonita Springs mailing address does not change the district, because Florida school districts follow county lines.
We ran 253 Barefoot Beach Boulevard through the district’s attendance zone locator on October 1, 2026. It returned the same three schools as every other Barefoot Beach address we tested, with no pending boundary change flagged.
| School | Address per the district | Road distance from 253 Barefoot Beach Blvd, our routing estimate |
|---|---|---|
| Naples Park Elementary School | 685 111th Ave N, Naples | 7.8 miles |
| North Naples Middle School | 16165 Learning Ln, Naples | 9.0 miles |
| Aubrey Rogers High School | 15100 Patriot Pl, Naples | 9.2 miles |
All three schools are more than seven road miles from the Club, beyond the two-mile threshold for district transportation, so check eligibility on the district’s transportation page. Zones change, and the locator stores Barefoot Beach addresses under Bonita Springs, so confirm for your own building.
Daily life at Barefoot Beach Club is a condominium campus about nine tenths of a mile inside a gate staffed around the clock, with two pools, a clubhouse and private beach access shared by all 348 units. A separate private beach and tennis club at 105 Shell Dr is not conveyed with any deed.
The boulevard is private, owned by the Barefoot Beach Master Association, and the recorded Turnover Agreement requires the guardhouse to be staffed 24 hours a day. The same road carries public traffic to Barefoot Beach Preserve County Park, a 342 acre county park at the south end that does not permit dogs. The guest and contractor procedure is not published, so ask the association office.
The recorded Master Declaration assigns the pools, recreation facilities, clubhouse, clubhouse parking, landscaping, private streets and surface water system to the umbrella, so all 348 units share them at 1/348 each. The Club’s website lists two pools, a clubhouse, a fitness center, a social room and an outdoor kitchen. Each unit has one assigned covered parking space and a storage unit under its declaration. The Gulf-side parcels run to the water, and the Master Declaration bars pets from the beach. We do not list tennis, pickleball, a marina or guest suites, because no primary source establishes them as Club amenities.
The Club at Barefoot Beach at 105 Shell Dr is a separate, member-owned private club with a membership capacity of 425, and its site says it has not been accepting waitlist applications since June 1, 2026. Membership is a private contract, publishes no fee we could find and does not come with a Barefoot Beach Club deed. Whether a seller’s membership transfers is a question for that club’s office.
| Destination | Estimated distance and time from the area of 260 Barefoot Beach Blvd |
|---|---|
| The gate at Bonita Beach Road | 0.9 mile, about 3 minutes |
| NCH emergency department, Bonita Springs | 7.6 miles, about 15 minutes |
| Southwest Florida International Airport | 22.2 miles, about 33 minutes |
These are free-flow estimates with no season factor, and winter traffic adds time. North Collier Fire Station 43 on Vanderbilt Drive, 4.7 miles away, serves the Club.
Buy at Barefoot Beach Club if you want a condominium with an elevator and lock-and-leave living, at a county median just value of $1,582,030, and buy at Villas at Barefoot Beach if you want fee-simple villa ownership and up to four leases a year, at $1,328,000. The Club has far more recorded sales to price from.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The Villas are the closest alternative inside the gates, and our Villas at Barefoot Beach guide audits their record. Buyers who want that community can read how we help buyers at Villas at Barefoot Beach.
| Yardstick | Barefoot Beach Club | Villas at Barefoot Beach |
|---|---|---|
| Homes | 348 condominium units in 12 buildings | 50 party-wall villas |
| Form of ownership | Condominium, chapter 718, four associations and an umbrella | Fee simple, chapter 720 homeowners’ association |
| Location | Barefoot Beach Blvd, 253 to 269 | Barefoot Cir at the north end |
| 2026 preliminary median just value | $1,582,030 | $1,328,000 |
| 2026 preliminary median tax bill | $13,060 | $11,846 |
| Homestead share | 90 of 348 | 18 of 50 |
| County-qualified sales, last 60 months | 32, median $1,862,500 | 4, $1,500,000 to $3,500,000 |
| County-qualified sales, last 12 months | 12 | 1 |
| Disclosure on purchase | Condominium documents, Florida Statute 718.503 | Disclosure summary, Florida Statute 720.401 |
| Milestone inspection and reserve study | Apply to every building | Chapter 718 rules do not apply |
| Leasing | 3 leases a year, 30 day minimum | 4 leases a year, 30 day minimum |
| Pets | 45 pounds aggregate, 20 in Club I | Two for owners, none for tenants |
| Flood zone at the addresses tested | AE 10 to 11 ft, VE 12 ft at one | AE 10 to 11 ft |
The Villas’ four sales in five years are a short record and not a trend. The Club’s 32 are the deeper comparison.
| If you want | Better fit |
|---|---|
| An elevator, a lock-and-leave unit and views from the upper floors | Club |
| Fee-simple title, with the land and the structure | Villas |
| A lower county median value, $1,328,000 against $1,582,030 | Villas |
| More recorded sales to price from | Club, with 32 in five years |
| To rent up to four times a year | Villas |
| To avoid the condominium inspection and reserve study statutes | Villas |
| Several buildings and plans to choose among | Club |
Barefoot Beach Club is the largest neighborhood at Barefoot Beach: 348 of the 635 homes on the roll, with a county median just value of $1,582,030 against $2,603,340 at Southport on the Bay and $6,578,899 across the beach-lane estates. Only the Club, Southport and the community as a whole have a window with 10 or more qualified sales.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Each row states its own window, and where a window holds fewer than 10 qualified sales we show the 60-month count and range instead of a median. Source: Collier County Property Appraiser public data files, 2026 preliminary roll and sale file through August 24, 2026.
| Place | Legal form | Homes on the roll | Leading window (first of 12, 24, 36, 60 months with 10 or more qualified sales) | Qualified sales, last 60 months (range) | Median just value, 2026 preliminary (range) | Median 2026 preliminary tax bill |
|---|---|---|---|---|---|---|
| Barefoot Beach Club (all four associations) | Condominium, chapter 718 | 348 | 12 months: 12 sales, median $1,300,000 | 32 ($1,000,000 to $3,335,000) | $1,582,030 ($519,040 to $2,339,440) | $13,060 |
| Villas at Barefoot Beach | Fee simple villas, homeowners association, chapter 720 | 50 | No window reaches 10 sales; list the sales | 4 ($1,500,000 to $3,500,000) | $1,328,000 ($1,117,000 to $2,449,200) | $11,846 |
| The Cottages at Barefoot Beach | Detached homes in condominium form, chapter 718 | 15 | No window reaches 10 sales; list the sales | 1 ($5,500,000 to $5,500,000) | $2,868,554 ($2,782,922 to $2,978,497) | $25,482 |
| Bayfront Gardens | Single-family homes, two homeowners associations, chapter 720 | 27 | No window reaches 10 sales; list the sales | 6 ($3,026,000 to $6,650,000) | $3,108,994 ($1,731,270 to $4,626,093) | $24,822 |
| Southport on the Bay | Single-family homes, homeowners association, chapter 720 | 100 | 24 months: 14 sales, median $3,737,500 | 29 ($2,175,000 to $7,000,000) | $2,603,340 ($1,108,598 to $8,118,752) | $19,827 |
| Barefoot Bay | Single-family homes outside the gate, own association | 9 | No window reaches 10 sales; list the sales | 3 ($1,950,000 to $3,475,000) | $2,407,512 ($1,879,666 to $3,418,192) | $22,635 |
| Barefoot Estates | Single-family homes inside the Property Owners Association | 6 | No window reaches 10 sales; list the sales | 1 ($7,800,000 to $7,800,000) | $6,257,994 ($5,616,107 to $14,286,845) | $51,835 |
| Beach-lane estates (Lely Barefoot Beach Units 1 to 5) | Single-family homes, Property Owners Association | 80 | No window reaches 10 sales; list the sales | 9 ($5,500,000 to $15,350,000) | $6,578,899 ($2,264,159 to $15,245,478) | $50,295 (over 79 of 80 homes; one homesteaded home shows $0.00) |
| All Barefoot Beach residential | All forms | 635 | 12 months: 25 sales, median $2,800,000 | 85 ($1,000,000 to $15,350,000) | $1,878,934 ($519,040 to $15,245,478) | $15,001 (over 634 of 635 homes; one homesteaded home shows $0.00) |
The Club’s 32 qualified sales in five years are more than the Villas, the Cottages, Bayfront Gardens and Barefoot Bay combined, so it is the one address inside the gates with several true comparables. Its median county value is the second lowest of the nine rows, above only the Villas.
The pros of a condo at Barefoot Beach Club are its gated setting, its 348-unit sales depth and readable recorded rules, and the cons are five layered corporations, unpublished fees, flood exposure and buildings now past the 30-year inspection milestones. The recorded documents, not the brochure, decide which side wins for you.
To see Barefoot Beach Club condos for sale, tell us your budget, side of the boulevard and timing, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, watch the Southwest Florida MLS for all 348 units and send each match with its recorded sales, flood data and the documents to request. With about 12 sales a year, a saved search beats browsing.
On October 3, 2026 the Southwest Florida MLS showed 17 active Barefoot Beach Club listings, from $1,200,000 to $3,995,000 with a median list price of $1,645,000, and no pending listings. Against 18 closings in the 12 months to that date, that is 11.3 months of supply. Our Barefoot Beach Club guide lists every building. If you see a Barefoot Beach Club address online, send it to us and we will pull the county record, the building’s flood data and the document request before you tour.
You get a personalized Barefoot Beach Club buyer consultation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, by using the form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, pets and whether you plan to lease, and we send the condos that fit with their recorded sales.
We start with the price you can support from the county’s recorded sales for the plan and side you want, then walk through the declarations, the estoppel, the Board timetable and the flood and insurance quotes your lender will ask for.
Start your Barefoot Beach Club buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
If you need to sell to buy, read how we sell Barefoot Beach Club condos and get a free Barefoot Beach Club home valuation, so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal owner at Barefoot Beach Club leaves a condominium empty for months, so plan the storm routine, a caretaker, the insurance, the leasing rules and the association paperwork before you leave, because every building sits in Collier County Evacuation Zone A and the Board must approve any lease.
Ask the association whether a caretaker, shutters or a key holder are required, and who handles an emergency in the unit above or below yours. If you lease while you are away, stay within three leases a year and at least 30 consecutive days each, and tell your unit owner’s insurer.
Collier County orders evacuation by zone, so a warning can reach an empty condo before you can, and sea turtle lighting rules apply from May 1 through October 31.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone, never from an email alone. Foreign buyers should plan with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies.
Marc Comisar is a top-reviewed Barefoot Beach Club buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. We checked each of the 4 quotes word for word against that profile, and this is how Top 1% Real Estate Agents Nationally Since 2008 shows up in practice.
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
These are the questions buyers ask most about Barefoot Beach Club, answered from the recorded documents and county files cited on this page. Where a fact is not published, we say so and name the document that settles it.
Barefoot Beach Club is a gated community of 348 residential condominium units in twelve buildings at 253 to 269 Barefoot Beach Boulevard, in unincorporated Collier County. It has four condominium associations and one umbrella corporation, and it is under chapter 718.
Neither city. The mailing address is Bonita Springs, FL 34134, but every building is in unincorporated Collier County, so Collier County taxes, permits, flood rules, evacuation orders and public schools apply, at 9.4020 mills on the 2026 preliminary roll.
Club I is 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. The building number is a different series, so use the street number on the listing.
The 12 county-qualified sales in the last 12 months ran from $1,000,000 to $3,000,000, with a median of $1,300,000. Gulf-side sales ran from $1,150,000 to $2,450,000 and east-side sales from $1,000,000 to $3,000,000. These are county records, not MLS-reported sales.
On the county’s base area, the median for the 12 sales since October 2025 is $795 per square foot, against $1,089 for the 32 sales in five years. Over five years the Gulf-side median is $1,223 and the east-side median is $666. These are not MLS living-area figures.
The county recorded 12 qualified sales in the 12 months since October 2025, six on each side of the boulevard: six in Club II, four in Club III, two in Club IV and none in Club I. That is a turnover of 3.4 percent of the 348 units.
The county marked no Barefoot Beach Club sale qualified in 2022 or 2024, the years of Hurricane Ian and of Helene and Milton. The file does not give the reason, so any link to the storms is our inference.
No dollar figure is published in any recorded or public document we found. There are three layers: the unit’s condominium, the umbrella at 1/348 and the Master Association through the umbrella. The estoppel certificate and the budgets give the amounts.
Under Florida Statute 718.116(8) the association must issue it within 10 business days of a written request, and the Club’s website offers a rush option. It states the assessment, amounts owed and any capital contribution or transfer fee due.
We found no recorded special assessment instrument, which proves little because special assessments are normally not recorded. The estoppel certificate lists any assessment owed or scheduled for your unit, and the board minutes show what is under consideration. Ask for both.
That is not in the public record. The reserve schedule in each association’s budget and the structural integrity reserve study answer it. With five associations, ask for your condominium’s and the umbrella’s.
We do not state any building’s status. Computed from the county roll’s year built, the statutory deadlines for an initial inspection have passed for every building. A buyer under contract is entitled to the inspector-prepared summary or a statement that none has been completed.
It is a study required at least every 10 years for condominium buildings of three or more habitable stories under Florida Statute 718.112(2)(g). It shows what an association should reserve for the roof, structure, waterproofing and other listed components. The statutory date here was December 31, 2025.
Under Florida Statute 718.503 you receive the declaration, articles, bylaws, rules and regulations, budget, financial statement and a frequently asked questions document, and for contracts after December 31, 2024 the milestone summary and reserve study where they apply.
Seven days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the documents, and the contract must say so conspicuously. Contracts entered after December 31, 2024 carry a second clause with the same seven days after the milestone summary and reserve study arrive.
The Master Declaration gives the Board 10 business days to act on a sale and permits disapproval only for listed good cause. We submit your application the day the contract is signed. Whether an interview is part of the process is not in the recorded document, so ask.
Yes, with Board approval and a written lease, for at least 30 consecutive days or one calendar month and no more than one year, and no more than three leases a year. Room rentals and subleases are prohibited.
No. Nightly and weekly rentals are not permitted, because the minimum term is 30 days or one calendar month. A unit leased within the declaration’s limits also sits outside Collier County’s short-term rental registration trigger.
Yes. The Master Declaration permits dogs, cats and birds up to 45 pounds in aggregate per unit, with registration, and bars pets from the beach. Club I limits the aggregate to 20 pounds. A cap on the number of pets, if any, is in the Rules and Regulations.
Yes, every building is in a Special Flood Hazard Area. Eleven address points are Zone AE at 10 or 11 feet NAVD88, and Building X at 267 is Zone VE at 12 feet. The panel is 12021C0179J, effective February 8, 2024.
A lender on a federally backed loan must require it in a Special Flood Hazard Area, and every building is in one. A cash buyer is not required to carry it, but we recommend a quote. Whether each association carries a master flood policy is on its certificate of insurance.
No. Every query to the federal service at the twelve addresses returned no unit, so federal flood insurance is available. The nearby preserve is in unit FL-65P, the source of the common mistake.
Collier County Evacuation Zone A, the first zone ordered out, for all twelve buildings. There is one road off the island, north on the boulevard to Bonita Beach Road. Confirm on the county’s evacuation zone lookup.
Contracted work, not damage findings: Notices of Commencement for concrete, doors, roofing, skylights and clubhouse repairs from November 2022, and 2023 beach restoration easements. A federal high-water mark at the north end of the community measured 11.76 feet NAVD88.
At 9.4020 mills, a purchase at the $1,300,000 median computes to about $12,223 a year before exemptions and non-ad valorem charges. The median 2026 preliminary bill on the roll is $13,060. A permanent Florida resident can apply for the homestead exemption.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the seller customarily pays deed documentary stamps of $0.70 per $100 under Florida Statute 201.02. The contract controls, so read what yours says.
With an 80 percent loan of $920,000, mortgage documentary stamps are $3,220 and the intangible tax is $1,840, together $5,060, customarily paid by the buyer. Seller-paid deed stamps on $1,150,000 would be $8,050.
Yes, if the condominium passes the lender’s review, which looks at insurance, reserves, special assessments, litigation and owner occupancy. We ask the association for the lender documents on contract day, and the Club offers a rush option on resale documents.
Yes. The recorded Turnover Agreement requires the guardhouse to be staffed 24 hours a day, every day. The guest, vendor and contractor procedure is not published on any official page we found, so ask the association office.
No. It is a separate private club at 105 Shell Dr with its own membership and capacity of 425, and membership does not come with a Barefoot Beach Club deed. Its site said waitlist applications were paused as of June 1, 2026.
Five sizes by county base area: 1,604 square feet (60 units), 1,726 (132), 2,003 (132), 2,226 (12) and 2,408 (12). No floor plan names appear in any public document we found.
The Club is 348 condominium units under chapter 718 with milestone and reserve study rules. The Villas are 50 fee-simple villas under a chapter 720 homeowners’ association, with four leases a year allowed. County medians are $1,582,030 and $1,328,000.
By a written agreement you sign before touring, which states the services, the term and the compensation, which is negotiable. A seller may still offer to contribute toward your costs in the contract. We explain ours on the first call.
Seventeen Barefoot Beach Club condos were listed for sale in the Southwest Florida MLS on October 3, 2026, from $1,200,000 to $3,995,000 with a median list price of $1,645,000, and none was under contract. The 18 sales that closed in the 12 months to that date had a median of 181 days on market. The county shows 12 qualified sales in 12 months across 348 units; the county and the MLS count differently.
Judge by evidence. We read the recorded declarations, tracked every county-recorded sale by building and side, and queried the flood layer at all twelve addresses. Call Marc at (239) 287-5873 and ask us anything on this page.
A Barefoot Beach specialist matters on a condo purchase because the price is the smaller part of the decision: five associations, Board approval, flood insurance and a thin sales record decide whether the deal closes well. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the county’s sales and the declarations before we show you a unit.
We tracked every one of the 32 county-qualified Barefoot Beach Club sales in the last 60 months and the 29 unqualified deeds beside them. Sellers weighing the other side can read how we sell Barefoot Beach Club condos or request a free Barefoot Beach Club valuation. Call Jesse direct at (239) 898-6072.
We could not verify any association’s assessment, budget, reserves, Rules and Regulations, minutes, insurance certificate, milestone inspection status or reserve study findings, because none is posted publicly. Southwest Florida MLS figures on this page were pulled October 3, 2026. Each item below names the document that answers it.
If you are ready to buy in Barefoot Beach Club, start your Barefoot Beach Club buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012.
Your local real estate experts for Barefoot Beach Club are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. They are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team was built on our about McGreevy and Comisar page.
Buying at Barefoot Beach Club? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Barefoot Beach Club condo? Get a free Barefoot Beach Club home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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Every figure on this page traces to a county, state or federal record or a public agency page, retrieved by October 2, 2026. We do not cite brokerage or listing sites. Sale figures are from the Collier County Property Appraiser’s public data files, cited here as text because the site turns away automated requests.
These are the public recorded instruments and the federal report behind the declaration, boulevard, easement and storm sections of this page, each served by the agency that holds it.
| Document | Dated | What it is |
|---|---|---|
| Amended and Restated Master Declaration, OR 4612 PG 3203 | Recorded October 8, 2010 | The umbrella’s governing document |
| Club I declaration, OR 4612 PG 3276 | Recorded October 8, 2010 | 82 units, the 20 pound pet limit |
| Master Association bylaws, OR 4675 PG 2424 | Recorded April 27, 2011 | Member entities, doors and delegates |
| Turnover Agreement, OR 4519 PG 1839 | Recorded December 15, 2009 | The boulevard and the guardhouse staffing |
| State easement agreement, OR 1376 PG 279 | Recorded August 26, 1988 | The State’s easement over the boulevard corridor |
| National Hurricane Center report on Hurricane Ian | April 2023 | Storm surge and inundation findings |
Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Barefoot Beach Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.