The Cottages at Barefoot Beach buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Home > Bonita Springs > Barefoot Beach > Buy a Home in The Cottages at Barefoot Beach
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 home at The Cottages at Barefoot Beach, the 15 detached houses held in condominium form on Shell Dr at the southern end of Barefoot Beach. The full neighborhood record sits in our Cottages at Barefoot Beach guide. This page turns that record into buying steps.
Bonita Springs or Naples? The mailing address says Bonita Springs, ZIP 34134, but the Cottages sit in unincorporated Collier County, in neither city, so Collier County sets the taxes, flood rules, permits and public schools. One fact changes how you buy: each house looks like a single-family home, yet the county roll lists it as a condominium unit, so chapter 718 of the Florida Statutes governs the resale, not the homeowners’ association chapter that governs the neighboring Villas.
Two other names are easy to confuse with this one. Barefoot Beach Club is a different set of four condominium associations with 348 apartment-style units to the north, and The Club at Barefoot Beach is a separate private member-owned beach and tennis club on Shell Dr whose membership does not convey with a deed. Hotels in Pinellas County also use the name Barefoot Beach Club. Southwest Florida MLS figures on this page are from our pull of October 3, 2026.
To buy a condominium home at The Cottages at Barefoot Beach in 2026, start with the documents, not the price: request the chapter 718 package, confirm who insures the house, pull the permit file, quote flood and wind by address, and price from the single county-qualified sale of the last five years.
The order matters because a 15-home community leaves almost no sales record to lean on: a Cottages buyer prices from one recent deed and a short history of older ones, and the county roll re-dates 14 of the 15 houses to 2023. The work moves from the market to the paperwork, and we build that file for your short list before you tour.
These are the eight facts a Cottages at Barefoot Beach condominium buyer should know in October 2026, each explained below.
Each link below jumps to its part of this page.
McGreevy and Comisar are the buyer’s agents for The Cottages at Barefoot Beach because we read the recorded 1990 declaration, the county’s sales file and the flood layers before we recommend a house, 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 Cottages at Barefoot Beach buyer track record (last 12 months): Zero. McGreevy and Comisar closed no sale at the Cottages through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. The MLS shows one Cottages closing in the 12 months to that date, so our share of the transactions is 0 of 1, and the highest-priced sale is that one closing, 165 Shell Dr at $5,500,000 on June 26, 2026. We state the zero and do not substitute an estimate.
What we can document is what we tracked. We tracked every one of the 20 county-qualified Cottages sales in the county record since 1994 and all 15 Cottages parcels on the 2026 preliminary roll 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 figure is a Cottages number.
You will work with Jesse McGreevy and Marc Comisar themselves, both licensed Florida agents with license numbers in the footer, and either of us will take your first call. 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. If you want to read first, our Cottages at Barefoot Beach guide holds the neighborhood record, and our Barefoot Beach buyer page compares every product in the community.
The Cottages at Barefoot Beach recorded one county-qualified condominium home sale in the 60 months since October 2021, 165 Shell Dr at $5,500,000 on June 24, 2026, and no window of 12, 24, 36 or 60 months reaches 10 sales. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.
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 10 qualified sales, and lists the sales whenever a window holds fewer. The Cottages never reach 10 inside five years, so each row shows its count and range. The county file uses Property Appraiser files dated August 29 and August 31, 2026, and its newest recorded sale is dated August 24, 2026.
| Window | Qualified sales (n) | Lowest | Highest |
|---|---|---|---|
| Last 12 months (since October 2025) | 1 | $5,500,000 | $5,500,000 |
| Last 24 months (since October 2024) | 1 | $5,500,000 | $5,500,000 |
| Last 36 months (since October 2023) | 1 | $5,500,000 | $5,500,000 |
| Last 60 months (since October 2021) | 1 | $5,500,000 | $5,500,000 |
| All recorded history (since October 1994) | 20 | $205,000 | $5,500,000 |
A qualified sale is one the county coded as arm’s-length for the Department of Revenue. It is a county record, not an MLS record, and can lag a closing by weeks. A window of one sale has no median, so we list the sale.
We tracked the single qualified Cottages sale in the county record. It was a resale. Price per square foot is the price divided by the county base area, the roll’s building area, which is not an MLS living area.
| Date | Address | County base area | Price | Per county base sq ft | Official Records |
|---|---|---|---|---|---|
| Jun 24, 2026 | 165 Shell Dr | 2,962 sq ft | $5,500,000 | $1,857 | OR 6603 PG 3920 |
The arithmetic is $5,500,000 divided by 2,962, which is $1,856.85, shown as $1,857. One sale cannot set a price per square foot for 15 homes. The county’s 2026 preliminary just value for that house is $2,881,478, and the recorded price was 1.91 times it. Just value is a valuation for tax purposes, not a sale price, and one sale supports no conclusion about how the two relate.
With only 15 homes, the full history is short enough to print, by street address. An older price bought an older structure than the roll describes today, so we show no price per square foot for these rows.
| Date | Address | Price |
|---|---|---|
| Oct 10, 1994 | 185 Shell Dr | $630,000 |
| Apr 19, 1995 | 225 Shell Dr | $1,200,000 |
| Feb 6, 1997 | 145 Shell Dr | $675,000 |
| Apr 2, 1998 | 305 Shell Dr | $550,000 |
| May 27, 1998 | 285 Shell Dr | $550,000 |
| Aug 18, 1998 | 245 Shell Dr | $1,070,000 |
| May 5, 1999 | 265 Shell Dr | $550,000 |
| Jul 13, 1999 | 245 Shell Dr | $1,095,000 |
| Feb 17, 2000 | 245 Shell Dr | $1,400,000 |
| Feb 22, 2001 | 345 Shell Dr | $205,000 |
| Apr 5, 2004 | 245 Shell Dr | $2,100,000 |
| Mar 6, 2007 | 385 Shell Dr | $2,950,000 |
| Jun 17, 2008 | 265 Shell Dr | $2,600,000 |
| Oct 22, 2008 | 285 Shell Dr | $2,680,000 |
| Dec 16, 2013 | 205 Shell Dr | $2,600,000 |
| Mar 20, 2015 | 265 Shell Dr | $3,050,000 |
| May 16, 2019 | 265 Shell Dr | $3,200,000 |
| Jun 25, 2019 | 285 Shell Dr | $3,400,000 |
| Apr 10, 2020 | 265 Shell Dr | $3,150,000 |
| Jun 24, 2026 | 165 Shell Dr | $5,500,000 |
The 20 sales cover 11 of the 15 homes: 265 Shell Dr accounts for five, 245 Shell Dr for four and 285 Shell Dr for three, while 125, 325, 365 and 405 Shell Dr have none. Since 2016 the file holds four: two in 2019, one in 2020 and one in 2026. The last two are $3,150,000 for 265 Shell Dr in April 2020 and $5,500,000 for 165 Shell Dr in June 2026, two different houses six years apart, which is too little to call a trend. The roll now dates 245 Shell Dr, which sold four times between August 1998 and April 2004, to 2023, so a chain like that says nothing about the house standing there today.
The county file lists no recorded Cottages deed over $100,000 in the last 60 months that it failed to mark qualified. Its year-by-year tally counts two such deeds, both in 2020, with no price or address, so we publish only the count. We never fold that series into the qualified one or average the two.
The Southwest Florida MLS, pulled October 3, 2026, shows one Cottages closing in the 12 months to that date, and it is the only one in the last 60 months: 165 Shell Dr at $5,500,000, closed June 26, 2026. We publish no median on one sale. It took 3 days on market, sold at 91.7 percent of its final list price of $6,000,000 and carries 2,962 square feet of MLS living area. No Cottages home was active or pending on October 3, 2026, so months of supply is zero, an indicative figure on one closing a year. The pull records the final list price only, and one sale cannot be split by floor plan. We keep these figures apart from the county record, because the two sources measure different things.
One qualified sale in 12 months is 1 of 15 homes, 6.7 percent. One in 60 months is 1 divided by 15 divided by 5, or 1.33 percent a year. The county file for all of Barefoot Beach shows 85 qualified sales in 60 months across 635 homes, 2.7 percent a year. The roll shows a homestead exemption on 11 of 15 Cottages parcels, 73.3 percent, against 246 of 635 community-wide, 38.7 percent, a proxy for full-time residency and only a proxy.
The 15 homes at The Cottages at Barefoot Beach sit at 125 to 405 Shell Dr, all improved, with county base areas from 2,573 to 3,253 square feet. They fit a buyer who wants a detached house on its own condominium site near the Gulf and the preserve, and who will read documents before offering.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Street numbers run from 125 to 405 in steps of 20. The county base area is the largest building on the parcel, and the roll’s adjusted area is a separate county field, so neither is MLS living area.
| Address | Roll year built | County base area | 2026 preliminary just value |
|---|---|---|---|
| 125 Shell Dr | 2023 | 2,962 sq ft | $2,852,442 |
| 145 Shell Dr | 2023 | 2,573 sq ft | $2,825,657 |
| 165 Shell Dr | 2023 | 2,962 sq ft | $2,881,478 |
| 185 Shell Dr | 2023 | 2,962 sq ft | $2,868,554 |
| 205 Shell Dr | 1997 | 3,084 sq ft | $2,912,696 |
| 225 Shell Dr | 2023 | 2,777 sq ft | $2,829,220 |
| 245 Shell Dr | 2023 | 2,872 sq ft | $2,782,922 |
| 265 Shell Dr | 2023 | 3,253 sq ft | $2,978,497 |
| 285 Shell Dr | 2023 | 2,837 sq ft | $2,885,894 |
| 305 Shell Dr | 2023 | 3,055 sq ft | $2,926,307 |
| 325 Shell Dr | 2023 | 2,962 sq ft | $2,812,123 |
| 345 Shell Dr | 2023 | 2,924 sq ft | $2,860,753 |
| 365 Shell Dr | 2023 | 2,962 sq ft | $2,848,185 |
| 385 Shell Dr | 2023 | 2,970 sq ft | $2,882,649 |
| 405 Shell Dr | 2023 | 3,043 sq ft | $2,896,351 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll. County base area runs from 2,573 to 3,253 square feet (median 2,962; adjusted area 3,492 to 4,348, median 4,041). Just values run from $2,782,922 to $2,978,497 (median $2,868,554, total $43,043,728), so the highest is 7.0 percent above the lowest. The 2026 preliminary tax bills run from $14,041 to $27,092 (median $25,482), and the ends of that range reflect exemptions, not value, as the taxes section below shows.
The roll lists 2023 for 14 parcels and 1997 for 205 Shell Dr, while the county’s sales file shows qualified sales from 1994 to 2020 and recorded completion certificates run from 1994 to 2002. A 2023 date on a site that sold in 1995 suggests the house now standing was rebuilt after Hurricane Ian in September 2022. That is our inference, and we did not read building permits.
The Cottages suit a buyer who wants a house with its own footprint close to the Gulf, in a group small enough for 15 owners to know one another, and who values a short walk to the sand and to the Barefoot Beach Preserve over an amenity campus. A buyer who needs a published fee schedule, a guaranteed rental right, a pet limit in writing or a long resale history to price from should look harder.
The recorded dune covenants tie the land to the shoreline, and our reading of the public map layers shows VE coastal zones on the shared land. We did not confirm which sites touch the dune line or have a Gulf view, so check the survey and the site in person.
Owning a Cottage layers the price, county property tax, two association assessments, building and flood insurance, any approval or transfer charge and the cost of the document package. The tax layer can be worked from county numbers, and no dollar assessment figure for either association appears in any primary document we found.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
An owner funds two layers. The first is The Cottages at Barefoot Condominium Association, Inc., which holds the 15 units and the shared land. The second is the Barefoot Beach Master Association, Inc., which owns the roughly 1.8 miles of private boulevard from Bonita Beach Road south to the county preserve and staffs the gate. Its amended bylaws, recorded April 27, 2011 (OR 4675 PG 2424), list 716 member doors in eight member entities, of which the Cottages hold 15, or 2.1 percent (15 divided by 716).
We found no published budget, assessment schedule, special assessment notice, reserve study, transfer fee, capital contribution or move-in fee, and we did not confirm how the Master Association allocates its assessment, so we publish the share of doors and no dollar split. We never import a fee from a listing or directory. Ask for the current budget, the financial statement and an estoppel certificate. Under Florida Statute 718.116(8), the association must issue the certificate within 10 business days of a written request and may charge a fee the statute caps, with add-ons for delivery within 3 business days and for delinquent accounts, adjusted every five years; if it is late, it may charge no fee. We state no dollar figure for it. The certificate also states any charge due at transfer and whether a sale needs approval, which we could not confirm.
A Cottages condominium buyer should check the declaration, budget, rules, insurance article, estoppel certificate and permit file, because chapter 718 gives a buyer under contract a statutory package at the seller’s expense. We read the recorded declaration and say plainly where its poor scan stopped us.
Florida Statute 718.503 entitles a buyer under contract, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. The insurance summary, the estoppel certificate and the minutes are separate requests.
For the resale of a residential unit, section 718.503(2)(d) requires the contract to carry a conspicuous clause making it voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents. A Cottage is a residential unit, so we treat the clause as the planning calendar and send for the package on contract day.
We read the Collier Clerk’s copy of the declaration (OR 1582 PG 18, recorded December 28, 1990), the March 26, 2014 amendment (OR 5020 PG 437), both dune covenants, the Master Association bylaws and the turnover agreement. The Cottages’ articles, bylaws, rules and budget are not public. The declaration’s 77 pages are an image scan with a poor text layer, so a keyword pass found the lease approval clause but nothing clean on lease terms, pets or age, and a negative on a poor scan is not proof of absence. A buyer’s attorney should read the page images.
In an apartment-style condominium the association usually insures the building. Florida Statute 718.111(11)(e) allows a declaration to provide that freestanding buildings “need not be insured by the association if the declaration requires the unit owner to obtain adequate insurance for the condominium property.” We did not confirm whether the Cottages declaration uses that option, so ask for the insurance article and the association’s insurance summary before assuming either way.
The milestone inspection rule in Florida Statute 553.899 applies to condominium buildings of three habitable stories or more and does not apply to a single-family dwelling with three or fewer habitable stories above ground, and the reserve study rule in section 718.112(2)(g) is drawn the same way. Each Cottage is a detached house, and we expect three habitable stories or fewer, but the roll gives no story count, so that is an inference. If the rules applied, the statutory deadline computed from the county roll year built would be December 31, 2053 for the 14 homes dated 2023 and December 31, 2027 for the home dated 1997. Those are statutory deadlines computed from a roll year, not a status, and we state no building’s status. Ask for the summary and study, or a written statement that the requirement does not apply.
The Florida Department of Business and Professional Regulation lists the project as The Cottages at Barefoot, a Condominium, with 15 units recorded December 28, 1990. At the September 26, 2026 extract its annual fee status read Approved/Delinquent with the 2026 per-unit fee field blank. That is an annual fee filing status, not a legal or financial finding, and it may be clerical lag; ask the association for proof of the 2026 payment.
Ask for the declaration and every amendment, the articles, bylaws and rules, the current budget and last year’s financial statement with the reserve line, the insurance article and insurance summary, the estoppel certificate, Board minutes about storm repairs and the dune, and the permit history, certificate of occupancy and elevation certificate for the house.
The land also carries two recorded dune covenants, dated May 15, 1990 (OR 1528 PG 1860) and January 8, 1991 (OR 1584 PG 1235). As we read them, the dune enhancement must be maintained in perpetuity and restored within 60 days after storm damage, and the 2014 amendment requires roofs of flat white cement tile or white metal. Ask who maintains the dune seaward of a given house.
The recorded Cottages declaration requires association approval for any lease except one to another unit owner, and the lease term, the pet clause and any approval of a sale were not legible or not confirmed. We state no minimum lease, no pet limit and no sale approval rule, and each answer sits with the association.
The declaration provides that no unit owner may dispose of a unit “by lease without approval of the Association except to a unit owner.” An owner who intends to lease gives notice with the lessee’s name and address and an executed copy of the lease, and the association answers within 10 days, so the board can say no. We could not confirm a minimum term, a limit on leases a year, a waiting period or any Master Association rule on renting, and we do not borrow another association’s rules. Treat rental income as unconfirmed until the association answers in writing.
Collier County also requires registration for vacation rentals under Ordinance 2021-45. As we read the county’s materials, a rental of less than 30 days more than three times a year falls under the rule, with fines up to $500 per violation per day. The condominium’s lease approval applies first.
The pet rules are not confirmed: a keyword pass found no pet clause, but the scan is poor and we found no published rules. Get the answer in writing, and ask how the association handles assistance animal requests under federal fair housing law. The county’s Barefoot Beach Preserve page says dogs are not permitted at the preserve. We also could not confirm any approval or interview requirement for a purchase, or any renovation, flooring or shutter rule. What is documented is narrow: the 2014 roof amendment, the dune covenants, county permits and floodplain review, state control seaward of the coastal construction control line and sea turtle lighting rules from May 1 to October 31.
Every Cottages address we tested is in a FEMA Special Flood Hazard Area, zone AE with a base flood elevation of 10 or 11 feet NAVD88, and the shared land includes VE coastal high-hazard zones. These are our reading of the public map layers on October 1, 2026, and no premium is published for any Cottage.
We sent each address point and building footprint to FEMA’s National Flood Hazard Layer on October 1, 2026. Every footprint share and wave-action position below is our reading of the public map layers. The panel for all five is 12021C0187J, effective February 8, 2024.
| Address | Zone at the point | Base flood elevation (ft NAVD88) | Building footprint by zone (our reading of the public map layers) | Position against the Limit of Moderate Wave Action (our reading of the public map layers) |
|---|---|---|---|---|
| 125 Shell Dr | AE | 11 | 100% AE 11 | Seaward of the line, 369 m away |
| 205 Shell Dr | AE | 11 | 99% AE 11, 1% AE 10 | Seaward of the line, 356 m away |
| 285 Shell Dr | AE | 10 | 69% AE 10, 31% AE 11 | Seaward of the line, 317 m away |
| 345 Shell Dr | AE | 11 | 100% AE 11 | Seaward of the line, 353 m away |
| 405 Shell Dr | AE | 11 | 100% AE 11 | Seaward of the line, 358 m away |
We give no community-wide zone and did not test the other ten addresses, so treat these rows as a sample. A surveyor’s elevation certificate is the authority for any one house, and Collier’s elevation certificate search is the first place to look.
Zone AE is a Special Flood Hazard Area with a published base flood elevation, the water level with a 1 percent chance of being reached or exceeded in any year, and zone VE is a coastal high-hazard area with wave action and stricter building rules. In our reading of the public map layers, the shared land splits 33 percent AE 11, 19 percent VE 12, 16 percent AE 10, 16 percent VE 13, 9 percent VE 15 and 6 percent VE 16, which adds to 99 percent because of rounding, so 50 percent (19 plus 16 plus 9 plus 6) is VE. The five houses we tested sit on the AE parts, and all five points are in Evacuation Zone A.
FEMA’s preliminary map for Collier County, dated March 20, 2025, re-issues this panel with the suffix K, and at all 61 Barefoot Beach address points we tested the preliminary zone and elevation matched the 2024 values. The county says the 90-day comment period began on August 19, 2026, and the effective map remains in force, as its flood map news page explains. Unincorporated Collier County is in FEMA’s Community Rating System at Class 5, a 25 percent discount on policies in the Special Flood Hazard Area, and FEMA prices each building under Risk Rating 2.0, so we publish no premium.
A premium cannot be quoted without an address, an elevation certificate, the permit history and the declaration’s insurance article. If the declaration leaves the house to the owner, the owner carries wind and flood on it; otherwise the owner’s coverage shrinks to contents, loss assessment and any gap, and Florida Statute 627.714 sets at least $2,000 of loss assessment coverage. Have quotes by address before the inspection period ends.
Under Florida Statute 627.351, Citizens Property Insurance Corporation requires flood coverage on a personal lines policy for a home inside a FEMA special flood hazard area, from issuance for new policies since April 1, 2023 and at renewal since July 1, 2023. The statute exempts policies written on a condominium unit owners form, and we do not assume the Cottages policy is one. A home is not eligible for Citizens unless the premium from an authorized insurer is more than 20 percent greater than Citizens’ premium for comparable coverage.
The statute also makes a major structure ineligible if it was newly constructed, or rebuilt, repaired, restored or remodeled to increase finished area by more than 25 percent, under a permit applied for after July 1, 2015, and it is seaward of the coastal construction control line or inside the Coastal Barrier Resources System. In our reading of the public map layers, the Cottages are about 213 to 351 feet (65 to 107 meters) seaward of the state’s 1989 line. The rule turns on permit date, permit type and finished area, not a home’s age, so a rebuild after Ian under a permit applied for after July 1, 2015 is the case it names, while a repair inside the old footprint may fall outside it. We state neither for any house.
The county’s wind-speed layer gives 162 miles per hour for Risk Category II at the south end, and we read Barefoot Beach as inside the wind-borne debris region, so ask for opening protection documents. No address we tested is inside a Coastal Barrier Resources System unit, in our reading of the U.S. Fish and Wildlife Service layer, so federal flood insurance remains available, but the nearest unit, FL-65P, begins about 8 meters (roughly 26 feet) south of the Cottages’ land, so a lender or insurer may ask for an official determination. This is our reading of a public map layer, not a determination.
The public record ties the Cottages land to Hurricane Ian through a state sand permit, a county beach easement and the roll’s 2023 dates for 14 homes, but we read no building permits, so we cannot say which houses were rebuilt. The permit file for the specific house is the document that settles it.
A Florida Department of Environmental Protection emergency permit dated February 14, 2023 covers sand removal or relocation at 125 Shell Dr. On May 17, 2023, the Cottages association granted Collier County a Temporary Beach Restoration Easement for beach berm construction (OR 6248 PG 1125), not a public dedication, which terminates automatically on December 31, 2043. And the roll dates 14 of 15 homes to 2023. The first two are documents; the link to the storm is our inference from the dates and permit types. The U.S. Geological Survey’s high-water mark of 11.76 feet NAVD88 at Barefoot Beach Boulevard and Anguilla Lane is about 1.3 miles north of the Cottages, so it is context, not a Cottages reading. The National Hurricane Center’s report on Ian counts 33 buildings destroyed and over 3,500 with major damage in Collier County, and the state’s report on Helene and Milton lists Barefoot Beach in erosion Condition IV, its most severe class. We publish no building-level damage, because none appears in a recorded or government document we could read.
Ask for the certificate of occupancy date, the permit file and contractor records, because “built 2023” on the roll is not a certificate of occupancy. Ask for the claim history, repair scope, any elevation certificate and whether the dune seaward of the house has been restored. The county’s permit history search is the first stop, and its Building Within the Floodplain page describes the full floodplain compliance required when improvements reach 50 percent of a structure’s value.
A buyer can finance a condominium home at The Cottages at Barefoot Beach, and the lender will ask for the association’s documents, a flood determination, wind and flood insurance and an appraisal that compares very few recent sales. Tell the lender early that the house is a condominium unit, because the loan file follows the legal form, not the look.
Lenders differ, and we name none, but a loan on a detached-home condominium generally runs through the same file items: the association’s documents, budget and a lender questionnaire, requested in the first week; a flood determination and flood insurance, because every address we tested sits in zone AE and a federally regulated lender must require coverage there; a hazard and wind policy whose form depends on who insures the house; an appraisal, where one qualified sale in five years sends the appraiser to the nearest like house, so we send the permit file and declaration; and the coastal barrier question near the south end. A cash buyer skips the appraisal and the lender’s file but not the association, and the 10-business-day estoppel period still sets the calendar. A financed purchase adds two state taxes on the loan, worked below.
A Cottages buyer should budget about $26,970 a year in property tax at the county median just value of $2,868,554 before exemptions, plus closing costs. On the $5,500,000 recorded price, Florida’s deed tax is $38,500, which Collier custom assigns to the seller, and an 80 percent loan adds $24,200 in state mortgage taxes.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county’s 2026 preliminary millage on every Cottages parcel is 9.4020 mills: the county at 3.9293, the school district at 4.1470 and other levies at 1.3257, with no municipal levy because the Cottages are in unincorporated Collier County. Check: 3.9293 + 4.1470 + 1.3257 = 9.4020.
As an illustration for a non-homestead purchase at the median just value, before exemptions and non-ad valorem charges, $2,868,554 divided by 1,000 times 9.4020 is $26,970. The county’s actual median 2026 preliminary tax bill across the 15 homes is $25,482: the four homes without a homestead exemption carry bills from $26,442 to $27,092 and the 11 homestead homes from $14,041 to $26,037, so the gap is mostly exemptions and assessment caps. We found no non-ad valorem charge for this group. Source: Collier County Property Appraiser, 2026 preliminary tax roll.
Under section 193.155, property assessed under the homestead cap is assessed at just value as of January 1 of the year following a change of ownership, so a seller’s bill is not a forecast of yours. The house at 165 Shell Dr sold for $5,500,000 in June 2026 and carries a 2026 preliminary tax bill of $27,092 on a just value of $2,881,478. If the county’s valuation moved to the recorded price, the same millage would produce $51,711 ($5,500,000 divided by 1,000, times 9.4020). That is arithmetic, not a forecast. A buyer who will live in the house full time should file for homestead after closing if it is the permanent residence on January 1, as section 196.031 describes, and should ask the seller for the disclosure summary that section 689.261 calls for.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed, 70 cents per $100 of consideration under Florida Statute 201.02. The contract controls, so any of these can be negotiated.
| Closing item on a $5,500,000 purchase | Arithmetic | Who customarily pays | Amount |
|---|---|---|---|
| Deed documentary stamps | 55,000 times $0.70 | Seller | $38,500 |
| Owner’s title policy and closing agent | Promulgated and negotiated rates, not computed here | Buyer | Not computed |
| Mortgage documentary stamps, 80 percent loan | Loan $4,400,000; 44,000 times $0.35 | Buyer | $15,400 |
| Nonrecurring intangible tax, 80 percent loan | $4,400,000 times 0.002 | Buyer | $8,800 |
| Estoppel certificate | Capped by statute; no dollar figure here | Per contract | Confirm with the manager |
The two state mortgage taxes come from Florida Statute 201.08, 35 cents on each $100 of the debt, and Florida Statute 199.133, 2 mills on each dollar of the debt, so $15,400 plus $8,800 is $24,200 on this example. These illustrate the statutes and are not a quote; a closing statement also carries recording fees, lender charges, a survey, inspections and prorations.
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 need a written agreement before touring a home. Compensation is set by agreement and is fully negotiable, not set by law or by the seller’s listing.
The National Association of Realtors’ settlement FAQs say 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 a tour, and the agreement must state that compensation is not set by law and is fully negotiable. Its Written Buyer Agreements 101 page explains the agreement. A buyer may ask a seller to pay the buyer’s agent as a term of the offer. This page describes the rules and does not replace the source.
At Cottages prices an agent’s compensation is a meaningful number, so any agent should tell you in writing, before touring, how the agent is paid, by whom and what you owe if the seller does not pay. We put ours in the written buyer agreement before we tour with you. Our buyer representation page explains how we represent buyers. Ask any agent how long the agreement lasts, whether you can end it, and whether the agent has read the recorded declaration for the house you want or only the listing.
The Collier County Public Schools zone locator assigns Barefoot Beach addresses to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-27, including 125 Shell Dr, and all three earned an A in the Florida Department of Education’s 2025-26 school grades. Zones can change, so confirm the assignment for your address in the district’s locator.
We ran the district’s attendance zone locator at ten Barefoot Beach addresses on October 1, 2026, including 125 Shell Dr, and all ten returned the same three schools.
| School | Level | Road distance from 253 Barefoot Beach Blvd | 2025-26 state grade |
|---|---|---|---|
| Naples Park Elementary School | Elementary | 7.8 mi, about 16 min | A |
| North Naples Middle School | Middle | 9.0 mi, about 19 min | A |
| Aubrey Rogers High School | High | 9.2 mi, about 19 min | A |
The distances are road estimates from a Club building about half a mile north of the Cottages, so add roughly half a mile. Grades come from the Florida Department of Education school grades, read October 1, 2026. A listing’s school field is agent-entered and is not the zone. Whether a bus stops inside the gate is not published; see the district’s transportation page.
Daily life at the Cottages runs through one guarded gate at Bonita Beach Road and about 1.8 miles of private boulevard, with the county preserve at the road’s south end and the private Club next door on Shell Dr. We confirm the gate, the preserve and the Club, and mark utilities and the guest procedure as not confirmed.
The Master Association owns the boulevard and staffs the gatehouse around the clock, and the State of Florida holds a recorded permanent 60-foot ingress and egress easement over the corridor (OR 1376 PG 279). A 2009 turnover agreement (OR 4519 PG 1839) forbids public parking on or adjacent to the roadway, so there is none inside the gates. The county’s Barefoot Beach Preserve at 505 Barefoot Beach Blvd is a 342-acre preserve open 8 a.m. to sunset, with $10 parking without a Collier County resident permit and no dogs, and the county’s beach parking page lists resident permits. The guest and vendor procedure at the gate is not confirmed.
The Club at Barefoot Beach, Inc., at 105 Shell Dr, is a separate private member club. By its own site its capacity is 425 memberships, it paused new waitlist applications from June 1, 2026, and its membership page publishes no dues. Membership is not conveyed with any deed. A county interpretation dated July 8, 2025 says docks on the Club’s tract are permitted and may be sold or licensed; we could not confirm any dock right for a Cottage owner.
We could not confirm the water and sewer provider, natural gas, internet, the trash hauler or collection days; ask the seller for a recent utility bill. Road distances from 260 Barefoot Beach Blvd, a Club building about 0.4 mile north of the Cottages, are estimates, so add roughly half a mile: 0.9 mile to the gate at Bonita Beach Road, 3.2 miles to U.S. 41, 4.7 miles to North Collier Fire Station 43 and 22.2 miles to Southwest Florida International Airport. There is one road out, north to Bonita Beach Road, and the Cottages are in Evacuation Zone A, which you can confirm on the county’s evacuation page. Sea turtle lighting rules under Land Development Code section 3.04.02 apply within 300 feet of mean high water, and we did not measure which houses that reaches.
Buy at The Cottages at Barefoot Beach if you want a detached condominium house at the Gulf end and can accept unconfirmed rental and pet rules. Buy at the Villas at Barefoot Beach if you want a lower entry price, published terms and a fee-simple villa under a chapter 720 homeowners association instead of a condominium.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The Villas at Barefoot Beach are 50 fee-simple, party-wall villas under a homeowners association on their own planned unit development near the gate. If you are buying a villa instead, read our Villas at Barefoot Beach buyer page.
| Question | The Cottages at Barefoot Beach | Villas at Barefoot Beach |
|---|---|---|
| Home type | Detached house on a condominium site | Attached, party-wall villa |
| Legal form | Condominium, chapter 718 | Fee simple, homeowners association, chapter 720 |
| Size of group | 15 homes | 50 homes |
| Location | South end, beside the private club and the preserve | Near the gate |
| County base area, median | 2,962 sq ft | 2,136 sq ft |
| 2026 preliminary median just value | $2,868,554 | $1,328,000 |
| Flood zone (our reading of the public map layers) | AE 10 to 11 at five tested points, VE on shared land | AE 10 to 11 at the points we tested, no VE on parcels |
| Rental rules | Association approval for any lease; term not confirmed | 30-day minimum, four leases a year |
| Pet rules | Not confirmed | Two pets |
| Resale law | Chapter 718, section 718.503 package and 7-day clause | Chapter 720, section 720.401 summary before signing |
| County-qualified sales, last 60 months | 1 | 4 ($1,500,000 to $3,500,000) |
Choose the Cottages if a detached house with its own footprint matters most and you will get the rental, pet and insurance answers from the association before committing. Choose the Villas if your budget is closer to the Villas range or you want terms you can read in a recorded document. Choose neither until you have the permit history, an elevation certificate and the estoppel certificate.
The Cottages at Barefoot Beach are the smallest group of homes in the gated community, with 15 homes and one county-qualified sale in 60 months, and a median just value of $2,868,554 that sits below only the beach-lane estates, Barefoot Estates and Bayfront Gardens. The table sets each place beside the others with its own window.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every cell comes from the county’s files with the window printed in the cell, and a median appears only where a window holds 10 or more qualified sales. Where it does not, the cell gives the count and a low-to-high range.
| Place | Legal form | Homes on the roll | Leading window | Qualified sales, last 60 months (range) | Median just value, 2026 preliminary (range) |
|---|---|---|---|---|---|
| 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) |
| 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) |
| 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) |
| 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) |
| 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) |
| 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) |
| 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) |
| 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) |
| 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) |
The Cottages tie with Barefoot Estates at one qualified sale in 60 months, the fewest in the table, and their median just value sits above the Villas and the Club and below Bayfront Gardens, the beach lanes and Barefoot Estates. Six sales or fewer in five years are not a market, so the table cannot say which place is the better purchase. Our Barefoot Beach buyer page compares all nine products, and the Barefoot Beach guide covers the place itself.
The case for The Cottages at Barefoot Beach is a detached house at the Gulf end of a guarded community with a very small group of owners, and the case against is thin sales evidence, unconfirmed rules and coastal exposure. We list both, each tied to a record above, so a buyer can weigh them.
A buyer who wants a detached Gulf-end home and will do the paperwork has a rare product. A buyer who needs certainty on rentals, pets and comparable sales before offering may fit better at the Villas, and we would say so even though it costs us a sale.
To see Cottages at Barefoot Beach homes for sale, tell us your budget and timing, and we watch the Southwest Florida MLS for the 15 houses and send each match with its recorded history, flood data and documents to request. With 15 homes and about one qualified sale in five years, a saved search matters more than browsing.
No Cottages home was active or pending in the Southwest Florida MLS on October 3, 2026, so there is no list price to quote, and months of supply is zero, an indicative figure on one closing in 12 months. If you see a Cottages address anywhere, send it to us and we will pull the county record and the document request list before you tour. Call Marc at (239) 287-5873.
You get a personalized Cottages at Barefoot Beach buyer consultation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, by using the form on this page or calling Marc Comisar at (239) 287-5873. Tell us your budget, timing and whether leasing matters, and we send the houses that fit with their records.
We start with the price you can support from one recent sale and a short history, then walk through the declaration, estoppel certificate, insurance question and the flood and permit files.
Start your Cottages at Barefoot Beach 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 Cottages at Barefoot Beach homes and get a free Cottages at Barefoot Beach home valuation, so the sale and purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal owner at The Cottages at Barefoot Beach leaves a detached condominium house empty for months, so plan the storm routine, a caretaker, the insurance and the association paperwork before you leave, because the Cottages sit in Evacuation Zone A and the association must approve any lease.
Ask the declaration and rules whether a caretaker, shutters or a key holder are required, and do not count on rental income to cover the months away, because the lease term is unconfirmed. Collier County orders evacuation by zone, so a warning can reach an empty house before you can. Sea turtle nesting runs May 1 through October 31, with exterior lighting rules, and the dune covenant’s 60-day restoration duty after storm damage is a question for the association before you leave.
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.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed buyer’s agent, 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.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” 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 The Cottages at Barefoot Beach, 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.
The Cottages at Barefoot Beach is a community of 15 detached houses held as condominium units on Shell Dr at the southern end of the gated Barefoot Beach island, in unincorporated Collier County with a Bonita Springs mailing address. The recorded name is The Cottages at Barefoot, a Condominium.
Each unit is a detached house on its own building site, but the declaration is a condominium declaration under chapter 718, each unit holds a one-fifteenth share of the common elements, and the county roll lists all 15 as condominium units. Condominium law governs the resale.
The mailing address is Bonita Springs, but the homes sit in unincorporated Collier County, in neither city. Collier County taxes and rules apply, at a 2026 preliminary millage of 9.4020 mills, and Lee County rules do not.
The county’s only qualified sale in the last 60 months is 165 Shell Dr at $5,500,000 on June 24, 2026, and 2026 preliminary just values run from $2,782,922 to $2,978,497. No Cottages home was listed for sale in the Southwest Florida MLS on October 3, 2026, so there is no current list price to quote. The one MLS closing in the 60 months to that date had a final list price of $6,000,000.
No dollar assessment figure for either association appears in any primary document we found. The Master Association’s bylaws say its money funds the roughly 1.8 miles of boulevard and security. Get the current budget and an estoppel certificate before making an offer.
The declaration requires association approval for any lease except one to a unit owner, with an answer within 10 days. The minimum period is not confirmed because the scan was too poor to read. Collier County also requires registration for short-term vacation rentals under Ordinance 2021-45.
The pet rules are not confirmed. We found no pet clause in the poor scan of the declaration and no published rules, so we state no limit. Ask the association for its written rules, and note that dogs are not permitted at the county’s Barefoot Beach Preserve.
Yes. Our October 1, 2026 queries of FEMA’s flood layer put all five addresses we tested in zone AE, at 10 feet base flood elevation for 285 Shell Dr and 11 feet for the other four, on panel 12021C0187J effective February 8, 2024. An elevation certificate settles any one house.
We publish no premium, because none can be quoted without an address, an elevation certificate and the declaration’s insurance article. FEMA prices flood policies under Risk Rating 2.0, and Collier’s Class 5 rating gives a 25 percent discount. Ask a licensed insurance agent for quotes by address.
We found no building-level damage report in a recorded or government document, so we publish none. The record shows a state emergency sand permit at 125 Shell Dr in February 2023, a 2023 beach restoration easement and roll dates of 2023 for 14 of 15 homes. State reports rate the shoreline severely eroded after Helene and Milton.
We found no public notice of a special assessment and no published budget, so we cannot say. Ask the association for the last five years of assessment notices, board minutes about storm repairs and the current budget.
The rules apply to condominium buildings of three habitable stories or more and probably do not reach detached houses of three or fewer, our inference because we have no story counts. We state no building’s status. Ask the association for the documents or a written statement.
We cannot say, because no budget or financial statement for the Cottages is public. The budget shows whether reserves exist, are funded or waived and what they cover, so ask for it with the estoppel certificate.
We did not confirm each house’s view or frontage. Our reading of the public map layers shows the shared land reaches the Gulf-exposed shoreline, and 405 Shell Dr is the nearest house to the coastal barrier unit near the preserve, at about 34 meters. A survey and site visit settle it.
State records list the association in care of a management company in Bonita Springs. That is the state’s managing entity listing, not proof of who manages today, and we found nothing showing on-site management. Confirm through the estoppel certificate.
The Cottages sit behind the Master Association’s gate at Bonita Beach Road, staffed around the clock. The guest, vendor and contractor procedure is not confirmed, so ask the association how each is cleared before scheduling a move or repair.
The public cannot park inside the gates, and the county’s public beach access points are at Bonita Beach Road and the Barefoot Beach Preserve. Whether the dry sand seaward of a Cottage is private is a title question for a title attorney.
We did not confirm any dock or slip right for Cottages owners. A July 2025 county interpretation says docks on the Club’s adjacent tract are permitted and may be sold or licensed. Ask the association whether any right attaches to a Cottage.
Membership is optional and separate, and it is not conveyed with a Cottage deed. The Club says its capacity is 425, paused new waitlist applications from June 1, 2026 and publishes no dues. Ask the Club directly.
The county roll shows base areas from 2,573 to 3,253 square feet with a median of 2,962, and five of the 15 houses share 2,962. These are county fields, not MLS living area. The Southwest Florida MLS, pulled October 3, 2026, carries living area for the one house that sold in the last 60 months, at 2,962 square feet.
The declaration was recorded December 28, 1990 for 15 units, and completion certificates run from 1994 to 2002. The roll dates 14 homes to 2023 and one to 1997, which may reflect rebuilding after Ian, an inference not checked against permits. We did not obtain story counts.
The median 2026 preliminary tax bill on the 15 homes is $25,482, with a range of $14,041 to $27,092. A non-homestead buyer at the median just value of $2,868,554 would see about $26,970 before exemptions and non-ad valorem charges ($2,868,554 times 9.4020 divided by 1,000).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the contract controls. Budget for it and for any document and estoppel costs the contract assigns.
Bonita Beach is the Lee County strip just north of the gate, inside the City of Bonita Springs, with a different county, tax roll and permitting. The Cottages are detached condominium houses in a gated Collier County community.
The Cottages are 15 detached houses in a chapter 718 condominium, and the Villas are 50 fee-simple, party-wall villas under a chapter 720 homeowners association. The Villas’ median just value is $1,328,000 against $2,868,554, and the Villas publish rental and pet terms.
The one qualified sale in 60 months is $1,857 per square foot of county base area ($5,500,000 divided by 2,962). We publish no trend, because one sale cannot set one. The Southwest Florida MLS, pulled October 3, 2026, lists the same 2,962 square feet of living area for that sale, so its MLS price per square foot is also $1,857, which is one sale and not a median.
The association’s renovation, flooring and shutter rules are not confirmed. Documented: a 2014 amendment requires roofs of flat white cement tile or white metal, county permits and floodplain review apply to work, and sea turtle lighting rules apply from May 1 to October 31.
We could not confirm any approval or interview requirement for a purchase. The declaration’s lease clause gives the association 10 days to answer a lease notice. Ask whether a sale needs approval and whether the contract should carry an approval condition.
None. No Cottages home was active or pending in the Southwest Florida MLS on October 3, 2026. The one MLS closing in the 12 months to that date took 3 days on market, which is one sale and not a median. The county record also shows one qualified sale in the last 12 months, and the two sources count differently. Call Marc at (239) 287-5873 for availability.
Yes. Since August 17, 2024, a participant working with a buyer must have a written agreement with the buyer before a tour, stating that compensation is not set by law and is fully negotiable, according to the National Association of Realtors.
Under Florida Statute 718.503 a buyer under contract is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the milestone summary where one applies and the latest reserve study or a statement that none exists.
For the resale of a residential unit, the statutory clause allows cancellation within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents. The clock runs from receipt, so we ask for the package on contract day. Your attorney should confirm how it applies.
Yes, though the roll shows a homestead exemption on 11 of 15 homes. Plan the caretaker, storm routine, insurance and the association’s lease approval, and do not count on rental income until the association confirms its lease rules in writing.
Yes, and the lender will ask for the association’s documents, a flood determination, insurance and an appraisal that compares very few sales. Tell the lender early that the house is a condominium unit. No lender is named on this page.
McGreevy and Comisar of Domain Realty Group. We read the recorded declaration, the county’s roll and every qualified Cottages sale, and we queried the flood layers ourselves. Call Marc at (239) 287-5873 or see our buyer page.
Buying a Cottage? Start your buyer consultation or Call Marc at (239) 287-5873.
Selling one? Request a free Cottages at Barefoot Beach home valuation or Call Jesse direct at (239) 898-6072.
A Barefoot Beach specialist matters on a Cottages purchase because the price is the smaller part of the decision: the condominium documents, the insurance question, the permit file and a record of one recent sale decide whether the deal closes. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the record before we show you a house.
We tracked every one of the 20 county-qualified Cottages sales since 1994 and all 15 Cottages parcels on the roll. Sellers weighing the other side can read how we sell Cottages at Barefoot Beach homes or request a free Cottages at Barefoot Beach valuation. Call Jesse direct at (239) 898-6072.
We could not verify the Cottages association’s assessment, budget, reserves, rules, lease term, pet clause, insurance duty or manager, because none is published and the declaration’s scan is poor. The Southwest Florida MLS figures, pulled October 3, 2026, are stated below. Each other item below names the document that answers it.
If you are ready to buy at The Cottages at Barefoot Beach, start your Cottages at Barefoot Beach buyer consultation or Call Marc at (239) 287-5873, and we will send the houses that fit your budget, their records and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012.
Your local real estate experts for The Cottages at Barefoot Beach 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 and read the recorded sales and declaration first.
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 the Cottages? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Cottage? Get a free Cottages at Barefoot Beach 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.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider area, see our Bonita Springs area guide.
Every link below was opened and returned a working page when we checked in October 2026, by a direct request or, for sites that block automated requests, through a second retrieval route. Collier County Property Appraiser data is cited as text because we do not automate that site. We list primary documents first and cite no brokerage or listing sites.
These are the public recorded instruments and county notices behind the declaration, dune covenant, Master Association and Club tract sections of this page, hosted by the Collier County Clerk, which you can open and save directly, so you can read each document yourself before you make an offer on a home.
| Document | Recorded or issued | What it is |
|---|---|---|
| Declaration of Condominium, The Cottages at Barefoot | December 28, 1990, OR 1582 PG 18 | The 77-page recorded declaration; the text layer is poor |
| Amendment to the declaration | March 26, 2014, OR 5020 PG 437 | Roofs must be flat white cement tile or white metal |
| Declaration of Restrictive Covenants, dune | January 8, 1991, OR 1584 PG 1235 | Dune enhancement kept in perpetuity and restored within 60 days after storm damage |
| Barefoot Beach Master Association amended bylaws | April 27, 2011, OR 4675 PG 2424 | Roadway, security, eight member entities and 716 doors |
| Official Interpretation, Lely Barefoot Beach PUD | July 8, 2025 | County interpretation on docks on the Club’s adjacent tract |
Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for The Cottages at Barefoot Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.