Southport on the Bay 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 plan for buying a home in Southport on the Bay at Barefoot Beach, the bayfront neighborhood of 100 single-family homes with private docks inside the gate of Barefoot Beach. The full neighborhood record sits in our Southport on the Bay guide. This page turns that record into buying steps: what the homes have recorded at, what a buyer pays beyond the price, what the association papers say, how the docks work and what to ask for before you sign.
Bonita Springs or Naples? The mailing address says Bonita Springs, ZIP 34134, but Southport on the Bay 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. One legal fact changes how you buy here: Southport on the Bay is a homeowners association governed by chapter 720 of the Florida Statutes. It is not a condominium, so no condominium statute applies to a purchase.
Two similar names are easy to confuse with this place. Southport Cove is a street inside Southport on the Bay, not a separate community, and Barefoot Bay is a different nine-home court outside the gate on Bonita Beach Road. Southwest Florida MLS figures on this page were pulled October 3, 2026.
To buy a home in Southport on the Bay at Barefoot Beach in 2026, price from the county’s recorded sales, 14 qualified sales in 24 months at a $3,737,500 median, ask for the Florida Statute 720.401 disclosure summary before you sign, build a separate file on the dock, flood and insurance for the exact address, and expect Collier County closing customs.
The order matters because the sales are spread across four streets, 35 years of construction and a wide range of lots and docks. A median does not tell you what one house costs, so the work is to find the nearest recorded sale on the same street and build era, then test the house against the documents. We build that file for your short list before you tour, and our Southport on the Bay guide carries the full record behind it.
These are the eight facts a Southport on the Bay at Barefoot Beach buyer should know in October 2026, each explained in the section that covers it.
McGreevy and Comisar are the buyer’s agents for Southport on the Bay at Barefoot Beach because we read the recorded declaration, the 2019 rules, the county’s sales file and the flood maps before we recommend a home, and we write down what we could not confirm. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
Honors and recognition:
Jesse McGreevy is a top-reviewed Southwest Florida buyer’s agent. Read the five-star reviews on Google.
If you already have a short list, start your Southport on the Bay at Barefoot Beach buyer consultation and we will pull the county record and request the document set for each address. Call Marc at (239) 287-5873, or read how we represent buyers across the Gulf coast.
Recent Southport on the Bay at Barefoot Beach buyer track record (last 12 months): McGreevy and Comisar closed no sale at Southport on the Bay through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. Our Southport on the Bay buyer count in the last 12 months is zero, and our share of the 10 MLS closings in that window is 0 of 10. The highest-priced of those 10 was $6,250,000 on Topanga Dr on January 21, 2026, and it was not ours.
What we can document is what we tracked. We tracked every one of the 29 county-qualified Southport on the Bay sales in the last 60 months, and the eight recorded deeds beside them that the county did not qualify, 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 Southport on the Bay number, and none of the recorded sales on this page is ours.
You will work with Jesse McGreevy and Marc Comisar themselves. Both are licensed Florida agents, with license numbers in the footer of this page, 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 Southport on the Bay guide holds the neighborhood record, and our Barefoot Beach buyer page compares every product in the community.
A purchase here is decided by three files more than the listing: the association papers, the dock file and the flood and insurance file. We assemble all three for each address, with the nearest recorded sales beside them. Selling a home first? Read how we sell Southport on the Bay homes and request a free Southport on the Bay home valuation. Call Jesse direct at (239) 898-6072.
Southport on the Bay recorded 14 county-qualified sales in the 24 months since October 2024, from $2,175,000 to $7,000,000 at a median of $3,737,500, all resales and none builder-direct. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings, and they can lag a closing by weeks.
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 prints a median only where a window holds 10 or more. The 12-month window holds 6 sales, so the 24-month window leads. The county file was built from Collier County Property Appraiser files dated August 29 and August 31, 2026, and the newest recorded sale anywhere in it is dated August 24, 2026. The newest qualified Southport on the Bay sale is dated June 25, 2026.
| Window | Qualified sales (n) | Median | Low | High | Total volume | Median price per sq ft of county base area |
|---|---|---|---|---|---|---|
| 12 months since October 2025 | 6 | Not printed (fewer than 10 sales) | $2,800,000 | $6,000,000 | $24,800,000 | Not printed (fewer than 10 sales) |
| 24 months since October 2024 (leading window) | 14 | $3,737,500 | $2,175,000 | $7,000,000 | $54,575,000 | $1,312 (n=14) |
| 36 months since October 2023 | 19 | $3,850,000 | $2,175,000 | $7,000,000 | $75,750,000 | $1,269 (n=19) |
| 60 months since October 2021 | 29 | $3,850,000 | $2,175,000 | $7,000,000 | $114,430,000 | $1,349 (n=29) |
A qualified sale is one the county coded as an arm’s-length sale for the Department of Revenue. The 24-month count is even, so its median is the mean of the middle pair, $3,625,000 and $3,850,000, which is $3,737,500. The 60-month median is the 15th of 29 sales, $3,850,000.
We tracked every one of the 14 qualified sales in the leading window for this page. Price per square foot is the recorded price divided by the county’s base area, the roll’s building area, which is not a measured heated area and not an MLS living area. The year built is today’s county roll value, so a sale of an older house that was later rebuilt shows the newer year.
| Date | Address | Year built on roll | County base area | Recorded price | Per sq ft of base area | Official Records |
|---|---|---|---|---|---|---|
| Nov 14, 2024 | 226 Malibu Cv | 2022 | 2,906 sq ft | $7,000,000 | $2,409 | 6420/963 |
| Feb 5, 2025 | 207 San Mateo Dr | 2000 | 2,227 sq ft | $2,175,000 | $977 | 6440/1078 |
| Feb 7, 2025 | 65 Southport Cv | 2019 | 2,529 sq ft | $4,150,000 | $1,641 | 6438/2207 |
| Feb 19, 2025 | 199 Topanga Dr | 2009 | 3,306 sq ft | $2,950,000 | $892 | 6442/2666 |
| Jun 2, 2025 | 54 Southport Cv | 2025 | 2,545 sq ft | $3,450,000 | $1,356 | 6476/2558 |
| Jun 11, 2025 | 50 Southport Cv | 1996 | 2,168 sq ft | $2,350,000 | $1,084 | 6481/2490 |
| Jul 28, 2025 | 41 Southport Cv | 2023 | 1,918 sq ft | $4,600,000 | $2,398 | 6493/3938 |
| Aug 6, 2025 | 49 Southport Cv | 1998 | 3,461 sq ft | $3,100,000 | $896 | 6498/3124 |
| Jan 15, 2026 | 171 Topanga Dr | 2020 | 2,927 sq ft | $6,000,000 | $2,050 | 6548/1249 |
| Feb 25, 2026 | 47 Southport Cv | 2010 | 2,856 sq ft | $3,625,000 | $1,269 | 6567/2464 |
| Mar 6, 2026 | 195 Topanga Dr | 2011 | 2,330 sq ft | $3,850,000 | $1,652 | 6566/2076 |
| Mar 27, 2026 | 66 Southport Cv | 2024 | 3,774 sq ft | $4,000,000 | $1,060 | 6570/2530 |
| May 15, 2026 | 198 Topanga Dr | 2022 | 4,139 sq ft | $2,800,000 | $676 | 6590/1094 |
| Jun 25, 2026 | 179 Topanga Dr | 2025 | 2,908 sq ft | $4,525,000 | $1,556 | 6604/330 |
The six sales dated October 2025 or later are the last six rows, from January 15, 2026 to June 25, 2026, at $2,800,000 to $6,000,000. Per-square-foot figures run from $676 to $2,409 in this window because the sales are different houses on different lots, with different build years and different docks, so we use them to bracket a house and never to price one.
Sorting the 14 recorded prices into three bands shows what each budget bought in the last 24 months, and the addresses are listed above.
| Recorded price band | Qualified sales | Prices | Roll years built |
|---|---|---|---|
| Under $3,000,000 | 4 | $2,175,000 to $2,950,000 | 1996, 2000, 2009 and 2022 |
| $3,000,000 to $3,999,999 | 4 | $3,100,000 to $3,850,000 | 1998, 2010, 2011 and 2025 |
| $4,000,000 and above | 6 | $4,000,000 to $7,000,000 | 2019, 2020, 2022, 2023, 2024 and 2025 |
The counts add to 14 (4, 4 and 6). Every sale at $4,000,000 or more is of a house the roll dates 2019 or later, and the four sales under $3,000,000 include three houses the roll dates 2009 or earlier. Those are observations about 14 listed sales, not a rule, because a rebuilt house shows its new year even if the buyer paid mainly for the lot.
Just value is the county’s valuation for tax purposes on the 2026 preliminary roll, not a price guide. Setting the 14 recorded prices beside each house’s 2026 just value shows how far the two can sit apart.
| Address | Recorded price | 2026 preliminary just value | Recorded price as a percent of just value |
|---|---|---|---|
| 226 Malibu Cv (Nov 14, 2024) | $7,000,000 | $5,320,730 | 131.6 percent |
| 207 San Mateo Dr (Feb 5, 2025) | $2,175,000 | $1,618,607 | 134.4 percent |
| 65 Southport Cv (Feb 7, 2025) | $4,150,000 | $3,330,674 | 124.6 percent |
| 199 Topanga Dr (Feb 19, 2025) | $2,950,000 | $3,434,749 | 85.9 percent |
| 54 Southport Cv (Jun 2, 2025) | $3,450,000 | $3,148,127 | 109.6 percent |
| 50 Southport Cv (Jun 11, 2025) | $2,350,000 | $1,984,057 | 118.4 percent |
| 41 Southport Cv (Jul 28, 2025) | $4,600,000 | $2,658,670 | 173.0 percent |
| 49 Southport Cv (Aug 6, 2025) | $3,100,000 | $2,803,081 | 110.6 percent |
| 171 Topanga Dr (Jan 15, 2026) | $6,000,000 | $5,651,512 | 106.2 percent |
| 47 Southport Cv (Feb 25, 2026) | $3,625,000 | $3,435,927 | 105.5 percent |
| 195 Topanga Dr (Mar 6, 2026) | $3,850,000 | $2,116,316 | 181.9 percent |
| 66 Southport Cv (Mar 27, 2026) | $4,000,000 | $3,065,688 | 130.5 percent |
| 198 Topanga Dr (May 15, 2026) | $2,800,000 | $1,364,352 | 205.2 percent |
| 179 Topanga Dr (Jun 25, 2026) | $4,525,000 | $4,460,254 | 101.5 percent |
Across the 14 sales the recorded price runs from 85.9 percent to 205.2 percent of the 2026 just value, with a median of 121.5 percent, and 13 of the 14 prices are above just value. Most sales predate the January 1, 2026 valuation, and a rebuilt house can carry a just value that has not caught up, so do not offer from just value.
The Southwest Florida MLS, pulled October 3, 2026, shows 10 Southport on the Bay closings in the 12 months to that date, at a median sold price of $3,725,000, from $2,600,000 to $6,250,000. Median days on market was 158.5, and the median sale-to-list ratio was 93.3% of the final list price. Eight homes were listed for sale, from $1,995,000 to $4,350,000, none was pending, and months of supply is 9.6. MLS living area on the 10 closings ran from 1,888 to 6,525 square feet. 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 of Southport on the Bay transactions is 0 of 10. We do not blend these figures with the county record, because the two sources measure different things.
Southport on the Bay suits a buyer whose first requirement is a boat at the back door, a newer or rebuilt house on a Gulf-coast barrier island, and a 24-hour staffed boulevard gate without a club-condominium building. The 100 improved homes split by street, by build era and by size, and those three cuts decide most of the price.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county roll counts 100 improved homes on 112 parcels. Malibu Cv has six homes, San Mateo Dr 17, Topanga Dr 36 and Southport Cv 41. Just value is the Collier County Property Appraiser’s 2026 preliminary valuation for tax purposes, not a sale price.
| Street | Improved homes | Median county base area | 2026 median just value | Homestead on the 2026 roll | Roll year built 2016 or later | Qualified sales, 60 months (range) |
|---|---|---|---|---|---|---|
| Malibu Cv | 6 | 2,803.5 sq ft | $4,519,865 | 4 of 6 | 4 of 6 | 2 ($5,875,000 to $7,000,000) |
| San Mateo Dr | 17 | 2,432 sq ft | $2,230,658 | 13 of 17 | 7 of 17 | 4 ($2,175,000 to $3,675,000) |
| Southport Cv | 41 | 2,797 sq ft | $2,658,670 | 22 of 41 | 19 of 41 | 12 ($2,350,000 to $6,500,000) |
| Topanga Dr | 36 | 2,960 sq ft | $2,143,788 | 22 of 36 | 17 of 36 | 11 ($2,800,000 to $6,000,000) |
The home counts add to 100 (6, 17, 41 and 36), the homestead counts to 61 and the newer-home counts to 47. The sale counts add to 29 (2, 4, 12 and 11). Malibu Cv has the highest median just value, $4,519,865, on only six homes, and four of them are dated 2016 or later. Homestead on the roll is a proxy for full-time residency, and 61 of 100 homes carry it. Two streets hold most of the sale activity: Southport Cv and Topanga Dr recorded 23 of the 29 qualified sales in 60 months.
The roll dates 17 homes to the 1990s, 25 to the 2000s, 11 to 2010 through 2015 and 47 to 2016 or later, which adds to 100. Of the 47, 28 are dated 2022 to 2025 (5 in 2022, 8 in 2023, 10 in 2024 and 5 in 2025) and one more is dated 2021. We infer, and the roll does not say, that many of these replaced older houses on the same lots, because the year-built spread is the only evidence we have. The 47 newer homes carry a median 2026 just value of $3,182,567 and the 53 older homes $2,116,316.
Among the 14 sales in the leading window, eight are of homes the roll dates 2016 or later, at $2,800,000 to $7,000,000, and six are of earlier homes, at $2,175,000 to $3,850,000. The highest older-home price, $3,850,000, is below six of the eight newer-home prices. Both groups hold fewer than 10 sales, so we print ranges, and we make no claim that a new build commands a premium.
The roll shows three vacant homesite lots with a real value, at 2026 just values of $1,787,300, $1,907,472 and $2,493,920, one of them on Southport Cv, one on Topanga Dr and one with no street address. A buyer planning to build or rebuild should ask for the architectural guidelines first, because we could not confirm the review process, and then check four recorded limits. The declaration sets the 2,500 square foot minimum. The PUD allows four habitable floors over one parking level. The county’s floodplain rules require current elevation standards for a repair or improvement that costs 50 percent or more of the structure’s market value, with a freeboard of one foot above the base flood elevation, so an AE 10 address is built to 11 feet. And a new dock must meet the county dock code covered below.
Southport on the Bay does not suit a buyer who needs a published assessment schedule on day one, because we found no dollar figure in any recorded document. It does not suit a buyer who plans a Gulf-style short-term rental business, because the recorded rules set a 60-day minimum lease and no more than three leases a year. And it does not suit a boater with a tall tower or a deep keel who has not checked the water depth behind the specific lot, which the docks section covers.
Southport Cove is not a separate neighborhood. Southport Cove is the street Southport Cv inside Southport on the Bay and, by our inference, an MLS sub-name for homes on that street. It is not a recorded plat and not an association, and the 43 parcels addressed on Southport Cv sit across all four Southport on the Bay plats.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We tested the name against five kinds of evidence. The county parcel records contain no plat and no subdivision named Southport Cove. The 43 parcels on Southport Cv are spread over the four recorded plats, 30 in Unit One, 11 in Unit 2, one in Unit 2A and one in Unit 2B. The Florida Division of Corporations lists two associations for the neighborhood, the Property Owners’ Association and the Dock Owners’ Association, and none named Southport Cove. Southport Cv is the spine road, running about a kilometer northeast from Barefoot Beach Boulevard near Felipe Ln. And county staff reports call the whole area Southport on the Bay and Tract H of the planned unit development. The Southwest Florida MLS pull of October 3, 2026 does not carry Southport Cove as a subdivision name: the only subdivision name on the neighborhood’s listings in the pull, including the 16 closings and two active listings on Southport Cv, is Southport on the Bay.
Owning in Southport on the Bay layers costs in four places: county property tax, insurance, association assessments and dock upkeep. The county tax is the only layer with a published figure, a median 2026 preliminary bill of $19,827. We found no insurance premium and no assessment figure in any primary source, so the estoppel certificate is the route to that number.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Cost layer | Who levies it | What the documents say | Published amount |
|---|---|---|---|
| Neighborhood assessment | Southport on the Bay Property Owners’ Association | Association expenses include Master Association amounts (Restated Declaration, OR 2594 PG 259) | None found |
| Master level | Barefoot Beach Master Association, through its member entities | Boulevard, gate and speed humps (bylaws, OR 4675 PG 2424) | None found |
| Dock association | Southport on the Bay Dock Owners’ Association | Docks and slips are handled by this separate association | None found |
| Special assessments | Either association | None found in the recorded documents we read | None found |
| County taxes | Collier County and taxing districts | 9.4020 mills on the 2026 preliminary roll | Median bill $19,827 |
| Transfer or capital-contribution fees | Not confirmed | Not found in the documents we read | None found |
| Insurance | Insurers, by address | Owner insures the home; every tested address is in Zone AE | Premiums not published |
Association fee as shown in the MLS listing fee fields: Listings in the Southwest Florida MLS on October 3, 2026 show an association fee of $5,166 a year on seven of the eight active Southport on the Bay listings and $4,674 a year on the eighth, as entered by the listing agents. The entries disagree, and the association budget and the estoppel certificate are the binding sources.
Three documents give the number. The estoppel certificate, which Florida Statute 720.30851 requires within 10 business days of a written request, states the regular periodic assessment, what it is paid through and any special assessments. The statute caps what the association may charge for the certificate, adjusted every five years, so read the current figures in the statute. The disclosure summary under Florida Statute 720.401 has blanks for the current assessment amount. The association’s budget shows what the money funds. We do not publish a fee estimate, because any figure we gave would be a guess.
The median 2026 preliminary tax bill on the 100 improved homes is $19,827, ranging from $3,067 to $74,828. The median is $16,255 for the 61 homestead homes and $25,246 for the 39 others. The 2026 preliminary millage is 9.4020 mills, the sum of the county at 3.9293, the school board at 4.1470 and other taxing units at 1.3257, with no municipal levy because Southport on the Bay is in unincorporated Collier County. The tax section below works an example on a recorded price.
A Southport on the Bay buyer should check the Florida Statute 720.401 disclosure summary, the recorded 1999 Restated Declaration and 2019 rules, the 2021 Certificate of Revitalization, the association budget, the estoppel certificate and the dock owners’ documents. Florida protects a homeowners association buyer differently from a condominium buyer.
Under Florida Statute 720.401, a prospective parcel owner must be presented a disclosure summary before executing the contract. A buyer who was not given the summary before signing may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived. The statute lists no duty to deliver the declaration, the budget or the rules, so a careful buyer asks for them anyway, and we ask in the first request. A summary presented before signing means the cancellation right never arises.
The condominium protections that buyers of condominium units receive, the section 718.503 package and its 7-day cancellation window, do not apply to Southport on the Bay, because the homes are detached and the owner owns the structure. Florida also requires the seller to give the buyer the flood disclosure under Florida Statute 689.302 at or before the contract, and the property tax disclosure under Florida Statute 689.261.
Revitalization is a statutory process under Part III of Florida’s homeowners association chapter, sections 720.403 to 720.407, for reviving a declaration of covenants that has ceased to govern some or all parcels in a community. Under section 720.404 the revived declaration may not be more restrictive than the old one, with limited exceptions. Under section 720.407 the approved documents are effective on recording for every affected parcel, whether or not the owner voted for them. Southport on the Bay’s certificate was recorded December 7, 2021. The reason the neighborhood revived its covenants is our inference, not a statement in the documents we read. For a buyer the practical point is that the revived declaration binds every parcel, so the 1999 and 2021 documents are read together.
The 2019 recorded rules require leases of at least 60 days with no more than three per calendar year, and a copy of any lease must reach the board 10 days before possession. The Restated Declaration permits dogs and cats. Architectural and dock approval steps are not confirmed in the sources we could read, so ask the manager in writing.
The Amended and Restated Rules at OR 5640 PG 3564 set the leasing rule. Three leases a year at 60 days or more is a seasonal-lease pattern, not a nightly-rental pattern. A stay shorter than 60 days is not permitted by those rules. We have no MLS data to show what Southport on the Bay leases bring, and we do not estimate one.
The Restated Declaration at OR 2594 PG 259 states that dogs and cats are permitted. The documents we read gave no numeric limit on pets, no weight cap, no breed list and no leash rule for Southport on the Bay, so a buyer with a large dog or several animals should confirm those details in the full rules before making an offer. The Barefoot Beach Preserve nearby does not allow dogs, which matters to a dog owner who assumed a walk on the preserve beach.
The approval process for new construction, exterior changes, fences, docks and landscaping is not confirmed in the sources we could read, and neither is any approval step on a sale. A buyer planning construction should ask the manager for the architectural guidelines, the approval fee schedule and the review timeline, and should confirm whether the dock owners’ association has its own approval step for dock work. County permits are a separate requirement that applies whatever the association says. We found no age restriction in the documents we read.
Many homes on the bay side have private docks, and the Southport on the Bay Dock Owners’ Association handles docks and slips. A dock that protrudes more than 20 feet needs county approval, the PUD does not allow new seawalls on the bayfront shoreline, and no published survey gives channel depth. A buyer should treat the dock as its own file.
Data updated: October 2026 (Collier County Land Development Code section 5.03.06, Collier County Hearing Examiner file for March 13, 2025, NOAA charts)
Individual lot docks are permitted in Tracts H and I of the PUD, which are Southport on the Bay and Bayfront Gardens. The Southport on the Bay Dock Owners’ Association is a separate self-managed Florida not-for-profit corporation incorporated December 14, 1994, and the Restated Declaration leaves docks and slips to it. We could not confirm what the association owns, whether it keeps a common dock, what it charges or how a slip or dock right transfers on a sale. Those questions go in the buyer’s document request, and the answers belong in the contract.
Collier County’s Land Development Code section 5.03.06 sets the dock rules. On a waterway 100 feet or wider, the dock and the moored boat together may not protrude more than 20 feet, and on a narrower waterway the limit is 25 percent of the width or 20 feet, whichever is less. Side setbacks are 15 feet for a lot with 60 feet or more of water frontage and 7.5 feet otherwise. A boat-lift canopy may be no more than 35 feet long and 12 feet high. Whether the planned unit development or the covenants set stricter limits was not checked.
The best local example is a petition at 185 Topanga Dr, BD-PL20240007420, heard by the Collier County Hearing Examiner on March 13, 2025, with a legal notice on the Clerk’s site. It asked for a 32.25-foot extension past the 20-foot limit, 52.25 feet in all into a waterway about 209 feet wide, for a two-slip dock with lifts for a 28-foot and a 35-foot boat. The lot is Lot 90 of Unit One, 0.43 acre.
Staff reported that the dock must cross a 20-foot conservation easement over natural mangrove shoreline, that the Conservancy of Southwest Florida sent a letter of no objection, and that there was not enough water at low tide for the vessels without the extension. Staff recommended approval with a native planting plan and no certificate of completion until the house has a certificate of occupancy. We did not find the Hearing Examiner’s decision, so we do not say how the petition ended. The lesson is that a dock beyond 20 feet is a county approval with conditions, not a given.
No published survey gives channel depth for the whole waterway. Two data points exist. The staff report for 185 Topanga Dr states there was insufficient water depth at mean low tide for the proposed vessels without the extension. A letter from a neighboring association in the county file reports a depth-finder reading of 5 feet at high tide and 3.5 feet at low tide in the dead-end waterway north of Topanga Dr on March 1, 2025, and calls the area uncharted. That is a resident’s observation, not a survey. A buyer with a deep-draft boat should have a depth survey at the specific dock before relying on either number.
The route south runs through Little Hickory Bay and the waterway to Wiggins Pass behind the preserve, with no bridge on NOAA’s electronic chart, and NOAA’s Coast Pilot 5 says Wiggins Pass is subject to frequent changes. The route north passes under the fixed Bonita Beach Road bridge, which NOAA’s electronic navigational chart bridge layer lists at 12.8 feet of vertical clearance, so a boat taller than about 12 feet goes south, which is our inference from the charted clearances. We could not confirm a run time to open Gulf water, so we publish none.
Our advice, not a recorded fact, in the order we would work it:
Buying a boating home? Start your Southport on the Bay at Barefoot Beach buyer consultation or Call Marc at (239) 287-5873, and we will request the dock file with the association papers.
Every Southport on the Bay address we tested is in a FEMA Special Flood Hazard Area, Zone AE with a base flood elevation of 10 or 11 feet NAVD88, on FIRM panel 12021C0179J effective February 8, 2024, and in Hurricane Evacuation Zone A. Flood is per address, never one community-wide zone, and no premium is published for any home here.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Collier County layers, queried October 1, 2026)
We looked up eleven Southport on the Bay addresses in the county’s address points and in FEMA’s National Flood Hazard Layer on October 1, 2026, and compared each building footprint with the zone polygons, which is our reading of the public map layers. A building that touches two zones is rated in the more hazardous one.
| Address | Zone at the address point | Base flood elevation (ft NAVD88) | Footprint by zone | Wave-action line (LiMWA) |
|---|---|---|---|---|
| 171 Topanga Dr | AE | 10 | AE 10, 100% | Line crosses the footprint |
| 193 Topanga Dr | AE | 11 | AE 11, 72%; AE 10, 28% | Line crosses the footprint |
| 215 Topanga Dr | AE | 10 | AE 10, 100% | Landward, 78 m from the line |
| 195 San Mateo Dr | AE | 10 | AE 10, 100% | Landward, 15 m from the line |
| 212 San Mateo Dr | AE | 10 | AE 10, 100% | Landward, 63 m from the line |
| 222 Malibu Cv | AE | 10 | AE 10, 100% | Landward, 26 m from the line |
| 39 Southport Cv | AE | 10 | AE 10, 100% (the parcel carries a 1% sliver of VE 12 at the water) | Landward, 10 m from the line |
| 58 Southport Cv | AE | 10 | AE 10, 100% | Landward, 30 m from the line |
| 75 Southport Cv | AE | 10 | AE 10, 100% | Landward, 77 m from the line |
| 86 Southport Cv | AE | 10 | AE 10, 100% | Landward, 18 m from the line |
| 98 Southport Cv | AE | 10 | AE 10, 100% | Landward, 77 m from the line |
The Limit of Moderate Wave Action, or LiMWA, is a line on FEMA’s flood maps that separates a coastal A zone, seaward of the line, from the zone behind it. Every LiMWA statement here is our reading of the public map layers, not a surveyor’s determination, and a row where the line is within about 30 meters or crosses the footprint is unresolved until someone checks the printed FIRM panel and an elevation certificate. FEMA’s map service center has the printed panel.
The U.S. Geological Survey filed a high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at the northwest corner of Barefoot Beach Boulevard and Anguilla Ln, inside the gates and roughly 100 meters from 193 Topanga Dr by our measurement. FEMA’s base flood elevation at that spot is 10 feet, so the Ian mark was about 1.8 feet above the base flood elevation (11.76 minus 10 is 1.76), and the mark includes some wave effect. The National Hurricane Center’s report on Ian says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples, and that in Collier County 33 buildings were destroyed and over 3,500 sustained major damage. Southport on the Bay faces the bay, not the Gulf beach, and we do not state damage to any building.
No Southport on the Bay parcel touches a Coastal Barrier Resources System unit, so federal flood insurance remains available. The nearest unit north of Bonita Beach Road in Lee County waters comes within about 130 meters of 171 Topanga Dr and touches no Barefoot Beach parcel, and the unit in the preserve to the south is FL-65P at Wiggins Pass. Unincorporated Collier County holds a Community Rating System Class 5 rating, which gives a 25 percent discount on National Flood Insurance Program policies, though not on private flood policies, and FloodSmart is the program’s consumer site. The county’s Floodplain Management Ordinance 2019-01 applies a 50 percent rule: a repair or improvement that costs 50 percent or more of the structure’s market value triggers current elevation standards, and the county’s freeboard is one foot above the base flood elevation.
A federally regulated lender must require flood insurance on a loan for a building in a special flood hazard area, and every address we tested is in one. For wind, Florida Statute 627.351 sets Citizens Property Insurance eligibility: a risk is not eligible unless the premium from an authorized private insurer is more than 20 percent greater than comparable Citizens coverage, and a Citizens policy on a home in a special flood hazard area requires flood coverage, from issuance for new policies since April 1, 2023 and at renewal since July 1, 2023. A wind mitigation inspection can earn credits under Florida Statute 627.0629, so order one with the home inspection.
We do not publish a premium for any home here, because premiums depend on the roof’s age, window protection, elevation, claims history and the carrier, and an estimate would be a guess. Price the wind policy, the flood policy and any excess flood coverage by address before the inspection period ends, with these four documents in hand: an elevation certificate, a wind mitigation report, the roof’s replacement record and the seller’s claims history. Those documents decide whether the home insures at a price you will accept, and they are the strongest negotiating facts in a purchase here.
We did not retrieve a Collier County permit history for any Southport on the Bay address for this page, and we found no recorded or government document reporting storm damage to a Southport on the Bay building. What the county roll does show is rebuilding: 28 homes are dated 2022 to 2025, and 47 of 100 are dated 2016 or later.
Collier County issues the building permits, and a buyer can search a home’s permit history on the county’s permit history search page. We did not run that search for every address, and a search we did not run is not a finding that a home has no permits. The year-built dates are the roll’s, so we cannot say which homes were rebuilt after Hurricane Ian and which were torn down for other reasons. The roll’s 28 homes dated 2022 to 2025 (5 in 2022, 8 in 2023, 10 in 2024 and 5 in 2025) are, by our inference, often new houses on older lots, but that is not a permit finding.
A buyer can finance a home in Southport on the Bay, and lenders will ask for the association’s documents, a flood determination, wind and flood insurance and an appraisal that compares recorded sales on different streets and build years. At prices from $2,175,000 to $7,000,000 in the last 24 months, many loans will be jumbo-size, so ask lenders for their own terms.
A financed purchase adds two state taxes on the loan, which we work through in the closing-cost section below, and a lender’s title policy. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls, so the financing and the title choices are made together.
A buyer should budget about $36,198 a year in property tax if the county’s valuation of a $3,850,000 purchase moved to the price, against $19,827 for the neighborhood’s median 2026 bill, plus one-time closing costs. Florida’s deed tax on $3,850,000 is $26,950, which Collier custom assigns to the seller, and an 80 percent loan adds $16,940 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 Southport on the Bay parcel is 9.4020 mills, made of the county at 3.9293, the school board at 4.1470 and other taxing units at 1.3257, with no municipal levy. Check: 3.9293 + 4.1470 + 1.3257 = 9.4020.
Take the neighborhood’s median 2026 just value of $2,603,340. As an illustration for a non-homestead purchase at that value, before exemptions and non-ad valorem charges: $2,603,340 divided by 1,000 is 2,603.34, and 2,603.34 times 9.4020 is $24,477 after rounding. The county’s actual median 2026 preliminary tax bill across the 100 improved homes is $19,827. Actual bills run lower because 61 of the 100 parcels carry the homestead exemption and its assessment cap: the homestead median is $16,255 across those 61, and the 39 non-homestead parcels have a median of $25,246. Source: Collier County Property Appraiser, 2026 preliminary tax roll.
Florida resets the assessment after a sale. For property assessed under the homestead cap, section 193.155 says it 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 home at 195 Topanga Dr sold for $3,850,000 on March 6, 2026 and carries a 2026 preliminary just value of $2,116,316 and a 2026 preliminary tax bill of $19,898. If the county’s valuation of that home moved to the recorded price, the same 9.4020 mills would produce $36,197.70 ($3,850,000 divided by 1,000, times 9.4020). That is arithmetic, not a forecast, because the county sets its own valuation after a sale.
A buyer who will live in the home full time should file for the homestead exemption after closing if the home is the permanent residence on January 1, as section 196.031 describes. Ask the seller for the property tax 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, which is 70 cents per $100 of consideration under Florida Statute 201.02. The purchase contract controls, so any of these can be negotiated. We negotiate the allocation, not the custom.
The example uses the March 6, 2026 recorded sale at 195 Topanga Dr, $3,850,000, which is also the median of the 29 sales in the 60-month window.
| Closing item on a $3,850,000 purchase | Arithmetic | Who customarily pays | Amount |
|---|---|---|---|
| Deed documentary stamps | 38,500 times $0.70 | Seller | $26,950 |
| Owner’s title policy and closing agent | Promulgated and negotiated rates, not computed here | Buyer | Not computed |
| Mortgage documentary stamps, 80 percent loan | Loan $3,080,000; 30,800 times $0.35 | Buyer | $10,780 |
| Nonrecurring intangible tax, 80 percent loan | $3,080,000 times 0.002 | Buyer | $6,160 |
| Estoppel certificate | Capped by statute, adjusted every five years; no dollar figure here | Per contract | Ask the manager |
| Prorated taxes and assessments | Set by the closing date | Per contract | Closing statement |
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 $10,780 plus $6,160 is $16,940 on this example. The same deed-tax arithmetic on other recorded prices gives $19,600 at $2,800,000, $31,675 at $4,525,000 and $49,000 at $7,000,000. These are illustrations of the statutes, not a quote, and a buyer’s closing statement also carries recording fees, the lender’s charges, a survey, inspections and a dock survey if you order one.
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 describe the practice change: offers of compensation can no longer be made on the MLS, a participant working with a buyer must have a written agreement with the buyer before the buyer tours a home, and the agreement must state that compensation is not set by law and is fully negotiable. The association’s Written Buyer Agreements 101 page explains the agreement itself. A buyer may ask a seller to pay the buyer’s agent as a term of the offer, and a seller may offer a concession. This page describes the rules and does not replace the source.
At prices from $2,175,000 to $7,000,000, an agent’s compensation is a meaningful number, and 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, and you should ask any agent the same. Our buyer representation page explains how we represent buyers. Whichever agent you choose, read the agreement’s term, the territory and the compensation clause before you sign.
Southport on the Bay is zoned for Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School in Collier County Public Schools, according to the district’s attendance-zone locator. We checked 193 Topanga Dr and 58 Southport Cv on October 1, 2026, and both returned the same three schools. Zones can change, so confirm by address.
Data updated: October 2026 (Collier County Public Schools zone locator, queried October 1, 2026)
| Level | School | District locator address | Road distance from 193 Topanga Dr (our estimate) |
|---|---|---|---|
| Elementary | Naples Park Elementary School | 685 111th Ave N, Naples, FL | 7.7 miles |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples, FL | 9.0 miles |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples, FL | 9.1 miles |
The distances are our inference from a public routing service and do not include traffic. Other public sources give Aubrey Rogers High School a Veterans Memorial Boulevard address, so we use the district locator’s address and suggest that a family confirm the address before driving.
Daily life at Southport on the Bay runs through the Barefoot Beach Boulevard gate, staffed around the clock by the Master Association, about 0.7 mile by road from Bonita Beach Road. The beach is a public county preserve at the boulevard’s end, the neighborhood’s own amenity is its docks, and the nearest Publix is an estimated 2.9 miles away.
The turnover agreement at OR 4519 PG 1839 has the Barefoot Beach Master Association staff the guardhouse around the clock, maintain the 20 mph speed humps and keep the dock pull-offs. The Master Association owns the roughly 1.8-mile boulevard, and the State of Florida holds a recorded permanent 60-foot ingress and egress easement over the boulevard corridor at OR 1376 PG 279. Both facts are in the record, and we do not characterize any dispute. Guest pre-registration, vendor rules, staffing hours and resident decal rules for Southport on the Bay are not confirmed, and who maintains Southport’s own streets is not confirmed, so ask the manager for the current gate procedure and the road responsibility in writing, because they change how contractors and showings work. We found no second gate inside the neighborhood.
Buy in Southport on the Bay at Barefoot Beach if you want the most choice inside the gate on the bay, a documented dock owners’ association and newer construction, and buy in Bayfront Gardens at Barefoot Beach if you want a smaller enclave of 27 homes with one flood zone and elevation on every parcel. Southport on the Bay has 29 qualified sales in 60 months, Bayfront Gardens six.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The two neighborhoods are the bay-side single-family places inside the Barefoot Beach gate, and our Bayfront Gardens guide audits the other record. Buyers who want that neighborhood specifically can read how we help buyers in Bayfront Gardens at Barefoot Beach.
| Question | Southport on the Bay | Bayfront Gardens | What it means for a buyer |
|---|---|---|---|
| How many homes? | 100 improved homes on 112 parcels | 27 improved homes on 35 parcels | Southport on the Bay offers far more choice and more resales |
| Leasing | 60-day minimum, three leases a year | Bayside (lots 1 to 10): 30-day minimum, three a year; Bayfront Gardens (lots 11 to 33): not published | Ask the Bayfront Gardens association for its leasing clause |
| Dock association | Separate Southport on the Bay Dock Owners’ Association, 1994 | Not confirmed | Ask each association what it owns |
| Year built on roll | 1990 to 2025, 47 of 100 dated 2016 or later | 1990 to 2024, no year with more than four homes | Southport on the Bay has had more recent building |
| FEMA zone (our reading of the public map layers) | AE, 10 to 11 ft; one parcel with a 1% VE sliver | AE, 10 ft on all 35 parcels | Bayfront Gardens has the simpler zone picture |
| Wave-action line (our reading of the public map layers) | Mostly landward; two tested homes cross the line | Two tested addresses seaward of the line, 241 Bayfront Dr and 244 Barefoot Beach Blvd | Check the printed FIRM for any lot |
| 60-month qualified sales | 29, median $3,850,000, range $2,175,000 to $7,000,000 | 6 sales, range $3,026,000 to $6,650,000 | Six sales are too few to compare by median |
| 2026 median just value | $2,603,340 | $3,108,994 | The county values Bayfront Gardens homes about $505,654 higher |
| 2026 median tax bill | $19,827 | $24,822 | Bayfront Gardens bills about $4,995 more at the median |
The differences in the last rows are arithmetic on the county’s own files: $3,108,994 minus $2,603,340 is $505,654, and $24,822 minus $19,827 is $4,995. The homestead shares are 61.0 percent and 51.9 percent. Bayfront Gardens had 4 not-qualified deeds over $100,000 in the 60 months, and Southport on the Bay had 8, so neither range is built on all recorded deeds.
You want the most choice inside the gate on the bay, a documented dock owners’ association, newer construction and the highest allowed house height. You lease for the season and a 60-day minimum suits your plans. And you want a resale record deep enough to price from several recent sales, such as the 14 in the last 24 months.
You prefer a smaller enclave of 27 homes, you want the simpler Zone AE 10 flood picture on every parcel, and a higher recorded price level matters more to you than a deep sales record. Read our Bayfront Gardens page before you decide, and ask both associations for their leasing clauses and dock rules.
Southport on the Bay is the community’s largest single-family neighborhood and one of only three places with a county window of 10 or more qualified sales, a 24-month window of 14 sales at a $3,737,500 median. Its 2026 median just value of $2,603,340 sits between the Club’s $1,582,030 and the beach-lane estates’ $6,578,899.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Each row carries its own window, because the windows differ. Where no window reaches 10 sales, we list the sales on that place’s page instead of printing a median.
| Place | Homes | Leading window | 60-month n (range) | Median just value (range) | Median tax |
|---|---|---|---|---|---|
| Barefoot Beach Club (all four associations) | 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 | 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 | 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 | 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 | 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 | 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 | 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) | 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 | 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) |
Southport on the Bay is the only single-family neighborhood in Barefoot Beach with a deep enough record to price from several recent sales, and its 60-month median of $3,850,000 is $900,000 above the community-wide median of $2,950,000 (the arithmetic is $3,850,000 minus $2,950,000). The beach-lane estates and Barefoot Estates sit far above it on just value, and the condominiums and villas far below. If a condominium with a larger amenity set suits you better, read our Barefoot Beach Club guide or our Villas at Barefoot Beach guide. For community-wide buying steps, see our Barefoot Beach buyer page, and for the smallest enclaves look at Barefoot Bay.
The main advantages of buying in Southport on the Bay are private docks on the bay, the deepest recorded sales history in single-family Barefoot Beach, newer construction and a staffed gate. The main costs are Zone AE flood construction, assessments that are not published, a county approval process for dock work and a lease rule that rules out short stays.
To see Southport on the Bay homes for sale, tell us your budget, street and boating needs, and we watch the Southwest Florida MLS for the 100 homes and send each match with its recorded sales, flood data and documents to request. With about six sales a year, a saved search matters more than a browse.
Active and pending Southport on the Bay listings in the Southwest Florida MLS on October 3, 2026: eight active, at list prices from $1,995,000 to $4,350,000, none pending, and 9.6 months of supply. We report the count as of the pull date and will not guess a count between pulls. If you see a Southport on the Bay address, send it to us and we will pull the county record, the flood data and the documents before you tour. For listings across the area, our Domain Realty Group team’s site carries the search, and we explain the representation side on our buying page.
You get a personalized Southport on the Bay 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, boat and whether leasing matters, and we send the homes that fit with their recorded sales.
We start with the price you can support from the nearest recorded sales, then walk through the disclosure summary, the estoppel, the association papers, the dock file and the flood and insurance quotes your lender will ask for.
Start your Southport on the Bay 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.
Marc Comisar is a top-reviewed Barefoot Beach 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 every one of the 4 quotes word for word, and these clients describe their own purchases with us, not a sale in Southport on the Bay. This is how Top 1% Real Estate Agents Nationally Since 2008 shows up in practice.
★★★★★ “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
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond 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 Southport on the Bay, answered from the records cited on this page. Where a fact is not published, we say so.
Southport on the Bay is a gated waterfront community of 100 improved homes on four plats off Barefoot Beach Boulevard, in unincorporated Collier County. It is a chapter 720 homeowners’ association on a planned unit development, with private docks on the bay.
No. Each home is a separately deeded detached house, and the association is a homeowners’ association under chapter 720. Condominium statutes, including the milestone inspection and reserve study rules, do not apply, so the documents to read are the declaration, rules and budget.
Neither city. The mailing address is Bonita Springs, but the homes sit in unincorporated Collier County, so Collier County taxes apply at a 2026 preliminary millage of 9.4020 mills, with no municipal levy.
The county recorded 14 qualified sales in the last 24 months, from $2,175,000 to $7,000,000, at a median of $3,737,500. The 60-month median is $3,850,000 on 29 sales. The 2026 median just value is $2,603,340, well below recorded prices.
The county’s qualified record shows 6 sales in the 12 months counted back from October 1, 2026. Six is too few for a median, so we print no median for that window and lead with the 24-month figures, which rest on 14 sales.
Almost always. Across the 14 sales in 24 months, recorded prices ran from 85.9 percent to 205.2 percent of the county’s 2026 preliminary just value, with a median of 121.5 percent, and 13 of 14 sold above it.
The Southwest Florida MLS showed eight Southport on the Bay homes for sale and none pending on October 3, 2026, with list prices from $1,995,000 to $4,350,000. Call Marc at (239) 287-5873 for the current list.
The Southwest Florida MLS, pulled October 3, 2026, shows a median of 158.5 days on market for the 10 Southport on the Bay closings in the 12 months to that date, from 49 days to 371 days. The county shows how often homes trade: 29 sales in 60 months across 100 homes, so supply is thin. The MLS shows 35 closings in the same 60 months, and the two sources count differently.
No dues figure appears in any recorded document we read, so we state none. The estoppel certificate under Florida Statute 720.30851, the budget and the rules are the routes to the real number, and the estoppel fee is capped by statute.
We found none in the recorded documents, but we also found no budget, so the absence is not proof. The estoppel certificate lists any special assessment due, and the disclosure summary under Florida Statute 720.401 has a line for it.
Only if the disclosure summary was not given to you before you signed. Under section 720.401 a buyer who received the summary before executing the contract has no cancellation right, so ask for the summary and the declaration before you make an offer.
Section 720.30851 gives the association 10 business days after a request, and caps the fee by statute, adjusted every five years. We state no dollar figure because the cap changes.
Rentals are allowed with limits. The 2019 recorded rules set a 60-day minimum lease and no more than three leases per calendar year, with a copy of each lease to the board 10 days before possession.
Yes, the declaration permits dogs and cats. We found no numeric limit, weight cap or leash rule in the documents we read, so a buyer with several animals or a large dog should confirm in the full rules.
Homes sit in FEMA Zone AE with a base flood elevation of 10 or 11 feet NAVD88, tested at eleven addresses on FIRM panel 12021C0179J. Flood is per address, never one zone.
We found no published premium and do not estimate one. Unincorporated Collier County holds a Community Rating System Class 5 rating, a 25 percent discount on federal flood policies. Florida Statute 627.351 governs Citizens.
The U.S. Geological Survey measured 11.76 feet NAVD88 of Ian high water inside the gates, and the National Hurricane Center reported 8 to 12 feet of inundation nearby. We state no damage to any building.
A repair or improvement costing 50 percent or more of a structure’s market value must bring the whole structure up to current flood standards. Collier County applies it under Floodplain Management Ordinance 2019-01, and for a rebuild that means the county’s elevation of one foot above base flood.
The planned unit development bars new seawalls on the bayfront shoreline. County code section 5.03.06 limits a dock and boat together to 20 feet of protrusion on a waterway of 100 feet or more, with a Hearing Examiner extension process.
No published survey covers the whole waterway. A resident letter in a 2025 county file reported 5 feet at high tide and 3.5 feet at low tide north of Topanga Dr, and staff found shallow low-tide water at 185 Topanga Dr.
We could not confirm a run time, so we publish none. The route south passes through Little Hickory Bay and the waterway to Wiggins Pass with no bridge, and NOAA says Wiggins Pass is subject to frequent changes.
Yes. It sits behind the Barefoot Beach Boulevard gate, which the Master Association staffs around the clock under the turnover agreement. Guest, vendor and contractor procedures are not confirmed in any source we could read, so ask the manager before you schedule showings or work.
It faces the bay, not the Gulf, and we have not measured a walking distance. The Barefoot Beach Preserve is a county park open to the public on the same boulevard.
We found no recorded document that requires it, so membership appears to be optional, but we did not confirm the terms or any fee. Ask The Club at Barefoot Beach for its membership rules in writing before you rely on it.
The review process is not confirmed in the sources we could read. The declaration sets a 2,500 square foot under-air minimum with a two-car garage, and the planned unit development allows four habitable floors over parking.
The provider and the sewer or septic status by address are not confirmed, and we do not guess. The 1985 ordinance placed the land in the Collier County Water-Sewer District’s area, but we could not verify that as today’s provider.
The median 2026 preliminary tax bill on the 100 improved homes is $19,827, with a range of $3,067 to $74,828. A buyer’s own bill depends on the purchase-year assessment and exemptions, because the county resets the assessment under section 193.155 after a sale.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the seller customarily pays deed stamps. The contract controls, so confirm both in the purchase agreement before you sign.
On the $3,850,000 recorded sale at 195 Topanga Dr, deed stamps at $0.70 per $100 come to $26,950. A buyer financing 80 percent would also owe $10,780 in mortgage stamps and $6,160 in intangible tax, $16,940 together.
No. Southport Cove is a street, Southport Cv, inside Southport on the Bay, not a plat or an association. The street’s homes share the same declaration, gate and docks association as the other three streets.
No. We tested the parcels against the Coastal Barrier Resources System mapper, and no unit covers any home. The nearest units sit in Lee County waters to the north and in the Wiggins Pass area to the south, so federal flood insurance remains available.
Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School in Collier County Public Schools. We checked two addresses on October 1, 2026, and the district locator returned the same three schools.
There are 100 improved homes on 112 county parcels, and the master bylaws count 104 doors, while the 1985 ordinance allocated 77 units to one tract. Each count measures something different, so we publish all three and ask the manager how the association counts members.
Since August 17, 2024, a buyer and a buyer’s agent need a written agreement before touring a home, and compensation is negotiable, not set by law. We put our terms in writing before we tour with you.
McGreevy and Comisar of Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, tracked every county-qualified sale here for this page and read the recorded declaration, rules and dock case. Call Marc at (239) 287-5873.
A Barefoot Beach specialist matters here because the price is the smaller part of the decision: the documents, the dock, the flood elevation and the insurance quote decide whether the deal closes. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the recorded declaration before we show you a home.
We tracked every one of the 29 county-qualified Southport on the Bay sales in the last 60 months. Sellers weighing the other side can read how we sell Southport on the Bay homes or request a free Southport on the Bay valuation. Call Jesse direct at (239) 898-6072.
We could not verify the association’s dues, budget, reserves, gate procedures, utility providers or insurance premiums, because none is published in a document we could read. We pulled the Southwest Florida MLS for this page on October 3, 2026. Each item below names the route that answers it.
If you are ready to buy in Southport on the Bay, start your Southport on the Bay at Barefoot Beach buyer consultation or Call Marc at (239) 287-5873, and we will send the homes 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 Southport on the Bay 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 they read the county’s recorded sales and the recorded declaration before writing a word.
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 in Southport on the Bay? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Southport on the Bay home? Get a free Southport on the Bay 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 primary documents behind the declaration, rules, boating and governance sections of this page, hosted by the Collier Clerk and Collier County.
| Document | Recorded or issued | What it is |
|---|---|---|
| Restated Declaration | OR 2594 PG 259, September 22, 1999 | The governing covenants for Southport on the Bay |
| Certificate of Revitalization | OR 6052 PG 1658, December 7, 2021 | The certificate that revived the covenants under chapter 720 |
| Amended and Restated Rules | OR 5640 PG 3564, June 12, 2019 | Leasing rules: 60-day minimum, three leases a year |
| Master Association Amended and Restated Bylaws | OR 4675 PG 2424 | Member entities, door counts and the boulevard |
| County staff report, Topanga Dr dock case | March 13, 2025 | Findings in case BD-PL20240007420 |
Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Southport on the Bay at Barefoot Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.