Villas 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.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our buying plan for a villa at Villas at Barefoot Beach, the 50 fee-simple, party-wall villas on Barefoot Cir at the north end of Barefoot Beach. The full neighborhood record sits in our Villas at Barefoot Beach guide. This page turns that record into steps: what the villas have recorded at, what a buyer pays beyond the price, what the association’s papers require and what to ask for before you sign.
Bonita Springs or Naples? The mailing address says Bonita Springs, ZIP 34134, but the Villas sit 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 fact changes how you buy here: the county’s roll codes all 50 villas as condominium use, and the Villas are not a condominium. Each owner holds a deed to a villa parcel, and the owners answer to a homeowners’ association under chapter 720 of the Florida Statutes, not a condominium association under chapter 718.
Three other names are easy to confuse with this one. Barefoot Beach Club is the 348-unit condominium community on the boulevard, The Club at Barefoot Beach is a separate private beach and tennis club whose membership does not convey with any deed, and Barefoot Beach Club is also the name of unrelated hotels elsewhere in Florida. None of them is the Villas. Southwest Florida MLS figures on this page are from the pull of October 3, 2026.
To buy a villa at Villas at Barefoot Beach in 2026, start with the paperwork, not the price: ask for the Florida Statute 720.401 disclosure summary before you sign, plan 30 days for the association Board to approve you, get flood and wind quotes for the exact villa, and price from the nearest recorded villa sale, because the county holds only four qualified sales in five years.
The order matters because a 50-villa community has almost no sales record to lean on. A buyer in a 300-unit building can price from dozens of recent sales. A Villas buyer prices from a handful of recorded deeds, and the villas differ by plan, row and building campaign, so the work moves from the market to the documents. We build that file for your short list before you tour, and our Villas at Barefoot Beach guide carries the full record behind it.
These are the seven facts a Villas at Barefoot Beach buyer should know in October 2026, each explained in the section that covers it.
Each link below jumps to its part of this page.
McGreevy and Comisar are the buyer’s agents for the Villas at Barefoot Beach because we read the recorded 2002 declaration, the county’s sales file and the flood maps before we recommend a villa, 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 Villas at Barefoot Beach buyer track record (last 12 months): Our Villas buyer count is zero. McGreevy and Comisar closed no sale at Villas at Barefoot Beach through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. The MLS shows 2 Villas closings in the 12 months to that date, so our share of the transactions is 0 of 2, and the highest-priced sale was $5,500,000 on May 8, 2026.
What we can document is what we tracked. We tracked every one of the 4 county-qualified Villas sales in the last 60 months, and we read every one of the 110 recorded Villas sales in the county’s all-history file, 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 Villas number.
You will work with Jesse McGreevy and Marc Comisar themselves. Both are licensed Florida agents, with license numbers in the footer of this page, 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 Villas at Barefoot Beach guide holds the neighborhood record and our Barefoot Beach buyer page compares every product in the community.
Villas at Barefoot Beach recorded 4 county-qualified sales in the 60 months since October 2021, between $1,500,000 and $3,500,000, all resales, and one of them, $1,500,000 on February 24, 2026, fell in the last 12 months. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings, and four sales cannot set a price.
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 lists the sales instead of quoting a median whenever a window holds fewer than 10. The Villas never reach 10 inside five years, so each window below shows its count and range, and the sales follow. The county file was built from Collier County Property Appraiser files dated August 29 and August 31, 2026, and the newest recorded sale in it is dated August 24, 2026.
| Window | Qualified sales (n) | Lowest | Highest |
|---|---|---|---|
| Last 12 months (since October 2025) | 1 | $1,500,000 | $1,500,000 |
| Last 24 months (since October 2024) | 2 | $1,500,000 | $2,000,000 |
| Last 36 months (since October 2023) | 3 | $1,500,000 | $3,500,000 |
| Last 60 months (since October 2021) | 4 | $1,500,000 | $3,500,000 |
A qualified sale is one the county coded as an arm’s-length sale for the Department of Revenue. Qualified sales are a county record, not an MLS record, and the county can lag a closing by weeks.
We read every one of the 4 qualified Villas sales in the county record for this page. All four are resales and none is builder-direct. Price per square foot is the sale price divided by the county base area, the roll’s building area, which is not a measured heated area and not an MLS living area.
| Date | Address | Villa no. | Year built | County base area | Price | Per sq ft | Official Records |
|---|---|---|---|---|---|---|---|
| Oct 12, 2021 | 105 Barefoot Cir | 24 | 2002 | 3,352 sq ft | $1,500,000 | $447 | OR 6026 PG 3578 |
| Dec 26, 2023 | 145 Barefoot Cir | 4 | 1990 | 2,136 sq ft | $3,500,000 | $1,639 | OR 6318 PG 2998 |
| Mar 25, 2025 | 166 Barefoot Cir | 35 | 1998 | 2,460 sq ft | $2,000,000 | $813 | OR 6454 PG 2963 |
| Feb 24, 2026 | 117 Barefoot Cir | 18 | 1997 | 2,528 sq ft | $1,500,000 | $593 | OR 6557 PG 1636 |
The four sales span a 3.7-to-1 range of price per square foot, $447 to $1,639, because they are four different villas: a 2002 villa of 3,352 square feet, a 1990 villa of 2,136 square feet and two from the 1997 to 1998 campaign. For a buyer the lesson is narrow. Four sales show how wide the range is, and they do not tell you what a particular villa is worth, so we pair them with the county’s roll values and with the nearest like villa.
The county file also holds six recorded deeds over $100,000 in the same 60 months that carry no qualified flag. They are real recorded transfers. We list them separately and never fold them into the qualified four, average them or treat them as a price guide.
| Date | Address | Villa no. | County base area | Recorded price | Per sq ft | Official Records |
|---|---|---|---|---|---|---|
| Feb 24, 2022 | 162 Barefoot Cir | 37 | 2,136 sq ft | $1,850,000 | $866 | OR 6100 PG 2413 |
| Apr 27, 2022 | 121 Barefoot Cir | 16 | 2,664 sq ft | $1,500,000 | $563 | OR 6130 PG 3567 |
| May 13, 2022 | 164 Barefoot Cir | 36 | 1,959 sq ft | $3,000,000 | $1,531 | OR 6130 PG 1966 |
| Dec 18, 2023 | 170 Barefoot Cir | 33 | 2,466 sq ft | $2,000,000 | $811 | OR 6315 PG 3955 |
| Aug 28, 2025 | 123 Barefoot Cir | 15 | 2,330 sq ft | $1,750,000 | $751 | OR 6504 PG 3181 |
| May 7, 2026 | 145 Barefoot Cir | 4 | 2,136 sq ft | $5,500,000 | $2,575 | OR 6586 PG 1811 |
One villa appears in both lists. The 2,136 square foot villa at 145 Barefoot Cir has a county-qualified sale of $3,500,000 on December 26, 2023 and an unqualified deed of $5,500,000 on May 7, 2026. The county does not say why the second deed is unqualified, so a buyer or appraiser who sees $5,500,000 as a comparable should first ask for the deed’s context.
A recorded price is a fact about one villa on one day. Before you rely on one, check four things: the plan size, the building campaign, the condition and the date. The Feb 2026 sale at 117 Barefoot Cir, for example, closed at $1,500,000 on a villa the county’s 2026 preliminary roll values at $1,328,000, so the recorded price was 113.0 percent of the villa’s just value ($1,500,000 divided by $1,328,000). The March 2025 sale at 166 Barefoot Cir closed at $2,000,000 against a 2026 just value of $1,322,000, a recorded price of 151.3 percent of just value. We draw no trend from two sales. County just value is a tax valuation, not a price guide, so do not offer from it.
The county’s all-history file holds 110 recorded Villas sales since August 4, 1989, with prices from $255,000 to $3,500,000, of which 32 are builder-direct sales and 78 are resales. We publish no median for that file, because it mixes the original builder prices of the 1989 to 1992 and 1997 to 2002 campaigns with resales decades later. A villa sold new in 1990 says nothing about what a comparable villa costs now. Use the four listed qualified sales and the nearest like villa instead.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Villas closings in the 12 months to that date and 9 in the 60 months, at $1,500,000 to $5,500,000. Nine sales are too few for a median, so we print the sales: the two in the last 12 months closed at $5,500,000 on May 8, 2026, after 320 days on market against a final list price of $5,995,000, and $1,500,000 on February 25, 2026, after 108 days against a final list price of $1,650,000. Three villas were active on October 3, 2026, listed at $1,495,000, $2,699,900 and $2,995,000, and none was pending, an indicative 18.0 months of supply on 2 closings a year. 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 Villas transactions is 0 of 9: McGreevy and Comisar closed no sale at Villas at Barefoot Beach through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. These are MLS counts, a different measure from the county record, and we do not blend the two.
The Villas at Barefoot Beach fit three kinds of buyer: one who wants the larger 2002 plans of 3,244 to 3,352 square feet, one who wants the original 2,136 square foot plan at the lowest county values, and one who wants a villa in the top-valued row of 10 villas at 133 to 151 Barefoot Cir. All three buy the same legal product under the same declaration.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Just value is the Collier County Property Appraiser’s 2026 preliminary valuation for tax purposes, not a sale price. Sorting the 50 villas by it produces three groups.
| Group | Villas | 2026 preliminary just value | Median | Homestead |
|---|---|---|---|---|
| Villa numbers 1 to 10, addresses 133 to 151 (odd), built 1989 to 1990 | 10 | $2,259,925 to $2,449,200 | $2,352,200 | 2 of 10 |
| The eight 2002 villas, addresses 101 to 115 (odd), 3,244 to 3,352 sq ft | 8 | $1,640,072 to $1,705,776 | $1,648,856 | 3 of 8 |
| All other villas | 32 | $1,117,000 to $1,376,000 | $1,253,660 | 13 of 32 |
The groups add to 10 + 8 + 32 = 50 villas and 2 + 3 + 13 = 18 homesteads. The 133 to 151 row is the unusual one: nine of its ten villas are the same 2,136 square foot plan as sixteen villas in the third group, yet the county values those nine at a median of $2,354,200 and the sixteen at $1,117,000 to $1,337,008. Across all 25 villas of the 2,136 plan the high is $2,449,200 and the low is $1,117,000, a ratio of 2.19 to 1 ($2,449,200 divided by $1,117,000). Why would the assessor value an identical plan at twice the price? Our research points to location, but only by inference from the value step itself, with no map check, so we do not assert that the 133 to 151 row faces the Gulf. Ask for the survey and look at where a specific villa sits.
Owning a villa at Villas at Barefoot Beach costs the county tax bill, the owner’s own wind and flood insurance, the regular assessment and any exterior or pest-control charges billed to that villa, plus one-time approval, estoppel and recording costs. No dollar assessment is published in any primary document we found, 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 | What the recorded documents say | Dollar figure |
|---|---|---|
| Regular assessment | One-fiftieth share of common expenses, billed quarterly in advance on January 1, April 1, July 1 and October 1 (Declaration 8.3, Bylaws 6.5) | Not published; the budget and estoppel certificate give it |
| Exterior painting, roofs, repairs | The association does the work and bills the owner of the villa served, secured by a lien (Declaration 4.3(C)) | Not published |
| Pest control inside the villa | The association may supply it at the owner’s cost; the owner may decline unless the Board finds it necessary (Declaration 4.3) | Not published |
| Special assessments | Bylaws cap the year’s special assessments at 15 percent of the annual budget unless a majority of voting interests consent; Declaration 6.12(B) lets the association levy a casualty deficiency assessment without an owner vote | None found in public sources |
| Sale approval fee | Up to $100 per applicant or the legal maximum, whichever is greater (Declaration 10.6) | Up to $100 |
| Estoppel certificate | Capped by Florida Statute 720.30851, with caps adjusted every five years | Confirm with the manager |
| Capital contribution, resale or transfer fee | None appears in the declaration we read; the statutory estoppel form asks the question | Certificate will answer |
| Master Association layer | Funds the boulevard and security; how it reaches a villa owner is not stated in the documents we read | Not published |
| Owner’s insurance | Owner insures villa and contents (Declaration 6.2) | Premiums not published |
Association fee as entered in MLS listings: Listings in the Southwest Florida MLS on October 3, 2026 show an association fee of $2,100 quarterly, $8,400 a year, on all 3 active Villas listings, as entered by the listing agents. The 9 closed listings in the 60 months to that date were entered at $1,350 to $2,100 quarterly, so the entries differ by listing and by year. The association budget and the estoppel certificate are the binding sources.
Under Section 8.2 of the declaration, assessments fund security, health, safety and the general welfare of the owners, and the operation, maintenance, repair, improvement and reconstruction of the common areas. Section 4.3 makes the common areas, the pools, the roadways and the landscaping on the villa parcels a common expense. Common expenses also include reserve accounts for renovation of the common areas and for emergency repairs after a storm, fire or other casualty, although the bylaws say the Board “may” establish reserves, so a buyer should ask what exists. If the Board contracts for bulk cable television, Section 8.2 makes that cost a common expense too, and we could not confirm that it has.
The Villas association is a member of the Barefoot Beach Master Association, which owns the roughly 1.8-mile boulevard and provides the security. The Master’s recorded bylaws count the Villas as 50 of 716 doors, or 7.0 percent (50 divided by 716). Whether that share reaches a villa owner through the Villas budget or some other way is not stated in any document we read. Ask the manager to show the Master line on the Villas budget.
A Villas at Barefoot Beach buyer should check the Florida Statute 720.401 disclosure summary, the recorded 2002 declaration and bylaws, the association’s current budget, the estoppel certificate and the owner insurance rules. Florida protects a homeowners’ association buyer differently from a condominium buyer, and the condominium purchaser package does not apply to the Villas.
Under Florida Statute 720.401, a prospective parcel owner must be presented a disclosure summary before executing the contract, and the contract must carry a conspicuous clause about it. 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. A careful buyer asks for them anyway, and we ask for them in the first request.
The condominium protections that buyers of a Barefoot Beach Club unit receive, the section 718.503 package and its 7-day cancellation window, do not reach the Villas. Our Barefoot Beach Club guide covers that condominium side, and the comparison matters because a buyer choosing between a Club unit and a villa is choosing between two different sets of papers.
| Section | Topic | What it means for you |
|---|---|---|
| 3.8 | Entryway and interior roadway system | Common area owned by the association, which may establish a security gate |
| 4.1 | Exterior alterations | Prior written approval needed for any material exterior change |
| 4.3(C) | Exterior program | Association paints and repairs exteriors and roofs, billed to the owner |
| 6.1 and 6.2 | Insurance | Association insures common areas; owner insures villa and contents |
| 6.12(B) | Casualty deficiency | Special assessment may be levied without an owner vote |
| 7.1 | Party walls | Shared cost and care, enforceable by lien |
| 8.1 to 8.9 | Assessments | One-fiftieth share, quarterly billing, lien, joint liability of a new owner |
| 9.1 to 9.14 | Use and conduct | Residential use, pets, signs, vehicles, guests, fines |
| 10.1 to 10.6 | Sale approval | Board approval on 30 days’ notice, closed list of grounds, $100 fee |
| 11.1 to 11.7 | Leasing | Four leases a year, 30-day minimum, no tenant pets |
| 12.1 and 12.2 | Term and amendment | 30 years from 1989, renewing in 10-year terms; amendment by two-thirds vote |
| 13.12 | Conflicts | The declaration prevails over the bylaws |
The county property roll codes all 50 villas as condominium use, and the Villas’ zoning district is named the Lely Barefoot Beach Condominium PUD, because the site was planned as a condominium tower in 1981 and 1985. Neither makes the villas a condominium. We found no Division of Florida Condominiums, Timeshares and Mobile Homes record for the Villas, and the recorded instrument is a declaration of covenants, conditions and restrictions. The mismatch matters at the closing table, because a lender, an insurer or an appraiser who reads only the roll’s use code can misclassify a fee-simple villa. We tell all three early, in writing. Our Villas at Barefoot Beach guide explains the origin of the label.
Buying at the Villas? Call Marc at (239) 287-5873, or start with our buyer consultation and we will request the document set before you make an offer. See also how we represent buyers on our buyer page.
The recorded Villas declaration requires Board approval of every sale on 30 days’ notice, allows no more than four leases a year of 30 days to one year, lets an owner keep two dogs or cats and bars tenants from keeping any pet. Fines are capped at $100 per violation after notice and a hearing, and for-sale signs are barred.
Section 10.2 says no owner may dispose of a villa by sale or gift, including an agreement for deed, without the Board’s prior written approval, and Section 10.3 sets the procedure.
The declaration lets the Board withhold approval only for listed reasons: certain felony convictions, a record of financial irresponsibility, a reasonable belief the buyer will not follow the covenants, a history of disruptive behavior, a disregard for association rules shown by conduct in the Villas, a transfer that would give the buyer more than two villas, a failure to provide the information, fees or interviews the Board requires, or a sale closed without seeking approval. For a buyer, the practical points are to answer every Board request quickly, to expect an interview, and to know that a purchase of a third villa is a listed ground for refusal.
We write a Villas contract with a Board-approval condition and a closing date that leaves at least 30 days after the notice goes in, and we send the notice the day the contract is signed. The statutory estoppel form asks whether the rules require Board approval for a transfer and whether the Board has approved this one, so the certificate will say where the approval stands. A buyer who needs to close fast on cash still needs the Board’s approval, so the fastest realistic timeline is set by the notice and the estoppel period, not by financing.
The 30-day floor rules out weekend and weekly rentals under the recorded rules. Separately, Collier County Ordinance 2021-45 requires registration of a short-term vacation rental, and the county applies it to a property rented in increments of less than 30 consecutive days more than three times in a calendar year, with fines of up to $500 per violation per day for an unregistered rental, according to the Collier County short-term vacation rental page. Rentals of six months or less can also carry Florida sales tax and the county tourist development tax, so confirm the current rules before you advertise a villa.
Section 9.3 lets a villa owner keep two dogs or cats and lets an owner’s guests keep one each. No lessee may keep a pet of any kind. Pets must be leashed or carried outside the villa, and the Board can order removal of a pet that becomes an unreasonable annoyance. The declaration calls keeping a pet “a privilege, not a right”, bans reptiles, monkeys, rodents, amphibians, poultry and swine, and sets no weight limit and no breed list. We have not seen the association’s separate rules and regulations, which could add detail. A verified assistance animal is a separate legal question from a pet, so the pet clause does not decide a request for a service or emotional support animal, and a buyer should ask the association about its process.
Every Villas address we tested sits in FEMA Zone AE with a base flood elevation of 10 or 11 feet NAVD88, on panels 0178 and 0179 effective February 8, 2024, and the community is in Hurricane Evacuation Zone A. No Villas parcel touches a Coastal Barrier Resources System unit, so federal flood insurance is available, and premiums are not published for any villa.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Collier County layers, queried October 1, 2026)
We queried the FEMA National Flood Hazard Layer on October 1, 2026 at five Villas addresses spread across Barefoot Cir. The county address point at each falls in the zone shown, and the footprint shares in the last column are our reading of the public map layers, not a survey.
| Address | Flood zone | Base flood elevation (ft NAVD88) | FIRM panel | Share of building footprint in the zone |
|---|---|---|---|---|
| 101 Barefoot Cir | AE | 10 | 12021C0179J | 100 percent AE 10 |
| 121 Barefoot Cir | AE | 10 | 12021C0178J | 100 percent AE 10 |
| 140 Barefoot Cir | AE | 11 | 12021C0178J | 98 percent AE 11 and 2 percent AE 10 |
| 160 Barefoot Cir | AE | 10 | 12021C0178J | 100 percent AE 10 |
| 179 Barefoot Cir | AE | 10 | 12021C0179J | 100 percent AE 10 |
The five rows are a sample, not a community-wide zone. A screen of all 50 parcels found that 31 touch an AE 10 area, 21 touch AE 11 and 12 touch AE 12, with overlapping counts because some parcels span more than one band, and none touches a coastal high hazard (VE) area. Collier County’s elevation-certificate index holds 16 records on Barefoot Cir, which is a public starting point, though a certificate on file for one address does not make a determination for another. One of those records, filed under the address 169 Barefoot Cir, carries a V-zone label in the county’s index. We did not open it, and our parcel screen of the current map found no villa parcel touching a VE area, so a buyer of that address should ask for its current elevation certificate.
The U.S. Geological Survey recorded a Hurricane Ian high-water mark of 11.76 feet NAVD88 inside the gates at Barefoot Beach Blvd and Anguilla Ln, which is 4.5 feet above the ground there and about 1.8 feet above the base flood elevation of 10 feet (11.76 minus 10 is 1.76). For Hurricane Milton in 2024, the Survey’s mark near the community, just north of Bonita Beach Road, was 6.8 feet NAVD88. Those marks come from government measurements. We did not find any recorded or government document that reports storm damage to any individual Villas building, and we do not assert any.
Section 6.2 of the declaration puts the villa and its contents on the owner’s own policy, with proof of renewal each year, and Section 6.1 says the association carries property insurance on common areas and association property, general liability and flood insurance for its own property as and if available. A villa buyer therefore needs a property policy that covers wind and other hazards and, because the villa sits in a special flood hazard area, a flood policy, either federal or private. If an owner does not carry the insurance, the association may buy it and charge the owner as a special assessment with interest. National Flood Insurance Program coverage has dollar caps on a residential building and its contents, so a villa valued above the caps needs excess flood coverage, and the agent should state current limits.
A federally regulated lender must require flood insurance on a loan for a building in a special flood hazard area, as the FEMA FloodSmart program explains, and every villa we tested is in one. On wind, the owner decides and pays for windows and storm shutters (Declaration 4.1), subject to Review Board approval of the exterior look. Collier County’s wind contour layer for the Florida Building Code, eighth edition, gives 161 miles an hour for ordinary buildings at the Barefoot Beach address points, and by our reading of the code the community sits within the wind-borne debris region, where new openings need impact-rated glazing or shutters. A wind mitigation inspection can earn premium credits under Florida Statute 627.0629, so order one with the home inspection.
Our reading of the public map layers puts the Villas 20 to 158 meters seaward of the 1989 state Coastal Construction Control Line. Florida law, Florida Statute 627.351, bars Citizens Property Insurance Corporation from covering a major structure that is newly built, or enlarged by more than 25 percent, seaward of the line under a permit applied for after July 1, 2015. Because the villas were built from 1989 to 2002, the rule matters only if a villa is rebuilt or substantially enlarged, and a buyer planning either should ask the insurer and the county first. Citizens is also a last-resort insurer: 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 personal-lines 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. The line itself is the Florida Department of Environmental Protection’s, so confirm it there.
We do not publish a premium for any villa, 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 contract’s 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. The same documents decide whether your villa insures at a price you will accept, and they are the strongest negotiating facts in a Villas purchase.
We did not retrieve a Collier County permit history for any Villas address for this page, and we found no recorded or government document reporting storm damage to a Villas building. Two recorded easements to Collier County, a 2019 boardwalk construction easement and a 2023 beach restoration easement block, are the public events on record.
Collier County issues the building permits for the Villas, and a buyer can search a villa’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 villa has no permits. We also did not open every Clerk record for notices of commencement. The honest summary is that the public record we read shows no building-level storm damage for the Villas, and that a buyer needs the villa’s own file.
In a special flood hazard area, Collier County’s floodplain rules apply a substantial-improvement and substantial-damage test, and the county publishes a substantial improvement and substantial damage worksheet for it. A major renovation or a rebuild after storm damage can trigger current flood standards, and Section 6.3 of the declaration, which requires an owner to start repairs within 90 days and finish within nine months, runs alongside that review. The county’s building within the floodplain page is the starting point for a buyer planning a major project.
A buyer can finance a villa at Villas at Barefoot Beach, and lenders will ask for the association’s documents, a flood determination, wind and flood insurance and an appraisal that compares few recent sales. The county’s condominium use code on the roll can confuse an appraiser, so we explain early that the villas are fee-simple parcels under a chapter 720 association.
Lenders differ, and we name none, but a mortgage on a villa generally runs through the same file items.
A cash buyer skips the appraisal and the lender’s file, but not the Board. The same 30-day notice and the same 10-business-day estoppel period set the calendar, and the flood and wind quotes still matter to what you will pay each year to hold the villa. A cash offer is stronger on certainty than on speed here.
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 Villas buyer should budget about $12,486 a year in property tax on a villa valued at the county median of $1,328,000, before exemptions, plus one-time closing costs: the buyer’s lender and title items, a Board approval fee of up to $100 and, on a financed purchase, state mortgage taxes. Florida’s deed tax on a $1,500,000 sale is $10,500, which Collier custom assigns to the seller.
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 Villas 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 because the villas are in unincorporated Collier County. Check: 3.9293 + 4.1470 + 1.3257 = 9.4020.
Take the median just value of $1,328,000. As an illustration for a non-homestead purchase at that value, before exemptions and non-ad valorem charges: $1,328,000 divided by 1,000 is 1,328, and 1,328 times 9.4020 is $12,485.86, about $12,486. The county’s actual median 2026 preliminary tax bill across the 50 villas is $11,846. The actual bills run lower because 18 of the 50 parcels carry the homestead exemption and its assessment cap: the homestead median is $7,233 across those 18, and the 32 non-homestead parcels have a median of $12,206. 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, and section 193.1554 resets the non-homestead residential cap in the same way. So a seller’s bill is not a forecast of yours. The villa at 117 Barefoot Cir sold for $1,500,000 in February 2026 and carries a 2026 preliminary tax bill of $12,486 on a just value of $1,328,000. If the county’s valuation of that villa moved to the recorded price, the same 9.4020 mills would produce $14,103.00 ($1,500,000 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 villa full time should file for the homestead exemption after closing if the villa 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.
| Closing item on a $1,500,000 purchase | Arithmetic | Who customarily pays | Amount |
|---|---|---|---|
| Deed documentary stamps | 15,000 times $0.70 | Seller | $10,500 |
| Owner’s title policy and closing agent | Promulgated and negotiated rates, not computed here | Buyer | Not computed |
| Mortgage documentary stamps, 80 percent loan | Loan $1,200,000; 12,000 times $0.35 | Buyer | $4,200 |
| Nonrecurring intangible tax, 80 percent loan | $1,200,000 times 0.002 | Buyer | $2,400 |
| Board approval fee | Up to $100 per applicant | Per contract | Up to $100 |
| 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 $4,200 plus $2,400 is $6,600 on this example. The same arithmetic on the other recorded prices gives deed stamps of $14,000 at $2,000,000 and $24,500 at $3,500,000. These are illustrations of the statutes, not a quote, and a buyer’s actual closing statement also carries recording fees, the lender’s charges, a survey, inspections and prorated taxes and assessments.
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 Villas prices, 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.
Collier County Public Schools’ 2026-27 school zone locator assigns the Villas at Barefoot Beach to Naples Park Elementary, North Naples Middle and Aubrey Rogers High, 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.
Data updated: October 2026 (Collier County Public Schools zone locator, queried October 1, 2026)
We queried the Collier County Public Schools zone data for 101 Barefoot Cir on October 1, 2026, and it returned the three schools listed above. The Villas are in Collier County, not Lee County, so Lee County’s schools do not serve them, even though the mailing address says Bonita Springs. Naples Park Elementary is about 7.8 miles by road from 253 Barefoot Beach Blvd, a distance we measured with a public routing service and label as an estimate, and the Villas are at the north end of the community, so the figure is an upper estimate for them.
Daily life at the Villas runs through the Barefoot Beach gate and the 1.8-mile private boulevard. The beach is a public county preserve at the boulevard’s end, the Villas’ own pools sit inside the community, and the nearest interstate access and airport are an estimated 6.7 and 22 miles from the Club at 260 Barefoot Beach Blvd.
The gate question has a documented part and an undocumented part, and we do not blur them. Documented: Section 3.8 of the declaration makes the entryway and interior roadway system common area owned by the Villas association and lets the association establish a security gate at the entryway. The Barefoot Beach Master Association’s recorded bylaws say the Master owns, maintains and controls the roughly 1.8-mile north-south roadway and provides security, and a 2009 recorded turnover agreement requires the Master to staff the guardhouse around the clock. The Villas association’s public site calls the guard house “our Entrance Guardhouse” and lists a guard house phone and a gate access system.
Not documented: whether a visitor to a villa passes the Master’s guard gate before turning onto Barefoot Cir or turns in first, and whether the Villas have a second gate of their own. We did not confirm either, and we do not assert one. The guest and vendor procedure, staffing hours and any resident decal or transponder rule are not confirmed in any source we could approve. A buyer should drive in as a guest and ask the manager.
The boulevard is privately owned by the Master Association, and the State of Florida holds a recorded permanent 60-foot ingress and egress easement over the boulevard corridor, recorded at OR 1376 PG 279 in 1988. Both facts are in the record, and we do not characterize any dispute. The boulevard ends at the Barefoot Beach Preserve, a 342-acre preserve on state land leased to Collier County for 50 years from 1990, which reopened on November 24, 2023 after Hurricane Ian. Collier County’s preserve page and beach parking page describe the park and its parking, including a free permit for part-time owners with a tax bill or deed, and a buyer should confirm the current terms there. We did not confirm a private beach or a recorded beach-access easement for the Villas, and the 1985 ordinance describes a 180 by 600 foot county beach strip between part of the site and the Gulf. A buyer for whom beach access matters should ask for the survey and the recorded deed.
North Collier Fire Control and Rescue District Station 43 at 16325 Vanderbilt Dr, which the district says serves Barefoot Beach, is the nearest station, and the Collier County Sheriff’s Office District 1 North Naples substation is at 776 Vanderbilt Beach Rd. The nearest emergency room we identified is NCH Emergency Department Bonita on S Tamiami Trail. The distances below are road estimates from a point near 260 Barefoot Beach Blvd, at the Barefoot Beach Club, without traffic, from a public routing service. The Villas are at the north end of the community, so we expect them to be somewhat closer to the gate corner and Bonita Beach Road.
| Destination | Road distance | Estimated drive |
|---|---|---|
| Gate corner at Bonita Beach Rd | 0.9 mi | 3.4 min |
| US 41 at Bonita Beach Rd | 3.2 mi | 7.6 min |
| Publix on Bonita Beach Rd | 3.1 mi | 8 min |
| I-75 Exit 116 northbound ramp | 6.7 mi | 13.3 min |
| Downtown Bonita Springs | 5.6 mi | 12 min |
| NCH Emergency Department Bonita | 7.6 mi | 15 min |
| Delnor-Wiggins Pass State Park | 8.7 mi | 17 min |
| Fifth Avenue South, Naples | 16.4 mi | 30 min |
| Southwest Florida International Airport | 22.2 mi | 33 min |
Seasonal winter traffic on Bonita Beach Road and US 41 adds time, and Bonita Beach Road is the only road to the gate. For a wider view of daily life across the community, see our Barefoot Beach guide and the Villas at Barefoot Beach guide.
Buy at the Villas at Barefoot Beach if you want fee-simple title, a lower county value and up to four leases a year, and buy at The Cottages at Barefoot Beach if you want detached homes in a 15-home condominium. The county’s 2026 preliminary median just value is $1,328,000 for the Villas and $2,868,554 for the Cottages, and neither has a deep sales record.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The Cottages are the closest comparison on size and gate, and our Cottages at Barefoot Beach guide audits their record. Buyers who want that community specifically can also read how we help buyers at the Cottages.
| Yardstick | Villas at Barefoot Beach | The Cottages at Barefoot Beach |
|---|---|---|
| Homes | 50 party-wall villas | 15 detached homes |
| Form of ownership | Fee simple, chapter 720 homeowners’ association | Recorded condominium, chapter 718 |
| Location | North end, Barefoot Cir | South end, Shell Dr |
| Roll years built | 1989 to 2002 | 1997 (1) and 2023 (14) |
| County base area, median | 2,136 sq ft | 2,962 sq ft |
| 2026 preliminary median just value | $1,328,000 | $2,868,554 |
| 2026 preliminary median tax bill | $11,846 | $25,482 |
| Homestead share | 18 of 50 | 11 of 15 |
| County-qualified sales, last 60 months | 4, $1,500,000 to $3,500,000 | 1, $5,500,000 on June 24, 2026 |
| Disclosure on purchase | Disclosure summary, Florida Statute 720.401 | Condominium documents, Florida Statute 718.503 |
| Leasing | 4 leases a year, 30-day minimum | Not confirmed |
Each window holds fewer than 10 sales, so these are two short records and not a ranking. The roll’s 2023 date for 14 Cottages is consistent with a rebuild after Hurricane Ian, which is our inference and not a permit finding.
| If you want | Better fit |
|---|---|
| Fee-simple title and no condominium interest | Villas |
| The lower county value, $1,328,000 against $2,868,554 | Villas |
| To rent a few times a year | Villas, within the four-lease cap |
| Detached walls and the smallest enclave | Cottages |
| Homes the county dates to 2023 | Cottages, after you verify age and insurance |
| A budget that starts near $2.9 million | Cottages |
Both communities trade rarely, so the nearest comparable may be months or years old.
The Villas at Barefoot Beach are the lowest-value of the community’s products on the county roll, with a 2026 preliminary median just value of $1,328,000 across 50 homes against $1,582,030 at the Club and $6,578,899 across the beach-lane estates. Only the Club, Southport and the community as a whole have a window with 10 or more county-qualified sales.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Place | Homes | Window | 60-month n (range) | Median just value (range) | Median tax |
|---|---|---|---|---|---|
| Barefoot Beach Club (all four) | 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 | 50 | no window reaches 10, list the sales | 4 ($1,500,000 to $3,500,000) | $1,328,000 ($1,117,000 to $2,449,200) | $11,846 |
| Cottages | 15 | no window reaches 10, 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, list the sales | 6 ($3,026,000 to $6,650,000) | $3,108,994 ($1,731,270 to $4,626,093) | $24,822 |
| Southport | 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, 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, 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 | 80 | no window reaches 10, list the sales | 9 ($5,500,000 to $15,350,000) | $6,578,899 ($2,264,159 to $15,245,478) | $50,295 |
| All 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 |
Where no window reaches 10 sales, we list the sales instead of printing a median. For the Villas, those are the four sales listed in the market section above.
The Villas are the community’s lowest median just value and its lowest median tax bill, and the entry range overlaps the Club’s. If a condominium with a larger amenity set suits you better, read our Barefoot Beach Club guide. If you want a bay-side single-family setting, compare Southport on the Bay, and for the smallest enclaves look at Bayfront Gardens and Barefoot Bay.
The main advantages of buying a villa at Villas at Barefoot Beach are fee-simple title, an association that paints and maintains the exteriors, a gated Barefoot Beach address at the community’s lowest county median value and a four-lease rental rule. The main costs are Board approval of every sale, owner-carried flood insurance and a very thin sales record.
To see Villas at Barefoot Beach homes for sale, tell us your budget and timing, and we watch the Southwest Florida MLS for the 50 villas and send each match with its recorded sales, flood data and documents to request. With 50 homes and about one qualified sale a year, a saved search matters more than a browse.
Active and pending Villas listings, their list prices and months of supply: on October 3, 2026 the Southwest Florida MLS showed 3 active Villas listings, at $1,495,000, $2,699,900 and $2,995,000, and none pending. Against 2 closings in the prior 12 months that is an indicative 18.0 months of supply. You can also browse current listings on our site, and if you see a Villas address, send it to us and we will pull the county record and the documents before you tour.
You get a personalized Villas 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 villas that fit with their recorded sales.
We start with the price you can support from four recorded sales, then walk through the declaration, the estoppel, the Board approval timetable and the flood and insurance quotes your lender will ask for.
Start your Villas 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 Villas at Barefoot Beach homes and get a free Villas at Barefoot Beach home valuation, so the sale and purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal owner at the Villas at Barefoot Beach leaves a party-wall villa empty for months, so plan the storm routine, a caretaker, the insurance, the leasing rules and the association paperwork before you leave, because Barefoot Beach lies in a coastal evacuation area and the Board must approve any lease.
Ask the declaration whether a caretaker, shutters or a key holder are required, and who handles an emergency in the villa next door. Lease only within the four-lease cap, and remember a tenant may not keep a pet.
Collier County orders evacuation by zone, so a warning can reach an empty villa before you can. Sea turtle nesting runs May 1 through October 31, and exterior lighting rules apply over the summer.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone, never from an email alone. Foreign buyers should plan with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies.
Marc Comisar is a top-reviewed Villas at 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 below word for word against that profile, and this is how Top 1% Real Estate Agents Nationally Since 2008 shows up in practice.
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
These are the questions buyers ask most about the Villas 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.
Villas at Barefoot Beach is a gated community of 50 fee-simple party-wall villas on Barefoot Cir at the north end of Barefoot Beach, in unincorporated Collier County. It is a chapter 720 homeowners’ association on its own planned unit development, not a condominium.
No. Each villa is a separately deeded parcel held in fee simple, and the association is a homeowners’ association under chapter 720. The county roll codes all 50 villas as condominium use, but that is a classification and does not change the deed.
The mailing address is Bonita Springs, but the villas sit in unincorporated Collier County, not in either city. Collier County taxes and rules apply, at a 2026 preliminary millage of 9.4020 mills, and Lee County rules do not.
The four county-qualified sales in the last 60 months ran from $1,500,000 to $3,500,000, and they were four different villas. The county’s 2026 preliminary just values run from $1,117,000 to $2,449,200. Four sales do not show a trend.
The county lists $1,500,000 on October 12, 2021 (105 Barefoot Cir), $3,500,000 on December 26, 2023 (145 Barefoot Cir), $2,000,000 on March 25, 2025 (166 Barefoot Cir) and $1,500,000 on February 24, 2026 (117 Barefoot Cir).
Three villas were listed for sale in the Southwest Florida MLS on October 3, 2026, at $1,495,000, $2,699,900 and $2,995,000, and none was under contract. The county shows about one qualified sale a year and the MLS shows 2 closings in the 12 months to that date, because the two sources count sales differently, so supply is usually very small.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Villas closings in the 12 months to that date, after 108 and 320 days on market, and 9 in the 60 months, from 1 day to 425 days, too few for a median. Add Board approval, which can take up to 30 days after complete paperwork, to any timeline you plan.
No dollar assessment appears in any primary document we found. The declaration says the regular assessment funds common areas, pools, roads, security and landscaping on a one-fiftieth share per villa, billed quarterly. The estoppel certificate gives the current figure.
We found no special assessment notice in any public source, which is not proof that none exists. The estoppel certificate lists assessments due and scheduled, and the declaration lets the association levy a casualty deficiency assessment without an owner vote.
The declaration lets the Board charge an approval fee of up to $100. Every sale needs prior written Board approval on at least 30 days’ notice, and silence past the deadline counts as approval. Confirm the current fee with the manager.
An estoppel certificate is the association’s written statement of what the seller owes and any assessments due. Under Florida Statute 720.30851 the association must deliver it within 10 business days of a request, and it is the best source for the current fee.
Florida Statute 720.401 requires the seller to give you a disclosure summary before you sign. If it is late, you can cancel within three days after receiving it, so ask for it with the offer and not after.
Yes, within limits. The declaration allows four leases a calendar year, each 30 days to one year, in writing, to a natural person and after association approval. An owner whose villa is leased cannot use the pools or common areas during the lease.
An owner may keep two dogs or cats, and the declaration bars tenants from keeping any pet. It sets no weight limit or breed list we found, and the Board can order removal of a pet that becomes an unreasonable annoyance.
Yes. The five villa addresses we tested on October 1, 2026 are all in FEMA Zone AE, four at a base flood elevation of 10 feet and one at 11 feet. Check the villa you are buying against the map and an elevation certificate.
A lender will require it on a mortgage in a special flood hazard area, and the declaration makes each owner insure the villa. A cash buyer is not required to, but we still recommend a quote before the inspection period ends.
We found no recorded or government document reporting damage to any individual villa. The U.S. Geological Survey recorded an Ian high-water mark of 11.76 feet inside the gates. Ask the seller for repair, claim and permit history.
We do not publish premiums, because they depend on roof age, window protection, elevation and carrier. Each owner insures the villa and contents, so get wind and flood quotes by address before you commit.
Neither is required. Those statutes cover condominium and cooperative buildings, and the Villas are a chapter 720 community. We still recommend an inspection and a review of the association budget and the last financial report.
We could not tell, because we read no budget or reserve schedule. Under Florida Statute 720.303, reserves are statutory only if the voting interests approve them, so look for the unfunded-reserves warning in recent financial reports.
Yes, but lenders and appraisers read the county’s condominium use code, so tell your loan officer early that the villas are fee simple under a homeowners’ association. Ask about the Board approval timetable before you lock a rate.
On a $1,500,000 purchase, the buyer’s items we can compute are the owner’s title policy, which varies, plus $4,200 in mortgage stamps and $2,400 in intangible tax if you borrow $1,200,000. The seller customarily pays deed stamps of $10,500.
The seller customarily pays documentary stamps on the deed, 70 cents per $100 of price, which is $10,500 on $1,500,000. The contract controls, so confirm the allocation in your offer.
The median 2026 preliminary tax bill across the 50 villas is $11,846, with a homestead median of $7,233 across 18 parcels. Your bill will reset after a sale, so use your own price and the 9.4020 millage, not the seller’s bill.
The Barefoot Beach Preserve is a public county park at the end of the boulevard. We could not confirm a private beach or a recorded beach-access easement for the Villas, so ask for the survey and the recorded deed.
No. Club membership is a separate decision, and nothing in the Villas declaration requires it. The Club’s own site says waitlist applications have been paused since June 1, 2026, so ask before you plan around it.
Yes. Each villa is a separately deeded parcel with its own recorded description, and the owner holds title to the lot and the building in fee simple, subject to the declaration and the Master Association.
The community sits behind the Barefoot Beach Master Association’s guard house, and the declaration lets the Villas association establish its own gate. Ask the manager how guests, vendors and contractors are admitted.
Check by address, because the district assigns schools by zone. Use the Collier County Public Schools address lookup before you rely on any school, and confirm it again before closing.
The owner gives notice at least 30 days before closing. The Board then has 30 days after complete information, or 60 days after notice, whichever comes first, and silence counts as approval. The Board may require a buyer interview.
Yes. Since the National Association of REALTORS settlement took effect on August 17, 2024, you sign a written agreement before touring a home with an agent, and compensation is negotiable.
It is negotiable and written into your agreement. A seller may offer compensation, but nothing requires it, so you and the agent settle the fee before touring and the contract states who pays.
Ask for the declaration, the budget, the latest financial report, the estoppel, the insurance quotes, the repair and permit history, and the Board approval timetable. Then price the offer from the four recorded sales.
The Villas are 50 fee-simple villas with a county median just value of $1,328,000, and the Cottages are a 15-home condominium at $2,868,554. See the side-by-side table above for the rest.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the recorded declaration, tracked every county-recorded Villas sale and queried the flood layer by address for this page. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
Tell us your budget and timing through the form on this page, and we will send the villas that fit with their recorded sales, flood data and documents to request. Call Marc at (239) 287-5873.
A Barefoot Beach specialist matters on a villa purchase because the price is the smaller part of the decision: Board approval, documents, flood insurance and a record of four sales decide whether the deal closes. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the county’s sales and the recorded declaration before we show you a villa.
We tracked every one of the 4 county-qualified Villas sales in the last 60 months and the six unqualified deeds beside them. Sellers weighing the other side can read how we sell Villas at Barefoot Beach homes or request a free Villas at Barefoot Beach valuation. Call Jesse direct at (239) 898-6072.
We could not verify the Villas association’s assessment, budget, reserves, rules and regulations, minutes, insurance certificates or manager duties, because none is posted publicly. Southwest Florida MLS figures on this page are from the pull of October 3, 2026. Each item below names the document that answers it.
If you are ready to buy at Villas at Barefoot Beach, start your Villas at Barefoot Beach buyer consultation or Call Marc at (239) 287-5873, and we will send the villas 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 the Villas 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 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 at the Villas? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a villa? Get a free Villas 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 figure on this page traces to a county, state or federal record or a public agency page, retrieved by October 2, 2026. We do not cite brokerage or listing sites. Sale figures are from the Collier County Property Appraiser’s public data files, cited here as text because the site turns away automated requests.
These are the public recorded instruments behind the declaration, boulevard and easement sections of this page, hosted by the Collier County Clerk.
| Document | Recorded | What it is |
|---|---|---|
| Amended and Restated Declaration, OR 2970 PG 2281 | January 28, 2002 | The governing declaration, 46 pages |
| Master Association bylaws, OR 4675 PG 2424 | April 27, 2011 | Boulevard, security and member entities |
| Turnover agreement, OR 4519 PG 1839 | December 15, 2009 | Roadway and guardhouse duty |
| Temporary construction easement, OR 5595 PG 1933 | February 4, 2019 | Easement for the boardwalk project |
| State easement agreement, OR 1376 PG 279 | August 26, 1988 | The 60-foot ingress and egress easement |
Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Villas at Barefoot Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.