Values from recorded sales in your own Barefoot Beach neighborhood and building, adjusted for side of the boulevard, flood elevation, renovation and water access. Free, confidential and same day.
Home > Collier County > Barefoot Beach > Home Valuation
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, Top 1% Real Estate Agents Nationally Since 2008, value Barefoot Beach homes from the Collier County deed record, sale by sale, and this page answers one question honestly: what is my Barefoot Beach home worth? Barefoot Beach is in unincorporated Collier County, Florida, with a Bonita Springs mailing address, so it is neither inside the city of Bonita Springs nor inside the city of Naples.
Since October 1, 2025, the county has recorded 25 qualified sales of Barefoot Beach homes, at a $2,800,000 median and a range of $1,000,000 to $7,800,000. That one median hides eight neighborhoods that sell for very different money, and several of them record only a handful of sales in five years, so this page shows the sales themselves wherever a median would mislead.
To get a number for your own home, use the valuation form on this page or call Jesse direct at (239) 898-6072. If you are ready to sell, see our guide to selling a home in Barefoot Beach.
A Barefoot Beach home is worth what the most similar homes in its own neighborhood and building have recorded for recently, adjusted for floor, side of the boulevard, flood elevation, renovation and water access. County records since October 2025 show 25 qualified sales at a $2,800,000 median, but Club condominiums, Southport homes and Gulf-front lane estates sit in different price ranges.
| Neighborhood | Homes (roll) | Qualified sales, 12 months | Qualified sales, 60 months | Low to high, 60 months | First window with 10 or more sales |
|---|---|---|---|---|---|
| Barefoot Beach Club (I to IV) | 348 | 12 | 32 | $1,000,000 to $3,335,000 | 12 months: 12 sales, median $1,300,000 |
| Villas at Barefoot Beach | 50 | 1 | 4 | $1,500,000 to $3,500,000 | none (under 10 sales in 60 months) |
| The Cottages at Barefoot Beach | 15 | 1 | 1 | $5,500,000 | none (under 10 sales in 60 months) |
| Bayfront Gardens (with Bayside) | 27 | 1 | 6 | $3,026,000 to $6,650,000 | none (under 10 sales in 60 months) |
| Southport on the Bay (with Southport Cove) | 100 | 6 | 29 | $2,175,000 to $7,000,000 | 24 months: 14 sales, median $3,737,500 |
| Barefoot Bay | 9 | 1 | 3 | $1,950,000 to $3,475,000 | none (under 10 sales in 60 months) |
| Barefoot Estates | 6 | 1 | 1 | $7,800,000 | none (under 10 sales in 60 months) |
| Beach lanes (Lely Barefoot Beach Units One and Two and later units) | 80 | 2 | 9 | $5,500,000 to $15,350,000 | none (under 10 sales in 60 months) |
| All residential neighborhoods | 635 | 25 | 85 | $1,000,000 to $15,350,000 | 12 months: 25 sales, median $2,800,000 |
Source: Collier County Property Appraiser public data files, parcel roll tax year 2026 preliminary, files dated August 29, 2026; newest recorded sale in the file August 24, 2026. Qualified means the Property Appraiser coded the sale as an arm’s-length sale usable for valuation. These are county-recorded sales, not Southwest Florida MLS closings. Data updated: October 2026.
The 12-month window runs from October 1, 2025 to the newest sale in the county file, August 24, 2026. We widen to 24, 36 and 60 months only to find a window with at least 10 sales. We publish a median only when a window holds 10 or more sales. When it holds fewer, we list the sales themselves, with their Official Records book and page, so you can read each deed. We never fold the county’s separate series of recorded-but-not-qualified deeds into these figures; that series has its own section below.
Southwest Florida MLS closed-sale counts, days on market, sale-to-list ratios and active-listing counts for Barefoot Beach, pulled October 3, 2026: 37 closings in the 12 months to October 3, 2026 and 124 in 60 months, a 12-month median of 171 days on market, a 12-month median sale-to-list ratio of 91.8 percent of the final list price, and 37 active listings with none pending. The county record leads this page because every price in it can be checked against a recorded deed.
Barefoot Beach has the Club’s twelve condominium buildings, the Villas and the Cottages, three single-family neighborhoods behind the beach (Bayfront Gardens, Southport on the Bay and Barefoot Bay), Barefoot Estates, the beach lanes and the Boat Club. We cover the Barefoot Beach Club overview, the Villas at Barefoot Beach, The Cottages at Barefoot Beach, Bayfront Gardens, Southport on the Bay, Barefoot Bay, Barefoot Estates, the beach lanes, which have no page of their own and are covered on the Barefoot Beach hub, and the Barefoot Boat Club, which holds boat storage units and not homes.
These are the facts a Barefoot Beach owner should know about home value in October 2026, each drawn from the Collier County deed and tax record, a federal, state or county agency, or Florida law. Data updated: October 2026.
These are the questions this page answers, in order.
Get a free Barefoot Beach home valuation by entering your address in the valuation form on this page, calling Jesse direct at (239) 898-6072, or booking a walk-through. We send a range built from the recorded sales in your own neighborhood and building, not a ZIP-wide estimate, the same day, and a full pricing file after we see the home.
Your address, your building and unit number or your lot, the year and material of your roof, any renovation with dates and permits, whether you have impact glass or shutters, your view and water access, any dock or lift, your association and any elevation certificate or letter of map amendment. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every valuation personally.
Enter your address in the free Barefoot Beach home valuation form on this page, see how we sell Barefoot Beach homes, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? See our guide to buying a home in Barefoot Beach.
A valuation is not a listing agreement. Many owners ask us for a value for estate planning, insurance review, a refinance or simply to know. For how we compare with other teams working this coast, see our guide to the best real estate agents in Barefoot Beach, which compares the agents and teams addressed in ZIP code 34134 on the public record.
Barefoot Beach is a barrier-island community in unincorporated Collier County, Florida, reached by one road from Bonita Beach Road. Its mailing address says Bonita Springs, ZIP 34134, but it is outside both the city of Bonita Springs and the city of Naples, and the county, not a city, sets its taxes, flood map, zoning and schools.
The county roll shows a 2026 preliminary millage of 9.4020 on every Barefoot Beach parcel, made of the county at 3.9293, schools at 4.1470 and other levies at 1.3257, with no municipal levy. Barefoot Beach is served by the Collier County Sheriff, the North Collier Fire Control and Rescue District and Collier County Public Schools. Our live Bonita Beach page explains why a home a few hundred yards north across Bonita Beach Road sits under Lee County rules.
The district locator zoned every address we tested to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year. Confirm your own address in the district’s locator before you quote a school zone to a buyer, because zones follow the address, not the neighborhood.
The gate on Barefoot Beach Boulevard is staffed around the clock by the Barefoot Beach Master Association, which owns the boulevard, roughly 1.8 miles of it. The 342-acre Barefoot Beach Preserve County Park is a separate, public property at the south end of that road, on state land the county has leased since 1990, and it reopened on November 24, 2023 after Hurricane Ian. Barefoot Bay and the Barefoot Boat Club sit outside the gate, on Bonita Beach Road. By road, the gate at Bonita Beach Road is about 0.9 mile and 4 minutes from 253 Barefoot Beach Boulevard, our estimate from public routing on October 1, 2026.
Online estimates miss at Barefoot Beach because the sample is tiny, the Club’s twelve buildings sit on two sides of the boulevard in five sizes, Gulf-reaching estates sit beside near-Gulf estates, the county’s qualified-sale flag is thin in 2022 and 2024, and the county’s base area is not living area. An algorithm sees none of that. Data updated: October 2026.
Across 635 homes, the county recorded 25 qualified sales in the last 12 months. Barefoot Estates, six homes, recorded one qualified sale in 60 months, and The Cottages, 15 homes, recorded one. A model needs neighbors to compare, and most Barefoot Beach homes have none that closed in the last year.
The Barefoot Beach Club is 348 units in twelve buildings: 232 units in eight buildings on the Gulf side of the boulevard and 116 units in four buildings on the east side. Each building has six residential levels over ground-level parking. The county records five base-area sizes, 1,604, 1,726, 2,003, 2,226 and 2,408 square feet. A model that treats the Club as one product prices a Gulf-side upper floor and an east-side second floor alike.
Barefoot Estates has six homes on seven plots, and by our reading of the public map layers three of its seven roll parcels reach the Gulf: 109 Felipe Lane, 110 Saint Eustacius Lane and the common-area tract at 115 Felipe Lane. Two of the six homes therefore sit on Gulf-reaching parcels, and the other four are near-Gulf. In the beach lanes, 38 of 114 roll parcels touch a VE zone by our reading of the public flood map layers, and the rest are AE. Two homes on the same lane can carry different flood zones, different elevation requirements and very different values.
Southport on the Bay, Bayfront Gardens and Barefoot Bay face Little Hickory Bay, and some homes have docks and lifts while others do not. The county file records neither. Collier County’s dock rules (Land Development Code section 5.03.06) cap how far a dock and its moored boat may protrude, and a longer dock needs a Hearing Examiner approval. In Southport, docks and slips are handled by a separate Dock Owners’ Association under its recorded documents (OR 2594 PG 259). A dock is a value fact that no county price field carries.
The county codes each sale as qualified or not. In this file the qualified flag is thin in 2022 and 2024: 10 qualified sales in 2022 against 21 recorded deeds over $100,000 that the county did not qualify, and 8 qualified in 2024 against 16 not qualified. In 2022 the county qualified none of the Club sales. Any model trained on qualified sales alone sees almost none of the Club’s 2022 market.
The county’s base area is the roll’s base-area figure for the largest building on the parcel, not heated living area. Across the 85 qualified sales in 60 months, price divided by county base area runs from $447 to $8,761 per square foot, and no number in that range is a price per square foot a buyer would use. We do not publish a price per square foot for single-family homes here, and we publish Club figures only as recorded price beside the unit’s base-area size.
The roll gives 51 dwellings a year built from 2022 to 2025, and seven of the 85 qualified sales in 60 months were recorded in the same calendar year as the roll’s year built, or before it. When a house is replaced, the county’s attributes describe the new building while the deed may describe the old one. The roll re-dates 14 of the 15 Cottages to 2023, and we have not read the permits behind that.
A Gulf-side versus east-side building, a floor and stack, a renovation with permits, an elevation certificate, a dock and lift, a lease clause that narrows the buyer pool, an association’s repair history, an insurer’s refusal to write a home, or a recorded dock license. Each can move a Barefoot Beach value by six figures, and none is in a public price field.
We value a Barefoot Beach home in six steps: identify exactly what the home is, pull the condition-matched recorded sales for that building or lot from the county deed record, adjust each for the facts that differ, test the result against the roll and any automated estimate you hold, and then write a range with the reasoning behind it. The value we give you is the one that survives all six. Data updated: October 2026.
Before any price, we fix what your home is. For a Club unit that means the building number, the floor, the stack, the county base-area size and which side of the boulevard the building stands on. For a single-family home it means the neighborhood, the lot, the water frontage, the flood zone and the base flood elevation at the house, the roll year built and any permit that changed it.
We start from the Collier County deed record, not from an MLS search alone. For each comparable we note the recording date, the price, the Official Records book and page, the unit or lot, the county base area and the roll year built. We read the county-qualified sales first. We then read the recorded-but-not-qualified deeds for the same building or street as context, because the qualified flag is thin in 2022 and 2024, and we never average the two series together.
No two Barefoot Beach homes match. We adjust each comparable for the drivers below, and we state the direction of each adjustment without publishing a dollar figure per feature, because the county record holds too few sales to support one.
| Driver | What we compare |
|---|---|
| Side of the boulevard | Gulf-side or east-side building, for Club units |
| Floor and stack | Floor 2 to 6 or penthouse, and the stack’s county base-area size |
| Flood zone and elevation | Zone and base flood elevation at the building, elevation certificate on file or not |
| Renovation and permits | Scope, date, permit and whether it brings the home near the 50 percent rule |
| Water access | Gulf frontage, bay frontage, dock and lift, and any dock association |
| Lease and pet rules | Recorded minimum lease term, leases per year, pet limits |
| Association layers | Which associations bill the home and what each says it covers |
| Repair history | Recorded notices of commencement, permits and completed work after the storms |
We compare our range with the 2026 preliminary just value on the roll and with any automated estimate you hold. In the 27 qualified sales recorded in 2025, just value ran from 54.8 to 116.4 percent of the recorded price, with a median of 83.3 percent, so a figure that simply tracks the roll will usually sit under a recorded price. We also check whether an estimate treats your building as the whole community and whether it reaches across the boulevard or into another neighborhood for its comparables.
We then test the range against the homes a buyer could tour today and against what a buyer must carry: the association layers, the flood and insurance position and the closing costs Collier custom assigns. Active, pending and sold figures from the Southwest Florida MLS go into this step at your appointment; they are not on this page.
You get a range, not a single number, with the comparables that set it, the adjustments we made and the documents that would narrow it. If the numbers say wait, or repair first, or fix the paperwork before you list, we say so. For how we compare with other teams, see our guide to the best real estate agents in Barefoot Beach.
If you already hold an automated estimate, three checks show how much weight it deserves. First, ask whether it sits near the 2026 preliminary just value on the roll; if it does, it is probably anchored to a figure that ran below the recorded price in most of 2025’s sales. Second, ask which sales it used; if it cannot name them, it cannot tell a Gulf-side building from an east-side one. Third, ask whether it knows your elevation, your dock and your lease rules. Send us the number, whether it comes from a home-value website, a mortgage lender’s tool or any other automated valuation model, and we will show you the recorded sales it should have used.
The county record shows that Barefoot Beach is not one market: Southport on the Bay recorded a $3,737,500 median across 14 qualified sales in 24 months, Club condominiums a $1,300,000 median across 12 sales in 12 months, and the other six residential areas too few sales for a median. Each area below carries its windows, its listed sales where a median would mislead, and its roll facts. Data updated: October 2026.
| Window | Since | Qualified sales | Median | Low to high | Total of prices |
|---|---|---|---|---|---|
| 12 months | 2025-10 | 25 | $2,800,000 | $1,000,000 to $7,800,000 | $79,197,500 |
| 24 months | 2024-10 | 48 | $2,675,000 | $1,000,000 to $7,800,000 | $147,613,500 |
| 36 months | 2023-10 | 58 | $2,925,000 | $1,000,000 to $7,800,000 | $189,288,500 |
| 60 months | 2021-10 | 85 | $2,950,000 | $1,000,000 to $15,350,000 | $314,503,500 |
Source: Collier County Property Appraiser public data files, qualified improved sales, files dated August 29, 2026. Every window ends at the newest recorded sale, August 24, 2026. The all-history record holds 1,182 qualified sales since June 1984, 437 of them classed as first sales from a builder by our rule (a first qualified sale within a year of the roll year built), and we do not use it for pricing because it mixes decades of different homes.
| Neighborhood | Homes | Roll year built | County base area, low / median / high (sq ft) | 2026 preliminary just value, median | 2026 preliminary tax bill, median | Homestead |
|---|---|---|---|---|---|---|
| Barefoot Beach Club (I to IV) | 348 | 1991 to 1995 | 1,604 / 1,726 / 2,408 | $1,582,030 | $13,060 | 90 of 348 (25.9 percent) |
| Villas at Barefoot Beach | 50 | 1989 to 2002 | 1,723 / 2,136 / 3,352 | $1,328,000 | $11,846 | 18 of 50 (36.0 percent) |
| The Cottages at Barefoot Beach | 15 | 1997 to 2023 | 2,573 / 2,962 / 3,253 | $2,868,554 | $25,482 | 11 of 15 (73.3 percent) |
| Bayfront Gardens (with Bayside) | 27 | 1990 to 2024 | 1,547 / 2,774 / 5,080 | $3,108,994 | $24,822 | 14 of 27 (51.9 percent) |
| Southport on the Bay (with Southport Cove) | 100 | 1990 to 2025 | 1,578 / 2,808 / 4,832 | $2,603,340 | $19,827 | 61 of 100 (61.0 percent) |
| Barefoot Bay | 9 | 2002 to 2017 | 1,317 / 1,543 / 2,624 | $2,407,512 | $22,635 | 3 of 9 (33.3 percent) |
| Barefoot Estates | 6 | 1997 to 2008 | 2,263 / 2,672 / 3,112 | $6,257,994 | $51,835 | 3 of 6 (50.0 percent) |
| Beach lanes (Lely Barefoot Beach Units One and Two and later units) | 80 | 1985 to 2025 | 1,259 / 2,243 / 5,113 | $6,578,899 | $50,295 | 46 of 80 (57.5 percent) |
Source: Collier County Property Appraiser, 2026 preliminary tax roll, improved residential parcels. County base area is the roll’s base-area figure for the largest building on the parcel, not heated living area. Homestead counts are a proxy for full-time residency. Data updated: October 2026.
The Barefoot Beach Club overview covers 348 residential condominium units, 232 in eight buildings on the Gulf side of the boulevard and 116 in four buildings on the east side. The Club is not The Club at Barefoot Beach, the separate private member beach and tennis club at 105 Shell Drive, and it is unrelated to hotels of a similar name in Pinellas County. The Club is five corporations: four condominium associations, one for each recorded condominium, under an umbrella association that owns the pools, clubhouse and grounds.
| Area | Homes | 12 months | 24 months | 36 months | 60 months | Low to high, 60 months | First window with 10 or more sales |
|---|---|---|---|---|---|---|---|
| Club I (buildings I, II, III) | 82 | 0 | 5 | 5 | 8 | $1,400,000 to $3,335,000 | none (under 10 sales in 60 months) |
| Club II (buildings IV, V, VI, VII) | 126 | 6 | 8 | 9 | 10 | $1,000,000 to $3,000,000 | 60 months: 10 sales, median $1,425,000 |
| Club III (buildings VIII, X, XII) | 92 | 4 | 7 | 7 | 9 | $1,150,000 to $2,600,000 | none (under 10 sales in 60 months) |
| Club IV (buildings IX, XI) | 48 | 2 | 3 | 3 | 5 | $1,150,000 to $2,370,000 | none (under 10 sales in 60 months) |
| All four condominiums | 348 | 12 | 23 | 24 | 32 | $1,000,000 to $3,335,000 | 12 months: 12 sales, median $1,300,000 |
Source: Collier County Property Appraiser, qualified improved sales, files dated August 29, 2026. Medians appear only where a window holds 10 or more sales.
In the 12 months since October 1, 2025, the Club recorded these 12 qualified sales, which carry a $1,300,000 median and a range of $1,000,000 to $3,000,000:
| Recorded | Price | Building and unit | Side of the boulevard | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|
| 2025-11-12 | $2,360,000 | 263 Barefoot Beach Blvd, unit 505 | Gulf side | 1,726 | 6528/3080 |
| 2025-11-25 | $1,000,000 | 260 Barefoot Beach Blvd, unit 203 | East side | 1,604 | 6532/1901 |
| 2025-12-01 | $1,200,000 | 266 Barefoot Beach Blvd, unit 201 | East side | 2,003 | 6532/267 |
| 2026-01-27 | $1,050,000 | 262 Barefoot Beach Blvd, unit 301 | East side | 2,003 | 6550/666 |
| 2026-03-02 | $1,400,000 | 263 Barefoot Beach Blvd, unit 203 | Gulf side | 1,604 | 6561/3757 |
| 2026-04-01 | $2,450,000 | 267 Barefoot Beach Blvd, unit 601 | Gulf side | 2,003 | 6571/1325 |
| 2026-04-07 | $1,137,500 | 260 Barefoot Beach Blvd, unit 305 | East side | 1,726 | 6573/3154 |
| 2026-04-27 | $1,850,000 | 267 Barefoot Beach Blvd, unit 506 | Gulf side | 2,003 | 6586/888 |
| 2026-04-29 | $3,000,000 | 260 Barefoot Beach Blvd, unit PH 3 | East side | 2,226 | 6589/543 |
| 2026-05-22 | $1,750,000 | 267 Barefoot Beach Blvd, unit 304 | Gulf side | 1,604 | 6596/1601 |
| 2026-06-11 | $1,150,000 | 266 Barefoot Beach Blvd, unit PH 3 | East side | 1,726 | 6598/3424 |
| 2026-06-23 | $1,150,000 | 267 Barefoot Beach Blvd, unit 604 | Gulf side | 1,604 | 6604/3865 |
Source: Collier County Property Appraiser, qualified improved sales since October 1, 2025. Side of the boulevard is read from the building’s street number. Data updated: October 2026.
Barefoot Beach Club I holds 82 units in three buildings, 253 (34 units), 255 (24) and 257 (24), all on the Gulf side of the boulevard, with a roll year built of 1991. Its declaration limits pets to 20 pounds in aggregate, against 45 pounds under the umbrella (OR 4612 PG 3276). The county recorded no qualified sale here since October 2025 and 8 in 60 months, so we list them:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2023-05-09 | $2,480,000 | 253 Barefoot Beach Blvd | 402 | 1991 | 1,726 | 6249/2226 |
| 2023-07-28 | $3,335,000 | 253 Barefoot Beach Blvd | 506 | 1991 | 2,003 | 6275/3064 |
| 2023-09-28 | $2,030,000 | 253 Barefoot Beach Blvd | 404 | 1991 | 1,604 | 6293/2305 |
| 2025-04-04 | $2,750,000 | 255 Barefoot Beach Blvd | 402 | 1991 | 1,726 | 6456/1849 |
| 2025-04-08 | $2,500,000 | 255 Barefoot Beach Blvd | 304 | 1991 | 2,003 | 6460/2684 |
| 2025-07-09 | $1,400,000 | 253 Barefoot Beach Blvd | 503 | 1991 | 1,604 | 6490/605 |
| 2025-07-30 | $2,950,000 | 257 Barefoot Beach Blvd | PH 1 | 1991 | 2,003 | 6495/1313 |
| 2025-08-15 | $1,875,000 | 257 Barefoot Beach Blvd | 302 | 1991 | 1,726 | 6500/3986 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026.
Barefoot Beach Club II holds 126 units in four buildings: 261 (24 units) and 263 (34) on the Gulf side, and 260 (34) and 262 (34) on the east side, with roll years built from 1991 to 1993. It is the only one of the four condominiums with a window of 10 sales: 10 qualified sales in 60 months at a $1,425,000 median, from $1,000,000 to $3,000,000. It recorded 6 in the last 12 months. Because it spans both sides of the boulevard, its median mixes buildings on both sides of the boulevard, so read each sale by its building number and not by the condominium name.
Barefoot Beach Club III holds 92 units in 265 (34 units), 267 (34) and 269 (24), all on the Gulf side, with a roll year built of 1992. It recorded 4 qualified sales in the last 12 months and 9 in 60 months, so we list them:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2023-03-15 | $2,160,000 | 265 Barefoot Beach Blvd | 305 | 1992 | 1,726 | 6227/3511 |
| 2023-04-06 | $2,000,000 | 265 Barefoot Beach Blvd | 602 | 1992 | 1,726 | 6238/3216 |
| 2025-02-12 | $2,600,000 | 265 Barefoot Beach Blvd | 602 | 1992 | 1,726 | 6439/3453 |
| 2025-07-07 | $1,475,000 | 265 Barefoot Beach Blvd | 503 | 1992 | 1,604 | 6492/3936 |
| 2025-07-23 | $2,200,000 | 267 Barefoot Beach Blvd | 606 | 1992 | 2,003 | 6493/1269 |
| 2026-04-01 | $2,450,000 | 267 Barefoot Beach Blvd | 601 | 1992 | 2,003 | 6571/1325 |
| 2026-04-27 | $1,850,000 | 267 Barefoot Beach Blvd | 506 | 1992 | 2,003 | 6586/888 |
| 2026-05-22 | $1,750,000 | 267 Barefoot Beach Blvd | 304 | 1992 | 1,604 | 6596/1601 |
| 2026-06-23 | $1,150,000 | 267 Barefoot Beach Blvd | 604 | 1992 | 1,604 | 6604/3865 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026.
Barefoot Beach Club IV holds 48 units in 264 and 266, both east of the boulevard, with roll years built of 1994 and 1995. By our reading of the public map layers its land carries no VE zone, only AE at 10 and 11 feet. It recorded 5 qualified sales in 60 months, listed here:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2021-11-12 | $1,310,000 | 266 Barefoot Beach Blvd | PH 3 | 1995 | 1,726 | 6045/2080 |
| 2023-08-01 | $2,370,000 | 264 Barefoot Beach Blvd | PH 2 | 1994 | 1,726 | 6278/3655 |
| 2025-04-24 | $1,300,000 | 264 Barefoot Beach Blvd | 301 | 1994 | 2,003 | 6463/3814 |
| 2025-12-01 | $1,200,000 | 266 Barefoot Beach Blvd | 201 | 1995 | 2,003 | 6532/267 |
| 2026-06-11 | $1,150,000 | 266 Barefoot Beach Blvd | PH 3 | 1995 | 1,726 | 6598/3424 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026.
The Villas at Barefoot Beach are 50 fee-simple, party-wall villas on Barefoot Circle under a homeowners association, on their own planned unit development, and they are not a condominium even though the county’s use code says so. The recorded 2002 declaration allows at most four leases a year with a 30-day minimum and two pets (OR 2970 PG 2281). The county recorded 4 qualified sales in 60 months, 1 of them since October 2025:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2021-10-12 | $1,500,000 | 105 Barefoot Cir | 24 | 2002 | 3,352 | 6026/3578 |
| 2023-12-26 | $3,500,000 | 145 Barefoot Cir | 4 | 1990 | 2,136 | 6318/2998 |
| 2025-03-25 | $2,000,000 | 166 Barefoot Cir | 35 | 1998 | 2,460 | 6454/2963 |
| 2026-02-24 | $1,500,000 | 117 Barefoot Cir | 18 | 1997 | 2,528 | 6557/1636 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026.
The Cottages at Barefoot Beach is a 15-unit condominium of detached homes on Shell Drive. The roll gives 14 of the 15 a year built of 2023, and we have not read the permits behind that. The recorded lease term and pet clause are not legible in the scanned declaration, so we do not state them; ask the association. The county recorded one qualified sale in 60 months:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2026-06-24 | $5,500,000 | 165 Shell Dr | 3 | 2023 | 2,962 | 6603/3920 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026. One sale is not a median and not a trend.
Bayfront Gardens is 27 homes on 33 homesites on one plat that holds two associations: Bayfront Gardens HOA (lots 11 to 33, 23 doors) and Bayside at Barefoot Beach HOA (lots 1 to 10, 10 doors, under its own 1999 declaration). Bayside’s declaration allows at most three leases a year with a 30-day minimum and requires 2,400 square feet under air (OR 2590 PG 3271). The county recorded 6 qualified sales in 60 months, 1 since October 2025:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2021-10-25 | $4,300,000 | 207 Bayfront Dr | 27 | 2021 | 2,771 | 6033/339 |
| 2023-10-09 | $5,700,000 | 223 Bayfront Dr | 19 | 2018 | 2,861 | 6297/1626 |
| 2024-01-05 | $6,650,000 | 195 Bayfront Dr | 30 | 2020 | 2,826 | 6320/2567 |
| 2025-05-15 | $3,026,000 | 233 Bayfront Dr | 15 | 2014 | 1,837 | 6472/2577 |
| 2025-06-24 | $5,815,000 | 191 Bayfront Dr | 31 | 2018 | 1,547 | 6483/300 |
| 2026-04-29 | $3,875,000 | 235 Bayfront Dr | 14 | 2014 | 3,264 | 6586/735 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026.
Southport on the Bay is 100 homes on 106 lots, on Topanga Drive, San Mateo Drive, Malibu Cove and Southport Cove. Southport Cove is a street inside Southport, not a separate plat or association, and readers who arrive by the street name can also use our older Southport Cove entry. Recorded 2019 rules set a 60-day minimum lease and three leases a year (OR 5640 PG 3564), and the declaration requires at least 2,500 square feet under air plus a two-car garage (OR 2594 PG 259).
| Area | Homes | 12 months | 24 months | 36 months | 60 months | Low to high, 60 months | First window with 10 or more sales |
|---|---|---|---|---|---|---|---|
| Southport on the Bay, all | 100 | 6 | 14 | 19 | 29 | $2,175,000 to $7,000,000 | 24 months: 14 sales, median $3,737,500 |
| Southport Cove street (Southport Cv) | 41 | 2 | 7 | 8 | 12 | $2,350,000 to $6,500,000 | 60 months: 12 sales, median $3,812,500 |
| Rest of Southport (Topanga, San Mateo, Malibu) | 59 | 4 | 7 | 11 | 17 | $2,175,000 to $7,000,000 | 36 months: 11 sales, median $3,850,000 |
Source: Collier County Property Appraiser, qualified improved sales, files dated August 29, 2026. Medians appear only where a window holds 10 or more sales.
Southport recorded 6 qualified sales in the 12 months since October 1, 2025, listed here:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2026-01-15 | $6,000,000 | 171 Topanga Dr | 83 | 2020 | 2,927 | 6548/1249 |
| 2026-02-25 | $3,625,000 | 47 Southport Cv | 52 | 2010 | 2,856 | 6567/2464 |
| 2026-03-06 | $3,850,000 | 195 Topanga Dr | 95 | 2011 | 2,330 | 6566/2076 |
| 2026-03-27 | $4,000,000 | 66 Southport Cv | 17 | 2024 | 3,774 | 6570/2530 |
| 2026-05-15 | $2,800,000 | 198 Topanga Dr | 75 | 2022 | 4,139 | 6590/1094 |
| 2026-06-25 | $4,525,000 | 179 Topanga Dr | 87 | 2025 | 2,908 | 6604/330 |
Source: Collier County Property Appraiser, qualified improved sales since October 1, 2025.
Barefoot Bay is nine homes on Barefoot Bay Court, outside the Lely Barefoot Beach planned unit development and outside the gate, zoned RSF-5 with its own 2000 plat and association, and its court opens onto Bonita Beach Road. Its declaration allows leases of at least 30 days, no more than three in 12 months, with board approval (OR 2754 PG 899). The county recorded 3 qualified sales in 60 months:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2021-10-14 | $1,950,000 | 5324 Barefoot Bay Ct | 8 | 2002 | 1,499 | 6028/3699 |
| 2024-01-31 | $3,100,000 | 5344 Barefoot Bay Ct | 3 | 2006 | 1,807 | 6327/2703 |
| 2025-11-26 | $3,475,000 | 5332 Barefoot Bay Ct | 6 | 2004 | 1,317 | 6533/2188 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026.
Barefoot Estates is six homes on seven plots, a 1995 replat of a block of Unit One inside the Property Owners Association, with its own 1995 covenants. By our reading of the public map layers, three of the seven roll parcels reach the Gulf: 109 Felipe Lane, 110 Saint Eustacius Lane and the common-area tract at 115 Felipe Lane, so two of the six homes sit on Gulf-reaching parcels. Its 1995 covenants allow leases of at least one month, while the 2009 association declaration sets one lease a year of at least 90 days, and we publish both (OR 2120 PG 1745 and OR 4430 PG 3692). The county recorded one qualified sale in 60 months:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2026-04-22 | $7,800,000 | 105 Felipe Ln | 6 | 2008 | 2,744 | 6581/255 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026. One sale is not a median and not a trend.
The beach lanes are the twelve side lanes (Anguilla, Bonaire, Curacao, Dominica, Saint Eustacius, Felipe, Guadeloupe, Hispaniola, Inagua, Jumento Cay, Kaula and Saint Lucia) and the single-family lots of the later units, 80 homes in 114 parcels, covered on the Barefoot Beach hub. The Property Owners Association’s 2009 declaration allows one lease a year, 90 days at minimum and one year at most, with 30 days’ notice and board approval (OR 4430 PG 3692). The county recorded 2 qualified sales since October 2025 and 9 in 60 months, and the nine ran from $5,500,000 to $15,350,000, so a median would tell you nothing:
| Recorded | Price | Address | Unit or lot | Roll year built | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|---|
| 2021-10-29 | $7,850,000 | 103 Jumento Cay Ln | 13 | 1988 | 1,764 | 6037/1376 |
| 2021-11-04 | $8,000,000 | 205 Barefoot Beach Blvd | 8 | 2004 | 2,934 | 6039/3101 |
| 2021-12-09 | $15,350,000 | 110 Kaula Ln | 1 | 2013 | 1,752 | 6056/3818 |
| 2021-12-29 | $8,800,000 | 225 Barefoot Beach Blvd | 6 | 2015 | 3,321 | 6104/3889 |
| 2022-05-31 | $8,500,000 | 104 Felipe Ln | 3 | 2007 | 1,841 | 6139/3246 |
| 2022-08-02 | $12,700,000 | 110 Dominica Ln | 1 | 2022 | 1,784 | 6162/202 |
| 2025-09-09 | $6,000,000 | 209 Barefoot Beach Blvd | 6 | 2009 | 2,306 | 6507/2527 |
| 2025-10-23 | $7,250,000 | 104 Bonaire Ln | 5 | 2014 | 2,413 | 6522/1072 |
| 2026-06-29 | $5,500,000 | 108 Hispaniola Ln | 2 | 1995 | 1,629 | 6604/3504 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026. County base area is not living area, so we show no price per square foot.
The Barefoot Boat Club, at 5025 Bonita Beach Road, is 108 condominium units, 90 dry-storage units and 18 wet slips, outside the planned unit development and not a member of the Master Association. The wet slips sit over state submerged land under a renewable lease, not in fee. The county recorded 3 qualified sales in the last 12 months, from $45,000 to $155,000, and 17 in 60 months at a $42,500 median, from $20,000 to $170,000. We keep these out of every home figure on this page.
The recorded sales show a difference we can describe but not price. In the 12 months since October 2025, five of six east-side Club sales were at or below $1,200,000 and five of six Gulf-side sales were at or above $1,400,000, with overlapping ranges. Six sales on each side is an observation, not a premium. Data updated: October 2026.
Every Club building has six residential levels over ground-level parking, seven levels in all. Six of the buildings have six stacks of units on each floor and 34 units, and six have four stacks and 24 units. Floors 2 to 6 carry the stacks, and the penthouse level carries four more units. In a unit number, the first digit is the floor, so unit 404 is on the fourth floor.
| Street number | Building | Condominium | Side of the boulevard | Units | Roll year built | County base areas present (sq ft) |
|---|---|---|---|---|---|---|
| 253 Barefoot Beach Blvd | I | Club I | Gulf side | 34 | 1991 | 1,604, 1,726, 2,003, 2,226, 2,408 |
| 255 Barefoot Beach Blvd | II | Club I | Gulf side | 24 | 1991 | 1,726, 2,003 |
| 257 Barefoot Beach Blvd | III | Club I | Gulf side | 24 | 1991 | 1,726, 2,003 |
| 260 Barefoot Beach Blvd | IV | Club II | East side | 34 | 1992 | 1,604, 1,726, 2,003, 2,226, 2,408 |
| 261 Barefoot Beach Blvd | V | Club II | Gulf side | 24 | 1991 | 1,726, 2,003 |
| 262 Barefoot Beach Blvd | VII | Club II | East side | 34 | 1993 | 1,604, 1,726, 2,003, 2,226, 2,408 |
| 263 Barefoot Beach Blvd | VI | Club II | Gulf side | 34 | 1991 | 1,604, 1,726, 2,003, 2,226, 2,408 |
| 264 Barefoot Beach Blvd | IX | Club IV | East side | 24 | 1994 | 1,726, 2,003 |
| 265 Barefoot Beach Blvd | VIII | Club III | Gulf side | 34 | 1992 | 1,604, 1,726, 2,003, 2,226, 2,408 |
| 266 Barefoot Beach Blvd | XI | Club IV | East side | 24 | 1995 | 1,726, 2,003 |
| 267 Barefoot Beach Blvd | X | Club III | Gulf side | 34 | 1992 | 1,604, 1,726, 2,003, 2,226, 2,408 |
| 269 Barefoot Beach Blvd | XII | Club III | Gulf side | 24 | 1992 | 1,726, 2,003 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll; building numbers and sides from county address points. Eight buildings (253, 255, 257, 261, 263, 265, 267, 269) stand on the Gulf side of Barefoot Beach Boulevard and four (260, 262, 264, 266) on the east side.
The county records five base-area sizes for Club units. They are the county roll’s base-area figures, not heated living area, so we use them to match one unit to another and never to compute a price per square foot.
| County base area (sq ft) | Where it appears | Gulf-side units | East-side units | All units |
|---|---|---|---|---|
| 1,604 | Floors 2 to 6, two stacks in each six-stack building | 40 | 20 | 60 |
| 1,726 | Floors 2 to 6 in every building, plus two penthouses in each four-stack building | 88 | 44 | 132 |
| 2,003 | Floors 2 to 6 in every building, plus two penthouses in each four-stack building | 88 | 44 | 132 |
| 2,226 | Two penthouses in each six-stack building | 8 | 4 | 12 |
| 2,408 | Two penthouses in each six-stack building | 8 | 4 | 12 |
| All plans | 232 | 116 | 348 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll; 348 units, 232 Gulf-side and 116 east-side.
| County base area (sq ft) | Gulf-side sales, 60 months (n, low to high) | East-side sales, 60 months (n, low to high) |
|---|---|---|
| 1,604 | 6, $1,150,000 to $2,030,000 | 2, $1,000,000 to $1,550,000 |
| 1,726 | 7, $1,875,000 to $2,750,000 | 6, $1,137,500 to $2,370,000 |
| 2,003 | 6, $1,850,000 to $3,335,000 | 4, $1,050,000 to $1,300,000 |
| 2,226 | 0, none recorded | 1, $3,000,000 to $3,000,000 |
| 2,408 | 0, none recorded | 0, none recorded |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026; 32 sales. Sides are read from building street numbers. Each cell is a count and a range because no cell holds 10 sales.
Across the 32 sales, 19 were in Gulf-side buildings (median $2,160,000, range $1,150,000 to $3,335,000) and 13 in east-side buildings (median $1,300,000, range $1,000,000 to $3,000,000). The two ranges overlap, the buildings differ in age, floor mix and size, and the county file cannot see view or condition, so we report both as observations with their counts and not as a measured premium for either side.
A Gulf-side building describes the building, not the unit’s view. Whether a unit looks at the Gulf, the pool court or the boulevard, which floor it sits on, whether it was renovated and what its interior condition is are facts the unit’s own plan and a walk-through answer, and the county file carries none of them. Within the Gulf side the recorded prices vary widely: the six Gulf-side sales since October 2025 include $2,450,000 and $1,150,000 for units in the same building, 267 Barefoot Beach Boulevard, less than three months apart in 2026.
The Club at Barefoot Beach, at 105 Shell Drive, is a separate, private, member-owned beach and tennis club with a capacity of 425, and by its own site it has paused waitlist applications from June 1, 2026. Membership is not conveyed with a deed, so a Club condominium buyer cannot assume it. We value the condominium without it, and we tell you what we know about membership separately.
The county record does not support one direction for Barefoot Beach values. The community median was $4,502,500 on 10 qualified sales in 2022, $2,265,000 on 10 in 2023 and $2,900,000 on 20 in 2026 through August 24, and the year-to-year differences coincide with which neighborhoods sold in each year, so they say nothing reliable about any one home. Data updated: October 2026.
| Calendar year | Qualified sales | Median (10 or more sales) | Low to high | Club share of those sales | Not-qualified deeds over $100,000 (separate series) |
|---|---|---|---|---|---|
| 2021 | 56 | $2,557,500 | $840,000 to $15,350,000 | 19 of 56 (33.9 percent) | 8 |
| 2022 | 10 | $4,502,500 | $2,675,000 to $12,700,000 | 0 of 10 (0.0 percent) | 21 |
| 2023 | 10 | $2,265,000 | $1,550,000 to $5,700,000 | 8 of 10 (80.0 percent) | 8 |
| 2024 | 8 | not published (under 10) | $2,825,000 to $7,000,000 | 0 of 8 (0.0 percent) | 16 |
| 2025 | 27 | $2,500,000 | $1,000,000 to $7,250,000 | 14 of 27 (51.9 percent) | 3 |
| 2026 (through Aug 24) | 20 | $2,900,000 | $1,050,000 to $7,800,000 | 9 of 20 (45.0 percent) | 10 |
Source: Collier County Property Appraiser, qualified improved sales by calendar year, files dated August 29, 2026. A median appears only where a year holds 10 or more sales; the not-qualified column is the county’s separate series of recorded deeds over $100,000 and is never mixed into the qualified counts.
The difference between 2022 and 2023 coincides with a change in what sold. In 2022 none of the 10 qualified sales was a Club condominium and the median was $4,502,500; in 2023 eight of the 10 were Club condominiums and the median was $2,265,000. A Club condominium and a lane estate are different products, so a community median that differs between those years says almost nothing about either. In 2024 the county recorded only 8 qualified sales, none of them in the Club, with prices from $2,825,000 to $7,000,000.
The cleanest test of direction is the same home sold twice. In 60 months the county recorded five addresses that sold twice as qualified sales:
| Address and unit | First recorded sale | Second recorded sale | Change | Months between | OR book/page |
|---|---|---|---|---|---|
| 266 Barefoot Beach Blvd, unit PH 3 | 2021-11-12, $1,310,000 | 2026-06-11, $1,150,000 | -$160,000 | 55 | 6045/2080 and 6598/3424 |
| 207 San Mateo Dr, unit 37 | 2021-12-23, $2,400,000 | 2025-02-05, $2,175,000 | -$225,000 | 37 | 6064/1557 and 6440/1078 |
| 65 Southport Cv, unit 59 | 2022-06-06, $4,505,000 | 2025-02-07, $4,150,000 | -$355,000 | 32 | 6140/3471 and 6438/2207 |
| 265 Barefoot Beach Blvd, unit 602 | 2023-04-06, $2,000,000 | 2025-02-12, $2,600,000 | +$600,000 | 22 | 6238/3216 and 6439/3453 |
| 179 Topanga Dr, unit 87 | 2024-02-14, $4,950,000 | 2026-06-25, $4,525,000 | -$425,000 | 28 | 6332/3860 and 6604/330 |
Source: Collier County Property Appraiser, qualified improved sales, 60 months to August 24, 2026. Official Records book and page numbers are for the first and second deeds.
Four of the five second sales were lower than the first and one was higher. At 179 Topanga Dr the first deed predates the roll’s 2025 year built, so that pair may not compare the same building. Five pairs are far too few to read a market from, and each pair carries its own story of renovation, condition and the buyer’s timing that a county file cannot see, so we report them as the evidence they are and draw no trend from them.
We will not tell you Barefoot Beach values are rising or falling, because no window of the county record is large enough, in any one neighborhood that matters to you, to support it. We will tell you what your own neighborhood’s recorded sales say, which is the information a buyer will price against. In the Club, for example, 12 qualified sales in the 12 months since October 1, 2025 sit at a $1,300,000 median, and the east-side and Gulf-side buildings recorded sales at different price levels, with overlapping ranges and six sales on each side, which we read as an observation and not as a measured difference.
The Southwest Florida MLS figures that sit beside this section, pulled October 3, 2026: a median of $754 per square foot of MLS living area on the 37 Barefoot Beach closings in the 12 months to October 3, 2026, and 12.0 months of supply, which is 37 active listings against those 37 closings. We publish no year-over-year change in the median. The 12-month median of $2,600,000 spans sales from a $750,000 condominium to an $8,850,000 beach house, so it moves with which homes sold as much as with prices. We do not work a price per square foot out of the county file, because the county records base area, not living area.
A direction becomes visible when a neighborhood records 10 or more qualified sales in a window short enough to describe one market. Today only the Club (12 sales in 12 months) and Southport on the Bay (14 sales in 24 months) clear that bar on their own. If your home is in one of the other six areas, the honest statement is that its recent sales are a short list we can read deed by deed, and the right valuation is a range built from those deeds plus a walk-through.
Recorded-but-not-qualified deeds are improved-property deeds over $100,000 that the Property Appraiser recorded but did not code as arm’s-length sales usable for valuation, and Barefoot Beach has 60 of them in 60 months against 85 qualified sales. We keep that series entirely separate from every median on this page, we never average the two together, and we show the deeds so you can see how much recorded activity a qualified-only estimate never counts. Data updated: October 2026.
| Neighborhood | Not-qualified deeds over $100,000, 60 months | Low to high |
|---|---|---|
| Barefoot Beach Club (I to IV) | 29 | $191,400 to $4,250,000 |
| Villas at Barefoot Beach | 6 | $1,500,000 to $5,500,000 |
| The Cottages at Barefoot Beach | 0 | none recorded |
| Bayfront Gardens (with Bayside) | 4 | $1,750,000 to $5,900,000 |
| Southport on the Bay (with Southport Cove) | 8 | $2,400,000 to $4,100,000 |
| Barefoot Bay | 0 | none recorded |
| Barefoot Estates | 1 | $16,100,000 to $16,100,000 |
| Beach lanes (Lely Barefoot Beach Units One and Two and later units) | 12 | $1,065,000 to $15,500,000 |
| All residential neighborhoods | 60 | $191,400 to $16,100,000 |
Source: Collier County Property Appraiser public data files, improved-property deeds over $100,000 not coded as qualified sales, 60 months to August 24, 2026. Prices are the recorded deed amounts and are not market values.
In 2022 the county recorded 21 not-qualified deeds over $100,000 against 10 qualified sales, and in 2024 it recorded 16 against 8. In both years that is more recorded activity outside the qualified record than inside it. The public file does not say why a given deed was set aside, so we do not guess.
Where the series is short we list it, with the Official Records book and page, so that a reader can pull each deed.
Villas at Barefoot Beach, 6 deeds:
| Recorded | Price | Address | Unit or lot | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|
| 2022-02-24 | $1,850,000 | 162 Barefoot Cir | 37 | 2,136 | 6100/2413 |
| 2022-04-27 | $1,500,000 | 121 Barefoot Cir | 16 | 2,664 | 6130/3567 |
| 2022-05-13 | $3,000,000 | 164 Barefoot Cir | 36 | 1,959 | 6130/1966 |
| 2023-12-18 | $2,000,000 | 170 Barefoot Cir | 33 | 2,466 | 6315/3955 |
| 2025-08-28 | $1,750,000 | 123 Barefoot Cir | 15 | 2,330 | 6504/3181 |
| 2026-05-07 | $5,500,000 | 145 Barefoot Cir | 4 | 2,136 | 6586/1811 |
Bayfront Gardens, 4 deeds:
| Recorded | Price | Address | Unit or lot | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|
| 2021-11-12 | $1,750,000 | 239 Bayfront Dr | 12 | not on roll | 6045/2728 |
| 2022-03-07 | $5,900,000 | 232 Barefoot Beach Blvd | 6 | 2,546 | 6094/3662 |
| 2023-03-22 | $2,300,000 | 219 Bayfront Dr | 21 | 3,136 | 6230/3525 |
| 2023-04-16 | $4,350,000 | 230 Barefoot Beach Blvd | 5 | 2,709 | 6238/3149 |
Southport on the Bay and Southport Cove, 8 deeds:
| Recorded | Price | Address | Unit or lot | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|
| 2022-01-27 | $2,995,000 | 72 Southport Cv | 14 | 2,149 | 6079/236 |
| 2023-04-12 | $2,400,000 | 187 Topanga Dr | 91 | 1,632 | 6239/3418 |
| 2024-02-13 | $2,900,000 | 39 Southport Cv | 47 | 1,578 | 6330/3792 |
| 2024-11-11 | $4,100,000 | 65 Southport Cv | 59 | 2,529 | 6414/790 |
| 2025-03-25 | $2,400,000 | 188 Topanga Dr | 78 | 2,601 | 6452/2272 |
| 2026-06-10 | $2,600,000 | 210 Topanga Dr | 70 | 3,154 | 6600/1228 |
| 2026-07-07 | $3,700,000 | 175 Topanga Dr | 85 | 3,595 | 6608/130 |
| 2026-08-11 | $2,600,000 | 94 Southport Cv | 3 | 3,902 | 6620/1642 |
Barefoot Estates, 1 deed:
| Recorded | Price | Address | Unit or lot | County base area (sq ft) | OR book/page |
|---|---|---|---|---|---|
| 2022-12-08 | $16,100,000 | 110 Saint Eustacius Ln | 1 | 2,370 | 6198/83 |
Source: Collier County Property Appraiser, not-qualified deeds over $100,000, 60 months to August 24, 2026. County base area is the roll’s base-area figure for the largest building on the parcel, not living area; “not on roll” means the parcel is not on the 2026 improved roll under that unit.
The largest recorded improved deed in the 60 months, $16,100,000 at 110 Saint Eustacius Ln (OR 6198/83), sits in this series. It is in no median on this page, and it is higher than the highest qualified sale, $15,350,000.
The Club has 29 not-qualified deeds over $100,000 in 60 months, from $191,400 to $4,250,000, and the beach lanes have 12, from $1,065,000 to $15,500,000. The Club deeds are not evenly spread: 1 was recorded in 2021, 9 in 2022, 1 in 2023, 12 in 2024, 1 in 2025 and 5 in 2026 to date. In 2024 the Club recorded 12 not-qualified deeds and no qualified sale at all, which is why the qualified-only record is blank for the Club that year.
Two recorded deeds show why a price on a deed is not always a price for the unit. On December 8, 2022 the county recorded two deeds for Club unit 606 at 265 Barefoot Beach Boulevard, one for $2,000,000 (OR 6199/2586) and one for $500,000 (OR 6199/2584), and counted neither as a qualified sale. A deed for $191,400 was recorded for unit 504 at 269 Barefoot Beach Boulevard on April 6, 2022 (OR 6118/932). We do not read a market value into either.
We never price from these deeds, and we never leave them out of the conversation. When we value a home we look at whether a neighbor’s deed sits in this series before we use it as a comparable, and we tell you when a headline sale that a buyer may quote to you, or that an online estimate may have counted, is not in the qualified record. Where the not-qualified deeds outnumber the qualified sales, as in the Villas (6 deeds against 4 sales) and the beach lanes (12 against 9), we say so and widen the range we give you rather than narrow it.
No. For the 27 Barefoot Beach homes with a qualified sale recorded in 2025, the county’s 2026 preliminary just value ran from 54.8 to 116.4 percent of the recorded price, with a median of 83.3 percent, and it was below the price in 23 of the 27. Just value is a tax-roll figure set under a statute that nets out the usual costs of sale, so it is neither a forecast of what your home will sell for nor a floor under it. Data updated: October 2026.
Four different numbers get called “the value” of a Barefoot Beach home, and they answer four different questions.
We matched each calendar-2025 qualified sale to its parcel’s 2026 preliminary roll, because the 2026 roll values property as of January 1, 2026 and so reflects the 2025 market.
| Neighborhood | 2025 qualified sales | Just value as a share of recorded price, low to high |
|---|---|---|
| Barefoot Beach Club (I to IV) | 14 | 57.5 to 106.6 percent |
| Villas at Barefoot Beach | 1 | 66.1 to 66.1 percent |
| The Cottages at Barefoot Beach | 0 | none recorded |
| Bayfront Gardens (with Bayside) | 2 | 54.8 to 80.4 percent |
| Southport on the Bay (with Southport Cove) | 7 | 57.8 to 116.4 percent |
| Barefoot Bay | 1 | 60.4 to 60.4 percent |
| Barefoot Estates | 0 | none recorded |
| Beach lanes (Lely Barefoot Beach Units One and Two and later units) | 2 | 84.1 to 86.9 percent |
Source: Collier County Property Appraiser, 2026 preliminary tax roll joined to the 27 qualified improved sales recorded in calendar 2025. Each cell is a range because no neighborhood but the Club has more than a handful of sales. Data updated: October 2026.
Across all 27 sales the just values add to $60,434,025 and the prices to $76,701,000, so the roll is 78.8 percent of the total recorded price. In four sales the roll was above the price and in 23 it was below. A seller who quotes the county’s number as the home’s value will be wrong in both directions: the roll sat at 54.8 percent of the price on one Bayfront Gardens sale and at 116.4 percent on one Southport sale.
| Neighborhood | Median 2026 preliminary just value | x 9.4020 mills (illustration) | Median 2026 preliminary tax bill in the county file | Illustration minus recorded median |
|---|---|---|---|---|
| Barefoot Beach Club (I to IV) | $1,582,030 | $14,874 | $13,060 | $1,814 |
| Villas at Barefoot Beach | $1,328,000 | $12,486 | $11,846 | $640 |
| The Cottages at Barefoot Beach | $2,868,554 | $26,970 | $25,482 | $1,488 |
| Bayfront Gardens (with Bayside) | $3,108,994 | $29,231 | $24,822 | $4,409 |
| Southport on the Bay (with Southport Cove) | $2,603,340 | $24,477 | $19,827 | $4,650 |
| Barefoot Bay | $2,407,512 | $22,635 | $22,635 | $0 |
| Barefoot Estates | $6,257,994 | $58,838 | $51,835 | $7,003 |
| Beach lanes (Lely Barefoot Beach Units One and Two and later units) | $6,578,899 | $61,855 | $50,295 | $11,560 |
| All residential neighborhoods | $1,878,934 | $17,666 | $15,001 | $2,665 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll. The illustration multiplies each neighborhood’s median just value by 9.4020 mills, the millage the county file carries for these parcels, and the last column is the difference from the median bill the county file shows. Each median bill is taken over homes with a bill above zero: one homesteaded beach-lane home shows a $0.00 preliminary bill, so the community median rests on 634 of the 635 homes and the beach-lane median on 79 of the 80. The illustration is arithmetic, not a tax estimate for any buyer.
The recorded bills run below the illustration in every neighborhood except Barefoot Bay, where the two match, because homestead exemptions and assessment limits reduce taxable value below just value. Homestead is a proxy for full-time residency: 246 of the 635 homes (38.7 percent) carry it on the 2026 preliminary roll, from 25.9 percent of Club condominiums to 73.3 percent of Cottages.
A sale resets the limits. After a change of ownership the new owner’s assessment starts from just value, and the buyer’s exemptions depend on the buyer. For that reason Florida requires the seller to give the buyer a property tax disclosure summary under section 689.261, Florida Statutes, telling the buyer not to rely on the seller’s current taxes as the amount the buyer may owe. When we price your home we read your roll value as one data point, never as the answer, and we show you where it sits against the recorded sales around it.
If you disagree with your roll value, the Value Adjustment Board petition deadline runs from the notice of proposed property taxes the Property Appraiser mails in August, and the county’s own site is the place to confirm the current date.
Nine things move a Barefoot Beach home’s value, and the county record can see only some of them. It sees the neighborhood, the roll year built, the county base area and the recorded price. It cannot see floor, view, interior condition, elevation, repair history, the lease rules your buyer will read or whether a buyer can insure the home, and those are where two homes on the same street part ways. Data updated: October 2026.
The neighborhood is the first thing we match, because recorded prices sit in very different bands. In the 60 months to August 24, 2026 the county recorded Club condominiums from $1,000,000 to $3,335,000, Southport on the Bay homes from $2,175,000 to $7,000,000 and beach-lane homes from $5,500,000 to $15,350,000. Inside the Club, the side of the boulevard is the next thing we compare: six east-side sales since October 2025 ran from $1,000,000 to $3,000,000, with five at or below $1,200,000, and six Gulf-side sales ran from $1,150,000 to $2,450,000, with five at or above $1,400,000.
In the Club a unit’s building, floor and stack are facts we adjust for by hand. The county gives five base-area sizes and the unit number, and nothing about view, orientation or the interior. A building on the Gulf side of the boulevard describes the building’s position, not the unit’s own view, which depends on its stack and floor, and we confirm it on the walk-through.
Every address we tested is in a mapped special flood hazard area, and the 2024 map puts base flood elevations at 10 to 13 feet. A buyer’s insurance quote, lender and renovation plans all read the elevation certificate, so a current certificate in your file is worth more than a map lookup. Collier County’s 50 percent rule means that a repair or improvement costing 50 percent or more of the structure’s market value brings the whole building to current flood standards, which can cap what a buyer will pay for a home that needs work. We cover both in the flood section below.
The county roll shows 51 dwellings with a roll year built of 2022 through 2025: 28 in Southport on the Bay and Southport Cove, 14 Cottages, seven on the beach lanes and two in Bayfront Gardens. New and rebuilt homes sit in the same neighborhoods as 1990s homes and sell in a different range, so we separate them. Seven of the 85 qualified sales in 60 months were recorded in or before the year the roll says the home was built, which can mean a new home’s first sale or a year built the roll assigned after the deed, and we flag each one rather than treat it as a resale.
On the bay side, a dock, a lift and the depth and condition of the water behind the home are value factors that the county file does not carry. Dock rules sit in Collier County’s Land Development Code section 5.03.06, and dock associations exist for Southport on the Bay and for the Lely Barefoot Beach lanes. We read your dock permit, your lift and your seawall as part of the valuation, and we do not put a number on them from a map.
A Barefoot Beach home inside the gate sits under one to three layers of association: a neighborhood association, the Barefoot Beach Master Association that owns the roughly 1.8-mile boulevard and staffs the gate 24 hours, and, for the Club, an umbrella corporation over four condominium associations. Barefoot Bay and the Barefoot Boat Club sit outside the gate and are not Master Association members. Their rules on leasing, pets and sales are recorded and they change who your buyer can be. A 90-day minimum lease or one lease a year narrows an investor pool; a 30-day minimum widens it. The rules by neighborhood, with their recording references, are in a table below.
Recorded notices of commencement show work contracted on a building, and the public record shows them after Hurricane Ian for concrete repairs and door replacement at ten of the Club’s twelve buildings (253, 255 and 257, 260 to 263, and 265, 267 and 269), a 2024 door replacement notice for Club IV, new roofing at Club II and skylights at Clubs II and III. A notice shows that work was contracted, not that it was completed or funded, so we read it as a prompt to ask the association what was done and what it cost the owners.
Whether a buyer can insure the home shapes who can buy it. Under section 627.351(6), Florida Statutes, a major structure newly built, or enlarged by more than 25 percent, under a permit applied for after July 1, 2015 and seaward of the state coastal construction control line is not eligible for Citizens coverage, and most of the Gulf side of Barefoot Beach lies seaward of that line by our reading of the public map layers. We cover that rule below.
Barefoot Beach has one road out, the gate is staffed around the clock, and the whole community is in Evacuation Zone A. After Hurricane Ian the Barefoot Beach Preserve stayed closed from Hurricane Ian in late September 2022 until November 24, 2023, and the boulevard carried the beach-berm truck traffic in 2023. Buyers weigh those facts, and we state them to you so that the price conversation starts from the same facts the buyer has.
Flood zone, elevation and insurance affect a Barefoot Beach home’s value through the buyer’s cost and the buyer’s options, not through a rule that “flood zone X equals discount Y”. Every one of the 61 Barefoot Beach addresses we tested is in a FEMA special flood hazard area, so the question a buyer asks is which zone, what elevation, what it costs to insure and what a renovation will trigger. Data updated: October 2026.
We looked up 61 addresses on October 1, 2026 against FEMA’s flood hazard layer, the county’s address points and building footprints, and the state’s coastal construction line. The table is our reading of the public map layers, not a surveyor’s finding; the printed FIRM panel, an elevation certificate and the Department of Environmental Protection govern.
| Neighborhood | Addresses tested | Zone at the address point | Base flood elevation at the point (feet, NAVD88) | Tested building footprints touching zone VE | Limit of Moderate Wave Action (LiMWA) | State coastal construction line (1989) |
|---|---|---|---|---|---|---|
| Barefoot Beach Club | 12 buildings | 11 AE, 1 VE | 10 to 12 | 8 of 12 (the eight Gulf-side buildings, 4 to 45 percent of the footprint) | All 12 seaward | All 12 seaward; the four east-side buildings sit at the line |
| Villas at Barefoot Beach | 5 | 5 AE | 10 to 11 | 0 of 5 | 5 landward | Seaward by 20 to 158 m |
| The Cottages at Barefoot Beach | 5 | 5 AE | 10 to 11 | 0 of 5 | 5 seaward | Seaward by 65 to 107 m |
| Bayfront Gardens | 6 | 6 AE | 10 | 0 of 5 matched | 4 landward, 2 seaward | Mostly landward; the line crosses two footprints |
| Southport on the Bay and Southport Cove | 11 | 11 AE | 10 to 11 | 0 of 11 | 9 landward, 2 crossed by the line | Landward by 49 to 704 m |
| Barefoot Bay | 4 | 4 AE | 10 to 11 | 0 of 3 matched | 4 seaward | Landward by 117 to 227 m |
| Barefoot Estates | 5 | 5 AE | 11 to 12 | 1 of 4 matched | 3 seaward, 2 crossed by the line | Seaward by 37 to 107 m |
| Barefoot Boat Club | 1 | 1 AE | 10 | 1 of 1 | Crossed by the line | Landward by 604 m |
| Beach lanes | 12 | 9 AE, 3 VE | 10 to 13 | 3 of 4 matched | 11 seaward, 1 landward | Gulf-side lanes seaward by 49 to 200 m |
Source: FEMA National Flood Hazard Layer, Collier County Growth Management address, footprint and flood layers, Florida DEP coastal construction control line layer, all queried October 1, 2026; footprint shares, wave-action sides and control-line sides are our reading of the public map layers. “Matched” means the county footprint layer returned a building footprint for that address. The Club figures are for the 12 buildings; the other rows are sample addresses, not every home.
The effective Collier County flood map is the 2024 countywide map, effective February 8, 2024, on FIRM panels 12021C0178J, 12021C0179J and 12021C0187J. FEMA issued preliminary maps for Collier County in 2025 that re-issue two of Barefoot Beach’s three panels, and by our comparison of the two layers the zone and base flood elevation at all 61 addresses we tested are unchanged on the preliminary data. The county says the preliminary maps are not yet the regulatory map, and a 90-day comment and appeal period began on August 19, 2026. You can check any address on the county’s flood map at www.collier.gov/floodmap.
Collier County keeps an index of elevation certificates, and for Barefoot Beach streets it lists 218. For the Club the index shows a certificate for buildings 253, 260, 262, 263 and 266 and none for 255, 257, 261, 264, 265, 267 or 269. We did not open the certificates, so we state no floor elevation. If your home has no certificate on file, the county’s Flood Info Hotline at (239) 252-2942 can tell you what exists, and a Florida surveyor can prepare a new one before you list.
Two different lines matter and they are not the same line. The state coastal construction control line for Collier County is the 1989 line, and construction seaward of it needs a Department of Environmental Protection permit; the county’s older coastal construction setback line was recorded in 1974 and sits much closer to the water, with the Club’s Gulf-side buildings standing a few meters landward of it by our reading of the public map layers. A seller whose lot is seaward of either line should expect the buyer’s surveyor and insurer to ask about it.
Unincorporated Collier County has held a Class 5 rating in FEMA’s Community Rating System since 2015, which gives eligible National Flood Insurance Program policies a 25 percent discount; it does not apply to private flood policies. No home we tested is in the Coastal Barrier Resources System, so federal flood insurance is available. A federally backed lender will require flood insurance in a special flood hazard area, and under the flood program’s long-standing rule a building that sits in more than one zone is treated as being in the more hazardous one, which is why the share of the footprint matters for a lender’s determination and the building code, although the zone alone no longer sets an individual federal premium under FEMA’s current pricing method.
Section 627.351(6), Florida Statutes, bars Citizens from covering a major structure that is newly built, or enlarged by more than 25 percent, under a permit applied for after July 1, 2015 and seaward of the state coastal construction control line. By our reading of the public layers, that line runs inland of the Club, the Cottages, the Villas, Barefoot Estates and the Gulf-side lanes, so a rebuilt or enlarged home on those lots needs a private carrier. Section 627.351 also sets a replacement-cost ceiling and a 20 percent rule on private offers, and it exempts condominium unit owner policies from Citizens’ flood requirement, an exemption a fee-simple Villas owner should not assume and that we did not confirm for the Cottages. We do not publish premiums, because a quote depends on the home, and your insurance agent is the right source.
Collier County’s Floodplain Management Ordinance, number 2019-01, defines a substantial improvement as work whose cost equals or exceeds 50 percent of the building’s market value before the work starts, and it treats repairs to a substantially damaged building the same way. The county values the structure from the Property Appraiser’s improved value, which excludes land, and its staff can add 20 percent to estimate market value, or an owner can submit an appraisal. Decks, docks, pools, seawalls, landscaping and permit fees do not count toward the 50 percent, and structural work, interior finishes, built-in appliances, mechanical systems and demolition do. A home that trips the rule must meet current elevation and, in coastal high hazard areas, current coastal construction standards. The ordinance sets no multi-year lookback, and it does not say how the test applies to one unit in a multi-unit building, so we send that question to the county’s Floodplain Management Section before a seller or buyer relies on it.
Section 689.302, Florida Statutes, requires a seller of residential real property to complete and give the purchaser a flood disclosure at or before the time the contract is signed. It asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller filed a flood damage claim, including a National Flood Insurance Program claim, and whether the seller received assistance for flood damage, including FEMA assistance. Answer it from your own records before you list; an accurate answer on the first day is cheaper than a corrected one in a negotiation.
Association rules decide who your buyer can be, and at Barefoot Beach they differ by neighborhood: recorded minimum leases run from 30 to 90 days, leases per year from one to four, and pet limits from a 20-pound aggregate to two animals. Each rule below is read from a recorded document and cited by Official Records book and page, and your association’s current rules govern.
| Neighborhood | Recorded lease terms | Pets | Recorded document |
|---|---|---|---|
| Barefoot Beach Club (I to IV) | Written lease, board approval, minimum 30 consecutive days or one calendar month, maximum one year, no more than three leases a year | Dogs, cats and birds, 45 pounds aggregate, registration required, no pets on the beach; the Club I declaration sets 20 pounds aggregate | 2010 amended and restated master declaration, OR 4612 PG 3203; Club I declaration, OR 4612 PG 3276 |
| Villas at Barefoot Beach | At most four leases a year, minimum 30 days, maximum one year, board approval | Two pets, dog or cat, leashed | 2002 amended and restated declaration, OR 2970 PG 2281 |
| The Cottages at Barefoot Beach | Association approval of a lease, with notice and a copy of the lease; no minimum term legible in the scanned declaration, so we state none | Not legible in the scanned declaration, so we state none | 1990 declaration, OR 1582 PG 18 |
| Bayfront Gardens (lots 11 to 33) | Leasing clause not captured in our read | Household pets in reasonable numbers | 1988 declaration, OR 1335 PG 1835 |
| Bayside at Barefoot Beach (lots 1 to 10) | At most three leases a calendar year, minimum 30 days | Dogs and cats allowed, leashed | 1999 declaration, OR 2590 PG 3271 |
| Southport on the Bay | Not less than 60 days, no more than three leases a calendar year, lease copy to the board 10 days before possession | Dogs and cats permitted | 2019 recorded rules, OR 5640 PG 3564; restated declaration, OR 2594 PG 259 |
| Barefoot Bay | Minimum 30 days, no more than three in 12 months, board approval | Reasonable number of household pets, leashed | 2000 declaration, OR 2754 PG 899 |
| Beach lanes (Property Owners Association) | One lease a calendar year, minimum 90 days, maximum one year, 30 days’ notice, board approval, no subleasing | Household pets in reasonable numbers, leashed | 2009 amended and restated declaration, OR 4430 PG 3692 |
| Barefoot Estates | 1995 covenants: at least one month; 2009 association declaration: one lease a year of at least 90 days | Dogs, cats, caged birds and aquarium fish, leashed; others only with approval | 1995 covenants, OR 2120 PG 1745; 2009 declaration, OR 4430 PG 3692 |
Source: recorded declarations and rules in the Collier County Clerk’s Official Records, read by McGreevy and Comisar. The Club’s Rules and Regulations are not recorded, and the declaration says they are available from the association. Collier County also requires short-term vacation rental registration (Ordinance 2021-45).
A buyer who plans to rent the home reads the lease clause before the price. A 30-day minimum with three leases a year admits a seasonal rental owner, while a 90-day minimum with one lease a year does not, so the same house can reach a different set of buyers on either side of the lane. We do not assign a dollar value to a lease rule, because the county record holds too few sales to support one, but we tell you which buyers your rule admits and which it turns away.
The Club’s 45-pound aggregate, the Club I limit of 20 pounds and the Villas’ two-pet limit are the limits a pet-owning buyer will check in the declaration before making an offer. Put the recorded pet rule in the listing materials so a buyer finds it before a showing and not after an offer.
No dollar assessment figure was found in any recorded or government document for any Barefoot Beach neighborhood, so this page publishes none. The route to your own numbers is the association’s estoppel certificate, its current budget and its rules, requested from the association manager. The statutory estoppel certificate fee is capped by statute and adjusted every five years, and the Florida Department of Business and Professional Regulation publishes the current cap. We never import a fee from a listing or a directory.
The answer depends on the association’s legal form. Sellers of Club, Cottages and Boat Club condominium units follow section 718.503, Florida Statutes, and sellers in homeowners associations (the Villas, Bayfront Gardens, Bayside, Southport, Barefoot Bay, and the lanes and Barefoot Estates under the Property Owners Association) follow section 720.401, which requires a disclosure summary before the buyer signs. This is information, not legal advice.
Section 720.401 sets four facts. The timing is before the buyer signs the contract, never at closing. On a resale the seller supplies the disclosure summary, because the statute assigns the duty to the parcel owner when the sale is not by the developer. The contract must carry a conspicuous voidability clause. If the summary is late, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived and ends at closing. The statute requires the disclosure summary; it does not require delivery of the governing documents, budget and rules, so a careful buyer asks for those, and a careful seller gathers them first.
For a Club, Cottages or Boat Club unit, section 718.503 governs the documents a buyer is entitled to. A contract for the resale of a residential unit by a non-developer owner must carry a conspicuous clause making the agreement voidable by the buyer, by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives a current copy of the declaration, articles, bylaws and rules, the most recent annual financial statement and annual budget, and the frequently asked questions document if requested in writing. The statute writes that clause for the resale of a residential unit, and the Boat Club declaration creates no residential unit, so a Boat Club seller should ask a closing agent or attorney whether it applies to a storage unit or slip. The buyer is also entitled, at the seller’s expense, to the inspector-prepared milestone inspection summary where one applies and to the association’s most recent structural integrity reserve study or a statement that none has been completed, so condominium sellers should request both from the association early, and we do not state any building’s status on this page.
Under section 720.401(2), the section does not apply to associations regulated under chapters 718, 719, 721 or 723, so a seller must not assume one rule covers every Barefoot Beach home. A Club owner sits under chapter 718 for the unit and under the umbrella and Master Association layers for the campus and boulevard, and the Villas owner sits under chapter 720. Ask your closing agent or attorney which regime applies to your home before the contract is drafted.
Florida also requires a flood disclosure under section 689.302 and a property tax disclosure summary under section 689.261, both discussed above. A listing agent builds all three into the listing file on day one so that the buyer’s first look at the paperwork is also a clean one.
The Southwest Florida MLS figures for Barefoot Beach, pulled October 3, 2026: 37 closed sales in the 12 months to October 3, 2026 and 124 in 60 months; a 12-month median price of $2,600,000 in a range of $750,000 to $8,850,000; a median of 171 days on market; a median sale-to-list ratio of 91.8 percent of the final list price; 37 active listings with a median list price of $2,500,000 and none pending; and 12.0 months of supply. Our own Barefoot Beach closing record is zero: McGreevy and Comisar closed no sale at a Barefoot Beach address through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side.
Every price in the county record can be checked against a recorded deed with an Official Records book and page. Days on market and sale-to-list tell a seller how hard to price against the recorded comparables, and at your appointment we bring the Southwest Florida MLS figures for your building or street, with the active and pending competition.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this page from primary records rather than from listing sites. We tracked every one of the 85 Barefoot Beach closings in the county record for the 60 months to August 24, 2026, and we tracked every one of the 60 recorded deeds the county did not count as qualified sales. Data updated: October 2026.
We did not open the elevation certificates, we did not read the building permits behind the roll’s 2023 year built for 14 of the 15 Cottages, and we did not read any record that an association keeps for its members. Where a number depends on one of those, the page says so. The Southwest Florida MLS figures on this page were pulled October 3, 2026; that pull records the final list price only, so original list prices, price changes, views and condition are read listing by listing when we prepare a valuation.
Yes. An in-person comparative market analysis lets us see the condition, updates, view, dock, roof and floor level that no county record shows, and it turns a range into a recommended list price for your Barefoot Beach home with the active competition beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It includes a walk-through of the home and lot, a review of your roof, windows, air conditioning, permits, flood and insurance documents and association documents, the recorded sales we selected and the adjustments we made to each, the competition you would face, a recommended list price and the strategy behind it, and an estimated net sheet after closing costs.
Florida’s documentary stamp tax on the deed is 70 cents per $100 of price under section 201.02, customarily paid by the seller: $9,100 on a $1,300,000 sale, $19,600 on a $2,800,000 sale and $35,000 on a $5,000,000 sale. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, the reverse of neighboring Lee County, though the contract controls. The rest of the sheet is the negotiated commission, any buyer-agent compensation you choose to offer (since August 17, 2024, such offers can no longer be posted on the MLS, and commissions remain fully negotiable), the association estoppel certificate, your share of the year’s property taxes, which are paid in arrears, and your mortgage payoff. We show no commission or fee dollar figure here, because each is negotiated or set by the association.
A valuation is useful well before a sale: for estate planning, an insurance review, a refinance, a trust or probate decision, or simply to know. There is no obligation to list with us, and we keep every conversation confidential. Request your free Barefoot Beach valuation or call Jesse at (239) 898-6072. If you own elsewhere in Southwest Florida, our Southwest Florida home valuation covers the rest of the region.
These are the valuation questions Barefoot Beach owners ask us most, answered from the Collier County deed record, Florida law, county publications and our own pricing work. County sales are recorded, qualified county sales and not Southwest Florida MLS closings. Data updated: October 2026.
It is worth what the most similar homes in your own neighborhood and building have recorded for recently, adjusted for floor, side of the boulevard, flood elevation, renovation and water access. Across all eight residential areas the county recorded 25 qualified sales since October 1, 2025 at a $2,800,000 median, but that figure hides prices from $1,000,000 to $7,800,000, so your number comes from your own neighborhood’s sales.
Enter your address in the valuation form at the top of this page, or call Jesse direct at (239) 898-6072. We send a range the same day, built from the recorded sales in your own neighborhood and building, and a fuller pricing file after we see the home. There is no obligation to list with us.
An automated estimate is least reliable where the sample is smallest, and most Barefoot Beach neighborhoods have the smallest samples. Six of the eight residential areas recorded fewer than 10 qualified sales in 60 months, the county’s base area is not living area, and no automated model sees your floor, elevation, dock or lease rules. Treat any automated estimate as a starting question, and send it to us to check against the recorded sales.
Just value is a tax-roll figure under section 193.011, Florida Statutes, and its eighth factor nets out the usual costs of sale. For the 27 Barefoot Beach homes with a qualified sale in 2025, the 2026 preliminary just value ran from 54.8 to 116.4 percent of the recorded price, with a median of 83.3 percent, so it sat below the price in 23 of the 27.
Across all neighborhoods the county-qualified median was $2,800,000 on 25 sales in the 12 months since October 1, 2025. A single community median mixes Club condominiums, bay-side homes and beach-lane estates, which sell in very different ranges, so we publish a median only for areas with 10 or more sales and list the sales for the rest.
The county recorded 25 qualified sales of Barefoot Beach homes in the 12 months since October 1, 2025, out of 635 homes, and 85 in the 60 months to August 24, 2026. These are county-recorded qualified sales, not Southwest Florida MLS closings. The Southwest Florida MLS, pulled October 3, 2026, shows 37 closings in the 12 months to October 3, 2026 and 124 in 60 months. The two sources count differently, so the totals do not match.
In the 12 months since October 1, 2025 the county recorded 12 qualified Club sales, from $1,000,000 to $3,000,000, at a $1,300,000 median. Over 60 months it recorded 32, from $1,000,000 to $3,335,000. The Club has twelve buildings in five county base-area sizes, so the building number, floor and stack matter more than the Club’s name.
Southport on the Bay reached 10 sales in a 24-month window: 14 qualified sales since October 2024 at a $3,737,500 median. In the last 12 months the county recorded 6, from $2,800,000 to $6,000,000, and we list them above. Over 60 months it recorded 29, from $2,175,000 to $7,000,000.
The county recorded 9 qualified sales in the beach lanes in 60 months, from $5,500,000 to $15,350,000, and 2 of them since October 2025. With fewer than 10 sales and a range that wide, a median would tell you nothing, so we list each sale with its Official Records book and page.
The county recorded 4 qualified Villas sales in 60 months: $1,500,000 in October 2021, $3,500,000 in December 2023, $2,000,000 in March 2025 and $1,500,000 in February 2026. Four sales are too few for a median, and the villas differ in size and year built, so we compare your villa with each of them deed by deed.
The county recorded one qualified Cottages sale in 60 months, $5,500,000 on June 24, 2026, for a home the roll gives a 2023 year built. One sale is not a median and not a trend, and the roll re-dates 14 of the 15 Cottages to 2023, so we read the permits and the unit’s plan before comparing it with anything.
The county recorded 6 qualified sales in 60 months, from $3,026,000 to $6,650,000, with 1 since October 2025. The plat holds two associations, Bayfront Gardens and Bayside at Barefoot Beach, with different recorded rules, and the homes range in county base area from 1,547 to 3,264 square feet in those sales, so we list each sale.
Barefoot Bay, nine homes outside the gate, recorded 3 qualified sales in 60 months: $1,950,000 in October 2021, $3,100,000 in January 2024 and $3,475,000 in November 2025. Three sales are a list, not a market, and the homes sit outside the Lely Barefoot Beach planned unit development with their own association.
The county recorded one qualified Barefoot Estates sale in 60 months, $7,800,000 on April 22, 2026, at 105 Felipe Lane. By our reading of the public map layers only two of the six homes sit on parcels that reach the Gulf, and the county also recorded a $16,100,000 deed in December 2022 that it did not count as a qualified sale, so a single sale cannot set your price.
In the county record, 19 Gulf-side sales over 60 months had a $2,160,000 median and 13 east-side sales had a $1,300,000 median, with overlapping ranges from $1,150,000 to $3,335,000 and from $1,000,000 to $3,000,000. We report that as an observation, not a measured premium, because the buildings differ in age, floor mix and size.
The county record does not support one direction. Annual medians differ from year to year, but they coincide with which neighborhoods sold, and five same-address pairs in 60 months are too few to read a market from. We tell you what your own neighborhood’s recorded sales say, which is the information a buyer will price against.
Not from the county file. County base area is the roll’s base-area figure for the largest building on the parcel, not heated living area, and across 85 qualified sales price divided by base area runs from $447 to $8,761 per square foot. We publish no single-family price per square foot, and for Club units we compare a sale with units of the same county base area.
Neither city. Barefoot Beach is in unincorporated Collier County with a Bonita Springs mailing address and ZIP 34134, so the county sets its taxes, flood map, zoning and schools. The 2026 preliminary millage is 9.4020 on every parcel, with no municipal levy, and the Collier County Sheriff and the North Collier Fire Control and Rescue District serve the community.
The 2026 preliminary millage is 9.4020 on every Barefoot Beach parcel, which is $9.402 per $1,000 of taxable value. As an illustration for a non-homestead owner before exemptions and non-ad valorem charges, the Club’s $1,582,030 median just value times 9.4020 mills is $14,874, beside a $13,060 median bill in the county file. A buyer’s bill will differ.
A sale resets the limits. After a change of ownership the new owner’s assessment starts from just value, and the new owner’s exemptions depend on the buyer. Florida requires the seller to give the buyer a property tax disclosure summary under section 689.261 telling the buyer not to rely on the seller’s current taxes as the amount the buyer may owe.
The county roll shows a homestead exemption on 246 of 635 homes, 38.7 percent, from 25.9 percent of Club condominiums to 73.3 percent of Cottages. Homestead is a proxy for full-time residency, not a count of people.
It depends on the address. Every one of the 61 addresses we tested on October 1, 2026 is in a FEMA special flood hazard area, from AE with a base flood elevation of 10 feet to VE in the Gulf-front tier, and two homes on the same lane can differ. Check your address on the county’s flood map and keep your elevation certificate with your listing papers.
It affects the buyer’s cost and options, not through a fixed discount. A federally backed lender will require flood insurance in a special flood hazard area, a federally backed policy is available because no home we tested is in the Coastal Barrier Resources System, and unincorporated Collier County’s Class 5 rating gives eligible federal policies a 25 percent discount. We publish no premium figures.
Not always. Under section 627.351(6), Florida Statutes, Citizens cannot cover a major structure newly built, or enlarged by more than 25 percent, under a permit applied for after July 1, 2015 and seaward of the state coastal construction control line. By our reading of the public map layers, most Gulf-side homes lie seaward of that line, so a buyer may need a private carrier.
Under Collier County’s floodplain ordinance, a repair or improvement that costs 50 percent or more of a building’s market value before the work starts is a substantial improvement, and the whole building must then meet current flood standards. It can limit what a buyer will pay for a home that needs work, so we ask whether your home is near it.
Florida requires a flood disclosure under section 689.302 and a property tax disclosure summary under section 689.261. A homeowners association seller must also provide the section 720.401 disclosure summary before the buyer signs, and a condominium seller follows section 718.503. Ask your closing agent or attorney which applies, because this is information and not legal advice.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, the reverse of neighboring Lee County. The contract controls, so confirm it in your listing agreement and contract. We never list the owner’s title policy as a seller cost for a Barefoot Beach sale.
Florida’s documentary stamp tax on the deed is 70 cents per $100 of price under section 201.02, customarily paid by the seller. A $1,300,000 sale carries $9,100, a $2,800,000 sale carries $19,600 and a $5,000,000 sale carries $35,000. The contract controls who pays, and we show the figure on your net sheet.
It depends on the recorded rules. The Club allows leases of at least 30 days, up to three a year, with board approval, while the beach lanes and Barefoot Estates under the Property Owners Association allow one lease a year of at least 90 days. Collier County also requires short-term vacation rental registration under Ordinance 2021-45. The rules table above lists each neighborhood.
Yes, and they vary. The Club’s declaration sets a 45-pound aggregate with no pets on the beach, and Club I sets 20 pounds, the Villas allow two pets, and several neighborhoods allow a reasonable number of leashed household pets. The Cottages’ pet clause is not legible in the scanned declaration, so we state none.
No dollar assessment figure was found in any recorded or government document for any Barefoot Beach neighborhood, so we publish none. The route is the association’s estoppel certificate, current budget and rules from its manager. The statutory estoppel certificate fee is capped by statute and adjusted every five years.
No. The Club at Barefoot Beach, at 105 Shell Drive, is a separate private member-owned beach and tennis club with a capacity of 425, and by its own site it has paused waitlist applications from June 1, 2026. Membership is not conveyed with a deed, and the condominium Barefoot Beach Club is a different organization.
It can. The roll gives 51 dwellings a year built from 2022 to 2025, and seven of the 85 qualified sales in 60 months were recorded in or before the roll’s year built, so a deed may describe the old building while the roll describes the new one. We read your permits and set a rebuilt home against rebuilt homes.
They are improved-property deeds over $100,000 that the Property Appraiser recorded but did not code as arm’s-length sales usable for valuation. Barefoot Beach has 60 of them in 60 months against 85 qualified sales. We read them as context, show them separately and never average them into a median.
No. A valuation from a real estate team is an opinion of price built from comparable sales and the home’s features, while a lender’s appraisal is ordered by the lender from a licensed appraiser. We give you a range and the reasoning for it, and a buyer’s lender will still order its own appraisal.
It depends on your situation, and we are not tax advisers. Federal rules for excluding gain on the sale of a main home are in IRS Publication 523, and a tax professional can apply them to your facts, including how long you have owned and lived in the home and whether Barefoot Beach is your main residence.
We can send a range from the record the same day, but an in-person walk-through narrows it. Condition, updates, view, floor level, roof, windows, dock and lift are facts the county file does not carry, and a buyer will price them. Call Jesse direct at (239) 898-6072 to book a free in-person CMA.
We do not publish a seasonal pattern from the county record, because 85 sales in 60 months across eight neighborhoods are too few to show one. The Southwest Florida MLS, pulled October 3, 2026, shows 37 closings in the 12 months to October 3, 2026, with a median of 171 days on market, and 19 of the 37 closed from March through June. One year of closings is not a pattern, and we do not call it one. We can tell you what recent buyers in your building or street have done when we meet.
We price from the recorded deeds of your own neighborhood, show you every sale we used and tell you what the record cannot see. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar alone have over $900 million in sales. Call Jesse direct at (239) 898-6072.
We could not verify the items below from a recorded or government source, and we say so rather than fill the gap with a guess. Each one carries the route to the answer, whether that is the association manager, the county or your own walk-through with us. Data updated: October 2026.
If you are searching for a Barefoot Beach listing agent, or thinking, “I need someone to sell my Barefoot Beach home,” McGreevy and Comisar price from the recorded sales of your own neighborhood and building. Collier County recorded 85 qualified Barefoot Beach sales in 60 months and 25 in the last 12, so few homes come up for sale here, and the next owner who sells should call us first.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
If you are thinking, “I need someone to sell my house in Barefoot Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in the Barefoot Beach Club, the Villas at Barefoot Beach, the Cottages, Bayfront Gardens, Southport on the Bay, Barefoot Bay, Barefoot Estates or the beach lanes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Enter your address in the Home Valuation form at the top of this page for your free Barefoot Beach home valuation, read how we sell Barefoot Beach homes, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Buying at Barefoot Beach instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Barefoot Beach.
That depends on your building or street and your goals, and we do not call the market’s direction from the county record. The Southwest Florida MLS, pulled October 3, 2026, shows 37 active listings against 37 closings in the 12 months to October 3, 2026, which is 12.0 months of supply, and a median of 171 days on market, so the useful first step is a free valuation of what recent sales near you recorded. Call Jesse direct at (239) 898-6072.
We start from the condition-matched recorded sales for your own building or lot, adjust each for side of the boulevard, floor, flood elevation, renovation and water access, test the result against the roll, and give you a range with the reasoning. We tell you if the numbers say wait or repair first.
Gather your elevation certificate if you have one, your association’s resale documents, your repair and permit history, roof and window documents, and your answers to the flood disclosure. A listing with these in order gives a buyer’s lender and insurer less to question, and it keeps your negotiating position clean.
The seller customarily pays the documentary stamp tax on the deed, 70 cents per $100 of price, and the buyer customarily pays the owner’s title policy and chooses the closing agent. The contract controls, and your net sheet shows each line before you list.
Yes. A valuation is not a listing agreement, there is no obligation, and every conversation is confidential. Owners ask for a number for estate planning, an insurance review or a refinance, and we send the same recorded-sales range whether you sell this year or later.
Jesse McGreevy is a top-reviewed Southwest Florida listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review in full on our Google Business Profile. We work from our Bonita Springs office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 and have represented buyers and sellers across Southwest Florida since 2008.
The two reviews below are genuine five-star Google reviews from Southwest Florida sellers, reproduced word for word. Neither describes a Barefoot Beach sale, and we do not present them as Barefoot Beach reviews. We publish no aggregate rating.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
For more on the neighborhood, return to our Barefoot Beach community guide, and read about McGreevy and Comisar.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. See how we represent buyers or contact us.
Every Barefoot Beach sale figure on this page comes from the Collier County Property Appraiser’s public data files (files dated August 29, 2026; newest recorded sale August 24, 2026), and every other fact traces to one of the primary sources below: Florida law, state and federal agencies, Collier County and its constitutional officers, the recorded declarations of the associations and the associations’ own sites.
We do not cite real estate brokerage, listing or automated-valuation sites. All links below were checked on 2 October 2026.
These are the reference files a Barefoot Beach owner is most likely to need when valuing and selling a home, each linked to the official source that publishes it: the State of Florida, Collier County, FEMA or the federal government.
Values from Collier County recorded, qualified sales (files dated August 29, 2026). Southwest Florida MLS figures pulled October 3, 2026. Brokered by Domain Realty.