Values from the one recorded sale in five years and the county roll for all 15 Cottages homes, adjusted for plan, floor and condition. Free and confidential.
Home > Collier County > Barefoot Beach > The Cottages at 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 Cottages at Barefoot Beach condominium homes from the Collier County deed record, sale by sale, and this page answers one question honestly: what is my Cottages at Barefoot Beach condo worth? Our Cottages at Barefoot Beach guide describes the 15 detached homes held in condominium form on Shell Drive inside the Barefoot Beach gate, in unincorporated Collier County, Florida, with a Bonita Springs mailing address.
This is the Cottages, not Barefoot Beach Club, the separate 348-unit apartment-style condominium campus, and not The Club at Barefoot Beach, the private member club at 105 Shell Drive whose membership does not convey with a deed.
The county has recorded one qualified Cottages sale in five years, 165 Shell Dr at $5,500,000 on June 24, 2026, and 20 since 1994. One sale cannot make a median, so this page lists the sales and the roll instead.
To put a number on your own home, use the valuation form on this page or request a free Cottages at Barefoot Beach condo valuation. Call Jesse direct at (239) 898-6072. Ready to sell? See how we sell Cottages at Barefoot Beach condos. Buying? Read our guide to buying a Cottages at Barefoot Beach condo.
A Cottages at Barefoot Beach condo is worth what the nearest comparable recorded sales and the buyer’s own diligence support, adjusted for site, size, rebuild history and insurance position. The county recorded one qualified sale since October 2021, so we read each home from the full 32-year record.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We count back from October 1, 2026 and test the 12, 24, 36 and 60-month windows in order for the first with 10 or more county-qualified sales. None reaches 10, so we list the sales instead of printing a median, which would describe one home.
| Window | Qualified sales | Price | Builder-direct (county file label) | Resale |
|---|---|---|---|---|
| 12 months (since 2025-10) | 1 | $5,500,000 (one sale, listed below) | 0 | 1 |
| 24 months (since 2024-10) | 1 | $5,500,000 (the same sale) | 0 | 1 |
| 36 months (since 2023-10) | 1 | $5,500,000 (the same sale) | 0 | 1 |
| 60 months (since 2021-10) | 1 | $5,500,000 (the same sale) | 0 | 1 |
| All recorded history (since 1994-10) | 20 | $205,000 to $5,500,000, listed below | 9 | 11 |
Source: Collier County Property Appraiser public data files, sale file through August 24, 2026. Qualified means the county coded the sale as arm’s-length. The builder-direct label is the county file’s inference from year built, and we do not lean on it.
The Southwest Florida MLS, pulled October 3, 2026, shows one Cottages closing in the 12 months to that date, and it is the only one in the last 60 months: 165 Shell Dr at $5,500,000, closed June 26, 2026. We publish no median on one sale. It took 3 days on market and sold at 91.7 percent of its final list price of $6,000,000. No Cottages home was listed for sale or under contract on October 3, 2026, so months of supply is zero, an indicative figure on one closing a year. We keep these figures apart from the county record, because the two sources measure different things.
These are the facts a Cottages at Barefoot Beach condo owner should know about 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.
Value your Cottages at Barefoot Beach condo with McGreevy and Comisar because we read the deed record sale by sale, know the declaration, roll and flood layers for all 15 homes, and say plainly what the county record cannot show. We are Top 1% Real Estate Agents Nationally Since 2008, and we prepare each valuation personally.
We tracked every one of the 20 Cottages at Barefoot Beach sales in the county record since 1994, and every one of the 15 parcels on the 2026 preliminary roll, and we read the recorded declaration. A Barefoot Beach specialist works from that record before quoting a number.
McGreevy and Comisar closed no sale at the Cottages at Barefoot Beach through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side, so we have no prices or days on market of our own to show here. We do not imply that we sold, listed or represented any sale on this page, and the home whose record we walk through below is not one of ours.
Get a free Cottages at Barefoot Beach condo 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 sales and the roll for detached condominium homes on Shell Drive, not a ZIP-wide estimate, and a full pricing file after the walk-through.
Your Shell Drive street number, the year and scope of any rebuild or renovation with permit numbers, your roof, windows and doors, any elevation certificate, your insurance declarations page and your association documents.
A valuation is not a listing agreement. Many owners ask for one for estate planning, an insurance review or a refinance. For how we compare with other teams on 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.
An online estimate misses Cottages at Barefoot Beach condo values because the community has only 15 homes, one qualified sale in five years, a roll that re-dates 14 homes to 2023 and a county base area that is not living area. A formula needs many similar recent sales, and the Cottages offer almost none.
The county’s base area for a Cottage ranges from 2,573 to 3,253 square feet, and its separate adjusted area from 3,492 to 4,348. Both are county roll fields. The Southwest Florida MLS, pulled October 3, 2026, carries living area for the one home that sold in the last 60 months, at 2,962 square feet. Every price per square foot here is a price per county base square foot.
The $5,500,000 sale of 165 Shell Dr is $1,857 per county base square foot, which is $5,500,000 divided by 2,962 and rounded. A formula that learned from it would apply that figure to a neighbor with a different site, plan and rebuild history, and the earlier sales are for buildings the roll now dates to 2023.
The county recorded no qualified Cottages sale from 2021 through 2025, and 4 since 2016: two in 2019, one in 2020 and one in 2026. In the 60 months to October 2026 it lists no recorded Cottages deed over $100,000 that it left unqualified, so the gaps are real gaps.
We value a Cottages at Barefoot Beach condo in four steps: match the site and plan, read the sale history and the just value together, adjust for rebuild, flood and insurance facts at the walk-through, and test the result against the competition. With 15 homes we show every adjustment in writing.
The 15 homes sit at 125 to 405 Shell Dr in steps of 20. Five share a 2,962 square foot county base area (125, 165, 185, 325 and 365 Shell Dr), which allows like-for-like comparison. The other ten range from 2,573 to 3,253, so each is compared on its own plan.
For each comparable we list the recorded price, the 2026 preliminary just value and their ratio, and we say whether the building on the site has changed since the sale. The just value starts the conversation and never ends it.
The county file carries no view, renovation, window or door condition, bedroom count or dune position, so we adjust in writing at the walk-through and ask first for the permit history, certificate of occupancy date and elevation certificate.
No Cottages home was listed for sale or under contract in the Southwest Florida MLS on October 3, 2026, so on that date yours would have had no listed competition inside the Cottages. We bring the current Southwest Florida MLS competition to your appointment, with list prices and days on market, and with price changes read listing by listing.
Enter your address in the free Cottages at Barefoot Beach condo valuation form on this page, see how we sell Cottages at Barefoot Beach condos, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? See our guide to buying a Cottages at Barefoot Beach condo.
The county recorded one qualified Cottages at Barefoot Beach sale in the last five years, 165 Shell Dr at $5,500,000 on June 24, 2026, and 20 qualified sales since October 1994. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings, and they can lag a closing by weeks.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Date | Price | Address | County base area | Price per county base sq ft | Type (county file label) | Official Records book and page |
|---|---|---|---|---|---|---|
| Jun 24, 2026 | $5,500,000 | 165 Shell Dr | 2,962 sq ft | $1,857 | Resale | 6603 / 3920 |
The price per square foot is $5,500,000 divided by 2,962, which is $1,856.85, shown as $1,857, and one sale cannot set a price per square foot for 15 homes. The Southwest Florida MLS, pulled October 3, 2026, records this sale with 3 days on market and a sold price at 91.7 percent of its final list price of $6,000,000.
With only 15 homes the full history is short enough to print. We show street numbers only, and the type column is the county file’s own label, which we do not lean on because the roll re-dates 14 homes to 2023.
| Date | Price | Address | Type (county file label) | Official Records book and page |
|---|---|---|---|---|
| Oct 10, 1994 | $630,000 | 185 Shell Dr | Builder-direct | 1992 / 2038 |
| Apr 19, 1995 | $1,200,000 | 225 Shell Dr | Builder-direct | 2050 / 802 |
| Feb 6, 1997 | $675,000 | 145 Shell Dr | Builder-direct | 2280 / 1713 |
| Apr 2, 1998 | $550,000 | 305 Shell Dr | Builder-direct | 2404 / 1454 |
| May 27, 1998 | $550,000 | 285 Shell Dr | Builder-direct | 2423 / 3472 |
| Aug 18, 1998 | $1,070,000 | 245 Shell Dr | Builder-direct | 2452 / 1512 |
| May 5, 1999 | $550,000 | 265 Shell Dr | Builder-direct | 2543 / 1105 |
| Jul 13, 1999 | $1,095,000 | 245 Shell Dr | Resale | 2570 / 214 |
| Feb 17, 2000 | $1,400,000 | 245 Shell Dr | Resale | 2642 / 740 |
| Feb 22, 2001 | $205,000 | 345 Shell Dr | Builder-direct | 2780 / 2064 |
| Apr 5, 2004 | $2,100,000 | 245 Shell Dr | Resale | 3534 / 1928 |
| Mar 6, 2007 | $2,950,000 | 385 Shell Dr | Builder-direct | 4193 / 1209 |
| Jun 17, 2008 | $2,600,000 | 265 Shell Dr | Resale | 4370 / 3355 |
| Oct 22, 2008 | $2,680,000 | 285 Shell Dr | Resale | 4402 / 3411 |
| Dec 16, 2013 | $2,600,000 | 205 Shell Dr | Resale | 4992 / 3848 |
| Mar 20, 2015 | $3,050,000 | 265 Shell Dr | Resale | 5133 / 2363 |
| May 16, 2019 | $3,200,000 | 265 Shell Dr | Resale | 5632 / 3249 |
| Jun 25, 2019 | $3,400,000 | 285 Shell Dr | Resale | 5647 / 156 |
| Apr 10, 2020 | $3,150,000 | 265 Shell Dr | Resale | 5756 / 3584 |
| Jun 24, 2026 | $5,500,000 | 165 Shell Dr | Resale | 6603 / 3920 |
The 20 sales add up to $39,155,000 and cover 11 of the 15 homes: 265 Shell Dr accounts for five, 245 Shell Dr for four and 285 Shell Dr for three, while 125, 325, 365 and 405 Shell Dr have none. Fifteen of the 20 were recorded between February and June, which a small sample cannot turn into a rule.
The county file lists no recorded Cottages deed over $100,000 that it failed to mark qualified in the last 60 months. Its tally from 2016 counts two such deeds, both recorded in 2020, with no price or address in the data we hold. It is a separate series that we never fold into the qualified sales.
A Cottages at Barefoot Beach condo is a detached home, so the building is the home itself, and its value turns on size, site, rebuild history and position along Shell Drive. The county roll gives each home’s year built, base area and just value, while the sale record fills only 11 of the 15 addresses.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Address | Roll year built | County base area (sq ft) | County adjusted area (sq ft) | 2026 preliminary just value | Just value per base sq ft | Qualified sales since 1994 |
|---|---|---|---|---|---|---|
| 125 Shell Dr | 2023 | 2,962 | 4,001 | $2,852,442 | $963 | 0 |
| 145 Shell Dr | 2023 | 2,573 | 3,492 | $2,825,657 | $1,098 | 1 |
| 165 Shell Dr | 2023 | 2,962 | 4,156 | $2,881,478 | $973 | 1 |
| 185 Shell Dr | 2023 | 2,962 | 4,038 | $2,868,554 | $968 | 1 |
| 205 Shell Dr | 1997 | 3,084 | 4,116 | $2,912,696 | $944 | 1 |
| 225 Shell Dr | 2023 | 2,777 | 3,812 | $2,829,220 | $1,019 | 1 |
| 245 Shell Dr | 2023 | 2,872 | 4,027 | $2,782,922 | $969 | 4 |
| 265 Shell Dr | 2023 | 3,253 | 4,348 | $2,978,497 | $916 | 5 |
| 285 Shell Dr | 2023 | 2,837 | 3,915 | $2,885,894 | $1,017 | 3 |
| 305 Shell Dr | 2023 | 3,055 | 4,079 | $2,926,307 | $958 | 1 |
| 325 Shell Dr | 2023 | 2,962 | 4,041 | $2,812,123 | $949 | 0 |
| 345 Shell Dr | 2023 | 2,924 | 4,062 | $2,860,753 | $978 | 1 |
| 365 Shell Dr | 2023 | 2,962 | 4,005 | $2,848,185 | $962 | 0 |
| 385 Shell Dr | 2023 | 2,970 | 4,101 | $2,882,649 | $971 | 1 |
| 405 Shell Dr | 2023 | 3,043 | 4,045 | $2,896,351 | $952 | 0 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll and qualified sale file. Just value per base square foot is just value divided by county base area, rounded.
County base area runs from 2,573 to 3,253 square feet, a spread of 26.4 percent. The 2026 preliminary just values run from $2,782,922 to $2,978,497, a spread of only 7.0 percent, with a median of $2,868,554 and a total of $43,043,728. Just value per base square foot runs from $916 to $1,098 with a median of $968. The roll does not scale a Cottage’s value with its size, so we adjust each home by hand. Five homes share a 2,962 square foot base area, and only one of them, 165 Shell Dr, has a qualified sale.
The street numbers climb from 125 to 405. Our reading of the public map layers puts the federal coastal barrier unit just south of the land, with 405 Shell Dr the nearest home at about 34 meters, and the state’s February 2023 emergency sand permit names 125 Shell Dr. We did not confirm which sites touch the dune line or have a Gulf view.
The record cannot split value by view, dune position, renovation level or living area, and with one qualified sale in five years it cannot split by plan. The Southwest Florida MLS, pulled October 3, 2026, holds one Cottages closing in 60 months and carries its final list price, days on market and 2,962 square feet of living area. Views and condition are read listing by listing when we prepare a valuation.
The county record cannot say whether Cottages at Barefoot Beach condo values are rising or falling, because 20 qualified sales over 32 years fall in only 15 calendar years and different homes sell each time. It does give recorded prices by period and nine repeat pairs, which we report without a trend claim.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Period | Qualified sales | Lowest | Highest |
|---|---|---|---|
| 1994 to 1999 | 8 | $550,000 | $1,200,000 |
| 2000 to 2009 | 6 | $205,000 | $2,950,000 |
| 2010 to 2019 | 4 | $2,600,000 | $3,400,000 |
| 2020 to 2026 | 2 | $3,150,000 | $5,500,000 |
Source: Collier County Property Appraiser public data files. We print ranges, not medians, because no period holds 10 or more sales, and each period holds different homes that the roll now dates to 2023. The county recorded qualified sales in 15 of the 33 calendar years from 1994 to 2026 and none in 2021 through 2025, which include Hurricane Ian in September 2022. Its qualified flag is thin in 2022 and 2024, and any link to the storms is our inference.
Three homes have more than one qualified sale, 245 Shell Dr (four), 265 Shell Dr (five) and 285 Shell Dr (three), which makes nine consecutive pairs. The three pairs that begin with a builder-direct label compare a first sale with a resale, so they are not like-for-like.
| Address | Earlier sale | Later sale | Change in recorded price | Years between |
|---|---|---|---|---|
| 245 Shell Dr | Aug 18, 1998, $1,070,000 | Jul 13, 1999, $1,095,000 | plus $25,000 (plus 2.3 percent) | 0.9 |
| 245 Shell Dr | Jul 13, 1999, $1,095,000 | Feb 17, 2000, $1,400,000 | plus $305,000 (plus 27.9 percent) | 0.6 |
| 245 Shell Dr | Feb 17, 2000, $1,400,000 | Apr 5, 2004, $2,100,000 | plus $700,000 (plus 50.0 percent) | 4.1 |
| 265 Shell Dr | May 5, 1999, $550,000 | Jun 17, 2008, $2,600,000 | plus $2,050,000 (plus 372.7 percent) | 9.1 |
| 265 Shell Dr | Jun 17, 2008, $2,600,000 | Mar 20, 2015, $3,050,000 | plus $450,000 (plus 17.3 percent) | 6.8 |
| 265 Shell Dr | Mar 20, 2015, $3,050,000 | May 16, 2019, $3,200,000 | plus $150,000 (plus 4.9 percent) | 4.2 |
| 265 Shell Dr | May 16, 2019, $3,200,000 | Apr 10, 2020, $3,150,000 | minus $50,000 (minus 1.6 percent) | 0.9 |
| 285 Shell Dr | May 27, 1998, $550,000 | Oct 22, 2008, $2,680,000 | plus $2,130,000 (plus 387.3 percent) | 10.4 |
| 285 Shell Dr | Oct 22, 2008, $2,680,000 | Jun 25, 2019, $3,400,000 | plus $720,000 (plus 26.9 percent) | 10.7 |
Source: Collier County Property Appraiser public data files. Years between is days divided by 365.25. The changes run from minus 1.6 percent to plus 387.3 percent across different decades and buildings, so we print no average.
The usual direction signals are months of supply, the share of listings that cut price and median days on market. In the Southwest Florida MLS on October 3, 2026 no Cottages home was listed for sale, so months of supply is zero, an indicative figure on one closing in 12 months, and that one closing took 3 days on market, which is one sale and not a median. The pull records the final list price only, so price changes are read listing by listing. With one sale in five years, any direction claim would rest on one data point, so we price from comparable sales and the walk-through and do not forecast.
The longest resale chain in the Cottages record belongs to 265 Shell Dr, with five qualified sales between May 1999 and April 2020. It is a public-record chain, not one of ours, and its last pair is a decline. The most recent Cottages sale is walked through on our seller page.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Recorded | Price | Change from the previous sale | County file label | Official Records book and page |
|---|---|---|---|---|
| May 5, 1999 | $550,000 | First sale in the file | Builder-direct | 2543 / 1105 |
| June 17, 2008 | $2,600,000 | plus $2,050,000 | Resale | 4370 / 3355 |
| March 20, 2015 | $3,050,000 | plus $450,000 | Resale | 5133 / 2363 |
| May 16, 2019 | $3,200,000 | plus $150,000 | Resale | 5632 / 3249 |
| April 10, 2020 | $3,150,000 | minus $50,000 | Resale | 5756 / 3584 |
Source: Collier County Property Appraiser public data files, qualified improved sales at 265 Shell Dr, with the county’s Official Records references. We print no owner or buyer names.
The first sale, $550,000 in May 1999, carries the builder-direct label, so the jump to the $2,600,000 resale of June 2008 says little about appreciation. The later pairs are plus $450,000 over 6.8 years, plus $150,000 over 4.2 years and minus $50,000 over 0.9 years, the only decline among the nine pairs.
The roll lists 265 Shell Dr with a year built of 2023, the largest base area of the 15 homes at 3,253 square feet, the highest 2026 preliminary just value at $2,978,497 and a 2026 preliminary tax bill of $24,127. That 2023 date follows all five sales, so the house standing today may not be the one that sold in 2020. We did not read the permits, and that is the first thing a buyer, insurer or appraiser would ask.
One chain shows how long a home can stay in one set of hands and how far one site’s recorded price moved over two decades. It does not show a trend, a premium or what your home would sell for. The Southwest Florida MLS, pulled October 3, 2026, covers the last 60 months and holds one Cottages closing in that span, 165 Shell Dr at $5,500,000 on June 26, 2026, with 3 days on market and a final list price of $6,000,000. The pull records the final list price only, and price changes and condition are read listing by listing when we prepare a valuation.
Six things move a Cottages at Barefoot Beach condo’s value, and the county record sees almost none of them: rebuild and permit history, insurance structure, flood and dune position, coastal barrier margin, lease and roof rules, and a Club membership that does not convey. Each is a document or map reading we confirm for your address.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The roll dates 14 of the 15 homes to 2023 and 205 Shell Dr to 1997, while the county’s sale file shows Cottages sales in the 1990s. A 2023 date on a site that sold in 1995 suggests rebuilding after Hurricane Ian in September 2022, which is our inference. The permit file and certificate of occupancy date turn it into a fact a buyer will pay for.
Under Florida Statute 718.111(11)(e) a declaration may leave the insurance of a freestanding building to the unit owner, and we did not confirm which the Cottages declaration does. Florida Statute 627.351 also bars Citizens Property Insurance for certain major structures permitted after July 1, 2015 seaward of the coastal construction control line. In our reading of the public map layers the land lies 213 to 351 feet seaward of the state’s 1989 line, so a rebuild permit date matters, and we state no home’s status.
Every address we tested is in a FEMA Special Flood Hazard Area, in zone AE with a base flood elevation of 10 or 11 feet NAVD88, on panel 12021C0187J effective February 8, 2024, and in Evacuation Zone A. About half of the shared land is in a VE zone in our reading of the public map layers. Two recorded dune covenants require the dune to be restored within 60 days after storm damage, as we read them, so the dune behind a home is a due-diligence item.
| Address tested | FEMA zone at the point | Base flood elevation (ft NAVD88) |
|---|---|---|
| 125 Shell Dr | AE | 11 |
| 205 Shell Dr | AE | 11 |
| 285 Shell Dr | AE | 10 |
| 345 Shell Dr | AE | 11 |
| 405 Shell Dr | AE | 11 |
Source: FEMA National Flood Hazard Layer, queried October 1, 2026, our reading of the public map layers. We did not test the other ten homes, and an elevation certificate settles any one home.
No address we tested is inside a Coastal Barrier Resources System unit in our reading of the U.S. Fish and Wildlife Service layer, so federal flood insurance remains available. The nearest unit, FL-65P, begins just south of the land, about 8 meters or 26 feet from its nearest edge, so a lender may ask for an official determination.
The recorded declaration requires association approval for any lease except one to a unit owner, with an answer due within 10 days, and the lease term and pet clause were not legible in the scan. A 2014 amendment requires roofs to be flat white cement tile or white metal, and Collier County requires registration for short-term vacation rentals under Ordinance 2021-45.
The Club at Barefoot Beach, next door at 105 Shell Dr, is a private member club with a stated capacity of 425 memberships and a pause on new waitlist applications from June 1, 2026. Membership is not conveyed with a Cottages deed, so a buyer prices it separately.
Fees, reserves, assessments and insurance affect Cottages at Barefoot Beach condo value through two association layers whose dollar amounts no primary document we found states, a statutory estoppel process that gives the buyer the real numbers, and a roll that shows the tax bill. The route to each figure is the estoppel certificate and the budget.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
An owner funds The Cottages at Barefoot Condominium Association, Inc., and through it the Barefoot Beach Master Association, which owns about 1.8 miles of private boulevard and staffs the gate. Its bylaws list the Cottages at 15 of 716 member doors, or 2.1 percent. We found no published budget, assessment schedule, special assessment notice, reserve study, transfer fee or capital contribution for either layer, and we import none.
Under Florida Statute 718.116 the association must issue the estoppel certificate within 10 business days of a written request, may charge a fee the statute caps and adjusts every five years, and may charge nothing if it is late. Under Florida Statute 718.503 the seller supplies the declaration, articles, bylaws and rules, the annual financial statement and budget and the frequently asked questions document at the seller’s expense.
The 2026 preliminary millage is 9.4020 mills: the county at 3.9293, the school district at 4.1470 and other levies at 1.3257, with no municipal levy. At the median just value of $2,868,554 and before exemptions, the non-homestead illustration is $2,868,554 times 9.4020 divided by 1,000, or $26,970. The median of the 15 actual 2026 preliminary bills is $25,482, from $14,041 to $27,092, and 11 of the 15 homes carry a homestead exemption.
We publish no premium, because none can be quoted without an address, an elevation certificate and the declaration’s insurance article. Florida Statute 627.714 requires at least $2,000 of loss assessment coverage on a unit owner’s policy issued or renewed on or after July 1, 2010. The milestone inspection and reserve study rules apply to condominium buildings of three habitable stories or more, and we expect detached homes to fall below that, but we have no story counts and state no building’s status.
No. The Collier County Property Appraiser’s just value is the county’s own valuation for the tax roll, and for the only qualified Cottages sale since 2021 it was $2,881,478 against a $5,500,000 price, or 52.4 percent. It is a starting point for a valuation and never a sale price.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The home at 165 Shell Dr sold for 1.91 times its 2026 preliminary just value, which is $5,500,000 divided by $2,881,478, and the median just value of all 15 homes is 52.2 percent of that price. The roll value is set for a January 1 date and the sale fell on June 24, 2026, so the ratio mixes dates. Florida Statute 193.011 lists the factors the appraiser must weigh, including net proceeds of a sale after usual costs, so in a market this thin the result can sit far from a negotiated price.
A bill reflects just value after exemptions and caps, and 11 of the 15 homes, or 73.3 percent, carry a homestead exemption, against 38.7 percent of all 635 improved homes in Barefoot Beach. After a sale, Florida Statute 193.155 resets a homestead assessment to just value as of January 1 of the following year, so a seller’s bill is not a forecast of a buyer’s, and Florida Statute 689.261 requires a tax disclosure summary for that reason. We read the roll as a cross-check and never as a comparable.
The Cottages at Barefoot Beach and the Villas at Barefoot Beach are the two smallest ownership groups behind the gate, and their county records differ sharply: 15 detached condominium homes with a $2,868,554 median just value against 50 attached fee-simple villas at $1,328,000. Neither has enough recent sales for a median.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The Cottages sit at the south end beside the preserve and the private beach club, and the Villas at Barefoot Beach sit at the north end near the gate. If you own a Villa, our Villas valuation page does the same work for your home.
| Yardstick | Cottages at Barefoot Beach | Villas at Barefoot Beach |
|---|---|---|
| Home type | Detached house on a condominium site | Attached, party-wall villa |
| Legal form | Condominium, chapter 718 | Fee simple, homeowners association, chapter 720 |
| Homes on the roll | 15 | 50 |
| Year built on the roll | 14 dated 2023, one 1997 | 1989 to 2002 |
| County base area, median | 2,962 sq ft | 2,136 sq ft |
| 2026 preliminary median just value | $2,868,554 | $1,328,000 |
| 2026 preliminary median tax bill | $25,482 | $11,846 |
| Homestead share, a proxy for full-time residency | 73.3 percent (11 of 15) | 36.0 percent (18 of 50) |
| County-qualified sales, last 60 months | 1 ($5,500,000) | 4 ($1,500,000 to $3,500,000) |
| Leasing | Association approval for any lease, term not confirmed | 30-day minimum, four leases a year |
| Pets | Not confirmed | Two pets |
Source: Collier County Property Appraiser public data files, 2026 preliminary roll, and the recorded documents as read in our guides. The Cottages’ median just value is 2.16 times the Villas’, which is $2,868,554 divided by $1,328,000.
The Villas’ four qualified sales in the last 60 months are listed because four is too few for a median to carry weight. The county base area is not living area.
| Date | Price | Address | County base area | Official Records book and page |
|---|---|---|---|---|
| Oct 12, 2021 | $1,500,000 | 105 Barefoot Cir | 3,352 sq ft | 6026 / 3578 |
| Dec 26, 2023 | $3,500,000 | 145 Barefoot Cir | 2,136 sq ft | 6318 / 2998 |
| Mar 25, 2025 | $2,000,000 | 166 Barefoot Cir | 2,460 sq ft | 6454 / 2963 |
| Feb 24, 2026 | $1,500,000 | 117 Barefoot Cir | 2,528 sq ft | 6557 / 1636 |
The Villas file also lists six recorded deeds over $100,000 in the same 60 months that the county did not mark qualified, from $1,500,000 to $5,500,000. That is a separate series that we never average with the four.
A Cottages owner should not price from a Villas sale, and a Villas owner should not price from the Cottages, because the groups differ in structure, size, legal form and rules. Our Cottages guide sets out the Cottages documents.
The Cottages at Barefoot Beach median just value, $2,868,554, sits below the beach lanes, Barefoot Estates and Bayfront Gardens and above Southport on the Bay, Barefoot Bay, Barefoot Beach Club and the Villas, with one qualified sale in 60 months, the same count as Barefoot Estates. The table gives every place its own window.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Each row shows the first of the 12, 24, 36 and 60-month windows with 10 or more qualified sales, or says that no window reaches 10. A median is printed only where a window holds 10 or more sales, and each row carries its own window.
| Place | Homes on the roll | Leading window | Qualified sales, last 60 months (range) | Median just value, 2026 preliminary (range) |
|---|---|---|---|---|
| Barefoot Beach Club (all four associations) | 348 | 12 months: 12 sales, median $1,300,000 | 32 ($1,000,000 to $3,335,000) | $1,582,030 ($519,040 to $2,339,440) |
| Villas at Barefoot Beach | 50 | No window reaches 10 sales; list the sales | 4 ($1,500,000 to $3,500,000) | $1,328,000 ($1,117,000 to $2,449,200) |
| The Cottages at Barefoot Beach (this page) | 15 | No window reaches 10 sales; list the sales | 1 ($5,500,000 to $5,500,000) | $2,868,554 ($2,782,922 to $2,978,497) |
| Bayfront Gardens | 27 | No window reaches 10 sales; list the sales | 6 ($3,026,000 to $6,650,000) | $3,108,994 ($1,731,270 to $4,626,093) |
| Southport on the Bay | 100 | 24 months: 14 sales, median $3,737,500 | 29 ($2,175,000 to $7,000,000) | $2,603,340 ($1,108,598 to $8,118,752) |
| Barefoot Bay | 9 | No window reaches 10 sales; list the sales | 3 ($1,950,000 to $3,475,000) | $2,407,512 ($1,879,666 to $3,418,192) |
| Barefoot Estates | 6 | No window reaches 10 sales; list the sales | 1 ($7,800,000 to $7,800,000) | $6,257,994 ($5,616,107 to $14,286,845) |
| Beach-lane estates (Lely Barefoot Beach Units 1 to 5) | 80 | No window reaches 10 sales; list the sales | 9 ($5,500,000 to $15,350,000) | $6,578,899 ($2,264,159 to $15,245,478) |
| All Barefoot Beach residential | 635 | 12 months: 25 sales, median $2,800,000 | 85 ($1,000,000 to $15,350,000) | $1,878,934 ($519,040 to $15,245,478) |
Source: Collier County Property Appraiser public data files (2026 preliminary roll, sale file through August 24, 2026, windows counted back from October 1, 2026). Qualified means the county’s qualified flag is Y, the sale is improved and the price is over $1,000.
Three places have a median just value above the Cottages’ and four have one below it, but just value is a tax-roll figure, and the recent record under it differs: the Club and Southport on the Bay have windows of 10 or more sales, while the Cottages and Barefoot Estates have one sale each in 60 months. No row for a place with fewer than 10 recent sales is a market. For the whole community, see our Barefoot Beach valuation page, and for the neighbors with the most recent sales, our guides to Southport on the Bay and Barefoot Beach Club.
A Cottages at Barefoot Beach seller at the recorded June 2026 price of $5,500,000 would see about $5,173,933 before mortgage payoff and the estoppel fee, with a 2.5 percent listing commission and a 2.5 percent buyer-agent offer. Collier custom puts deed stamps on the seller and the owner’s title policy on the buyer.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The first price is the one qualified sale since 2021, and the second is the April 2020 sale of 265 Shell Dr, the last recorded before it. They are different homes, the 2020 sale predates the roll’s 2023 dates, and neither is a median or a forecast. The commission lines are examples, because every commission is negotiated.
| Line | June 2026 sale price | April 2020 sale price |
|---|---|---|
| Sale price (recorded) | $5,500,000 | $3,150,000 |
| Listing commission, example 2.5 percent (negotiated) | -$137,500 | -$78,750 |
| Buyer-agent compensation if offered, example 2.5 percent (optional) | -$137,500 | -$78,750 |
| Deed documentary stamp tax, $0.70 per $100 | -$38,500 | -$22,050 |
| Owner’s title policy (buyer customarily pays in Collier County) | $0 | $0 |
| Property tax proration, about 180 of 365 days (estimate) | -$12,567 | -$12,567 |
| Costs shown, with a buyer-agent offer | -$326,067 (5.9 percent) | -$192,117 (6.1 percent) |
| Net before payoff and estoppel, with an offer | $5,173,933 | $2,957,883 |
| Net before payoff and estoppel, no buyer-agent offer | $5,311,433 | $3,036,633 |
Source: Florida Statute 201.02 for the $0.70 per $100 deed tax. The proration uses the Cottages’ median 2026 preliminary tax bill of $25,482 for 180 of 365 days as an illustration, and your own bill will differ. The estoppel fee is capped by statute and is not included. Both sheets assume no mortgage.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the seller customarily pays documentary stamp tax on the deed. The contract controls both. Since August 17, 2024 any compensation you offer a buyer’s agent can no longer be posted on the Southwest Florida MLS, and commissions remain fully negotiable. The sheet leaves out your payoff, the estoppel fee, any repair credit and the federal tax on any gain, and we build your own sheet at your appointment.
Yes. An in-person comparative market analysis lets us see the condition, the rebuild, the site and the dune position that no county record shows, and it turns a range into a recommended list price for your Cottages at Barefoot Beach condo. 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, a review of your permits, roof, windows, doors and association documents, the recorded sales we selected with our adjustments, the competition you would face, a recommended list price and an estimated net sheet.
A valuation is useful well before a sale, and we keep every conversation confidential. Request your free Cottages at Barefoot Beach condo valuation or call Jesse at (239) 898-6072. If you are thinking of selling, our guide to selling a Cottages at Barefoot Beach condo walks through the process.
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 carries the route to the answer, whether that is the association, the county or a walk-through with us. Data updated: October 2026.
We tracked every qualified sale in the tables above, all 15 parcels on the 2026 preliminary roll, the recorded declaration and amendment by book and page, and FEMA’s flood layer, the federal coastal barrier layer and the county’s address and footprint layers at five Shell Drive addresses on October 1, 2026. We did not open any elevation certificate, read any member-only association record or pull Southwest Florida MLS figures.
These are the questions Cottages at Barefoot Beach owners ask us most about value, answered from the county record, Florida statutes and the recorded documents cited above. Where a fact is not published, we say so and name the document that settles it.
It is worth what comparable recorded sales and your own site, plan, rebuild history and insurance position support. The county recorded one qualified sale in five years, $5,500,000 in June 2026, and 20 since 1994. Request a free valuation for a range with adjustments shown.
There is no median to quote. No window of 12, 24, 36 or 60 months holds 10 qualified sales, and a median of one sale describes one home. We list all 20 sales since 1994 instead.
The record cannot say. Twenty qualified sales over 32 years fall in 15 calendar years, different homes sold each time, and the roll re-dates 14 homes to 2023. We price from comparable sales and make no forecast.
There are 15 detached homes at 125 to 405 Shell Dr, in steps of 20, each held as a condominium unit with a one-fifteenth share of the common elements. The recorded declaration dates from December 28, 1990.
One. The county recorded 165 Shell Dr at $5,500,000 on June 24, 2026, which is 1 of 15 homes, or 6.7 percent, and 1.33 percent a year over five years. The Southwest Florida MLS, pulled October 3, 2026, also shows one closing in the 12 months to that date, at the same address and price with a closing date of June 26, 2026, and the two sources count differently.
The county file lists 165 Shell Dr at $5,500,000 on June 24, 2026, a resale with a 2,962 square foot county base area, or $1,857 per county base square foot. The price was 1.91 times its 2026 just value of $2,881,478. The sale is public record and not ours.
No. Base area is the county’s measurement of the largest building on the parcel, and the county carries a separate adjusted area. The Cottages’ base areas run from 2,573 to 3,253 square feet, so treat any price per square foot here as a county base measure.
It is the county’s annual valuation of a parcel for the tax roll as of January 1, built under the factors in Florida Statute 193.011. It is not an appraisal for a sale and not a price. For the one recent Cottages sale it was 52.4 percent of the price.
The 2026 preliminary millage is 9.4020 mills on every parcel, with no municipal levy because the Cottages are in unincorporated Collier County. At the median just value of $2,868,554 the non-homestead illustration is $26,970 before exemptions, against a median actual bill of $25,482.
Neither city. The Cottages have a Bonita Springs, Florida 34134 mailing address but sit in unincorporated Collier County, which handles zoning, permits and the tax roll. Our Bonita Springs guide covers the market around it.
No to both. Barefoot Beach Club is four condominium associations with 348 apartment-style units, and The Club at Barefoot Beach at 105 Shell Dr is a private member club whose membership is not conveyed with any deed. The Cottages are 15 detached homes.
The roll does not say. The county’s sale file shows Cottages sales in the 1990s, so the dates may reflect rebuilding after Hurricane Ian in September 2022, which is our inference. The permit file and each certificate of occupancy would show what was built and when.
Every address we tested, 125, 205, 285, 345 and 405 Shell Dr, is in FEMA zone AE with a base flood elevation of 10 or 11 feet NAVD88 in our reading of the public map layers, and about half the shared land is in VE zones. An elevation certificate settles any one home.
A lender will require it on a mortgaged home in a FEMA Special Flood Hazard Area, and every address we tested is in one. FEMA prices each building under Risk Rating 2.0, and we publish no premium.
Not in our reading of the U.S. Fish and Wildlife Service layer, so federal flood insurance remains available. The nearest unit begins just south of the land, about 8 meters from its nearest edge, so a lender may ask for an official determination.
It can. In our reading the land lies 213 to 351 feet seaward of the state’s 1989 line, and Florida Statute 627.351 bars Citizens coverage for certain major structures permitted after July 1, 2015 seaward of it. Your permit history decides whether it touches your home.
We did not confirm it. Florida Statute 718.111(11)(e) lets a declaration leave insurance of a freestanding building to the unit owner, and we could not read the Cottages declaration’s insurance article. Ask the association for its insurance summary before pricing.
As a condominium seller you give the declaration, articles, bylaws and rules, the annual financial statement and budget and the frequently asked questions document under Florida Statute 718.503, at your expense. Florida Statute 689.302 adds the flood disclosure at or before contract.
Under Florida Statute 718.503 a resale contract for a residential unit carries a clause letting the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. Having the set ready before you list shortens the uncertainty.
It is the association’s statement of what a unit owes and what is approved. Under Florida Statute 718.116 it is due within 10 business days of a written request, the fee is capped by statute and adjusted every five years, and a late certificate carries no fee.
By Collier County custom the buyer pays the owner’s title policy and chooses the closing agent, and the contract controls. The seller should expect to clear title defects and pay off liens.
By Collier County custom the seller does, and the contract controls. Florida Statute 201.02 sets it at $0.70 per $100, so $38,500 on the $5,500,000 June 2026 sale and $22,050 on the $3,150,000 sale of April 2020.
On the recorded June 2026 price, about $5,173,933 before payoff and estoppel with 2.5 percent listing and buyer-agent examples, or $5,311,433 with no buyer-agent offer. Commissions are negotiated, and we build your own sheet at your appointment.
With association approval. The recorded declaration requires approval for any lease except one to a unit owner, with an answer within 10 days, and the lease term was not legible. Collier County also requires short-term rental registration under Ordinance 2021-45.
The pet rules are not confirmed. We found no pet clause in the declaration’s poor scan and no published rules, so we state no limit. Get the association’s written rules to your buyer early.
No dollar figure for either layer is published in any primary document we found. The Master Association’s bylaws say its money funds about 1.8 miles of private boulevard and security, and the budget and estoppel certificate give the real numbers.
We could not confirm any approval requirement for a sale in the declaration’s scan. The one clause we read requires approval for a lease. Ask the association before you list, because a buyer will ask.
Yes. The Barefoot Beach Master Association’s gate at Bonita Beach Road is staffed around the clock, and about 1.8 miles of private boulevard lead to Shell Drive. The guest and contractor procedure is not confirmed, so ask the association.
The Collier County Public Schools locator assigned the addresses we tested, including 125 Shell Dr, to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-27. Confirm your address in the district’s locator.
No. The Club at Barefoot Beach is separate, membership is not conveyed with a Cottages deed, capacity is 425 memberships and new waitlist applications were paused from June 1, 2026. Ask the Club whether a membership can transfer.
No. A formula needs many similar recent sales, and the Cottages have one in five years, a roll that dates 14 of 15 homes to 2023 and no data on view, dune position, renovation or permits.
We cannot predict the market, and a record this thin makes any forecast weak. Weigh your reasons to sell, the insurance and storm-season calendar and the state of your documents. Call Jesse direct at (239) 898-6072 for a plain read.
Southwest Florida clients describe McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, as knowledgeable, responsive and honest, and the four reviews below say so in their own words. They are genuine five-star Google reviews reproduced word for word, and none describes a Cottages at Barefoot Beach sale, so we do not present them as Cottages reviews.
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 publish no aggregate rating.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
A Barefoot Beach specialist matters when you value your Cottage because the gated community holds eight neighborhoods with very different records, and a detached home in condominium form is priced from its own site, documents and permit history, not from a ZIP code. A specialist reads the declaration, flood layers and roll before quoting a range.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read what the other side will read. A buyer’s agent, lender and insurer will read your estoppel certificate, your home’s flood zone, your permit file and the county roll, and a seller who has read them first sets a price that survives the contract period. Read our Barefoot Beach community page for the whole area, and our Bonita Springs guide for the market around it.
If you are searching for a Cottages at Barefoot Beach listing agent, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from recorded sales and the documents behind your own home. The county recorded 20 qualified Cottages sales since 1994 and one in the last five years, so the next owner to sell 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. Whether your home is at the north or the south end of Shell Drive, we bring local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch.
Enter your address in the Home Valuation form at the top of this page for your free Cottages at Barefoot Beach condo valuation, read how we sell Cottages at Barefoot Beach condos, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying at the Cottages instead? Call Marc at (239) 287-5873 or read our guide to buying a Cottages at Barefoot Beach condo.
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.
For more on the neighborhood, return to our Cottages at Barefoot Beach 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 Cottages at Barefoot Beach sale and roll figure on this page comes from the Collier County Property Appraiser’s public data files (the 2026 preliminary tax roll in files dated August 29 and 31, 2026, with the sale file through August 24, 2026), and every other fact traces to a primary source below. We cite no brokerage, listing or automated-valuation site. Every link returned a working page when we checked on October 1 and 2, 2026, and some county, state and federal pages refuse automated requests and open normally in a browser.
These are the public primary documents a Cottages at Barefoot Beach owner is most likely to need when valuing and selling, each linked to the official source that publishes it: the Collier County Clerk, the State of Florida, Collier County, FEMA or the federal government.
Values from Collier County recorded, qualified sales (files dated August 29, 2026), with Southwest Florida MLS figures pulled October 3, 2026. Brokered by Domain Realty.