Values from recorded Villas sales and the county roll for your own plan and row, adjusted for roof, flood position and condition. Free and confidential.
Home > Collier County > Barefoot Beach > Villas at Barefoot Beach > Home Valuation
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
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McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Villas at Barefoot Beach villas from the Collier County deed record, sale by sale, and this page answers one question honestly: what is my Villas at Barefoot Beach home worth? Our Villas at Barefoot Beach guide describes the 50 fee-simple, party-wall villas on Barefoot Cir inside the Barefoot Beach gate, in unincorporated Collier County, Florida, with a Bonita Springs mailing address.
This is the Villas, a homeowners association community under chapter 720 of the Florida Statutes. It is not a condominium, although the county roll codes every parcel as condominium use. It is also not Barefoot Beach Club, the 348-unit condominium community on the boulevard, and not The Club at Barefoot Beach, the private member club whose membership does not convey with a deed.
The county has recorded 4 qualified Villas sales in the last 60 months, from $1,500,000 to $3,500,000, and 1 in the last 12 months. Four sales are too few for a median, so this page lists them, then reads the roll by plan, row and building campaign.
To put a number on your own villa, use the valuation form on this page or request a free Villas at Barefoot Beach home valuation. Call Jesse direct at (239) 898-6072. Ready to sell? See how we sell Villas at Barefoot Beach homes. Buying? Call Marc at (239) 287-5873 or read our guide to buying a home in Villas at Barefoot Beach.
A Villas at Barefoot Beach villa is worth what the most similar villas have recorded recently, adjusted for plan, row, build year, condition and roof. With only four qualified sales in five years, from $1,500,000 to $3,500,000, the county record gives a range and a method, not a median.
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 four windows, looking for the first with 10 or more county-qualified sales. None reaches 10, so the table gives each window’s count and range, and the sales themselves follow in the section on the last five years.
| Window | Qualified sales | Lowest | Highest | Total recorded price | Median |
|---|---|---|---|---|---|
| 12 months (since October 2025) | 1 | $1,500,000 | $1,500,000 | $1,500,000 | Not shown, fewer than 10 sales |
| 24 months (since October 2024) | 2 | $1,500,000 | $2,000,000 | $3,500,000 | Not shown, fewer than 10 sales |
| 36 months (since October 2023) | 3 | $1,500,000 | $3,500,000 | $7,000,000 | Not shown, fewer than 10 sales |
| 60 months (since October 2021, leading list) | 4 | $1,500,000 | $3,500,000 | $8,500,000 | Not shown, fewer than 10 sales |
Source: Collier County Property Appraiser public data files, sale file through August 24, 2026. Qualified means the county coded the sale as an arm’s-length sale usable for valuation, and all four sales in the five-year window are resales. A median is printed only where a window holds 10 or more sales,, and recorded but not qualified deeds stay out of these figures.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Villas closings in the 12 months to that date and 9 in the 60 months, at $1,500,000 to $5,500,000. Nine sales are too few for a median price, median days on market or a sale-to-list ratio, so we print the sales: the two in the last 12 months closed at $5,500,000 on May 8, 2026, after 320 days on market against a final list price of $5,995,000, and $1,500,000 on February 25, 2026, after 108 days against a final list price of $1,650,000. Three villas were active on October 3, 2026, listed at $1,495,000, $2,699,900 and $2,995,000, and none was pending, an indicative 18.0 months of supply on 2 closings a year.
These are the facts a Villas at Barefoot Beach 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, with the sources named below. Data updated: October 2026.
Value your Villas at Barefoot Beach villa with McGreevy and Comisar because we read the deed record sale by sale, know the villas’ plans, rows and Board approval step, and say plainly what the county record cannot show. We are Top 1% Real Estate Agents Nationally Since 2008, and we prepare every valuation personally.
We tracked every one of the 110 Villas at Barefoot Beach sales in the county record, from the first recorded sale on August 4, 1989 to the newest on February 24, 2026, and all 50 villa parcels on the 2026 preliminary roll. We also read all 6 recorded deeds over $100,000 that the county did not count as qualified, and the recorded 2002 declaration at OR 2970 PG 2281. A Barefoot Beach specialist works from that record before quoting a number.
Our own Villas at Barefoot Beach closings and listings, with prices and days on market: there are none to print. McGreevy and Comisar closed no sale at Villas at Barefoot Beach through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side, which is 0 of the 9 MLS closings in that window. We imply no sale on this page was ours, and the villa whose public record we walk through below is not one of ours.
Get a free Villas at Barefoot Beach villa 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 recorded villa sales matched to your plan and row, not a ZIP-wide estimate, and a full pricing file after the walk-through.
Your street number on Barefoot Cir, the plan size, any renovation with dates and permits, your roof and exterior paint history, any elevation certificate, and whether your villa is leased. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every valuation personally.
A valuation is not a listing agreement, and many owners ask for one for estate planning or an insurance review. 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.
An online estimate misses Villas at Barefoot Beach values because the community has four qualified sales in five years, its county roll codes fee-simple villas as condominium use, and identical 2,136 square foot plans carry county just values that differ by a factor of 2.19. A formula has almost nothing like your villa to learn from.
An automated estimate learns from nearby sales of similar homes. Here the nearby sales are 4 in five years, on four different plans, with prices per square foot of county base area from $447 to $1,639. The county file shows no qualified Villas sale at all in 2016, 2019, 2022 and 2024.
The Villas’ zoning district is named the Lely Barefoot Beach Condominium planned unit development, because the site was planned in 1981 as a condominium tower that was never built. The county roll codes all 50 parcels as condominium use. A formula that reads that code compares a fee-simple villa with condominium units. Each villa is a separately deeded parcel under a homeowners association, and our Villas at Barefoot Beach guide sets out the recorded declaration behind that.
Our price per square foot uses the county roll’s base area for the largest building on each parcel, which counts garage and enclosed space differently from a marketing floor plan. The Southwest Florida MLS, pulled October 3, 2026, carries a living area for each listing but no floor plan names: on the 9 Villas closings in the 60 months to that date it ran from 1,946 to 2,755 square feet. Treat per-square-foot figures as a comparison tool between villas, never as heated area.
No automated estimate reads the villa’s position on Barefoot Cir, the roof and paint record the association bills to the owner, the party wall, the insurance quote or the Board approval step, and each is a line in our walk-through.
We value a Villas at Barefoot Beach villa in four steps: match the plan and build campaign, match the row on Barefoot Cir, read the recorded sale beside the county’s just value, then adjust at a walk-through and test the competition. Every step starts from a recorded document, and we state what each step cannot see.
The roll shows two building campaigns: 32 villas built in 1989 to 1992 and 18 built in 1997 to 2002. The first campaign is dominated by one plan, since 25 of its 32 villas are 2,136 square feet of county base area. The second added larger homes, ten of 2,271 to 2,664 square feet and eight of 3,244 to 3,352. We compare a villa only with its own plan and campaign.
Barefoot Cir carries one pattern the county’s own numbers make impossible to ignore: the ten villas at addresses 133 to 151, odd numbers, carry county just values nearly twice those of the same plan elsewhere. We do not know why, and we assume no view or premium. We check each villa’s position on the survey and in person.
A recorded price is what one buyer paid on one day, and the county’s just value is how the assessor reads the same parcel. For the four qualified sales the just value ran from 66.1 to 113.7 percent of the price, so neither number stands alone.
At the walk-through we look at the roof and its replacement history, the exterior paint cycle, windows and shutters, the garage, any renovation and its permits, and the party wall. Then we test the price against the villas listed or pending against yours, using list prices and days on market. On October 3, 2026 the Southwest Florida MLS showed 3 active Villas listings, at $1,495,000, $2,699,900 and $2,995,000 after 8, 299 and 18 days on market, and none pending. The pull records the final list price only, so price changes are read listing by listing when we prepare your valuation.
Enter your address in the Home Valuation form at the top of this page for your free Villas at Barefoot Beach home valuation, or call Jesse direct at (239) 898-6072. We reply with the nearest recorded villa sales and a plain account of what they do and do not show. Thinking of selling? Read how we sell Villas at Barefoot Beach homes.
Villas at Barefoot Beach recorded 4 county-qualified sales in the 60 months since October 2021, from $1,500,000 to $3,500,000, all resales, and 1 in the last 12 months. No window reaches 10 sales, so the median is not printed and every sale is listed here with its plan, price and Official Records reference.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We tracked every one of the 4 qualified Villas sales in the last 60 months. All four are resales, each listed with the county’s base area, the villa’s 2026 preliminary just value and the recorded instrument. Price per square foot is the price divided by county base area, not a measured heated area.
| Recorded | Address | Villa no. | Year built | County base area | Price | Per sq ft | 2026 preliminary just value | Just value as a share of price | Official Records |
|---|---|---|---|---|---|---|---|---|---|
| Oct 12, 2021 | 105 Barefoot Cir | 24 | 2002 | 3,352 sq ft | $1,500,000 | $447 | $1,705,776 | 113.7 percent | OR 6026 PG 3578 |
| Dec 26, 2023 | 145 Barefoot Cir | 4 | 1990 | 2,136 sq ft | $3,500,000 | $1,639 | $2,342,200 | 66.9 percent | OR 6318 PG 2998 |
| Mar 25, 2025 | 166 Barefoot Cir | 35 | 1998 | 2,460 sq ft | $2,000,000 | $813 | $1,322,000 | 66.1 percent | OR 6454 PG 2963 |
| Feb 24, 2026 | 117 Barefoot Cir | 18 | 1997 | 2,528 sq ft | $1,500,000 | $593 | $1,328,000 | 88.5 percent | OR 6557 PG 1636 |
Source: Collier County Property Appraiser public data files, qualified sales of improved parcels, files dated August 29 and August 31, 2026. Villa number is the number in the county’s legal description. The deeds can be read by book and page in the Collier County Clerk’s official records.
The four sales span a 3.7-to-1 range of price per square foot of base area, from $447 to $1,639, because they are four different villas, of 3,352, 2,136, 2,460 and 2,528 square feet built in 2002, 1990, 1998 and 1997. They are not comparables for each other, and four sales show only how wide the record is. Each sold for more than the same villa’s previous recorded resale, which we report as an observation of four sales with no conclusion about direction, because the earlier resales were recorded between 6.8 and 26.6 years before.
The county file also holds 6 recorded deeds over $100,000 in the same 60 months that carry no qualified flag, from $1,500,000 to $5,500,000. They are real recorded transfers, and we list them separately and never fold them into the four, average them or treat them as a price guide.
| Recorded | Address | Villa no. | County base area | Recorded price | Per sq ft | Official Records |
|---|---|---|---|---|---|---|
| Feb 24, 2022 | 162 Barefoot Cir | 37 | 2,136 sq ft | $1,850,000 | $866 | OR 6100 PG 2413 |
| Apr 27, 2022 | 121 Barefoot Cir | 16 | 2,664 sq ft | $1,500,000 | $563 | OR 6130 PG 3567 |
| May 13, 2022 | 164 Barefoot Cir | 36 | 1,959 sq ft | $3,000,000 | $1,531 | OR 6130 PG 1966 |
| Dec 18, 2023 | 170 Barefoot Cir | 33 | 2,466 sq ft | $2,000,000 | $811 | OR 6315 PG 3955 |
| Aug 28, 2025 | 123 Barefoot Cir | 15 | 2,330 sq ft | $1,750,000 | $751 | OR 6504 PG 3181 |
| May 7, 2026 | 145 Barefoot Cir | 4 | 2,136 sq ft | $5,500,000 | $2,575 | OR 6586 PG 1811 |
One villa appears in both lists. The 2,136 square foot villa at 145 Barefoot Cir has a county-qualified sale of $3,500,000 on December 26, 2023 and a recorded deed of $5,500,000 on May 7, 2026 that carries no qualified flag. The two prices differ by $2,000,000, which is 57.1 percent of the earlier one. The county file does not say why the second deed is unqualified, so anyone who sees $5,500,000 should ask for the deed’s context before using it as a comparable.
One qualified sale in 12 months on 50 villas is 2.0 percent a year, and four in 60 months is 4 divided by 50 divided by 5 years, or 1.6 percent a year. A buyer’s appraiser will have very few comparables to cite.
The Southwest Florida MLS, pulled October 3, 2026, shows 9 Villas closings in the 60 months to that date, more than the county’s four qualified sales because the two sources count sales differently. Days on market on the 9 ran from 1 day to 425 days, and each sold below its final list price. The two in the last 12 months closed at $5,500,000 on May 8, 2026, after 320 days on market against a final list price of $5,995,000, and $1,500,000 on February 25, 2026, after 108 days against a final list price of $1,650,000. Nine sales are too few for a median, and we do not blend MLS figures with the county record, because the two are different measures.
A Villas at Barefoot Beach villa’s value depends on its size, build campaign and position on Barefoot Cir, because the community is one street of 50 separately deeded villa parcels. County just values run from $1,117,000 to $2,449,200, and the roll splits them by plan and row, but not by floor, view or renovation.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
All 50 villas are on Barefoot Cir, which joins the boulevard inside the Barefoot Beach gate. With one street, the valuation questions are which row, plan and campaign.
County base area ranges from 1,723 to 3,352 square feet with a median of 2,136, in 15 different sizes. Five groups carry the roll.
| County base area | Villas | 2026 preliminary just value | Median just value | Median just value per sq ft of base area |
|---|---|---|---|---|
| 1,723 sq ft | 1 | $1,193,288 | $1,193,288 | $693 |
| 1,959 sq ft | 6 | $1,143,040 to $2,259,925 | $1,162,540 | $593 |
| 2,136 sq ft | 25 | $1,117,000 to $2,449,200 | $1,268,160 | $594 |
| 2,271 to 2,664 sq ft (ten sizes of villa) | 10 | $1,197,500 to $1,376,000 | $1,325,000 | $528 |
| 3,244 to 3,352 sq ft | 8 | $1,640,072 to $1,705,776 | $1,648,856 | $506 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll, 50 villa parcels. Just value is the assessor’s figure for tax purposes and not a sale price.
The 2,136 square foot plan is shared by 25 of the 50 villas, and inside it the 2026 just value runs from $1,117,000 to $2,449,200, a ratio of 2.19 to 1.
The two campaigns differ in size and in how the county values them per square foot of base area.
| Building campaign (year built on the roll) | Villas | 2026 preliminary just value | Median just value | Median just value per sq ft of base area | Homestead |
|---|---|---|---|---|---|
| First, 1989 to 1992 | 32 | $1,117,000 to $2,449,200 | $1,262,160 | $594 | 12 of 32 |
| Second, 1997 to 2002 | 18 | $1,197,500 to $1,705,776 | $1,360,500 | $520 | 6 of 18 |
Source: Collier County Property Appraiser, 2026 preliminary tax roll. Homestead is a proxy for owner residency, not a count of residents.
Sorting the 50 villas by just value produces three groups, and one is not explained by size.
| Group | Villas | 2026 preliminary just value | Median just value | Median just value per sq ft of base area | Homestead |
|---|---|---|---|---|---|
| Addresses 133 to 151 (odd numbers), villa numbers 1 to 10, built 1989 to 1990 | 10 | $2,259,925 to $2,449,200 | $2,352,200 | $1,102 | 2 of 10 |
| Addresses 101 to 115 (odd numbers), the eight villas built in 2002 | 8 | $1,640,072 to $1,705,776 | $1,648,856 | $506 | 3 of 8 |
| All other villas | 32 | $1,117,000 to $1,376,000 | $1,253,660 | $583 | 13 of 32 |
The groups add to 10 + 8 + 32 = 50 villas. Nine of the ten villas at 133 to 151 are the same 2,136 square foot plan as sixteen villas elsewhere, yet the county values the nine at a median of $2,354,200 and the sixteen at $1,117,000 to $1,337,008, with a median of $1,253,660. We do not know why the assessor values identical plans so differently. Orientation is one possibility we cannot confirm, so we assert no view, Gulf-side position or price premium for the row.
The county file carries no stories, no orientation, no renovation date, no roof age and no interior condition for a villa. The Southwest Florida MLS pull of October 3, 2026 carries the final list price, days on market and MLS living area, which ran from 1,946 to 2,755 square feet on the 9 Villas closings in the 60 months to that date. Orientation, views, renovation and price changes are read listing by listing when we prepare a valuation.
The county record cannot say whether Villas at Barefoot Beach values are rising or falling, because there are 11 qualified sales since 2016, in four of those years none at all, each on a different villa. It does give recorded prices by year and 21 repeat resales since 2012, 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)
No year since 2012 holds 10 qualified sales, so we print each year’s count and range and no median. The villa that sells changes every year, so a year’s price may reflect which villa sold.
| Year recorded | Qualified sales | Lowest | Highest | Recorded but not qualified, over $100,000 |
|---|---|---|---|---|
| 2016 | 0 | none recorded | none recorded | 0 |
| 2017 | 2 | $775,000 | $875,000 | 0 |
| 2018 | 1 | $950,000 | $950,000 | 1 |
| 2019 | 0 | none recorded | none recorded | 2 |
| 2020 | 1 | $850,000 | $850,000 | 1 |
| 2021 | 4 | $1,051,000 | $1,680,000 | 0 |
| 2022 | 0 | none recorded | none recorded | 3 |
| 2023 | 1 | $3,500,000 | $3,500,000 | 1 |
| 2024 | 0 | none recorded | none recorded | 0 |
| 2025 | 1 | $2,000,000 | $2,000,000 | 1 |
| 2026 (through August 24) | 1 | $1,500,000 | $1,500,000 | 1 |
Source: Collier County Property Appraiser public data files, sale file through August 24, 2026; qualified sales of improved parcels, and recorded deeds over $100,000 that the county did not qualify, counted from 2016. In 2012 to 2015 the county recorded 13 qualified sales, from $590,000 to $1,725,000. The 32 sales the county codes as builder-direct all date from August 1989 to September 2002 and fall outside every range here, and we print no all-history median as a price signal.
A repeat pair is two consecutive qualified sales of one villa, the first a resale and the second recorded in 2012 or later, and the county file holds 21. In 18 the second price was higher and in 3 lower, with years between from 0.2 to 26.6 and a median of 12.1. The three lower prices were $245,000 lower after 7.2 years, $45,000 lower after 8.9 years, $175,000 lower after 1.8 years. A pair measures one villa over its own hold, not the market.
| Second sale recorded | Previous resale price | Second price | Change | Years between | Street number |
|---|---|---|---|---|---|
| Jan 27, 2012 | $820,000 | $1,100,000 | +34.1 percent | 18.8 | 135 |
| May 15, 2012 | $710,000 | $800,000 | +12.7 percent | 1.2 | 121 |
| May 31, 2012 | $1,795,000 | $1,550,000 | -13.6 percent | 7.2 | 137 |
| Oct 26, 2012 | $295,000 | $725,000 | +145.8 percent | 17.0 | 157 |
| Dec 31, 2012 | $410,000 | $590,000 | +43.9 percent | 12.3 | 175 |
| Apr 15, 2013 | $795,000 | $750,000 | -5.7 percent | 8.9 | 131 |
| Jun 27, 2013 | $450,000 | $749,200 | +66.5 percent | 13.3 | 117 |
| Nov 22, 2013 | $590,000 | $645,000 | +9.3 percent | 0.9 | 175 |
| Aug 21, 2014 | $1,725,000 | $1,550,000 | -10.1 percent | 1.8 | 133 |
| Mar 20, 2015 | $675,000 | $850,000 | +25.9 percent | 9.5 | 123 |
| Apr 24, 2017 | $625,000 | $775,000 | +24.0 percent | 14.0 | 170 |
| Oct 12, 2017 | $862,500 | $875,000 | +1.4 percent | 12.1 | 138 |
| Aug 22, 2018 | $600,000 | $950,000 | +58.3 percent | 15.0 | 140 |
| Dec 28, 2020 | $380,000 | $850,000 | +123.7 percent | 21.7 | 161 |
| Mar 4, 2021 | $850,000 | $1,051,000 | +23.6 percent | 0.2 | 161 |
| Apr 6, 2021 | $775,000 | $1,200,000 | +54.8 percent | 4.0 | 170 |
| Sep 30, 2021 | $1,200,000 | $1,680,000 | +40.0 percent | 0.5 | 170 |
| Oct 12, 2021 | $908,400 | $1,500,000 | +65.1 percent | 6.8 | 105 |
| Dec 26, 2023 | $689,000 | $3,500,000 | +408.0 percent | 26.6 | 145 |
| Mar 25, 2025 | $825,000 | $2,000,000 | +142.4 percent | 20.0 | 166 |
| Feb 24, 2026 | $749,200 | $1,500,000 | +100.2 percent | 12.7 | 117 |
Source: Collier County Property Appraiser public data files, qualified sales paired by parcel (not shown); change is the recorded price against the previous resale price, with no adjustment, and years between use 365.25 days. The last four rows of the table are the four qualified sales in the last 60 months.
Months of supply, the share of listings that cut price and median days on market are the usual direction signals. For the Villas, the Southwest Florida MLS on October 3, 2026 showed 3 active listings against 2 closings in the prior 12 months, an indicative 18.0 months of supply. Those 2 closings took 108 and 320 days on market, too few for a median, and the pull records the final list price only, so price cuts are read listing by listing. We read no direction into 21 pairs or 11 sales.
One 2,466 square foot villa at 170 Barefoot Cir has 7 county-qualified sales since 1998, the longest resale chain in the Villas record, plus one recorded deed in 2023 that the county did not qualify. This public record, which is not our sale, shows how a price, a just value and a hold period read together.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The villa was built in 1998, and its first two records show the same price, $419,900, twenty days apart, coded builder-direct and then resale. The table lists every county-qualified sale and, separately, the unqualified deed.
| Recorded | Type | Price | Per sq ft of base area | Official Records | Change from the previous qualified price | Years between |
|---|---|---|---|---|---|---|
| Sep 1, 1998 | Builder-direct (county inference) | $419,900 | $170 | OR 2463 PG 216 | First recorded sale | |
| Sep 21, 1998 | Resale | $419,900 | $170 | OR 2463 PG 219 | +0.0 percent | 0.1 |
| May 15, 2000 | Resale | $479,000 | $194 | OR 2675 PG 3017 | +14.1 percent | 1.6 |
| Apr 14, 2003 | Resale | $625,000 | $253 | OR 3264 PG 2268 | +30.5 percent | 2.9 |
| Apr 24, 2017 | Resale | $775,000 | $314 | OR 5389 PG 3402 | +24.0 percent | 14.0 |
| Apr 6, 2021 | Resale | $1,200,000 | $487 | OR 5925 PG 31 | +54.8 percent | 4.0 |
| Sep 30, 2021 | Resale | $1,680,000 | $681 | OR 6023 PG 2405 | +40.0 percent | 0.5 |
| Dec 18, 2023 | Recorded deed, not county-qualified | $2,000,000 | $811 | OR 6315 PG 3955 | Not part of the qualified chain |
Source: Collier County Property Appraiser public data files; the deeds can be read by book and page in the Collier County Clerk’s official records. The county codes the first record as builder-direct by inference, because it falls within a year of the year built.
From the first record at $419,900 to the September 2021 resale at $1,680,000 the recorded price rose to 4.0 times the first price over 23.1 years. From the 2017 resale of $775,000 to the September 2021 resale it rose 116.8 percent in 4.4 years, and the villa recorded two sales in 177 days in 2021, at $1,200,000 in April and $1,680,000 in September, a 40.0 percent step that the record does not explain. The unqualified deed of $2,000,000 in December 2023 is 19.0 percent above the September 2021 price after 2.2 years, and it stays out of the chain because the county did not qualify it.
The 2026 preliminary just value is $1,345,000, which is 80.1 percent of the last qualified price and 67.2 percent of the unqualified deed. The 2026 preliminary tax bill is $12,272, against a Villas median of $11,846. Price per square foot of base area rose from $170 in 1998 to $681 in 2021.
The record does not show what the owner spent between sales or what each listing asked. For a sale that went through the Southwest Florida MLS, the pull of October 3, 2026 carries the final list price, days on market and MLS living area, and price changes and renovation are read listing by listing when we prepare a valuation. A single chain is never a trend.
Six things move a Villas at Barefoot Beach villa’s value: plan and size, position on Barefoot Cir, the roof and exterior paint record the association bills to the owner, flood position, the Board approval and rental rules that shape the buyer pool, and the cost of owner-carried insurance. The county record can quantify only the first two.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
County valuation by size and position: $1,648,856 for the eight 2002 villas of 3,244 to 3,352 square feet, $1,253,660 for the 32 villas outside the other two groups, and $2,352,200 for the ten villas at 133 to 151. Per square foot of base area those medians are $506, $583 and $1,102. What a buyer pays for each is the sale record’s job, and four sales cannot yet say.
Under the 2002 declaration the association paints, maintains and repairs the exterior building surfaces of every villa, including walls, doors, steps, gutters and roofs, and bills the cost to the owner of the villa that receives the work (Section 4.3(C)). So the roof and paint history is a value fact: when the roof was last replaced, who paid and what the insurer requires. A seller who has the invoices ready removes a negotiating point, and the Architectural Review Board also reviews exterior changes such as windows, doors and paint.
Every Villas address we tested sits in FEMA Zone AE. We queried the FEMA National Flood Hazard Layer on October 1, 2026 at five addresses on Barefoot Cir, and the footprint shares are our reading of the public map layers, not a survey. The current maps took effect February 8, 2024.
| Address | Flood zone | Base flood elevation (ft NAVD88) | FIRM panel | Share of building footprint in the zone |
|---|---|---|---|---|
| 101 Barefoot Cir | AE | 10 | 12021C0179J | 100 percent AE 10 |
| 121 Barefoot Cir | AE | 10 | 12021C0178J | 100 percent AE 10 |
| 140 Barefoot Cir | AE | 11 | 12021C0178J | 98 percent AE 11 and 2 percent AE 10 |
| 160 Barefoot Cir | AE | 10 | 12021C0178J | 100 percent AE 10 |
| 179 Barefoot Cir | AE | 10 | 12021C0179J | 100 percent AE 10 |
The five rows are a sample, not a community-wide zone. By our reading of the public map layers, a screen of all 50 parcels found that 31 touch an AE 10 area, 21 touch AE 11 and 12 touch AE 12, with overlapping counts, and none touches a coastal high hazard (VE) area. Check the specific villa against the FEMA map and an elevation certificate. The villas are in Hurricane Evacuation Zone A, and no Villas parcel touches a Coastal Barrier Resources System unit, so federal flood insurance is available. The U.S. Geological Survey recorded a Hurricane Ian high-water mark of 11.76 feet NAVD88 inside the gates at Barefoot Beach Blvd and Anguilla Ln, and we found no document reporting storm damage to any individual Villas building.
The owner, not the association, insures the villa and its contents under Section 6.2 of the declaration, so a buyer prices a wind policy and a flood policy before the inspection period ends. We publish no premium, because premiums depend on roof age, windows and elevation. Our reading of the public map layers puts the villas seaward of the 1989 state Coastal Construction Control Line, and Florida Statute 627.351(6)(a)5.b bars Citizens Property Insurance Corporation from covering a new or enlarged-by-more-than-25-percent major structure seaward of that line under a permit applied for after July 1, 2015. That matters if a villa is rebuilt or enlarged.
Three recorded rules shape who can buy and how they can use a villa.
An investor will weigh the lease cap and the tenant pet rule, and an owner-occupant will care less. We have no MLS data to measure the effect on price. Our Villas at Barefoot Beach guide sets out each rule with its section of the recorded declaration.
Fees, reserves, assessments and insurance affect a Villas at Barefoot Beach villa’s value through the buyer’s yearly carrying cost and through what the estoppel certificate shows. No dollar assessment appears in any primary document we found, so the amounts come from the certificate and the budget, and we publish none.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Under Section 8.2 of the 2002 declaration, assessments fund security, health, safety and the general welfare of the owners and the operation, maintenance, repair and reconstruction of the common areas, and the declaration lists pools, spas, roadways, retention ponds, driveways and sidewalks among the common areas the association maintains. Each owner pays a one-fiftieth share of the assessments (Section 8.3), billed quarterly in advance under the bylaws.
Under Florida Statute 720.401, a prospective parcel owner must be presented a disclosure summary before signing the contract, and the summary states the assessment. The estoppel certificate, issued under Florida Statute 720.30851 within 10 business days at a statutorily capped fee, shows what is owed, any special assessment and whether the Board must approve the transfer. An owner may inspect the association’s official records within 10 business days of a written request under Florida Statute 720.303.
The county’s 2026 preliminary millage on every Villas parcel is 9.4020 mills, made of the county at 3.9293, the school board at 4.1470 and other taxing units at 1.3257, with no municipal levy because the villas are in unincorporated Collier County. Check: 3.9293 + 4.1470 + 1.3257 = 9.4020.
As an illustration for a non-homestead purchase at the median just value of $1,328,000: $1,328,000 divided by 1,000 is 1,328, and 1,328 times 9.4020 is $12,485.86, about $12,486. The actual median 2026 preliminary tax bill across the 50 villas is $11,846, lower because 18 parcels carry the homestead exemption and its cap: the homestead median is $7,233, and the 32 non-homestead parcels have a median of $12,206. A buyer should budget the non-homestead figure.
Reserves are discretionary under the bylaws, which say the Board “may” establish them, and the Villas are a homeowners association, so the condominium reserve statutes do not apply. The bylaws cap special assessments at 15 percent of the annual budget unless a majority of the voting interests consent, while a separate declaration provision lets the association levy a casualty deficiency assessment without an owner vote (Section 6.12(B)). We found no public special assessment notice, which is not proof that none exists, so a buyer’s offer should be conditioned on the estoppel certificate.
No. Just value is the Collier County Property Appraiser’s valuation for tax purposes, and for Villas at Barefoot Beach villas the 2026 preliminary figure ran from 66.1 to 113.7 percent of the four qualified sale prices. It is a useful reference in a valuation and never a substitute for one.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Take the four qualified sales. The villa at 105 Barefoot Cir has a 2026 just value of $1,705,776, 113.7 percent of its $1,500,000 price in October 12, 2021. The villa at 145 Barefoot Cir has $2,342,200, 66.9 percent of its $3,500,000 price in December 26, 2023, and 42.6 percent of its $5,500,000 recorded deed in May 2026. The villa at 166 Barefoot Cir has $1,322,000, 66.1 percent of $2,000,000, and the villa at 117 Barefoot Cir has $1,328,000, 88.5 percent of $1,500,000. The ratio ranges from 66.1 to 113.7 percent on four sales, so we draw no rule from it.
Florida resets the new owner’s assessment after a sale. Under Florida Statute 193.155(3)(a), property assessed under the homestead cap is assessed at just value as of January 1 of the year following a change of ownership, so a seller’s capped bill is not a forecast of a buyer’s. 18 of the 50 villas carry the homestead exemption, 36 percent, and their median 2026 preliminary tax bill is $7,233 against $12,206 for the 32 that do not.
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 item carries the route to the answer, whether the association manager, the county or a walk-through. Data updated: October 2026.
We tracked every qualified sale in the tables above, all 50 villa parcels on the county’s 2026 preliminary roll, the recorded 2002 declaration page by page, and FEMA’s flood layer and the county’s address and footprint layers at five Villas addresses on October 1, 2026. We did not read the association’s budget, minutes or rules or open any elevation certificate.
The Villas at Barefoot Beach are 50 fee-simple party-wall villas under chapter 720, while The Cottages at Barefoot Beach are 15 detached homes on condominium sites under chapter 718. The county’s median just value is $1,328,000 for the Villas and $2,868,554 for the Cottages, and the Cottages recorded 1 qualified sale in five years against the Villas’ 4.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Start from the legal form, because it decides the resale documents, the cancellation right and which structural rules apply. The Cottages’ own valuation page and guide carry its detail.
| Question | Villas at Barefoot Beach | The Cottages at Barefoot Beach |
|---|---|---|
| Form of ownership | Fee-simple villas, homeowners association, chapter 720; not a condominium | Detached homes on condominium building sites, chapter 718 |
| Homes on the roll | 50 party-wall villas | 15 detached homes |
| Location in the community | North end, Barefoot Cir | South end, Shell Dr |
| Roll years built | 1989 to 2002 (32 and 18) | 1997 (1) and 2023 (14); the roll re-dates 14 of 15 and we did not read permits |
| County base area | 1,723 to 3,352 sq ft, median 2,136 | 2,573 to 3,253 sq ft, median 2,962 |
| Median just value, 2026 preliminary | $1,328,000 ($1,117,000 to $2,449,200) | $2,868,554 ($2,782,922 to $2,978,497) |
| Median 2026 preliminary tax bill | $11,846 | $25,482 |
| Homestead share | 18 of 50, 36 percent | 11 of 15, 73 percent |
| Qualified sales, last 60 months | 4 ($1,500,000 to $3,500,000), listed above | 1 ($5,500,000), listed below |
| Turnover, qualified sales a year over 60 months | 1.6 percent (4 divided by 50 divided by 5) | 1.3 percent (1 divided by 15 divided by 5) |
| Resale law | Section 720.401: a disclosure summary presented before the buyer signs; a 3-day cancellation right only if it was not provided first | Section 718.503: documents at the seller’s expense and a 7-day cancellation clause, excluding Saturdays, Sundays and legal holidays |
| Structural statutes | The condominium milestone and reserve study statutes do not apply to fee-simple villas | Condominium rules; read the section 718.503 package for the building |
| Collier custom at closing | Buyer customarily pays the owner’s title policy; seller pays deed stamps | The same |
Source: Collier County Property Appraiser public data files, 2026 preliminary roll and qualified sales through August 24, 2026; recorded declarations as read in our Villas at Barefoot Beach guide and Cottages guide; Florida Statutes 718.503 and 720.401. The contract controls closing costs in both.
The Cottages recorded one county-qualified sale in 60 months: June 24, 2026, $5,500,000 for 2,962 square feet of county base area, $1,857 per square foot, at 165 Shell Dr, built 2023 on the roll, OR 6603 PG 3920. One sale of a 2023 home is no comparable for a villa built between 1989 and 2002, and the median just values differ by a factor of 2.16.
Choose a villa for fee-simple title, a lower county value and up to four leases a year, and plan around the Board approval step. Choose a Cottage for detached homes in a very small enclave under the condominium form. Both communities trade rarely, so the nearest comparable sale may be years old.
Villas at Barefoot Beach holds 50 of the 635 residential homes on the Barefoot Beach roll, 7.9 percent, and recorded 4 of the 85 qualified sales in the last 60 months, 4.7 percent. Its median just value of $1,328,000 sits below the area’s $1,878,934 and above only Barefoot Beach Club IV’s $1,225,482.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every row carries its own window, because the neighborhoods do not sell at the same pace. Where no window reaches 10 qualified sales we print the 60-month count and range and no median.
| Place | Legal form | Homes on the roll | Leading window (first of 12, 24, 36, 60 months with 10 or more qualified sales) | Qualified sales, last 60 months (range) | Median just value, 2026 preliminary (range) |
|---|---|---|---|---|---|
| Barefoot Beach Club (all four associations) | Condominium, chapter 718 | 348 | 12 months: 12 sales, median $1,300,000 | 32 ($1,000,000 to $3,335,000) | $1,582,030 ($519,040 to $2,339,440) |
| Barefoot Beach Club I | Condominium, chapter 718 | 82 | No window reaches 10 sales; list the sales | 8 ($1,400,000 to $3,335,000) | $1,772,030 ($1,119,040 to $2,339,440) |
| Barefoot Beach Club II | Condominium, chapter 718 | 126 | 60 months: 10 sales, median $1,425,000 | 10 ($1,000,000 to $3,000,000) | $1,462,030 ($519,040 to $2,339,440) |
| Barefoot Beach Club III | Condominium, chapter 718 | 92 | No window reaches 10 sales; list the sales | 9 ($1,150,000 to $2,600,000) | $1,622,030 ($1,119,040 to $2,339,440) |
| Barefoot Beach Club IV | Condominium, chapter 718 | 48 | No window reaches 10 sales; list the sales | 5 ($1,150,000 to $2,370,000) | $1,225,482 ($862,030 to $1,588,934) |
| Villas at Barefoot Beach | Fee simple villas, homeowners association, chapter 720 | 50 | No window reaches 10 sales; list the sales | 4 ($1,500,000 to $3,500,000) | $1,328,000 ($1,117,000 to $2,449,200) |
| The Cottages at Barefoot Beach | Detached homes in condominium form, chapter 718 | 15 | No window reaches 10 sales; list the sales | 1 ($5,500,000 to $5,500,000) | $2,868,554 ($2,782,922 to $2,978,497) |
| Bayfront Gardens | Single-family homes, two homeowners associations, chapter 720 | 27 | No window reaches 10 sales; list the sales | 6 ($3,026,000 to $6,650,000) | $3,108,994 ($1,731,270 to $4,626,093) |
| Southport on the Bay | Single-family homes, homeowners association, chapter 720 | 100 | 24 months: 14 sales, median $3,737,500 | 29 ($2,175,000 to $7,000,000) | $2,603,340 ($1,108,598 to $8,118,752) |
| Barefoot Bay | Single-family homes outside the gate, own association | 9 | No window reaches 10 sales; list the sales | 3 ($1,950,000 to $3,475,000) | $2,407,512 ($1,879,666 to $3,418,192) |
| Barefoot Estates | Single-family homes inside the Property Owners Association | 6 | No window reaches 10 sales; list the sales | 1 ($7,800,000 to $7,800,000) | $6,257,994 ($5,616,107 to $14,286,845) |
| Beach-lane estates (Lely Barefoot Beach Units 1 to 5) | Single-family homes, Property Owners Association | 80 | No window reaches 10 sales; list the sales | 9 ($5,500,000 to $15,350,000) | $6,578,899 ($2,264,159 to $15,245,478) |
| All Barefoot Beach residential | All forms | 635 | 12 months: 25 sales, median $2,800,000 | 85 ($1,000,000 to $15,350,000) | $1,878,934 ($519,040 to $15,245,478) |
Source: Collier County Property Appraiser public data files, 2026 preliminary roll, sale file through August 24, 2026, windows counted back from October 1, 2026. Do not subtract one row’s median from another’s, because the windows differ.
Six of the thirteen rows are condominium places, six are homeowners or property owners association places and one covers all forms, and the legal form decides the paperwork before it decides the price. For comparison read our guides to Barefoot Beach Club, Southport on the Bay, Bayfront Gardens and Barefoot Bay, and our Barefoot Beach community valuation page for the whole area.
A Villas at Barefoot Beach seller at a $1,500,000 price would see about $1,408,281 before mortgage payoff, the estoppel fee and any approval fee, with a 2.5 percent listing commission and a 2.5 percent buyer-agent offer, or $1,445,781 with no buyer-agent offer. Collier custom puts the 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 two prices are real recorded qualified sales: $1,500,000 on February 24, 2026 and $2,000,000 on March 25, 2025. The commission lines are examples, because every commission is negotiated and we quote no set rate.
| Line | Sale at $1,500,000 (the February 2026 sale) | Sale at $2,000,000 (the March 2025 sale) |
|---|---|---|
| Sale price | $1,500,000 | $2,000,000 |
| Listing commission, example 2.5 percent (negotiated) | -$37,500 | -$50,000 |
| Buyer-agent compensation if offered, example 2.5 percent (optional) | -$37,500 | -$50,000 |
| Deed documentary stamp tax, $0.70 per $100 | -$10,500 | -$14,000 |
| Owner’s title policy (buyer customarily pays in Collier County) | $0 | $0 |
| Municipal lien search (estimate) | -$200 | -$200 |
| Property tax proration, about 180 of 365 days (estimate) | -$6,019 | -$6,019 |
| Costs shown, with a buyer-agent offer | -$91,719 (6.1 percent) | -$120,219 (6.0 percent) |
| Net before payoff, estoppel and approval fees, with an offer | $1,408,281 | $1,879,781 |
| Net before payoff, estoppel and approval fees, no buyer-agent offer | $1,445,781 | $1,929,781 |
Source: Florida Statute 201.02 for the $0.70 per $100 deed tax; the proration uses the Villas’ non-homestead median 2026 preliminary tax bill of $12,206 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, and neither is any Board approval fee. 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 certificate, any approval fee and any federal tax on a gain. A seller of a villa presents the disclosure summary under Florida Statute 720.401 before the buyer signs, delivers the flood disclosure under Florida Statute 689.302, and plans the Board’s approval into the closing date.
Yes. An in-person comparative market analysis lets us see the roof, exterior, updates and position that no county record shows, and it turns a range into a recommended list price for your Villas at Barefoot Beach villa 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, a review of your roof, exterior, permits and association documents, the recorded villa sales we selected and our adjustments, the competition, a recommended list price and an estimated net sheet.
There is no obligation to list with us, and we keep every conversation confidential. Request your free Villas at Barefoot Beach home valuation or call Jesse at (239) 898-6072. Thinking of selling? Read our guide to selling a Villas at Barefoot Beach home.
These answers come from the Collier County deed and tax record, the recorded Villas declaration, federal, state and county agencies and Florida law. Southwest Florida MLS figures are from the pull of October 3, 2026, and county figures still lead on values. Call Jesse direct at (239) 898-6072 for a range on your own villa.
It is worth what villas like it, in plan, row and condition, have recently recorded. The county shows 4 qualified sales in five years from $1,500,000 to $3,500,000, so no median applies, and plan, row, roof and exterior history move the number. Request a free valuation.
The county recorded 1 qualified sale from October 1, 2025 to August 24, 2026, $1,500,000 on February 24, 2026, out of 50 villas, and 4 over five years.
There is no median to print, because no window reaches 10 qualified sales. The four sales in five years are $1,500,000, $3,500,000, $2,000,000 and $1,500,000, listed with their plans above. The median of those four is $1,750,000.
On the county’s base area, the four qualified sales ran from $447 to $1,639 per square foot, because they were four different villas, and the unqualified deeds ran from $563 to $2,575.
The record cannot say. There are 11 qualified sales since 2016, none in 2016, 2019, 2022 and 2024, and each was a different villa. Of 21 repeat resales since 2012, 18 recorded a higher second price and 3 a lower one, which describes those villas and not the market.
An owner of a villa holds a deed to the lot and the building in fee simple, and the association is a homeowners association under chapter 720. A condominium owner holds a unit and an undivided share of common elements under chapter 718.
The Villas’ zoning district is named the Lely Barefoot Beach Condominium planned unit development, because the site was planned in 1981 as a condominium tower that was never built, and the roll codes all 50 parcels as condominium use.
There are 50 villas, each its own parcel, in 15 sizes of county base area from 1,723 to 3,352 square feet. The most common is 2,136 square feet with 25 villas, then 1,959 square feet with six, then ten villas of 2,271 to 2,664 square feet and eight of 3,244 to 3,352.
The county’s 2026 just values for the 25 villas of that plan run from $1,117,000 to $2,449,200, a ratio of 2.19 to 1, and nine of the ten villas at 133 to 151 Barefoot Cir sit at the high end. The record does not say why, and we do not assert a view or a premium.
The public record does not say, and we have not stood in each villa. We do not infer an orientation from county values, and we do not claim a Gulf-side row.
No. Base area is the county roll’s measurement of the largest building on a parcel, and it counts garage and enclosed space differently from a marketing floor plan. The Southwest Florida MLS, pulled October 3, 2026, carries living area by listing, not by plan name: 1,946 to 2,755 square feet across the 9 Villas closings in the 60 months to that date.
Just value is the Collier County Property Appraiser’s valuation of a parcel for tax purposes, and the 2026 figures are preliminary until the roll is certified. For the Villas it runs from $1,117,000 to $2,449,200 with a median of $1,328,000. It is not a sale price, and for the four qualified sales it ran from 66.1 to 113.7 percent of the price.
The median 2026 preliminary tax bill is $11,846, but 18 villas carry the homestead exemption and its assessment cap, so their median is $7,233, while the 32 that do not have a median of $12,206. A buyer’s assessment resets to just value after a change of ownership, so a seller’s capped bill is not a forecast of a buyer’s.
The 2026 preliminary millage is 9.4020 mills on every Villas parcel, with no municipal levy. At the median just value of $1,328,000, that is about $12,486 before exemptions and non-ad valorem charges, as an illustration for a non-homestead purchase.
The mailing address is Bonita Springs, ZIP 34134, but the villas are in unincorporated Collier County, not in the City of Bonita Springs or the City of Naples, so Collier County sets the zoning, permits, taxes and flood rules. Our Bonita Springs guide covers the market around the mailing address.
No. Barefoot Beach Club is a 348-unit condominium community on the boulevard, and The Club at Barefoot Beach is a separate private member beach and tennis club whose membership does not convey with a deed. Neither is the Villas, which are 50 fee-simple villas on Barefoot Cir.
All five addresses we tested on October 1, 2026 are in FEMA Zone AE, four at a base flood elevation of 10 feet NAVD88 and 140 Barefoot Cir at 11 feet, on panels 12021C0178J and 12021C0179J effective February 8, 2024.
The owner, not the association, insures the villa under Section 6.2 of the declaration, and every address we tested sits in a special flood hazard area, so a flood policy belongs in the plan alongside wind coverage.
Under Florida Statute 720.401 a prospective parcel owner must be presented the disclosure summary before signing the contract, and the flood disclosure under Florida Statute 689.302 is delivered at or before contract.
A buyer who was not given the disclosure summary before signing may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first, and the right terminates at closing. The condominium 7-day clause under section 718.503 does not apply to a chapter 720 community.
An estoppel certificate is the association’s statement of what an owner owes and whether the Board must approve a transfer. Under Florida Statute 720.30851 the association must issue it within 10 business days and may charge a fee capped by statute, adjusted every five years.
Yes. Section 10.2 of the declaration requires the Board’s prior written approval of any sale, with notice at least 30 days before the intended closing. The Board may require an interview and can withhold approval only for good cause on a closed list.
The seller customarily pays it in Collier County, and the contract controls. Under Florida Statute 201.02 the tax is 70 cents per $100 of consideration, which is $10,500 on $1,500,000, $14,000 on $2,000,000 and $24,500 on $3,500,000.
At a $1,500,000 price with a 2.5 percent listing commission and a 2.5 percent buyer-agent offer, the costs we show are $91,719, 6.1 percent, leaving about $1,408,281 before payoff, the estoppel certificate and any approval fee. At $2,000,000 the net is $1,879,781. Commissions are negotiable.
Yes, within limits. The declaration allows no more than four leases of a villa in a calendar year, each at least 30 days and no more than one year, to a natural person, with Board approval on 10 days’ notice. Collier County also requires registration of a short-term vacation rental.
An owner may keep two dogs or cats, an owner’s guest may have one, and no lessee may keep a pet of any kind.
The recorded declaration says the regular assessment funds the common areas, pools, roads, security and landscaping, with a one-fiftieth share per villa, billed quarterly. No dollar figure appears in any primary document we found. Exterior painting, roofs and any pest control the association supplies are billed to the villa’s owner separately, and the estoppel certificate gives the current number.
Under Section 4.3(C) of the declaration the association paints, maintains and repairs the exterior building surfaces of every villa, including walls, doors, steps, gutters and roofs, and bills the owner of the villa that receives the work, secured by a lien.
The community sits behind the Barefoot Beach Master Association’s security, which staffs a guard house around the clock, and the Villas declaration lets the association establish its own gate at the entryway.
Collier County Public Schools’ 2026-27 zone locator assigns the Villas to Naples Park Elementary, North Naples Middle and Aubrey Rogers High, as returned for 101 Barefoot Cir on October 1, 2026.
No. An estimate learns from nearby sales, and here there are four in five years on four different plans, in a community the county roll codes as condominium use, with identical plans valued 2.19 to 1 apart.
No. Florida’s milestone inspection and structural integrity reserve study rules are in Florida Statutes 553.899 and 718.112, which govern condominium and cooperative buildings, and the Villas are a chapter 720 homeowners association of fee-simple villas.
We do not forecast prices. The facts to weigh are that sales are rare, 4 qualified in 60 months, so a well-presented villa faces little direct competition, that insurance, flood and assessment costs affect what buyers can pay, and that your own plans decide the rest.
Three villas were listed for sale in the Southwest Florida MLS on October 3, 2026, at $1,495,000, $2,699,900 and $2,995,000, after 8, 299 and 18 days on market, and none was under contract. The 2 closings in the 12 months to that date took 108 and 320 days on market, too few for a median, and supply is an indicative 18.0 months on 2 closings a year. The county record shows 1 qualified sale in 12 months and 4 in 60, a different count from the MLS, so inventory is usually very small. Call us for current listings.
The Collier County Clerk’s official records carry the Amended and Restated Declaration at OR 2970 PG 2281, recorded January 28, 2002, which contains the bylaws as an exhibit. The association’s public site lists committees but keeps its document pages behind a login.
Southwest Florida clients describe McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, as professional, 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 Villas sale.
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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
A Barefoot Beach specialist matters when you value your villa because the gated community holds eight neighborhoods with very different records, and a Villas home is priced from its own plan, row and build campaign, not from a ZIP code.
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 association estoppel certificate, your villa’s flood zone 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 Villas at Barefoot Beach listing agent, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from recorded sales and the county roll for your own plan and row. The county recorded 4 qualified Villas sales in five years, so an in-person opinion of value matters.
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 villa is in the 1989 to 1992 campaign or the 1997 to 2002 campaign, 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 Villas at Barefoot Beach home valuation, read how we sell Villas at Barefoot Beach homes, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying at the Villas instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Villas at Barefoot Beach.
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.
Return to our Villas at Barefoot Beach guide or 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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Every Villas at Barefoot Beach sale figure on this page comes from the Collier County Property Appraiser’s public data files (files dated August 29, 2026; sale file through August 24, 2026), and every other fact traces to one of the primary sources below: Florida law, state and federal agencies, Collier County, the recorded declaration and the association’s own site.
We do not cite real estate brokerage, listing or automated-valuation sites. Every link below returned a working page when we checked on October 1, 2026. Some county, state and federal pages refuse automated requests and open normally in a browser.
These are the reference files a Villas at Barefoot Beach owner is most likely to need when valuing and selling a villa, each linked to the official source that publishes it: the State of Florida, Collier County, FEMA, the Collier County Clerk 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.