The Dunes of Naples - Barbados

McGreevy and Comisar are the team Barbados (The Dunes of Naples II) sellers call first, and the team Barbados buyers call when they want the recorded answer on the window assessment, the leasing calendar and what each floor plan really sells for. Barbados is an 84-residence, twelve-story condominium tower inside the master-planned community of The Dunes of Naples in Naples, Florida. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, and this page is the deepest single read of Barbados at The Dunes of Naples we know of: 315 Dunes Blvd, Building 2 of the Island Cove neighborhood, between Antigua to the south and Cayman to the north.

This guide is built from the recorded condominium documents for The Dunes of Naples II, a Condominium: the 84-page original declaration recorded March 6, 2001, its surveyor’s elevation sheet, five recorded amendments, the 2022 Amended and Restated Declaration and the 2024 water heater amendment, all read page by page in the Collier County Clerk’s Official Records. It adds the association’s 2026 Q&A sheet, the Barbados guest and renter guide, the January 2026 owner newsletter, the 2025 contractor rules, the 2018 window specifications, every Barbados notice of commencement we could find, the Collier County tax roll (2026 preliminary), FEMA’s flood map and the Southwest Florida MLS Matrix, pulled September 23, 2026.

It also closes gaps that circulate about this building, including on our own community guide. Barbados’ leasing terms are public after all (they sit in the recorded 2022 restatement, not on the association’s website), the penthouse floor sits at 125.98 feet on Barbados’ own recorded survey sheet, and the building’s owners maintain their own windows under the declaration even as the board plans a building-wide replacement. If you own at Barbados and are weighing a sale, start with the market snapshot and the seller section, then call Jesse; if you are buying, the fee, leasing, window and flood detail below will tell you in one sitting whether this tower fits how you plan to live. Where the records do not answer a question, we say so.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Barbados

McGreevy and Comisar are the best realtor for Barbados because it is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Barbados market read built on every tower closing, the county roll and the recorded Dunes of Naples II documents.

Data updated: September 2026

If you’re searching for the best realtor for Barbados in The Dunes of Naples, Naples, whether you’re ready to sell your Barbados home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That matters at Barbados for a narrow reason: this is an 84-residence building where the same 2,187 square foot floor plan sold for $1,685,000 on the 8th floor in May 2024 and for $975,000 on the 9th floor in September 2025, and a listing agent who cannot explain that spread to a buyer will not hold a price.

Recent Barbados track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 2 Barbados closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026. With only two sales there is no meaningful median, so here they are: a 2,194 square foot 10th-floor residence that closed at $1,325,000 on September 30, 2025, after 59 days on market, at 91.44% of its $1,449,000 list price ($603.92 a square foot); and a 2,187 square foot 9th-floor residence that closed at $975,000 on September 29, 2025, after 295 days, at 84.86% of its $1,149,000 list price ($445.82 a square foot). Both closed in the first week of the window, and no Barbados residence has closed since. The 48-month record gives the fuller picture: 15 closings from September 24, 2022 to September 23, 2026, a median sold price of $1,325,000 (n=15), a median of $603.92 a square foot, a median sold-to-list ratio of 93.87% and a median of 78 days on market, with sales from $850,000 to $1,955,000 and total volume of $19,635,000. Today 1 residence is active and none is pending, which on the 12-month pace of two sales is about 6 months of supply.

For Barbados sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Barbados sale also runs on paperwork. The Dunes of Naples II association has settled its Hurricane Ian window claim and says it “will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement,” per the association’s Barbados page; the amount has not been set, and how your contract allocates it will move your net more than almost any other term. The master association’s Resale Capital Assessment is now the greater of 1.25% of the gross sale price or $1,000, collected through the estoppel, per the Dunes of Naples II purchase application for 2026. The board has 30 days to act on a complete purchase application under Section 17.3.2 of the 2022 Amended and Restated Declaration. We assemble the estoppel, the window disclosure, the leasing rules and the milestone status before the first showing. Call Jesse direct at (239) 898-6072.

For Barbados buyers: Barbados is one of the most rental-flexible towers at The Dunes: a 30-day minimum (28 days for a February lease), up to 12 leases a year and one a month, per Article 16 of the recorded restatement. The fee is one quarterly figure for every residence, $8,070 in 2026, per the association’s 2026 Q&A sheet for Barbados. And the one open item is the window assessment. We read the estoppel, the board minutes and the SIRS with you before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling a Barbados home? Get a free Barbados home valuation or call Jesse direct at (239) 898-6072.

Buying at Barbados? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Living in Barbados as a Homebuyer

Living in Barbados means a twelve-story, 84-residence tower in the middle of The Dunes’ Island Cove neighborhood, with its own heated pool and spa, the Club across the parking lot, and a gated walk to Delnor-Wiggins Pass State Park that the association times at 8 minutes. Every residence has three bedrooms, one garage space and breezeway entry.

Data updated: September 2026

Barbados at a Glance

Three Things to Know Before You Tour Barbados

First, the window assessment: the association has settled its Hurricane Ian window claim and will assess all 84 owners for total window replacement, and until the board sets the amount, the estoppel and the board notices are part of every offer. Second, leasing: Barbados’ Article 16 allows monthly leases, up to 12 a year, and those rights have not changed since 2001, so there is no grandfathering to untangle. Third, parking: one assigned garage space per residence, in a garage that flooded in Ian, with outside parking in front of the building. Everything else on this page builds on those three facts.

Where Barbados Sits Inside The Dunes

Barbados is Building 2 on the association’s own numbering, at 315 Dunes Blvd, Naples, FL 34110. The association and its 2026 guest guide call it “Dunes II, Building 2, or Barbados,” and the guide places The Club at the Dunes “just across the parking lot from our building,” per the Barbados guest and renter guide (February 2026). The three Island Cove towers stand in a row inside the main gate off Vanderbilt Drive: Antigua at The Dunes, the tower the association calls “the closest residence to the beach,” to the south; Barbados in the middle; and Cayman at The Dunes to the north. The four taller Grande Preserve towers sit behind their own second gate farther into the property.

The association’s Barbados page describes “wide views of the surrounding nature preserve, Wiggins Pass and the Gulf of Mexico,” along with a newly renovated lobby and the building’s “private heated swimming pool, spa and outdoor gas grills.” Which view a residence gets depends on its stack and floor; we cover the plans in the floor plan section below.

How Far Is Barbados From the Beach?

Barbados is not a Gulf-front building, and The Dunes has no beach of its own. The association’s directions start at the Barbados front door: “Vanderbilt Beach and Delnor-Wiggins Pass State Park are a short 8-minute walk from the front entry of Barbados,” turning right (south) past Antigua, through the side gate, then “west across the canal bridge.” That route is in the Barbados guest and renter guide. The gate is coded, the code changes every few months, and we never publish it.

Delnor-Wiggins Pass State Park is a paid state park, open 8 a.m. to sundown, at $2.00 per pedestrian or bicyclist and $6.00 per vehicle, per Florida State Parks’ Delnor-Wiggins hours and fees page. The guide warned guests in 2026 that the park was “open but still under repair because of hurricane damage” and that its lots “fill quickly,” which is one more reason walking beats driving from Barbados. The county’s Conner Park sits just outside the side gate, with 158 parking spaces and a walking trail, per Collier County’s Conner Park page.

Who Owns at Barbados?

The county roll answers this better than a brochure. On the Collier County tax roll, 2026 preliminary, 30 of Barbados’ 84 residences (35.7%) carry a homestead exemption, the highest share of the three Island Cove towers (Antigua 17.9%, Cayman 26.2%). Forty-one of the 84 owner mailing addresses are in Florida, and none is outside the United States, the only Island Cove tower with no foreign mailing address. The median total just value of a Barbados residence is $977,084, the same as in Antigua and Cayman, consistent with the three towers carrying the identical stack of plans.

Read together, those numbers describe a building with a larger core of full-time and Florida-based owners than its two Island Cove neighbors, and a smaller absentee share. We think that shows in the building’s active social calendar.

Social Life, Committees and the Barbados Calendar

Barbados has its own social life layered on top of the Club’s. The association’s January 2026 Barbados newsletter lists a Barbados Social Committee Welcome Back party, a Mardi Gras party on February 17, 2026 in the Barbados pool area, and a Barbados Book Club that meets in the Club’s private dining room, with sign-up sheets posted in the Barbados mailroom. The same newsletter announced the community’s 25th birthday party at the Club on Saturday afternoon, March 21, 2026, and listed nine households as “Early residents of Barbados.”

The newsletter is also where the building talks to itself about maintenance: shutting off water when away, replacing water heaters on schedule, and who pays after a leak. It is written by owners for owners, and it is the most candid public document the Barbados association produces. We read it before we price or tour.

A Day at Barbados, by the House Rules

The Barbados guest guide sets the rhythm. The pool and spa are open from dawn to dusk with no lifeguard; there is no glass, food or drink on the pool deck and no jumping from the pool waterfall; children under 13 swim with an adult, children under 7 stay out of the spa, and swim diapers are required. The gas grills sit near the pool and are cleaned after each use. Quiet hours run 10 p.m. to 8 a.m. There is no ball playing, skating or bicycling in the parking lot, garage, breezeways or pool area, and the front portico is a fire lane with no parking or smoking.

Beyond the building, the day runs through the Club: the Wellness Center from 5 a.m. in season, league tennis on six Har-Tru courts, lunch at the Tiki Bar, happy hour at the SandBar and dinner in the Royal Palm Room, per the Club’s dining page and the association’s racquets page. Groceries are a short drive: the Riverchase Publix on Tamiami Trail North is about 1.8 road miles from the clubhouse (our estimate).

What Barbados Does Not Have

Four things buyers assume and should not. No private elevator foyers: Barbados residences open from open-air breezeways served by the building’s elevators, unlike the Grande Preserve towers, where each residence opens from a private foyer. One garage space, not two: each residence has “the exclusive use of one (1) parking space” in the under-building garage, assigned in the original developer deed (restated declaration 1.30.1). No guest cottages or cabanas: those exist only in three Grande towers. No whole-building backup power: the association’s hurricane FAQ says the building generators “supply power to only the elevators, garage doors and emergency lighting,” per the association’s Hurricane Ian frequently asked questions.

The community-wide gaps apply too: no golf course, no marina or resident boat slips, and no Gulf frontage. Motorcycles are “not allowed on Dunes Property at any time,” per the 2026 purchase application.

What Do Seasonal Rentals Cost at Barbados?

In the Southwest Florida MLS Matrix rental search pulled September 23, 2026 (active listings plus rentals closed in the prior 365 days), four Barbados residences were offered for rent, all active and none closed. Their in-season monthly asks were $11,000, $12,000, $13,000 and $16,000, a median of $12,500 (n=4, the mean of the middle pair, $12,000 and $13,000), with off-season asks of $5,000 to $7,500 a month. Three of the four are 2,187 square foot residences; the fourth is a 1,950 square foot center residence asking $13,000 in season and $5,000 off-season. That sits inside the Island Cove range of $10,500 to $16,000 on our community guide.

Every lease runs through association approval, a $150 lease application fee to the condominium association and a $250 lease fee to the Dunes of Naples POA, per the Barbados lease application (2024), and no tenant may bring a pet. The full leasing rules are in their own section below.

Who Barbados Suits Best

On the record, Barbados fits three kinds of buyers well. The seasonal owner who wants to rent a month or two each winter gets the most flexible leasing rules in Island Cove, tied with Antigua and unchanged since 2001. The full-time Florida owner joins the largest homestead core of the three Island Cove towers, 35.7% on the 2026 roll, with a building social committee and book club. And the buyer who wants a North Naples tower near the Gulf under the Grande Preserve price point gets three bedrooms at a four-year median of $1,325,000 against about $2,125,000 to $2,175,000 in the Grande towers. It fits less well for a two-car household that wants both cars inside, for a smoker who wants the lanai, for anyone who needs a pet in a rental, and for a buyer who cannot carry an unset assessment.

Barbados Through the Year

The building fills from January through April, when the social calendar, Club programming and league tennis peak and most buyers tour. Summer is quiet, and it is remodeling season: major work is allowed only from April 15 to December 15, so owners who plan a new kitchen or floors schedule it for the months they are away. Hurricane season runs June through November; departing owners close the shutters, lock the lanai doors, set the air conditioning to 76 and shut off the water, per the guest guide’s checklist and the declaration’s overnight water rule. The association’s annual meeting falls in spring (March 31 in 2026), which is when budget and assessment questions are most likely to be on the agenda.

How Barbados Feels Different From Antigua and Cayman

On paper the three Island Cove towers are identical, and on a walk-through the differences are small but real. Barbados is the middle tower, with the Club “just across the parking lot” in the guest guide’s words, and the beach walk runs south past Antigua to the side gate. Its dog-waste station is on the building’s north side. Its owner base leans more full-time than either neighbor’s, which shows in a building newsletter, a social committee and a book club. And its paperwork is further along: Barbados is the tower with a confirmed 2026 SIRS and a settled Ian window claim, which is also why it is the tower with an announced assessment.

Thinking of Selling or Buying at Barbados? Talk to McGreevy and Comisar

Barbados has one active listing, no pending sale and two closings in the last 12 months, so the right strategy turns on your floor, your plan and the window assessment. Sellers: start with a free Barbados home valuation or call Jesse direct at (239) 898-6072, and we will show you the Barbados sales in your plan, not a ZIP-code average. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, and we will put the estoppel and the window disclosure in front of you before you write an offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure on this page is one we would defend across the table.

Barbados Market Snapshot: What Residences Actually Sell For

Barbados residences sold for a median of $1,325,000 across 15 closings in the 48 months to September 23, 2026, the highest four-year median of the three Island Cove towers at The Dunes of Naples. Only two closed in the last 12 months, both in late September 2025, and one residence is listed today.

Data updated: September 2026

All figures come from the Southwest Florida MLS Matrix, pulled September 23, 2026. Price per square foot is the median of each sale’s price divided by its MLS living area. Floors are described by level; we never publish unit numbers.

Every Barbados Sale in the Last 48 Months

Closings dated September 24, 2022 to September 23, 2026. Barbados has no guest cottage or sub-500 square foot unit, so no row was excluded.

The 48-Month and 12-Month Numbers

Over 48 months: 15 closings, a median sold price of $1,325,000 (n=15) against a median list price of $1,395,000, a median of $603.92 a square foot, a median sold-to-list ratio of 93.87%, a median of 78 days on market (n=15), a range of $850,000 to $1,955,000 and volume of $19,635,000.

Over the last 12 months there were only two closings (n=2, so no median): the 10th-floor 2,194 square foot residence at $1,325,000 on September 30, 2025, and the 9th-floor 2,187 square foot residence at $975,000 on September 29, 2025, for volume of $2,300,000. No Barbados residence has closed since, a gap of almost a year that spans a full winter season, while Cayman closed eight sales and Antigua two. We read that pause as buyers waiting on the window assessment amount; that is our reading, not something a record states.

How Barbados Prices Moved Year by Year

Every year is a small sample and the floor mix shifts: three of the four 2023 sales were on the 9th floor or higher, while three of the six 2025 sales were 2nd-floor residences or the 9th-floor listing that sat 295 days. Part of the decline is mix. Part is the market: Island Cove’s median fell from $1,400,000 in 2023 (n=11) to $1,087,500 in 2026 to date (n=8), per our community guide.

Price per Square Foot by Plan and Floor

The 2,187 corner plan carries the highest price per square foot in Barbados, as it does in Antigua. The terrace record at 2,351 square feet matches no published plan size, so its ratio deserves care. Floor matters as much as plan: the seven sales on the 8th floor and above had a median of $1,650,000 (n=7), and the eight sales from the terrace level to the 6th floor a median of $1,131,250 (n=8, the mean of $1,125,000 and $1,137,500). The four highest prices per square foot were all on the 8th floor or higher, though three closed in 2023 and the fourth in May 2024.

Negotiation and Time on Market

Sold-to-list ratios ran from 81.48% to 100%, and days on market from 5 to 295. The four sales that went under contract within 30 days closed at 94.79% to 100% of list; the two that took longer than 180 days closed at 91.84% and 84.86%. At Barbados, the first 30 days set the price.

What Is for Sale and Pending at Barbados Today

One active listing, none pending. The ask sits just under the 2,187 plan’s four-year median of $680.16 a square foot and well above the plan’s two most recent sales, in August and September 2025 ($514.40 and $445.82). On the 12-month pace of two closings, one listing is about 6 months of supply. Four Barbados rentals were also active in the same pull, shown in the living section above.

Barbados Against Antigua and Cayman

Barbados holds the highest four-year median in Island Cove on the same four plans, with price per square foot level with Cayman’s. Its 2,187 plan at $680.16 a square foot (n=5) tops Antigua ($674.44, n=6) and Cayman ($548.70, n=5). The full eight-tower benchmark is below, and our complete guide to The Dunes of Naples covers the whole community.

How Did Barbados Come to Be?

Barbados is the second Island Cove tower at The Dunes of Naples. The first notice of commencement naming Buildings 1 and 2 was recorded in April 1999, and Vanderbilt Partners II, Ltd. recorded the Dunes of Naples II declaration on March 6, 2001. The building sold out quickly, and owners restated its documents in 2022.

The Declaration, the Developer and the Builders

The declaration was recorded March 6, 2001 at OR Book 2786, Page 2281, an 84-page document with the surveyor’s exhibits, per the Collier Clerk record of the original Barbados declaration. The developer, Vanderbilt Partners II, Ltd. (renamed Vanderbilt GFG II, Ltd in December 2025), is the Florida limited partnership that bought the Wiggins Pass Landings land in 1998 and is declarant in every Dunes declaration; Signature Communities ran development and marketing, and Comerica Bank, the construction lender, joined in the declaration.

Bayside Builders, Inc. is general contractor of record on the Dunes notices of commencement from 1999 to 2006. Barbados’ own recorded elevation sheet reads “ARCHITECTURAL DESIGN PROVIDED BY ARCHITECTS CONSORTIUM INC” (OR 2786 PG 2329), and BBLS Surveyors & Mappers Inc. measured the building on February 5, 2001. The September 2000 Island Cove notice described “three condominium buildings containing 84 units each,” with the clubhouse, gates, four pools and six tennis courts, per the September 2000 notice of commencement.

Selling Out in 2001 and 2002

Barbados was not a downturn tower. The developer deed index shows 70 to 80 closings per Island Cove tower in 2001 (our reading of the deed timeline), and a November 2002 developer closing affidavit conveys a Terrace-level residence with an assigned, numbered garage space and states the building was “substantially completed,” per the 2002 developer closing affidavit. The developer guaranteed quarterly assessments of $1,155 to $1,275 during the developer period (OR 2786 PG 2292 to 2293); the pages do not say whether that carried the master share, so compare it to today’s $8,070 as direction only.

The Governing Documents Since Turnover

Sources in the Collier Clerk’s Official Records: the 2013 amendment, the 2014 pet amendment, the 2015 bylaw amendment, the 2018 water heater amendment, the 2019 bulk services amendment, the 2022 Amended and Restated Declaration and the 2024 water heater amendment. The operating association is The Dunes of Naples II Condominium Association, Inc. (Sunbiz N01000000518). The master association passed to owner control on April 30, 2010, and a recorded 2011 settlement agreement governed that turnover.

The Residences: Floor Plans, Sizes and Views

Barbados holds 84 residences on 12 residential levels, seven per floor, in four floor plans of 1,893 to 2,194 square feet under air. Every one has three bedrooms (the third drawn as a den/bedroom), two or three baths, one assigned garage space and an entry from an open-air breezeway.

The Four Barbados Floor Plans

Sources: the Island Cove floor plan sheet, linked as “Floor Plans” on the Barbados page, and the Collier County tax roll, 2026 preliminary, whose base areas match the plan sheet exactly.

• 2,187 corner plan: the only Island Cove plan whose outdoor space is labeled a “Balcony,” 520 square feet with a wraparound 10 by 40 foot section and a 5 by 9 foot lanai off the guest suite, and a great room of about 29 by 26.5 feet. Median $680.16 a square foot (n=5).
• 2,194 plan: three full baths, including a separate guest-suite bath and a den/bedroom bath, with a 318 square foot lanai. It produced the tower’s top sale, $1,955,000 on the penthouse level.
• 1,893 plan: adds a 16 by 10 foot family room off the kitchen, a pantry and two walk-in closets in the primary suite. Its three sales ran from $870,000 (2nd floor) to $1,675,000 (11th floor).
• 1,950 center plan: the largest single great room of the four, 23 feet 6 inches square. One sale in four years, $850,000 on the 2nd floor.

Levels and Recorded Floor Elevations

The association calls Barbados “twelve-story,” and Barbados’ own recorded elevation sheet, titled “THE DUNES OF NAPLES II, A CONDOMINIUM,” shows a ground-level garage and 12 residential levels, in feet on the 1929 national datum (NGVD 1929), measured February 5, 2001.

By our arithmetic on that one datum, the Terrace floor sits about 12.1 feet above the garage floor and floor-to-floor spacing runs about 9.6 to 9.7 feet. The Barbados penthouse floor at 125.98 feet sits 0.06 feet below Antigua’s recorded 126.04. Do not compare these 1929-datum figures directly with FEMA’s base flood elevation, which uses NAVD88; an elevation certificate does that conversion.

Terrace and Penthouse Levels

The Terrace level is the first residential floor, and it is the one level exempt from the carpet-above-the-terrace rule. One terrace residence closed with 2,351 square feet entered on the MLS, larger than any published plan, so read terrace footprints from the declaration’s plats. Penthouse residences use the same four plans on the top floor; one penthouse-level 2,194 square foot residence sold in 48 months, at $1,955,000 and $891.07 a square foot, the building’s high on both measures.

Ceilings and What You Own

The recorded elevation sheet notes a floor-to-ceiling height of 9 feet (the inch digit is not legible on the recorded scan) “EXCEPT AT DROPPED CEILING AREAS 7’-8”.” Read it as about 9 feet. Under Section 8.1 of the restated declaration, the unit runs from the unfinished top of the concrete floor to the unfinished underside of the ceiling and out to the unfinished drywall; windows, doors, screens and their frames are excluded from the unit, though the owner maintains them (see the window discussion below). Each unit also holds an exclusive easement for its air space.

Garage Space, Storage, Elevators and Shutters

Each residence has the exclusive use of one garage space, assigned in the original developer deed and passing with title (restated declaration 1.30.1). Bike racks and recycling bins are in the garage; a separate storage locker per residence is not described in any public document, so ask. Florida DBPR lists two elevator certificates for Dunes II, and the contractor rules name a padded service elevator separate from the passenger elevator (“Workers may not use passenger elevators at any time”). The guest guide’s checklist describes a mechanical room holding the main water valve, a laundry room with the water heater breaker, and storm shutters run “by remote control or wall switch,” so many residences have motorized roll-downs; check the unit.

What Amenities Come With a Barbados Residence?

A Barbados residence comes with the building’s heated pool with a waterfall, spa and gas grills, a remodeled lobby, a ground-floor mailroom and one assigned garage space, plus full privileges at the 25,000 square foot Club at the Dunes. Barbados owners do not use the Grande Preserve Concierge Center or hold Floridian Club memberships.

The Building

The association’s Barbados page lists a newly renovated lobby and a “private heated swimming pool, spa and outdoor gas grills.” The guest guide adds an AED in the garage near the pool doors, a ground-floor mailroom, trash chutes beside the elevator bank on every floor, fire extinguishers in every breezeway and outside parking in front. The lobby remodel of 2016 is on record in the 2016 notice of commencement for the Barbados lobby.

Electric Vehicle Charging

Owners may install a charger in their assigned garage space at their own cost, with a licensed electrician, permits and no cords on the floor. With no submeters, annual usage fees are $25 for a trickle charger, $150 for a part-time EV and $300 for a full-time EV, plus a review fee of up to $500, per the Barbados policy on electric and trickle charging. Section 9.13 of the restated declaration also lets the board add common chargers.

The Club at the Dunes

“All residences in The Dunes have membership privileges at The Club,” says the Barbados guide, and the Club sits across the parking lot. The association describes a 25,000 square foot clubhouse finished in 2019 as a $9.2 million project, “Proudly managed by Troon Privé,” per the association’s Club page, with the Royal Palm Room, the Terrace, the SandBar and the Tiki Bar, a resort-style pool, a Wellness Center with classes and infrared saunas per the Club’s wellness page, six Har-Tru tennis courts and four pickleball courts. Compare the racquets program with our guide to tennis and pickleball communities in Collier County. No initiation fee or equity membership appears in any document we read; the one club-specific charge is the $1,000 food and beverage minimum in the fee section.

Site Management, Not a Concierge Center

The Grande Preserve Concierge Center and the Floridian Club beach membership belong to the Grande towers. Barbados is served by the POA’s Site Management office at 310 Dunes Blvd during business hours and by the Gate House evenings and weekends, per the guest guide, and after Ian the association routed “Buildings 1, 2, 3 & Seagrove” through Site Management, per the association’s Hurricane Ian Information Center. If a concierge desk matters to you, compare Grande Dominica and the other Grande towers.

What Are the HOA Fees at Barbados?

The 2026 HOA fee at Barbados is $8,070 per quarter for every residence, all-in, per the association’s 2026 Q&A sheet, which says the master POA assessment is included in the condominium budget. That is $32,280 a year, plus the Club’s $1,000 annual food and beverage minimum and a 1.25% resale capital assessment on each sale.

Data updated: September 2026

The 2026 Assessment and What the Q&A Says Is Included

The association’s statutory Q&A sheet, “as of January 1, 2026,” gives one figure for every unit type: $8,070 per quarter, due January 1, April 1, July 1 and October 1, payable in advance, per the association’s 2026 Q&A sheet for Barbados (posted a second time, word for word, as the Dunes of Naples II 2026 Q&A). Annualized, $32,280 (our arithmetic). Each unit carries an equal 1/84 share of common expenses (restated declaration Article 6), so the larger plans pay less fee per square foot: $14.71 a year at 2,194 square feet against $17.05 at 1,893 (our arithmetic).

The Q&A says owners are members, through the condominium association, of The Dunes of Naples Property Owners Association, Inc., that owners do not vote there, and that the POA assessments “are included in the Condominium budget.” The 2026 POA assessment is $2,380.50 a quarter, about 29.5% of the Barbados bill; the remaining $5,689.50 funds Barbados’ own operations and reserves (our arithmetic). The sheet answers “No” to recreation or land-lease fees and “No” to litigation over $100,000. It does not itemize the budget. A 2019 amendment lets the association provide bulk cable, internet and security monitoring as a common expense, per the 2019 bulk services amendment, and a recorded easement to Comcast of the South ties to a 2013 broadband services agreement, per the recorded Comcast easement; whether a bulk agreement runs in 2026 is not public, so ask for the budget.

Why Barbados Listings Show Two Fees

MLS records split the same bill. The latest Barbados rows read “condo fee $5,689.50” plus “master fee $2,381” a quarter, which is $8,070.50, the Q&A figure with the POA’s $2,380.50 rounded. Older rows split it $5,787.75 plus $2,282 for the same total. Do not add the lines together a second time. The rows’ “total annual recurring fees” of $33,280 is 4 x $8,070 plus $1,000; that extra $1,000 appears to include the Club’s food and beverage minimum, by our arithmetic, not a statement in the listings.

The Club’s $1,000 Food and Beverage Minimum

Adopted by the POA board effective January 1, 2024 under Section 6.11 of the master declaration, the minimum requires each owner to spend $1,000 a calendar year on food and beverage at the Club, before tax and gratuity. A shortfall is billed as “an Assessment subject to a lien,” and in a resale year the buyer’s minimum is reduced by what the seller spent, per the POA’s 2024 food and beverage minimum policy. For 2026, the Barbados Q&A says nothing is charged in advance; any shortfall appears on the December 2026 Club statement.

The 1.25% Resale Capital Assessment at the Barbados Median

The POA collects the greater of 1.25% of the gross sale price or $1,000 on every resale for contracts approved after May 31, 2026 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements, per the association’s real estate page. The 2026 Barbados purchase application says it “will be included in the estoppel.” No document assigns it to buyer or seller; the contract decides.

Our arithmetic.

Application, Lease and Estoppel Fees

Sources: the Dunes of Naples II purchase application for 2026, the Barbados lease application (2024) and the association’s CondoCerts announcement letter, which put estoppel ordering on CondoCerts from May 26, 2025.

Property Taxes and the Annual Cost

On the Collier County tax roll, 2026 preliminary, the median total tax bill for a Barbados residence is $9,118.14 (n=84), on a median just value of $977,084 (range $587,817 to $1,218,986). Millage is 9.8670 before voted debt, about $9,867 per $1,000,000 of taxable value (our arithmetic), and the non-ad valorem assessment is $0.00 on every Barbados parcel: no CDD. Because assessment caps reset on sale, estimate a buyer’s taxes from the price, not the seller’s bill.

Put together: $32,280 in assessments, the $1,000 minimum and a tax bill near the median is about $42,400 a year before insurance, utilities and any window assessment (our arithmetic). MLS records show the master fee rising from $1,950 a quarter on 2023 listings to $2,381 on 2026 listings, as entered by listing agents.

Special Assessments, Reserves and Florida Condo Law at Barbados

Barbados has one announced special assessment: after settling its Hurricane Ian window claim, the Dunes of Naples II association will assess all 84 owners for total window replacement, amount not yet set. The building has completed its first milestone inspection cycle (next in 2036) and holds the only publicly confirmed 2026 SIRS at The Dunes.

Data updated: September 2026

The Window Special Assessment, in the Association’s Words

The notice on the association’s Barbados page, live on September 23, 2026: “Due to Hurricane Ian damage, all Dunes associations have been notified by their insurance carrier that a window replacement is necessary to safeguard insurability. The Dunes of Naples II Condominium Association has settled a window claim from Hurricane Ian. The Association will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement. The adoption of such special assessment, amount to each unit and payment terms will be determined by the Board at a future, duly noticed Board Meeting” under the condominium documents.

Not public: the amount per unit, the payment schedule, the adoption date and the settled claim amount. The January 2026 newsletter listed a Barbados board meeting on February 19, 2026 and the annual meeting on March 31, 2026, without mentioning the windows; whether either took it up is not public. Florida law requires a meeting that will consider a special assessment to be noticed at least 14 days ahead with its purpose and estimated cost (section 718.112(2)(c), Florida Statutes), and the estoppel will show any adopted assessment.

Who Pays for Windows Under the Barbados Documents?

Section 9.2.1 of the restated declaration makes the unit owner maintain the windows (frame, glass, balance rods, caulking, locks and sill), and sliders, screens and shutters are owner items too. Section 9.11 lets the board install “code compliant hurricane protection (including, but not limited to, code compliant impact glass, windows, and/or doors),” with costs assessed or credited “as provided in the Act,” and Section 12.2.1 treats code-compliant replacements as “Insurable Improvements.” Our reading: a building-wide replacement assessed to all 84 owners fits Section 9.11, and credits for owners who already installed code-compliant windows are governed by section 718.113, Florida Statutes. If you replaced yours with an approved product, ask the board in writing before the assessment is adopted.

A state grant is worth asking about: the My Safe Florida Condominium program reimburses $2 for every $1 of qualifying hardening, up to $175,000, per the Florida CFO’s My Safe Florida Condo page. Since 2025 the windows must be common elements and the association must meet the milestone and SIRS rules, per the Florida Senate summary of CS/CS/HB 393. Barbados meets the height, coast and milestone tests; the common-element test is the open question, because Section 8.1.4 excludes windows from the unit while Section 9.2.1 has owners maintain them.

Milestone Inspection: Completed, Next in 2036

Collier County’s milestone record for “The Dunes of Naples II Condo” at 315 Dunes Blvd reads “Milestone Completed” and “Cycle Completed,” next milestone year 2036, per the county’s milestone map service, which feeds the county’s Milestone Status dashboard. Barbados is on the 25-year coastal track under Collier County’s milestone inspection rules. “Completed” does not tell you what the engineer found; the report sits in the county’s permit portal, which we have not read. Ask the association for it.

The 2026 SIRS

The January 2026 Barbados newsletter describes the 2026 Reserve Study (SIRS plus non-SIRS) by Dreux Isaacs & Associates: 91 pages, 36 of them photos, over a 30-year horizon. The SIRS scope covers the roof, walls, plumbing, fireproofing, electrical, waterproofing, common windows and exterior doors; the non-SIRS list adds the pool, elevators, paving and flood panels. Dollar figures are in the owners’ portal, and the state’s SIRS reporting page links a database we could not read. A buyer should ask for the study by name.

How Recent Repairs Were Funded

Recorded association affidavits certify that the association held sufficient funds to pay the contractors on the 2021 balcony repair notice, per the 2022 sufficient-funds affidavit, and on the 2023, 2024 and 2025 notices, per the 2025 sufficient-funds affidavit. Our reading: the balcony repairs, post-Ian drywall, 2024 roof and fire alarm panel were paid from association funds. The windows are the one project the association has publicly said it will assess for.

Owner Protections and the Scan Rule

The bylaws let 10% of voting interests force a vote on a substitute budget if assessments rise above 115% of the prior year (Bylaws 7.1); material alterations over 6% of the budget in a year need a majority of all voting interests (declaration 9.8), as do declaration amendments. The association says “The towers at the Dunes were all built with post tension cables (PTC) poured into the concrete slabs,” so any floor or ceiling penetration needs an X-ray or radar scan first; scanning “typically begins around $500+,” and past tendon repairs “cost between $20k-$50k,” per the association’s post-tension cable notice.

The Barbados Declaration and Rules, Article by Article

The Barbados declaration is the 2022 Amended and Restated Declaration of The Dunes of Naples II, recorded May 1, 2022 at OR Book 6119, Page 3444, as amended in 2024. It sets single-family use, two persons per bedroom, a two-dog limit with a breed ban, a smoking ban on lanais, carpet above the terrace level and board approval of sales.

Use, Occupancy, Nuisance and Smoking

Each unit is a single-family residence; a home office is allowed if no clients come and no signs go up (14.1), and “Family” allows at most two unrelated adults (1.22). Occupancy is capped at two persons per bedroom plus two who may reside, and two per bedroom plus four who may sleep overnight; anyone but the owners’ family staying more than 30 days a year needs board approval. Occupants with listed violent, drug or sex-offense histories are barred unless the board approves. Smoking, including vaping, is banned on all association property and limited common elements, including the unit’s own balcony, terrace or lanai (14.7). Source: the 2022 Amended and Restated Declaration.

Balconies, Flooring and Alterations

No hot tubs on balconies; no nails, hooks or screws into balcony surfaces without written approval; balcony walls painted in approved colors (9.3); no screen door at the front entry (9.2.5). Above the terrace level, units must be carpeted over quality padding except in kitchens, baths, balconies, foyers and utility rooms, and hard floors elsewhere need board approval and approved sound-deadening (9.4). The 2025 contractor rules name Proflex RCU 250 underlayment (LV200 or LV100 under luxury vinyl), with slab and underlayment inspections.

Windows, Shutters and Lanai Enclosures

The Barbados specifications approved January 22, 2018 and revised April 3, 2018 require windows and sliders that are large missile impact-rated, Evergreen tint, Low E, in Bone White Kynar frames, with no muntins on west-facing windows, fixed and single-hung types only. Shutters are white aluminum roll-downs with 50 or 55 millimeter slats; lanai glass enclosures need 9/16 inch impact glass if there are no shutters. The board decides within 20 days, the installer must be a Florida-licensed commercial window installer, and the owner bears all costs, per the Barbados window specifications.

Water Shut-Off and Water Heaters

“Unit Owners are required to shut off all water valves when the Unit will be unoccupied on an overnight basis” (9.10); the 2013 amendment and the newsletter speak of 48 hours, but the recorded restatement is stricter. Water heaters must be replaced at least every ten years, with a deadline of October 1, 2024 for older heaters and proof to the manager (9.2.18, the 2024 amendment). The newsletter records why: a 2023 water heater failure damaged five floors.

Parking, Vehicles and Signs

One exclusive garage space per unit, passing with title; no garage conversions (1.30.1, 14.6). Barred from the property: trucks other than “Permitted Pick-up Trucks” (three-quarter ton or less, box no longer than 8 feet), marked commercial vehicles, golf carts, RVs, boats, motorcycles, scooters and mopeds; towing without notice is allowed (14.5). No signs of any kind, “For Sale” and “Open House” signs among them (14.4); open houses follow the association’s open house rules.

Sales, Ownership Forms and Guests

Every transfer needs prior written board approval within 30 days of a complete application, with silence as approval (17.3.2) and a buy-or-furnish-a-buyer remedy for a disapproval without good cause (17.4.1). Entities and trusts may own through a designated Primary Occupant; timeshares and fractional ownership are prohibited (17.1). Guests with the owner present need no registration; owner-absent guests need prior written notice; tenants may not host guests while absent (Article 15).

Contractors and the Remodeling Season

Major remodeling runs only from April 15 to December 15. Hours are 8:00 a.m. to 4:30 p.m. weekdays and to 1:00 p.m. Saturdays, never Sundays or holidays; contractors use the garage entrance and the padded service elevator only, carry $1,000,000 in liability coverage plus workers’ compensation, and keep debris out of the chutes. Minor work (appliances, paint, carpet, countertops, blinds) needs no application, per the 2025 Barbados contractor requirements.

Is Barbados a 55+ Community?

No. Barbados is not a 55+ community. The association’s 2026 Q&A sheet for The Dunes of Naples II says plainly, “There are no age restrictions,” and neither the recorded declaration nor the bylaws set an age requirement. The limits that apply are on occupancy, two persons per bedroom, and on use, single family only.

The Q&A’s use answer reads: residential use only; units “may not be regularly occupied by more than two persons per bedroom”; “There are no age restrictions”; “Pets must be controlled,” per the association’s 2026 Q&A sheet for Barbados. The pool rules address children directly, and the roll’s 35.7% homestead share shows many owners live here full time, though nothing requires it.

Can You Rent Out a Barbados Condo?

Yes. Barbados owners may lease for a minimum of 30 days (28 days for a February lease) and a maximum of one year, with no more than 12 leases per calendar year and no more than one per calendar month, under Article 16 of the recorded 2022 restated declaration. Every lease needs board approval, and tenants may not keep pets.

Data updated: September 2026

The Article 16 Rules

• Written leases to natural persons only; no room rentals, transient tenants, “rent-sharing” or subleasing.
• Minimum 30 days (28 for February), maximum one year; no more than 12 leases a calendar year and one a month; no advertising of shorter terms.
• The board decides within 30 days of a complete application, may interview, and may require a security deposit of up to one month’s rent in escrow (16.3, 16.4).
• The association may collect rent from the tenant if the owner is delinquent (16.2), and the owner gives up common-element use while the unit is leased (16.8).
• The POA may add lease forms and “administrative fees, transfer fees and reserve assessments on lease transactions” (16.7).

No Grandfathering Needed

These terms are unchanged from the original 2001 declaration (OR 2786 PG 2301). Cayman limits owners who took title after February 21, 2019 to one lease per 90 days, Grande Excelsior moved to a 90-day minimum in 2013, and Grande Geneva cut to four leases a year in 2014. A Barbados buyer today gets the same rights the first owners had.

Applying, Fees and Tenant Rules

Apply 30 days before the lease starts (16.4; the 2024 form’s 20 days is looser, and the recorded rule governs). The form requires a background check for every tenant, a signed lease stating it is subject to approval, $150 to the Dunes of Naples II association and $250 to the Dunes of Naples POA (no tenant checks), and $25 per vehicle transponder. Tenant rules: no pets, no smoking in common or limited common areas including lanais, carts back to the garage, children supervised at the pool, per the Barbados lease application (2024).

Rental Demand

The September 23, 2026 MLS pull showed four active Barbados rentals at $11,000 to $16,000 a month in season (median $12,500, n=4), detailed in the living section above. Three back-to-back one-month winter leases are allowed here; Cayman’s post-2019 rule and Excelsior’s 90-day minimum do not allow that.

Pet Rules at Barbados

Barbados owners may keep up to two dogs, of any size, plus a reasonable number of cats, fish and caged birds, but pit bulls, rottweilers, German shepherds, huskies and Doberman pinschers, and look-alike dogs, are banned. Tenants may not keep pets at all, and guests’ pets may stay only when the owner is present.

The Declaration and the 2014 Amendment

Section 14.3 allows a total of two domestic household dogs and bans any dog “whose breed is noted for its viciousness or ill-temper, in particular, the pit bull, rottweiler, German shepherd, husky and Doberman pinscher,” or any dog “displaying a majority of the physical traits” of those breeds, plus exotic and venomous animals. Pets are leashed or carried outside the unit, and the board may order removal of a nuisance pet after the written process in the 2014 pet amendment: a neighborly talk, a report to Site Management, a written notice, and a hearing on a third violation. Pets owned on May 8, 2014 that exceed the limits are grandfathered for life. Tenants may not keep pets.

Walking a Dog at Barbados

The owners’ 2016 “Information for Pet Owners in Barbados” sheet places dog-waste stations on the north side of Barbados, the north side of Cayman and the south side of Antigua, and asks owners to check before bringing a pet into an occupied elevator, per the Barbados pet information sheet. It suggests Conner Park for walks, but the county’s current Conner Park page says dogs are not permitted in the park. Follow the county.

Hurricanes, Flood Zone and Insurance at Barbados

Barbados came through Hurricane Ian with its residences above the water, but surge flooded the garage, and the association’s photos show flood damage in the ground-floor lobby, mailroom and pool area. FEMA maps the building in Zone AE with a 10-foot base flood elevation, it sits in Evacuation Zone A, and the association says its insurance deductible “is high.”

Data updated: September 2026

Hurricane Ian at Barbados

The association’s account on its Hurricane Ian Information Center page: “All 7 towers had flooding in the lower garages and more than 450 cars were total losses”; “Buildings 1-3 will be without elevators for over 4 weeks”; “Significant roof damage happened to all 7 towers”; and “No injuries or deaths were reported in the Dunes.” Buildings 1 to 3 are Antigua, Barbados and Cayman.

The 21 uncaptioned photos in Hurricane Ian: Barbados Pictures show, in our reading, mud and displaced furniture in the lobby with a hand-marked “water line,” flood debris in the mailroom and at the elevator doors, corridor walls opened to the studs, the garage full of debris, and the pool with brown water at deck level. The USGS sensor at the Delnor-Wiggins boat ramp peaked at 10.24 feet NAVD88, per the USGS peak summaries for Collier County and the National Hurricane Center’s report on Ian. Against ground of about 6.64 feet at the Barbados address point, that is roughly 3.6 feet of water at grade (our arithmetic), which fits the 2-foot lobby drywall cut. The Terrace floor sits about 12 feet above the garage floor on the recorded survey.

Barbados’ Flood Zone

This is a map screen of FEMA’s National Flood Hazard Layer, not an official determination; lenders order a flood zone determination per building. Evacuation zone per Collier County’s evacuation zone lookup, panel date per the Collier County 2026 Floodplain Protection Newsletter. No VE zone touches the building and it is outside every Coastal Barrier Resources System unit, so NFIP flood insurance is available, with Collier’s Class 5 CRS discount of 25% on eligible policies. When Zone A is ordered out, leave, and move your car from the garage first; the generators run only the elevators, garage doors and emergency lighting.

Wind and Windows

Design wind speed at The Dunes is about 162 to 163 mph, per Collier County’s FBC 8th Edition wind load layer, a wind-borne debris region by our reading, so any new window must be impact-rated or protected. The association’s FAQ says “Island towers and Sea Grove windows if original, are not impact glass” and that in Irma “we experienced falling tile breaking windows,” per the association’s Hurricane Ian frequently asked questions. Which residences have replaced windows is a unit-by-unit question until the building-wide replacement is done.

Insurance: The Master Policy, the Deductible and Your HO-6

Section 12.2 has the association insure the building for replacement value “less a commercially reasonable deductible as determined by the Board,” appraised at least every 36 months, and obtain flood insurance with “reasonable efforts.” Florida law makes deductibles and uninsured losses a common expense, per section 718.111, Florida Statutes. The January 2026 newsletter: “Our insurance deductible is high, so this type of cost is not recovered”; the first two days of leak remediation come from the maintenance budget, and a flooded owner pays the HO-6 deductible “even if the leak was from another condo.” An owner whose negligence damages others pays uninsured costs, “including the deductible” (9.10). Carriers, wind deductible and flood limits are not public; the NFIP cap for an 84-unit building would be $21.0 million (our arithmetic). Florida’s HO-6 floor for loss assessment coverage is $2,000, per section 627.714, Florida Statutes; at Barbados, buy well above it.

Which Schools Serve Barbados?

Barbados, at 315 Dunes Blvd, is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools attendance zones tool checked September 23, 2026. All three schools earned an A for 2025-2026 in the district’s 2026 accountability brief, and no rezone is pending.

Zoning from the CCPS Attendance Zones 2026-2027 tool; grades from the CCPS 2026 Accountability Brief; drives are our off-peak routing estimates. Older Barbados listings name Gulf Coast High, which was correct only through 2022-2023; the assignment moved to Aubrey Rogers when it opened for 2023-2024. Boundary details are on the CCPS attendance boundaries page. The nearest private schools by road are First Baptist Academy and The Village School of Naples (both PK to 12, about 6.5 miles) and Community School of Naples (PK to 12, about 8.3 miles); see our guide to Naples private schools.

County Permits and Recorded Work at Barbados

Barbados’ recorded notices of commencement show a 2016 lobby remodel, 2021 balcony repairs, post-Ian drywall and lobby rebuilding in 2023 and 2025, a new roof and a new fire alarm control panel in 2024, and building pump piping in 2026. Recorded affidavits say the association held funds for these projects.

Data updated: September 2026

Every Barbados Notice of Commencement We Found

Sources: the 2016 lobby notice, the 2021 balcony notice, the 2023 drywall notice, the 2024 re-roof notice, the 2024 fire alarm panel notice, the 2025 lobby drywall notice and the 2026 pump piping notice, found through the Collier Clerk Official Records search for the party “DUNES OF NAPLES II.”

What the Record Tells a Buyer

The roof is new (2024), the fire alarm panel is new (2024), and the lobby was rebuilt after Ian’s water forced a 2-foot drywall cut (2023 to 2025). The 2023 re-landscaping cost $57,127 net and chose “plants that survived flood the best,” per the 2023 Barbados landscaping presentation. The newsletter adds that pressure-release and main shut-off valves were replaced in every Barbados condo in 2015. The scope and cost of the 2021 balcony work and the 2024 roof are in county permit files and board minutes, not on the notices; ask for the building permit history before you close.

What Is Being Built Near Barbados?

Nothing new is being built inside The Dunes, which Collier County lists as built out. Around Barbados, Kalea Bay’s last tower is finishing to the north, the Ritz-Carlton Residences are opening to the south, the state has drafted a new plan for Delnor-Wiggins, and the county is rebuilding the Vanderbilt Drive path.

• Inside the gates: Collier County’s PUD master list dated June 11, 2026 carries The Dunes at 188.55 acres, 640 approved units, “BUILT OUT.” The developer quitclaimed the Hold-Back and Marina parcels to the POA in June 2026; whether a marina will ever be built is not decided in any public document we found.
• Kalea Bay Tower 500, the last tower of Kalea Bay, the tower community directly north, had elevators in testing in April 2026, per the developer’s getting-ready update.
• The Ritz-Carlton Residences, Naples, to the south at Gulf Shore Drive and Vanderbilt Beach Road, expects residents from fall 2026, per the developer’s project news page.
• Delnor-Wiggins Pass State Park’s June 2026 draft plan would evaluate reservations and a capacity gate for drivers; walkers from the Barbados side gate would still enter on foot, per the draft unit management plan.
• The Vanderbilt Drive path, “from The Dunes of Naples north to the Marina Bay Club of Naples,” is being raised about 2.5 feet under an $845,066 county order approved January 13, 2026, per the Vanderbilt Beach MSTU committee page.
• Vanderbilt Beach Road widening east of US 41 started in July 2026, per the county’s construction-start release; it affects the Mercato corridor, not the gate.

Daily Logistics at Barbados

Daily life at Barbados runs through the POA’s Site Management office for building matters, the gatehouse’s visitor system for guests and vendors, a ground-floor mailroom, trash chutes on every floor, one assigned garage space plus front parking, and a remodeling calendar that closes from mid-December to mid-April.

Parking, Guests, Trash and Mail

Each residence has one garage space; outside parking is in front of the building, and the portico is a fire lane. Resident vehicles need a $25 POA transponder. Guests are registered in the dwellingLIVE visitor system, owners add users under “MyAccount,” and renters are registered by Site Management and get a car pass at the gate, per the association’s visitor management page and the guest guide. The gatehouse’s staffing hours are not published. Trash chutes sit by the elevators on every floor; recycling bins are in the garage beside the bike racks, with no plastic bags or Styrofoam; the mailroom is on the ground floor. Package handling is not described publicly, so ask Site Management.

Contractors, Moves and Who to Call

Contractors enter through the garage, use only the service elevator and work weekdays 8:00 a.m. to 4:30 p.m. and Saturdays to 1:00 p.m., with major work limited to April 15 to December 15. No public document sets a move-in fee; confirm your date with Site Management and register the movers at the gate. Site Management takes leak and elevator calls in business hours and the Gate House evenings and weekends. In-unit plumbing, air conditioning and appliance repairs are the owner’s job.

Drive Times From the Gate

Free-flow estimates from the OSRM public routing service on September 23, 2026, measured from 300 Dunes Blvd next door as geocoded by the US Census Bureau geocoder; expect longer trips from January to April. In season, the free county beach trolley leaves from the Conner Park lot by the side gate, per the county’s 2026 beach trolley announcement.

How Does Barbados Compare to the Other Dunes of Naples Towers?

Barbados holds the highest four-year median sale among the three Island Cove towers and ties Antigua for the most flexible monthly leasing, at an all-in 2026 fee of $8,070 a quarter. Against the Grande Preserve towers, it offers smaller plans, one garage space and a fee roughly $1,500 to $7,200 a quarter lower.

Data updated: September 2026

Sources: each association’s 2026 Q&A sheet (the Antigua 2026 Q&A, the Barbados 2026 Q&A, the Cayman 2026 Q&A, the Grande Dominica 2026 Q&A, the Grande Excelsior 2026 Q&A, the Grande Phoenician 2026 Q&A, the Grande Geneva 2026 Q&A, the Sea Grove 2026 Q&A); recorded declarations and lease applications for leasing; the Southwest Florida MLS Matrix, pulled September 23, 2026; and FEMA’s flood layer (a map screen, not an official determination; lenders order a flood zone determination per building).

Reading the Table From Barbados

Antigua, Barbados and Cayman are the same building three times on paper: 84 residences, the same four plans, one garage space, AE 10 and a 2036 milestone year. Barbados has the highest median ($1,325,000), the highest homestead share (35.7%), the only confirmed 2026 SIRS and the only announced special assessment; its fee is $87.75 a quarter above Antigua’s and $406.50 above Cayman’s. Read Antigua at The Dunes and Cayman at The Dunes alongside this page. A Grande Preserve residence costs about 1.6 times a Barbados residence at the four-year medians and adds space, a second garage space, a private foyer and the Concierge Center; see Grande Excelsior, Grande Phoenician and Grande Geneva. Sea Grove at The Dunes is the low-rise alternative with the community’s lowest fee. The whole community is in our complete guide to The Dunes of Naples.

Honest Pros and Cons of Owning at Barbados

Owning at Barbados means a 25-year-old Island Cove tower with a new roof, a completed milestone cycle, a confirmed SIRS, flexible leasing and the strongest Island Cove resale median, set against an unset window assessment, one garage space, AE 10 flood mapping and nearly a year without a closing.

The Pros

1. Flexible leasing, unchanged since 2001: 30-day minimum, up to 12 leases a year, no grandfathering to check.
2. The highest four-year median in Island Cove: $1,325,000 (n=15), with the 2,187 plan at $680.16 a square foot.
3. Paperwork that exists: milestone completed (next 2036) and a 2026 SIRS by Dreux Isaacs & Associates.
4. Recent capital work paid from association funds: 2024 roof, 2024 fire alarm panel, rebuilt lobby, 2026 pump piping.
5. One simple fee of $8,070 a quarter for every residence, with the POA share inside it per the Q&A.
6. A full-time owner core: 35.7% homestead and an active social committee and book club.
7. Location: the Club across the parking lot and an 8-minute walk to the state park beach, by the association’s timing.

The Cons

1. The window assessment is coming and unpriced.
2. No closing since September 30, 2025, and the last 9th-floor sale took 295 days at 84.86% of list.
3. One garage space, in a garage that flooded in Ian.
4. Flood and surge exposure: AE 10, ground about 3.4 feet below the base flood elevation, Evacuation Zone A.
5. A “high” master deductible and a leak rule that leaves owners paying their HO-6 deductible even when the leak came from another unit.
6. Strict renovation rules: an April 15 to December 15 window, scanning, Proflex underlayment and carpet above the terrace level.
7. No smoking on your own lanai and no tenant pets, which narrows both buyer and tenant pools.

For a seller, every con is a disclosure you control. For a buyer, the August and September 2025 sales of the 2,187 plan at $514.40 and $445.82 a square foot suggest the market may have been pricing the assessment in (our reading).

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Data updated: September 2026

With one competing listing, a well-prepared Barbados residence is the obvious choice for the next Island Cove buyer who wants monthly leasing rights. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we price Barbados from this building’s 15 sales, plan by plan and floor by floor.

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What Barbados Residences Sold For in the Last 12 Months

• Closings: 2 (n=2, so no median)
• 10th floor, 2,194 sq ft: $1,325,000 on September 30, 2025; 91.44% of a $1,449,000 list; 59 days; $603.92 a square foot
• 9th floor, 2,187 sq ft: $975,000 on September 29, 2025; 84.86% of a $1,149,000 list; 295 days; $445.82 a square foot
• Today: 1 active (7th floor, 2,187 sq ft, $1,449,000, 119 days), 0 pending
• 48-month context: 15 closings, median $1,325,000, median $603.92 a square foot, median 93.87% of list, median 78 days

Source: Southwest Florida MLS Matrix, pulled September 23, 2026.

How We Sell a Barbados Residence

Our listing file answers the three questions a Barbados buyer asks before price: the window notice and latest board meeting notice in the disclosure packet; the Article 16 leasing rights, tied with Antigua’s as the most flexible in Island Cove, in the marketing; and the milestone status, 2026 SIRS, 2024 roof notice and sufficient-funds affidavits in front of the inspector. Pricing follows the plan and floor evidence: the 2,187 corner plan’s $680.16 median a square foot, the 8th-floor-and-up median of $1,650,000 (n=7) against $1,131,250 below (n=8), and the discount taken by the listing that sat 295 days.

What Is Your Barbados Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Barbados home valuation. It takes about a minute, and Jesse follows up with the Barbados sales that fit your plan and floor, the competing listing and a net sheet that carries the 1.25% resale capital assessment and the window question. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a Barbados valuation from us starts with this building’s own record.

(239) 898-6072, text or call. Confidential conversations welcome.

Should I Wait for the Window Assessment Before I Sell?

Not necessarily. Buyers discount an unknown number more than a known one, but disclosure removes much of the unknown: attach the notice and the latest meeting notice, and decide with us whether to offer a credit or an escrow. If the amount is adopted while you are under contract, the contract language decides who pays, so we write it before the first offer.

Does My Leasing Right Pass to My Buyer?

Yes. Barbados has not changed its leasing rules since 2001, so there is no grandfathered right that ends at sale, unlike Cayman after February 21, 2019. Your buyer gets the same 30-day minimum and 12-lease limit, and we market that.

When Is the Best Time to List a Barbados Condo?

Buyers are on site from January to April. Five of Barbados’ 15 closings in 48 months fell in March, April or May and four in August. Listing by early January puts your residence in front of the season, and any pre-listing remodel must finish before the December 15 cutoff.

Can I Sell My Barbados Condo With a Tenant in Place?

Yes. The buyer takes subject to the board-approved lease, which runs 30 days to one year, and showings must work around the tenant. Many sellers start the listing when a winter lease ends; we plan the lease calendar around the sale.

How Long Does Association Approval Take at Barbados?

The buyer’s application goes in at least 30 days before closing, with a $150 fee, background checks for every occupant and $25 per vehicle. The board has 30 days from a complete application, and silence is approval (17.3.2). Build 30 to 45 days into the contract.

Your Local Real Estate Experts

McGreevy and Comisar are the Domain Realty team behind this Barbados guide, built from the Island Cove records at The Dunes of Naples. Jesse McGreevy has been in the business since October 2004, the team launched in October 2008, and both partners sell North Naples high-rise condominiums like Barbados.

The team is Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. The team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, a short drive up US 41 from the Vanderbilt Drive gate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Barbados page the credential that matters more is narrower than any award: we read the 2001 Dunes of Naples II declaration and its elevation sheet, every recorded amendment through the 2022 restatement and the 2024 water heater amendment, the 2026 Q&A sheet, the guest guide, the January 2026 newsletter, the 2018 window specifications, the 2025 contractor rules, every Barbados notice of commencement and every Barbados closing in the Southwest Florida MLS Matrix for the last 48 months before a word of this guide was written. If you want our read on a specific Barbados residence, start with a Barbados home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Our Clients Say

McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “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.” Donald Vogler, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, 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!” Ryan Mitchell, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Barbados home? Get a free Barbados home valuation, or call Jesse direct at (239) 898-6072.

Buying at Barbados? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For a wider view of the market around Barbados, see our complete guide to The Dunes of Naples, our Naples guide, our Pelican Bay guide and our roundup of the best real estate agents in Naples.

Frequently Asked Questions, Buyer Edition

These are the questions Barbados buyers ask us most, answered from the recorded Dunes of Naples II documents, the association’s 2026 Q&A sheet and guides, the Collier County tax roll and the Southwest Florida MLS Matrix, pulled September 23, 2026. Where a Barbados answer depends on a document that is not public, we name the document to request.

Are there any condos for sale at Barbados at The Dunes right now?

One. On September 23, 2026, a 7th-floor 2,187 square foot residence was listed at $1,449,000 after 119 days on market, with nothing pending, per the Southwest Florida MLS Matrix. Barbados averaged fewer than four closings a year over the last 48 months.

How much does a condo at Barbados cost?

Over 48 months, 15 Barbados residences sold for a median of $1,325,000 (n=15) and $603.92 a square foot, from $850,000 for a 2nd-floor center residence to $1,955,000 on the penthouse level. The two most recent sales were $975,000 and $1,325,000 in September 2025.

What is the HOA fee at Barbados, 315 Dunes Blvd?

$8,070 per quarter in 2026 for every residence, per the association’s 2026 Q&A sheet, which says the $2,380.50 quarterly POA assessment is included in the condominium budget. That is $32,280 a year, plus the Club’s $1,000 annual food and beverage minimum.

Why do Barbados listings show a condo fee and a master fee?

The MLS splits one bill: a $5,689.50 condo fee plus a $2,381 master fee is the Q&A’s $8,070 with rounding. Do not add the master fee on top. The $33,280 “total annual” figure appears to include the $1,000 Club minimum, by our arithmetic.

Is there a special assessment at Barbados?

One is announced. The association has settled its Hurricane Ian window claim and “will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement.” The amount and terms are not public; ask for the estoppel and the last year of board notices.

If I already have impact windows, will I get a credit on the Barbados window assessment?

Possibly. Section 9.11 of the restated declaration says costs are assessed or credited “as provided in the Act,” and section 718.113(5), Florida Statutes, governs credits for owners who already installed code-compliant protection. Ask the board in writing before the assessment is adopted.

What is the 1.25% resale capital assessment at Barbados?

The master POA’s charge on every resale: the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026 (previously 0.75%), collected through the estoppel. At the Barbados median of $1,325,000 it is $16,562.50. The contract decides who pays.

How tall are the ceilings at Barbados?

About 9 feet. The recorded elevation sheet notes a floor-to-ceiling height of 9 feet (the inch digit is not legible on the scan), except 7 feet 8 inches at dropped-ceiling areas. Floor-to-floor spacing is about 9.6 to 9.7 feet by our arithmetic.

What floor plans are available at Barbados?

Four, all three-bedroom: a 2,187 square foot corner plan with three baths and a 520 square foot balcony; a 2,194 square foot plan with three baths; a 1,893 square foot plan with two baths and a family room; and a 1,950 square foot center plan with two baths.

Does every Barbados residence come with a garage space?

Yes, one: an exclusive space in the under-building garage, assigned in the original developer deed and passing with title (Section 1.30.1). There is no second assigned space; outside parking is in front of the building, per the guest guide. Confirm the space number before closing.

Can I rent my Barbados condo, and for how short a term?

Yes. Article 16 sets a 30-day minimum (28 days in February), a one-year maximum, and no more than 12 leases a year and one a month, with board approval, a $150 association fee and a $250 POA fee. The terms are unchanged since 2001.

Can renters bring a dog to Barbados?

No. The declaration bars tenants from keeping pets, and the 2026 Q&A repeats that “no pets are allowed in leased units.” Guests’ pets are allowed only when the owner is present.

How many dogs can a Barbados owner have, and which breeds are banned?

Two dogs of any size, plus a reasonable number of cats, fish and caged birds. Section 14.3 bans the pit bull, rottweiler, German shepherd, husky and Doberman pinscher and look-alikes. Pets owned on May 8, 2014 that exceed the limits are grandfathered for life.

Can I smoke on my Barbados lanai?

No. Section 14.7 bans smoking and vaping on all association property and limited common elements, including your own balcony, terrace or lanai. Smoking is allowed only inside the unit, and only if it is not a nuisance.

Can I put in tile or wood floors at Barbados?

Yes, with board approval. Above the terrace level the declaration requires carpet except in kitchens, baths, balconies, foyers and utility rooms; approved hard floors need Proflex RCU 250 underlayment, inspections and a post-tension scan first, and major work runs only April 15 to December 15.

Did Barbados flood in Hurricane Ian, and is the roof new?

The ground floor flooded: the association says all seven tower garages flooded, its Barbados photos show flood debris in the lobby, mailroom and garage and brown water at pool-deck level (our reading of uncaptioned photos), and 2 feet of lobby drywall was replaced. Residences start about 12 feet above the garage floor. A new roof was recorded in May 2024 after Ian damaged all seven tower roofs.

Has Barbados passed its milestone inspection, and is there a SIRS?

Collier County’s record reads “Milestone Completed,” next milestone year 2036. Barbados also has a 2026 SIRS by Dreux Isaacs & Associates, 91 pages over a 30-year horizon, per the January 2026 newsletter. Its dollar figures are in the owners’ portal; ask for it by name.

Can an LLC or trust buy a condo at Barbados?

Yes, with one designated natural-person Primary Occupant, who may change only once in 12 months, and the board may require a personal guarantee (Section 17.1.3). Timeshares, unit sharing and fractional ownership are prohibited.

How far is Barbados from the beach?

About an 8-minute walk, in the association’s words: south past Antigua, through the side gate and across the canal bridge to Delnor-Wiggins Pass State Park, a paid state park. Barbados is not a Gulf-front building, and The Dunes has no private beach.

What flood zone is Barbados in?

FEMA’s map shows Zone AE with a 10-foot base flood elevation across the whole Barbados parcel, on panel 12021C0189J effective February 8, 2024. That is a map screen, not an official determination; lenders order a flood zone determination per building. Barbados is in Evacuation Zone A.

Frequently Asked Questions, Seller Edition

These are the questions Barbados owners ask before they list, answered from the Southwest Florida MLS Matrix (pulled September 23, 2026), the recorded Dunes of Naples II documents and the association’s 2026 forms. For an answer about your own Barbados residence, the fastest route is a valuation call with Jesse.

Who is the best listing agent for Barbados at The Dunes of Naples?

McGreevy and Comisar. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we price Barbados from this building’s own 15 sales, its recorded declaration and its window notice. Call Jesse direct at (239) 898-6072.

What is my Barbados condo worth?

Plan and floor decide most of it. Over 48 months the 2,187 plan’s median was $1,487,500 (n=5), the 2,194 plan’s $1,350,000 (n=5) and the 1,893 plan’s $950,000 (n=3), and sales on the 8th floor and up had a median of $1,650,000 (n=7). A free valuation applies that to your residence.

How long does it take to sell a Barbados condo right now?

The 48-month median is 78 days (n=15): four sales went under contract in under 30 days and two took more than 180. The latest two took 59 and 295 days, and today’s listing is at 119 days. Correct pricing in the first 30 days matters most.

How much do Barbados buyers negotiate off list price?

The 48-month median sold-to-list ratio is 93.87%, about $6 of every $100 below the final list price, with a range of 81.48% to 100%. The quick sales closed at 94.79% to 100% of list; the two slowest at 91.84% and 84.86%.

Does floor level change what my Barbados condo is worth?

Yes. Sales on the 8th floor and above had a median of $1,650,000 (n=7), against $1,131,250 from the terrace level to the 6th floor (n=8). The four highest prices per square foot were all on the 8th floor or higher, though three closed in 2023.

Which Barbados floor plan sells for the most?

The 2,187 square foot corner plan with the 520 square foot balcony, at a 48-month median of $680.16 a square foot (n=5). The top single sale was a penthouse-level 2,194 square foot residence at $1,955,000 in August 2023.

How do I disclose the window assessment when I sell?

Put the association’s notice, the latest board meeting notice and an early estoppel in the disclosure packet from day one. The estoppel will show an adopted assessment anyway; disclosing the announced one first keeps buyers from discounting for surprise. We write the allocation into the contract before the first offer.

What does it cost to sell a condo at Barbados?

Beyond commission and title costs, the Barbados-specific items are the CondoCerts estoppel, any share of the 1.25% resale capital assessment your contract assigns you ($16,562.50 at the median), any Club food and beverage shortfall, and your share of any adopted window assessment.

Can I list my Barbados condo off-market?

Yes. We market quietly to our qualified-buyer database when a sale needs discretion, which also suits a building that bans every sign. Off-market buyers still need board approval, so the paperwork timeline is the same.

Can I put a For Sale sign or hold an open house at Barbados?

No sign: Section 14.4 bans all signs. Open houses are allowed under the association’s rules, with requests by the Thursday before, an agent or owner present, one staff-placed sign at the bottom of the drive on weekend afternoons and no waiting in lobbies.

Will my buyer inherit my Club food and beverage minimum?

Partly. The POA policy reduces the buyer’s $1,000 minimum for the closing year by what you already spent. For 2026 nothing is billed in advance and any shortfall lands on the December statement, so get your year-to-date spending from the Club before closing.

Do I need to replace my water heater before I sell?

If it is ten years old or more, it should already be done: Section 9.2.18 required replacement by October 1, 2024, then every ten years, with proof to the manager, and failure creates a presumption of negligence. Have the proof ready for the buyer’s inspector.

What documents should I have ready to sell my Barbados condo?

The 2026 Q&A sheet, the 2022 restated declaration and 2024 amendment, the window notice and latest meeting notice, the milestone status, the 2026 SIRS from the owners’ portal, your garage space number, water heater proof, any window or flooring approvals, and an early CondoCerts estoppel.

Should I renovate before I sell my Barbados condo?

Usually not a full remodel. Major work is limited to April 15 to December 15 and needs scanning and approvals, which can push you past the season. Paint, carpet, lighting and staging need no application. We will show you what recent Barbados sales rewarded.

Can I sell my Barbados condo furnished?

Yes, and seasonal buyers who plan to use the Barbados leasing rights often prefer it. Attach a written inventory of the furnishings to the contract. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a written furnishings inventory is part of every listing file we build.

What happens if the Barbados board denies my buyer?

Under Section 17.4.1, a disapproval without good cause obliges the association to furnish another buyer, or buy the unit, at the contract price, in cash, closing within 30 days, unless you opted out of that remedy. Good cause is limited to listed grounds such as criminal history or misstatements.

What should my contract say if the window assessment is adopted before closing?

It should name the Barbados window assessment and say who pays if the board adopts it between contract and closing. The association says it “will adopt a special assessment to the 84-unit owners at a future date,” with the amount and terms set at a duly noticed board meeting, per the association’s Barbados page. Florida law requires that meeting to be noticed at least 14 days ahead with its purpose and estimated cost (section 718.112(2)(c), Florida Statutes), so a notice can land mid-contract. An adopted assessment appears on the estoppel. We draft the clause before the first offer.

How does the settled Ian window claim affect my Barbados sale?

It turns an open insurance question into a known plan, which helps. The association says all Dunes associations were told by their carrier “that a window replacement is necessary to safeguard insurability,” and that the Dunes of Naples II association “has settled a window claim from Hurricane Ian,” per the association’s Barbados page. The settled amount is not public, and neither is how much of the replacement it will cover. Barbados buyers therefore know the claim is closed but not their share of the bill, and that gap is what our disclosure packet and contract language address.

I already replaced my windows. Will that help when I sell my Barbados condo?

It can, if you can document it. Replacement windows at Barbados must meet the specifications approved January 22, 2018: large missile impact-rated glass, Evergreen tint, Low E coating and Bone White Kynar frames, per the Barbados window specifications. Gather the board approval, the permit and the product paperwork. Section 9.11 of the restated declaration says costs are assessed or credited “as provided in the Act,” and section 718.113, Florida Statutes governs credits, but no Barbados document yet says whether a credit will be given. We market documented impact windows and ask the board in writing.

What will my buyer’s lender ask about Barbados?

A lender reads the building before your unit. Expect the lender questionnaire and estoppel, ordered through the POA’s CondoCerts site since May 26, 2025, per the association’s CondoCerts announcement letter, plus the master insurance certificate and deductible, the milestone status and a flood zone determination for the building. At Barbados the answers are on record: “Milestone Completed,” next milestone year 2036; a 2026 SIRS by Dreux Isaacs & Associates; Zone AE 10 on our FEMA map screen; and an announced window assessment the lender will want explained. The carrier and wind deductible are not published, so we request them at listing.

What will my buyer’s insurance agent ask about my Barbados condo?

Windows first. The association’s hurricane FAQ says “Island towers and Sea Grove windows if original, are not impact glass,” per the association’s Hurricane Ian frequently asked questions, so the agent will ask whether yours were replaced. Have your window approval, your water heater proof under Section 9.2.18 and the May 2024 re-roof notice ready. The buyer’s HO-6 must carry at least $2,000 of loss assessment coverage under section 627.714, Florida Statutes, and with a master deductible the January 2026 newsletter calls “high,” Barbados buyers should buy well above that floor. A wind mitigation inspection on Florida’s form OIR-B1-1802 can lower premiums.

Do I have to tell buyers that Barbados flooded in Hurricane Ian?

Tell them; the association already has. Its Hurricane Ian Information Center says “All 7 towers had flooding in the lower garages,” and its Hurricane Ian: Barbados Pictures page shows flood debris in the lobby, mailroom and garage (our reading of uncaptioned photos). Residences start on the Terrace level, about 12 feet above the garage floor on the recorded survey, and FEMA maps the building in Zone AE 10. The specific Florida flood disclosure form for your sale is not among the records this page draws on, so ask your closing attorney. We put the Ian record, the 2025 lobby drywall notice and the flood screen in the listing packet.

How do I present the milestone inspection and SIRS to Barbados buyers?

Lead with them, because no other Dunes tower has a publicly confirmed 2026 SIRS. Collier County’s record reads “Milestone Completed,” next milestone year 2036, per the county’s Milestone Status dashboard, and the January 2026 newsletter describes a 2026 SIRS by Dreux Isaacs & Associates, 91 pages over a 30-year horizon. The engineer’s milestone report sits in the county permit portal and the SIRS dollar figures sit in the owners’ portal, so download the study while you still have owner access and hand it to buyers with the disclosure packet.

Who pays documentary stamp tax when I sell at Barbados?

The contract decides, so read that line before you sign. Florida’s deed stamp tax works out to $0.70 per $100 of price, which is how the POA’s $1,500,000 Marina Property deed of June 2026 carried $10,500 in stamps, per the Collier Clerk’s Official Records. At the Barbados 48-month median of $1,325,000 that is $9,275, and at today’s $1,449,000 list price $10,143 (our arithmetic). Add the 1.25% resale capital assessment, $16,562.50 at the median, and those two lines alone pass $25,000 if your contract assigns both to you.

How are the quarterly assessment and property taxes handled at a Barbados closing?

Both are prorated to the closing date under the contract’s terms. The 2026 Barbados assessment of $8,070 a quarter is due January 1, April 1, July 1 and October 1, payable in advance, per the association’s 2026 Q&A sheet for Barbados, so a seller who closes mid-quarter has prepaid days the buyer will own. Taxes are the other line: the median Barbados bill is $9,118.14 on the Collier County tax roll, 2026 preliminary. The estoppel confirms what is paid and through which date, and any Club food and beverage shortfall or adopted special assessment appears there too.

How do showings work in a gated building like Barbados?

Every showing starts at the gate. Visitors are registered in the association’s dwellingLIVE visitor system, per the association’s visitor management page, and open houses follow the association’s open house rules: a request by the Thursday before, an agent or the owner present, and no waiting in lobbies. Section 14.4 of the restated declaration bans For Sale signs at the building. We register every buyer and agent in advance, meet them on arrival and never share the beach gate code. At Barbados, scheduled private showings do the selling, not drop-ins.

What happens to my garage space, transponder and EV charger when I sell?

The garage space goes with the deed. Each residence has the exclusive use of one space, assigned in the original developer deed and passing with title under Section 1.30.1, so confirm the space number for the contract. The buyer registers their own vehicles, at $25 per transponder under the 2026 purchase application. An EV charger in your space is either removed at sale or the buyer signs on to the Barbados charging policy, with annual usage fees of $25 to $300, per the Barbados policy on electric and trickle charging. No public document describes key or fob handover, so we collect every key and shutter remote before closing.

Does The Club at the Dunes membership go with my Barbados condo?

Yes, the privileges belong to the residence. “All residences in The Dunes have membership privileges at The Club,” says the Barbados guest and renter guide, and no initiation fee or equity membership appears in any document we read, so by our reading there is nothing separate to sell or refund. What carries over is the $1,000 annual food and beverage minimum: under the POA’s 2024 food and beverage minimum policy, your buyer’s minimum for the closing year is reduced by what you spent. Barbados residences do not carry Floridian Club memberships, which belong to select Grande Preserve units.

Can I sell a Barbados condo held in a trust or an estate?

Yes, with the same board approval as any sale. Section 17.2.1 of the restated declaration requires prior written board approval of every sale, gift, inheritance or other transfer, so an heir who keeps the unit needs approval too, and a buyer from the estate files the standard 2026 purchase application. A trust or entity buyer designates one natural-person Primary Occupant, and the board may require a personal guarantee (Section 17.1.3). Probate authority and signing questions belong to your estate attorney; we handle the association package, the estoppel and the pricing, and we build the listing calendar around counsel’s timeline.

How should I price against the one active Barbados listing?

Price against your plan’s recent sales first, then against that listing. On September 23, 2026 the only Barbados listing was a 7th-floor 2,187 square foot residence at $1,449,000, $662.55 a square foot, after 119 days, per the Southwest Florida MLS Matrix, pulled September 23, 2026. The same plan’s four-year median is $680.16 a square foot (n=5), but its two most recent sales, in August and September 2025, closed at $514.40 and $445.82. If yours is the same plan, a buyer will tour both, so floor, view, windows and condition must justify any premium. Get a free Barbados home valuation to see where yours lands.

What will buyers compare my Barbados condo against?

Antigua and Cayman first, because they carry the same four plans. Their 2026 fees are $7,982.25 and $7,663.50 a quarter against Barbados’ $8,070, per each association’s 2026 Q&A sheet. Barbados wins on leasing against Cayman, where owners who took title after February 21, 2019 may lease only once per 90 days, and it holds the highest four-year Island Cove median, $1,325,000 (n=15). Cayman closed eight sales in the last 12 months to Barbados’ two, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Buyers stretching upward look at the Grande towers, with four-year medians of $2,125,000 to $2,175,000.

How do I keep a vacant Barbados condo ready to show over the summer?

Follow the building’s departure rules and give us a showing plan. The restated declaration requires owners to shut off all water valves when the unit is unoccupied overnight (Section 9.10), and the guest guide’s checklist has departing occupants close the shutters, lock the lanai doors and set the air conditioning to 76, per the Barbados guest and renter guide. Through hurricane season, June to November, we open the unit for each showing and restore that checklist afterward. Summer also falls inside the April 15 to December 15 remodeling window, so finish any work before January buyers arrive. Call Jesse direct at (239) 898-6072 to set it up.

Sources and Authoritative References

Every Barbados fact on this page traces to a primary record below: the Collier Clerk’s Official Records, the association’s posted documents, Collier County and State of Florida agencies, and federal flood and storm data. Market figures come from the Southwest Florida MLS Matrix, pulled September 23, 2026; tax figures from the Collier County tax roll, 2026 preliminary.

Barbados Association Documents

• Association Barbados real estate page, with the window special assessment notice
• Barbados 2026 statutory Q&A sheet
• Dunes of Naples II 2026 Q&A sheet (duplicate posting)
• Barbados guest and renter guide, February 2026
• Barbados January 2026 owner newsletter
• Barbados contractor and sound requirements, effective April 24, 2025
• Barbados window, door, shutter and lanai enclosure specifications, 2018
• Barbados policy on electric and trickle charging
• Information for Pet Owners in Barbados, 2016
• Barbados 2023 landscaping presentation to the board
• Dunes of Naples II purchase application, 2026
• Barbados lease application, 2024
• Island Cove floor plan sheet
• Hurricane Ian: Barbados Pictures gallery

Recorded Barbados Documents, Collier County Clerk

• Original Declaration of Condominium, The Dunes of Naples II, OR 2786 PG 2281 (2001)
• Certificate of Amendment, OR 4896 PG 941 (2013)
• Certificate of Amendment on pets, OR 5035 PG 169 (2014)
• Certificate of Amendment to Bylaws, OR 5141 PG 3151 (2015)
• Certificate of Amendment on water heaters, OR 5495 PG 2638 (2018)
• Certificate of Amendment on bulk communications services, OR 5622 PG 1256 (2019)
• Amended and Restated Declaration, Articles and Bylaws, OR 6119 PG 3444 (2022)
• Certificate of Amendment adding Section 9.2.18 on water heaters, OR 6354 PG 3488 (2024)
• Grant of easement to Comcast of the South, OR 5020 PG 3709 (2014)
• Notice of commencement for the Barbados lobby remodel, OR 5273 PG 2346 (2016)
• Notice of commencement for balcony repairs, OR 6028 PG 470 (2021)
• Notice of commencement for drywall replacement, OR 6308 PG 2647 (2023)
• Notice of commencement for the Building 2 re-roof, OR 6360 PG 236 (2024)
• Notice of commencement for the fire alarm control panel, OR 6398 PG 370 (2024)
• Notice of commencement for lobby drywall, OR 6439 PG 2302 (2025)
• Notice of commencement for building pump piping, OR 6570 PG 2797 (2026)
• Association affidavit of sufficient funds, 2022
• Association affidavit of sufficient funds, 2025
• Developer closing affidavit for a Terrace-level residence, 2002
• Collier Clerk Official Records search

Community Documents and the Other Dunes Towers

• Association real estate page with the resale capital assessment notice
• Association CondoCerts announcement letter
• POA 2024 food and beverage minimum policy
• Association post-tension cable scanning notice
• Association Hurricane Ian Information Center
• Association Hurricane Ian frequently asked questions
• The Club at the Dunes page
• Antigua (Dunes of Naples I) 2026 Q&A sheet
• Cayman (Dunes of Naples III) 2026 Q&A sheet
• Grande Dominica 2026 Q&A sheet
• Grande Excelsior 2026 Q&A sheet
• Grande Phoenician 2026 Q&A sheet
• Grande Geneva 2026 Q&A sheet
• Sea Grove 2026 Q&A sheet

County and State Condominium Records

• Collier County milestone map service, Dunes of Naples II record
• Collier County Milestone Status dashboard
• Collier County milestone inspection rules
• Division of Florida Condominiums SIRS reporting page
• Section 718.111, Florida Statutes, on association insurance
• Section 718.113, Florida Statutes, on hurricane protection
• Section 627.714, Florida Statutes, on HO-6 loss assessment coverage
• Florida CFO My Safe Florida Condo program
• Florida Senate summary of CS/CS/HB 393 (2025)
• Collier County PUD master list, June 11, 2026

Flood, Storm and Wind Data

• FEMA National Flood Hazard Layer map service
• Collier County hurricane evacuation zone lookup
• Collier County 2026 Floodplain Protection Newsletter
• USGS Short-Term Network peak summaries for Collier County
• National Hurricane Center Tropical Cyclone Report for Hurricane Ian
• Collier County Florida Building Code 8th Edition wind load layer

Schools, Parks and Travel

• CCPS Attendance Zones 2026-2027 tool
• Collier County Public Schools attendance boundaries
• CCPS 2026 Accountability Brief, 2025-2026 grades
• Florida State Parks Delnor-Wiggins hours and fees
• Collier County Conner Park page

Area Development

• Delnor-Wiggins Pass State Park draft unit management plan, June 2026
• Ritz-Carlton Residences, Naples project news

Downloadable Documents

These official Barbados documents are free to download from the association’s public library or the Collier Clerk’s Official Records. They are the first files we pull for a Barbados listing or purchase, and together they answer most questions a buyer or seller has before the estoppel arrives.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Barbados. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.