Barefoot Beach Club

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

More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.

Barefoot Beach Club: 348 Condominiums in 12 Buildings Behind the Barefoot Beach Gate

Barefoot Beach Club is a 348-residence, 12-building condominium campus inside the master-planned community of Barefoot Beach in unincorporated Collier County, Florida. Four separately recorded condominiums, Club I, II, III and IV, share one umbrella association, and eight of the twelve seven-level buildings stand on the Gulf side of Barefoot Beach Boulevard.

McGreevy and Comisar list and sell Barefoot Beach Club condominiums, and this page is the record we brief sellers and buyers from. Is the Club in Bonita Springs or Naples? Neither city: every building sits in unincorporated Collier County, on the Naples side of the county line, and the mail is addressed Bonita Springs, FL 34134. One more point before anything else. Barefoot Beach Club, the condominiums on this page, is not The Club at Barefoot Beach, the private member-owned beach and tennis club at 105 Shell Drive, and neither one is related to the hotels of the same name on the Pinellas County beaches.

Most descriptions of the Club stop at “Gulf-front condos behind a gate.” The recorded documents say more than that, and some of it changes what a unit is worth. The Club is five corporations, not one. An owner funds three layers of association. One third of the units are east of the boulevard, not on the Gulf. The pet limit is different in Club I. Every building is in a Special Flood Hazard Area, and by our reading of the public map layers the VE flood zone line runs through the Gulf-side footprints. We read the Amended and Restated Master Declaration recorded at Official Records Book 4612, Page 3203, tracked every county-recorded sale in the last five years, and queried the federal flood layer at all twelve street addresses on October 1, 2026. What follows is what those records say, with the source beside each figure, and with every figure we could not get marked as unavailable instead of estimated.

Where Barefoot Beach Club is, precisely

The twelve buildings carry the street numbers 253 through 269 Barefoot Beach Boulevard, about nine tenths of a mile by road south of the gate corner at Bonita Beach Road, by our routing estimate from 260 Barefoot Beach Boulevard, on the barrier island that ends at Barefoot Beach Preserve County Park and Wiggins Pass. The county roll files all 348 units in Section 6, Township 48 South, Range 25 East, according to the Collier County Property Appraiser, 2026 preliminary tax roll. The umbrella association’s office and the clubhouse parcel are at 259 Barefoot Beach Boulevard, the address the Club’s own website publishes.

The land is part of the Lely Barefoot Beach planned unit development, the county zoning that has governed this strip since 1977. The road in front of the buildings was called Lely Beach Boulevard in the plats and the zoning ordinance, and state records still use that name for the Club. Today’s addresses, and everyone who lives here, call it Barefoot Beach Boulevard. It is one road.

Bonita Springs or Naples? The jurisdiction in one table

The City of Bonita Springs stops at the Lee County line, which runs along Bonita Beach Road at the community’s gate. That is why a Barefoot Beach Club owner follows Collier County evacuation orders, Collier County permits and Collier County school zones while writing Bonita Springs on an envelope. Collier County’s custom on who pays for title insurance applies as well, which we cover in the costs section below.

Barefoot Beach Club is not The Club at Barefoot Beach

Three different things share nearly the same name, and search results mix them.

• Barefoot Beach Club is the 348-unit condominium campus on this page: four condominium associations and one umbrella association, all Florida not-for-profit corporations with an office at 259 Barefoot Beach Boulevard.
• The Club at Barefoot Beach, Inc. is a private, member-owned beach, dining and tennis club at 105 Shell Drive, farther south on the boulevard. Its own membership page gives a membership capacity of 425 and says that as of June 1, 2026 the club is temporarily not accepting waitlist applications. Membership is not conveyed with any Barefoot Beach Club deed.
• Barefoot Beach Club hotels and resorts on the Pinellas County beaches near St. Petersburg are unrelated businesses in a different part of Florida.

If a listing, a search result or an insurance quote says “Barefoot Beach Club,” check the street address. If it is not between 253 and 269 Barefoot Beach Boulevard, Bonita Springs, FL 34134, it is not this community.

The four condominiums, each with its own page

The Club is not one condominium. It is four, each created by its own recorded declaration, each with its own association, budget and board. We built a page for each one because a seller’s documents, a buyer’s due diligence and the sales record all differ by declaration.

• Barefoot Beach Club I is Buildings I, II and III at 253, 255 and 257, 82 units, all on the Gulf side, with the highest county-qualified sale on record for the Club and the only stricter pet limit.
• Barefoot Beach Club II is Buildings IV, V, VI and VII at 260, 261, 263 and 262, 126 units, the largest of the four and the only one split across the boulevard, with two buildings on each side.
• Barefoot Beach Club III is Buildings VIII, X and XII at 265, 267 and 269, 92 units, all on the Gulf side at the south end, with nine county-qualified sales in the last five years.
• Barefoot Beach Club IV is Buildings IX and XI at 264 and 266, 48 units, both east of the boulevard, the newest buildings on the campus and the lowest median county just value of the four.

Notice the numbering trap. Club III holds Buildings VIII, X and XII, and Club IV holds Buildings IX and XI. The building number does not tell you the condominium number, and the wrong association on a resale package is a closing delay.

Quick reference, Barefoot Beach Club

The sources behind every row sit in the sections below and in the Sources list at the end.

Selling a Barefoot Beach Club condo? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or read how we work with buyers.

Why McGreevy and Comisar Are the Best Realtor for Barefoot Beach Club

If you’re searching for the best realtor for Barefoot Beach Club in Barefoot Beach, Collier County, whether you’re ready to sell your Barefoot Beach Club home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Barefoot Beach Club track record (last 12 months): Domain Realty, our brokerage, closed 24 transaction sides in ZIP code 34134, the ZIP code Barefoot Beach shares, in the 12 months to October 5, 2026, for $24.0 million in volume counted by side, per the Southwest Florida MLS pulled that day. One of them was a Domain Realty listing at Barefoot Beach Club, 257 Barefoot Beach Blvd, which closed on August 21, 2026 at $1,200,000. The Southwest Florida MLS, pulled October 3, 2026, shows 18 Barefoot Beach Club closings in the 12 months to that date, from $750,000 to $3,000,000, with a median of $1,200,000. The highest-priced sale was $3,000,000 at 260 Barefoot Beach Blvd on May 14, 2026, and the median sale-to-list ratio was 89.8 percent of the final list price. From the public record: Collier County’s recorded-sales file shows 12 county-qualified Barefoot Beach Club sales since October 2025, from $1,000,000 to $3,000,000, with a median of $1,300,000, and the two sources count differently. We tracked every one of the 32 Barefoot Beach Club closings in the county’s qualified record since October 2021, building by building, for this page.

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 your Barefoot Beach Club home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Barefoot Beach Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we help buyers on the Gulf coast.

Jesse McGreevy is a top-reviewed Barefoot Beach Club realtor. Read the five-star reviews on Google.

Living in Barefoot Beach Club as a Homebuyer

A Barefoot Beach Club homebuyer gets a mid-rise condominium of 1,604 to 2,408 square feet in a gated, 348-unit campus with two pools, a clubhouse, a fitness center and private beach access, according to the Club’s own website. The trade is a three-layer association structure, a 30-day lease minimum and a flood zone that differs by building. Our guide to buying a home in Barefoot Beach Club covers what a buyer should read first: the recorded sales, the documents and the costs.

Data updated: October 2026

What the Club says it offers

The association’s own description is the best evidence of what it provides, so we start there. The Barefoot Beach Club website describes “12 thoughtfully designed buildings and 348 residences” offering “a mix of Gulf-front and Bay-side living,” with two pools, a private clubhouse and a fully equipped gym. Its amenity list names a fitness center, a social room, an outdoor kitchen and grill area, a resort-style pool, private beach access and a clubhouse sunset lanai, and it calls the Club a gated, private community. Those are the association’s words about itself. The unit count and the building count match the county roll and the state registry exactly.

The recorded documents fill in what the website leaves out. Each unit has one assigned covered parking space and a storage unit under the condominium declarations (Section 8.3.5 of each 2010 Amended and Restated Declaration, read in the Collier County Clerk’s official records). The umbrella association owns and maintains the pools, the recreation facilities, the clubhouse and its parking, the landscaping, the private streets and the surface water system (Master Declaration, Sections 1.11 and 3.1, Official Records Book 4612, Page 3203).

The building day to day

Every building is the same form: a ground level that the recorded drawing labels the garage floor, five numbered living floors (2 through 6) and a penthouse level: six residential levels over ground-level parking, seven levels in all. State elevator records list 18 passenger elevators across the twelve buildings, each with seven landings. Units are numbered 201 through 606 plus the penthouses, and the county roll carries no first-floor unit anywhere in the Club.

The gate is staffed around the clock. That is not a marketing claim: the recorded 2009 Turnover Agreement between the property owners association and the Barefoot Beach Master Association (Official Records Book 4519, Page 1839) requires the Master Association to staff the guardhouse 24 hours a day, 7 days a week with a licensed security guard, to keep the street lighting and the 20 mph speed humps, and not to permit public parking on or beside the main roadway.

Who Barefoot Beach Club suits

The Club suits a buyer who wants a Gulf-side or east-side condominium of roughly 1,600 to 2,400 square feet in a low building, behind a staffed gate, without buying a single-family home on the lanes at several times the price. It suits a seasonal owner: only 90 of the 348 units, 25.9 percent, carry a homestead exemption on the 2026 preliminary roll, a proxy that suggests about three owners in four do not claim the Club as a primary Florida residence. And it suits someone who wants the preserve at the end of the road instead of more towers.

Who should look harder before buying

The Club does not suit a buyer who needs weekly or nightly rental income. The recorded Master Declaration sets a 30-day minimum and three leases a year. It does not suit a large-dog owner: the recorded limit is 45 pounds in aggregate, and 20 pounds in Club I. It does not suit a buyer who wants one simple association: an owner here funds three. And it does not suit anyone who assumes “Gulf-front” applies to every unit. Buildings 260, 262, 264 and 266 are on the east side of the boulevard, and the county’s values, the recorded sales and the flood zones all treat them differently.

The document requests every Barefoot Beach Club buyer should make

Florida gives a condominium buyer a statutory right to the association’s documents at the seller’s expense. Under Florida Statute 718.503, a buyer under contract is entitled to the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of the milestone inspection report if one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. At the Club, ask for these first:

• The declaration for the right condominium. A unit in Building IX is governed by the Club IV declaration, not Club III, and each of the four has its own budget.
• The umbrella association’s budget and the unit association’s budget, because the assessment a seller quotes may or may not include both.
• The milestone inspection summary and the structural integrity reserve study for that unit’s own building and association.
• The estoppel certificate, which states what is owed and whether any special assessment is pending. The Club’s website has an estoppel and resale document request form for exactly this.
• The current Rules and Regulations. The recorded declaration says they are available from the association, and they are not in the public record.

Choosing an agent? Our comparison of the best real estate agents in Barefoot Beach explains how we measure that claim.

Selling or Buying in Barefoot Beach Club at Barefoot Beach? Start With the 348-Unit Record

Twelve county-qualified sales closed in Barefoot Beach Club in the last 12 months, and the spread was wide: the same 1,604 square foot plan recorded at $1,000,000 east of the boulevard and from $1,150,000 to $1,750,000 on the Gulf side. Selling? Request a free valuation or call Jesse direct at (239) 898-6072, text or call. Buying? Call Marc at (239) 287-5873 and see our buyer page.

Barefoot Beach Club Market Snapshot: What Have Condos Sold For?

Barefoot Beach Club recorded 12 county-qualified sales in the 12 months from October 2025, with a median of $1,300,000, a low of $1,000,000 and a high of $3,000,000, all of them resales. These are Collier County records of qualified sales, not Southwest Florida MLS closings, and the newest sale in the county file is dated August 24, 2026.

Data updated: October 2026

The county recorded-sales record

Our method widens the window until it holds at least 10 county-qualified sales, then stops. For the Club as a whole the first window that qualifies is the shortest one, 12 months. The figures come from the Collier County Property Appraiser’s public data files dated August 29 and 31, 2026, which carry every recorded sale and the county’s own flag for whether a sale is qualified, meaning an arm’s-length transfer of improved property.

County-qualified sales are a county record, not MLS. They can lag a closing by weeks, they exclude transfers the county does not treat as arm’s length, and they say nothing about how long a unit was on the market or what it was listed for. Price per square foot here divides the recorded price by the county roll’s base area for the unit, which is not the MLS living area, so do not compare it with a listing’s price per square foot. Where we quote a 12-month price per square foot, the median of the twelve per-sale ratios is $795 and their mean is $885; we never divide total dollars by total square feet.

Every county-qualified sale in the last 12 months

We tracked every one of the 12 sales below from the county file to its building, its condominium and its side of the boulevard. The deed reference is the Official Records book and page in the Collier County Clerk’s index.

Six of the twelve were on the Gulf side and six were east of the boulevard. Six were in Club II, four in Club III, two in Club IV and none in Club I. The $3,000,000 sale is one of the Club’s 2,226 square foot penthouses, in Building IV on the east side, and it is the only sale of a large penthouse plan in the window. Unit PH 3 at 266 is a top-floor unit of the standard 1,726 square foot plan.

The five-year record: the other 20 county-qualified sales

The 60-month window holds 32 county-qualified sales. The twelve above are the latest; the twenty below complete the record back to October 2021.

Two things stand out in the five-year list. First, the calendar years 2022 and 2024 are missing entirely: the county marked no Barefoot Beach Club sale qualified in either year. Second, the highest county-qualified sale on record for the Club, $3,335,000 for a 2,003 square foot unit in Building I, closed in July 2023, ten months after Hurricane Ian.

Why 2022 and 2024 are empty: the recorded deeds the county did not qualify

The same county file lists 29 recorded Barefoot Beach Club deeds over $100,000 in the last 60 months that the Property Appraiser did not mark qualified. They range from $191,400 to $4,250,000. Nine are dated 2022 and twelve are dated 2024, the two years with major storm damage on this coast (Hurricane Ian in September 2022, Helene and Milton in autumn 2024). The county file does not carry the reason a sale was left unqualified. Our reading, and it is an inference, is that the pattern is consistent with the county setting aside sales of storm-affected property in those years.

We keep these deeds separate. They are not in any median on this page, and we do not average them with the qualified sales. But a seller or buyer should know they exist, because they include the highest recorded considerations in the Club: $4,250,000 for a 2,408 square foot penthouse in Building VIII on January 2, 2024 (OR 6322 PG 2244), $4,250,000 for a penthouse in Building XII on June 4, 2024 (OR 6368 PG 2323), and $4,000,000 for a unit in Building V on April 21, 2022 (OR 6121 PG 1862). Five of the 29 fall in the last 12 months:

Four of those five are in the east-side buildings and the fifth is a second-floor unit in Building III on the Gulf side. All five fall between $750,000 and $1,200,000. A recorded deed tells you the consideration and the date. It does not tell you the condition of the unit, whether the parties were related, or whether the sale was distressed, and that is exactly why the county’s qualified flag exists.

Sales by condominium: Club I, II, III and IV side by side

Each of the four condominiums has its own county file. The Club-wide window is 12 months, but no single condominium reaches 10 qualified sales that fast, so the honest presentation differs by condominium: a median where the count reaches 10, and a pointer to the listed sales where it does not.

The all-history medians are dominated by the original developer sales of the early 1990s and are shown only because the county’s window ladder ends there for Club I, III and IV. They are not a guide to today’s prices. The 12-month counts add up: 0 + 6 + 4 + 2 = 12. So do the 60-month counts: 8 + 10 + 9 + 5 = 32.

Gulf side against east side, as the sales actually recorded

The cleanest way to see how the two sides recorded is to compare the same floor plan, sale by sale, inside the last 12 months.

Over the full 60 months the same split holds with larger counts. The 19 Gulf-side county-qualified sales have a median of $2,160,000 and a median of $1,223 per square foot of county base area. The 13 east-side sales have a median of $1,300,000 and a median of $666 per square foot. Those are observations of 32 recorded sales, not an appraisal rule: floor, renovation level, view corridor and date all move inside each group, the Gulf-side group includes a $1,150,000 sale and the east-side group includes two sales above $2,300,000.

The county’s own values tell the same story from the other direction. The median 2026 preliminary just value is $1,622,030 for the 232 Gulf-side units and $1,212,030 for the 116 east-side units.

Where the sales happened, building by building

The 32 county-qualified sales of the last five years fell in ten of the twelve buildings: six in Building IV (260), five in Building X (267), four each in Building I (253) and Building VIII (265), three in Building XI (266), and two each in Buildings II, III, VI, VII and IX. Buildings V (261) and XII (269) had no county-qualified sale in the window, although both appear in the recorded-but-not-qualified list. A seller in either of those two buildings has no qualified comparable inside the building and should expect the valuation to lean on the matching plan next door.

Turnover and who owns here

Twelve county-qualified sales in a year across 348 units is a turnover of 3.4 percent. Over five years, 32 sales is 1.8 percent a year. Counted separately, the five recorded-but-not-qualified deeds over $100,000 in the last 12 months are another 1.4 percent of the units. By any of those measures the Club changes hands slowly.

The homestead count explains part of that. Ninety of the 348 units carry a homestead exemption on the 2026 preliminary roll, 25.9 percent, which is a proxy for full-time residency and not a measurement of it: a homestead exemption requires Florida permanent residency on January 1, so second-home owners, investors and recent buyers all read as non-homestead. By side, 58 of the 232 Gulf-side units (25.0 percent) and 32 of the 116 east-side units (27.6 percent) are homesteaded. By condominium the share runs from 18.5 percent in Club III to 37.5 percent in Club IV.

What the units sold for when they were new

The county’s sales history begins with the developer’s first closings in March 1991. The file tags 268 of the 652 all-time qualified sales as builder-direct, an inference the extract makes from a first sale within a year of the roll’s year built, and those original sales ran from $229,000 to $550,000 between March 1991 and June 1996. The first closings came building by building: Building I from March 1991, II from April 1991, III from May 1991, V, VI and X from January 1992, IV from April 1992, VIII from July 1992, XII from October 1992, VII from November 1993, IX from September 1994 and XI from February 1995.

What the Southwest Florida MLS shows

The Southwest Florida MLS, pulled October 3, 2026, shows 18 closed sales at Barefoot Beach Club in the 12 months to that date, with median days on market of 181 and a median sale-to-list ratio of 89.8 percent of the final list price. On that day there were 17 active listings and none pending, which is 11.3 months of supply. Every listing is entered as Mid Rise (4-7), so there is no split by building design. We do not blend these with the county record, because the two sources measure different things, and where the recorded deed and the MLS ever disagree on one sale the deed consideration is the sale price.

If what you want is the live list of Barefoot Beach Club condos for sale, that search lives with our team at DomainRealtyGroup.com, where McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

What Is Your Barefoot Beach Club Condo Worth? Ask the People Who Read Every Deed

The county record gives you a range. It cannot tell you where your own unit sits inside it: which side of the boulevard, which stack, which floor, what condition, and which of the four associations’ documents a buyer’s lender will read. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.

How Is Barefoot Beach Club Organized? Five Corporations and Three Layers

Barefoot Beach Club is five Florida not-for-profit corporations: four condominium associations, one for each recorded condominium, and an umbrella called Barefoot Beach Club Condominium Owners Association, Inc. that owns the pools, clubhouse and grounds. Every owner funds three layers: the unit’s condominium association, the umbrella, and through the umbrella the Barefoot Beach Master Association.

Data updated: October 2026

The umbrella: Barefoot Beach Club Condominium Owners Association, Inc.

The umbrella was incorporated on January 4, 1990 and carried the name Barefoot Beach Club Homeowner’s Association, Inc. until its Amended and Restated Articles and name change of September 29, 2010, according to the Florida Division of Corporations record (document N35955, active, principal address 259 Barefoot Beach Boulevard). Its governing document is the Declaration of Master Covenants, Conditions and Restrictions for Barefoot Beach Club, first recorded February 20, 1991 at Official Records Book 1594, Page 266, supplemented in 1991, 1992 and 1994, the years the later condominiums were recorded, and amended and restated on October 8, 2010 at Official Records Book 4612, Page 3203, a 66-page instrument that includes the umbrella’s restated articles and bylaws.

The umbrella has 348 members, one per unit, and apportions its assessments at 1/348 each (Sections 1.33 and 5.2). It owns and maintains the pools, the recreation facilities, the clubhouse and clubhouse parking, the landscaping throughout the campus, the streets that are not publicly dedicated and the surface water system (Sections 1.11 and 3.1). Its common expenses include a pro rata share of the maintenance, repair and replacement of Barefoot Beach Boulevard and assessments for the mangroves, the dunes and the boulevard (Section 1.12).

The four condominium associations

Each condominium has its own corporation, its own recorded declaration and its own share arithmetic. An owner in Club I holds a 1/82 share of Club I’s common elements and expenses; an owner in Club IV holds 1/48.

The unit counts reconcile three ways. The state’s condominium registry lists 82, 126, 92 and 48 units. The four declarations create 82, 126, 92 and 48. The county roll carries 82, 126, 92 and 48 parcels. All three add to 348, the number the Master Association’s bylaws also use.

Two state-record quirks are worth knowing so they do not surprise you. The state registry files Club I under Lee County and gives the Club’s street as Lely Beach Boulevard; the recorded declaration and every parcel are in Collier County. And the registry dates the Club IV declaration August 18, 1994, while the Clerk’s index shows it recorded August 31, 1994. We use the Clerk’s date.

The layer above: the Barefoot Beach Master Association

The directors of the Club umbrella serve as delegate members of Barefoot Beach Master Association, Inc. (Master Declaration, Section 4.4). The Master Association’s Amended and Restated Bylaws, recorded April 27, 2011 at Official Records Book 4675, Page 2424, state its purpose as the ownership, maintenance and control of the north and south roadway from Bonita Beach Road to the entrance of the county park and preserve, “for a distance of approximately 1.8 miles,” plus security. Its exhibits list eight member entities and 716 “doors.” The Club is the largest by far: 348 of the 716, with 82, 126, 92 and 48 listed for Club 1, 2, 3 and 4, and the Club selects five of the Master Association’s twelve delegates.

The association that is not yours

Buyers often hear “the Barefoot Beach HOA” and assume one body governs everything behind the gate. There is no such single association. Besides the Master Association, there is Barefoot Beach Property Owners Association, Inc., a 1978 corporation that governs the single-family lanes and Barefoot Estates. A Club owner is not a member of it. The property owners association matters to a Club owner only as a neighbor and as the party that turned the boulevard over to the Master Association in 2009.

Who manages the Club

Two public records give two different answers, and neither names the current licensed community association manager. The state’s condominium registry lists the managing entity for all four condominiums in care of Collier Financial Inc. at a Tamiami Trail East address in Naples. The Division of Corporations records, updated in 2026, show all five corporations at 259 Barefoot Beach Boulevard with Guest Services, Inc. as registered agent. The Club’s own website lists a management team at 259 Barefoot Beach Boulevard with a phone number of (239) 495-3311. The reliable route is the estoppel certificate, which is signed by whoever actually keeps the books.

What the structure means when you buy or sell

Three practical consequences follow from five corporations.

1. Two budgets, at least. A unit’s cost of ownership includes its condominium association’s assessment and the umbrella’s 1/348 share, and the umbrella’s budget carries the Master Association’s charge. Ask whether a quoted figure is one layer or all of them.
2. Two sets of rules, sometimes different. The Master Declaration sets the Club-wide rules, and an individual condominium may be stricter. The pet limit is the recorded example: 45 pounds Club-wide, 20 pounds in Club I.
3. Building-level questions belong to the unit’s association. Milestone inspections, structural integrity reserve studies, roofs and building insurance are matters for Club I, II, III or IV. The pools, the clubhouse and the grounds are matters for the umbrella.

Where Did Barefoot Beach Club Come From? The Planned Unit Development, the Declarations and the Developer

Barefoot Beach Club was developed between 1991 and 1995 by Barefoot Beach Associates, Ltd., a Tampa limited partnership, on land that, by our reading, is the tract the county’s zoning called Lely Beach North. The four condominium declarations were recorded between February 1991 and August 1994, and the height of every building follows a 1985 zoning settlement that capped the tract at six habitable floors.

Data updated: October 2026

The 1977 zoning and the 1985 settlement

Collier County first zoned Barefoot Beach as a planned unit development on September 27, 1977, by Ordinance 77-48, for Lely Estates, Inc. The plan the Club was built under came eight years later. After the county re-approved the zoning in June 1985, two circuit court suits were filed against the developer and the county, one of them by The Conservancy, Inc., and the settlement produced Ordinance 85-83, adopted December 17, 1985. Its recitals say the settlement “entails amendments” to the earlier ordinance. The single-family lot grid planned south of the first lanes was replaced by clustered tracts, with the mangrove tracts to be deeded to the State. The ordinance chain is listed in the county’s Land Development Code, Appendix F, and the ordinances themselves are in the Clerk’s Board Minutes and Records.

Ordinance 85-83 is where the Club’s shape comes from. For the tract it calls Lely Beach North, the ordinance allows “six habitable floors with the option of having one or two floors of parking and associated non-habitable utilitarian space beneath the first habitable floor” (Section 11.5.5), a minimum unit size of 1,200 square feet, 1.5 paved parking spaces per unit with at least 30 percent of the required paved parking under the buildings, and impervious coverage of no more than 40 percent of the available upland. It also requires that buildings “be oriented in ways other than continuous shore parallel,” bars seawalls and other hardening of the Gulf and bay shorelines, and keeps construction landward of the State’s coastal construction line as that line stood in 1985. The State’s control line of record today dates from 1989 and, by our reading of the public map layers, runs inland of the buildings. That is why the Club is a row of separate mid-rise buildings set at angles with open corridors between them, and not a wall of towers.

How many homes the zoning allows

Ordinance 85-83 allocated 391 dwelling units to Lely Beach North. The Club was built with 348. On the project total, the published sources give two numbers and we print both with their sources. The 1985 ordinance text, Section 2.4, reads that “no more than a maximum of 690 residential dwelling units” shall be built in the whole project. Adding up the tract allocations after the later amendments gives 750 for the main planned unit development, the figure associated with a 1987 amendment, Ordinance 87-53. We print 690 as the 1985 ordinance text and 750 as a later-amendment tract sum, and we do not present either as one settled number. For a Club owner the practical point is the same either way: the tract was approved for more units than were built, and the campus is complete.

The developer and the four recordings

The state’s condominium registry names Barefoot Beach Associates, Ltd. as developer of Club I, II, III and IV. The Division of Corporations shows it as a Florida limited partnership filed November 2, 1988 with a Tampa address and three corporate general partners, with its status shown as inactive, revoked in April 1997. The county’s zoning papers name Lely Estates, Inc., later Lely Development Corporation, as the owner of the wider planned unit development.

The land and the condominium plats

The four condominiums are not plat-book subdivisions. Each condominium’s survey and floor plans are exhibits inside its recorded declaration, and the land beneath them is tracts of the plat called Lely Barefoot Beach Unit 3 (Plat Book 16, Pages 55 to 58). The county’s parcel map measures the four condominium land parcels at 7.44 acres for Club I, 8.45 for Club II, 6.95 for Club III and 2.17 for Club IV, 25.0 acres together, plus a 2.78 acre parcel at 259 Barefoot Beach Boulevard that holds the clubhouse.

The original Club I declaration includes the one drawing that explains every building. Its Exhibit B, at Official Records Book 1594, Page 344, is a longitudinal section labelled garage floor, second, third, fourth, fifth and sixth floor, and penthouse: six residential levels over one level of parking, seven levels in all. We viewed that drawing for Building Type I. The other eleven buildings are read as the same form from identical unit numbering on the county roll and from the elevator records, and their own exhibit drawings were not opened.

What Are the 12 Barefoot Beach Club Buildings Like?

Barefoot Beach Club’s twelve buildings come in two types: six larger buildings of 34 units with six stacks per floor, and six smaller buildings of 24 units with four stacks. All twelve are six residential levels over ground-level parking, seven levels in all, and all use five floor-plan sizes between 1,604 and 2,408 square feet of county base area.

Data updated: October 2026

Building by building

The table uses the county’s own building labels, which are Roman numerals, and the street numbers on Barefoot Beach Boulevard. Odd street numbers are on the Gulf side of the boulevard and even numbers are on the east side, toward Little Hickory Bay and the mangrove preserve.

Source: Collier County Property Appraiser, 2026 preliminary tax roll, all 348 parcels. The arithmetic closes: six 34-unit buildings are 204 units and six 24-unit buildings are 144, and 204 plus 144 is 348. By plan, 60 + 132 + 132 + 12 + 12 is 348.

Eight on the Gulf side, four east of the boulevard

Never call all twelve buildings Gulf-front. Buildings I, II, III, V, VI, VIII, X and XII, the odd street numbers, stand between the boulevard and the Gulf. Buildings IV, VII, IX and XI, at 260, 262, 264 and 266, stand on the east side of the boulevard, facing the road on one side and Little Hickory Bay and the mangroves on the other. That is 116 of the 348 units, exactly one third. The Club’s own website describes the same split in its own words.

Two independent readings of the county’s map geometry put the four even-numbered buildings east of the road, and the county’s values agree: the median 2026 preliminary just value is $1,602,030 to $1,825,482 in the eight Gulf-side buildings and $1,002,030 to $1,252,030 in the four east-side buildings. We still recommend that any statement about a specific unit’s view be checked in person, because a recorded plan size and a side of the road do not describe what you see from the lanai.

The two building types and the stack map

Unit numbers tell you the floor and the stack. Unit 304 is the third floor, stack 04. In every building of the same type the pattern repeats with no exceptions on the roll.

Three points follow for anyone pricing a unit. The 1,604 square foot plan exists only in the six larger buildings, in the two interior stacks. The 24 largest homes in the Club, twelve at 2,408 square feet and twelve at 2,226, are the penthouses of the six larger buildings and nowhere else. And in the six smaller buildings a “penthouse” is the top floor of the same plan as the floors below it, so the word alone does not mean a bigger home.

These are county base areas. We found no floor-plan names in any public or official document. The Southwest Florida MLS, pulled October 3, 2026, carries living area and bedroom counts as listing facts: the 18 closings in the 12 months to that date were entered at 1,604 to 2,266 square feet of living area, as two-bedroom and three-bedroom condominiums. Lanai sizes and views are read listing by listing. The recorded Master Declaration does tell us that the Club holds both two-bedroom and three-bedroom units, because it caps occupancy at four persons in a two-bedroom unit and six in a three-bedroom unit (Section 6.1).

Stories, elevators and parking

Each building has six residential levels, numbered 2 through 6 plus the penthouse level, above a ground level that the declarations and the zoning treat as parking, seven levels in all. The state’s elevator records list 18 passenger elevators at the Club, each with seven landings and a 2,500 pound capacity: two cars in each of the six 34-unit buildings and one in each of the six 24-unit buildings. The same file records every car as certified, with the last passed inspection dated May 2026, and it lists install years of 1990 for Buildings I, II and III, 1991 for IV, V, VI, VII, VIII, X and XII, and 1994 for IX and XI. That is a second dating of the buildings, zero to two years ahead of the county roll’s year built, because one source dates the elevator and the other the completed building.

Each unit has one assigned covered parking space and a storage unit under its condominium declaration. The zoning ordinance required at least 30 percent of the paved parking to sit under the buildings. Guest parking counts and any second-space arrangements are not in the recorded documents we read; they are in the Rules and Regulations, which the association provides on request.

What we do not know about the construction

The zoning text refers to pilings and to under-building areas, and the protective covenants recorded over the Barefoot Beach lands in 1978 (Official Records Book 745, Page 1699, amended in 1980) called for pile foundations and a first finished floor no lower than 14.5 feet above mean sea level. Beyond that, the structural system, the architect and the general contractor of the Club buildings are not named in any public source we read. The engineer’s milestone inspection report is the document that describes the structure as it stands today, and it belongs to each condominium association.

Which Barefoot Beach Club Condominium Is Which? Club I, II, III and IV Compared

Barefoot Beach Club’s four condominiums differ in size, in which side of the boulevard their buildings stand on, in their flood zones and in their recorded sales. Club I and Club III are entirely on the Gulf side, Club IV is entirely east of the boulevard, and Club II has two buildings on each side.

Data updated: October 2026

The four condominiums on one table

How to use the table

Start with the street number on the listing, find the condominium, and then ask for that condominium’s documents. Each name in the list near the top of this page links to our page for that condominium, where the sales, the declaration and the flood rows are broken out for those buildings alone. Two patterns are worth remembering. Club IV, entirely east of the boulevard, has the lowest median value and tax bill and the highest homestead share. Club I, entirely on the Gulf side, has the highest median value and the stricter pet rule.

Selling in any of the four? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

What Amenities Does Barefoot Beach Club Have? Three Tiers

Barefoot Beach Club’s amenities come in three tiers. Inside the Club, the umbrella association owns two pools, a clubhouse, a fitness center and the beach access. The Barefoot Beach Master Association provides the private boulevard, the staffed gate and security. A third tier, The Club at Barefoot Beach and the Barefoot Boat Club, is separate membership or separate ownership.

Data updated: October 2026

Tier one: inside the Club, owned by the umbrella

The recorded Master Declaration assigns the pools, the recreation facilities, the clubhouse and clubhouse parking, the landscaping, the private streets and the surface water system to the umbrella association, so all 348 units share them at 1/348 each. The Club’s website lists what is there today: two pools, a private clubhouse, a fully equipped fitness center, a social room it describes as having 360-degree beachfront views, an outdoor kitchen and grill area by the pool, a clubhouse sunset lanai and private beach access.

The clubhouse parcel is at 259 Barefoot Beach Boulevard, an odd street number on the Gulf side of the boulevard. The county roll carries an 8,795 square foot building there dated 2024, the state’s coastal permit file lists a 2019 permit for a building addition and a swimming pool at that address, and the state’s elevator file lists a three-landing elevator installed in 2020. A Notice of Commencement recorded December 21, 2022 (Official Records Book 6200, Page 2743) describes “emergency hurricane repairs to clubhouse to include new pavers at pavilion, pool deck and parking,” and another recorded January 25, 2024 (Official Records Book 6324, Page 1198) covers a pool re-tile. Read together, the records show a clubhouse that was added to in 2019 and repaired after Hurricane Ian.

What the public record does not say is which pool or room sits beside which building, the hours, the guest rules, or whether any amenity carries a separate fee. Those are in the Rules and Regulations.

Tier two: the Master Association’s boulevard, gate and security

Every Club owner also pays, through the umbrella, for what the Barefoot Beach Master Association owns: the private boulevard of about 1.8 miles from Bonita Beach Road to the preserve entrance, the guardhouse and security. The recorded staffing and maintenance duties are described above. The Master Association is not an amenity club. It does not own a pool, a beach club or a dock for Club owners in any document we read.

Tier three: separate membership and separate ownership

Two nearby facilities are often assumed to come with a Club condominium. Neither does.

The Club at Barefoot Beach at 105 Shell Drive is a private, member-owned club. Its own pages describe a full-service private beach, a zero-entry pool with lap lanes, a bathhouse, two clay tennis courts, casual and fine dining rooms, an ice cream and coffee shop and a retail shop, with a membership capacity of 425. Its membership page says that as of June 1, 2026 it is temporarily not accepting waitlist applications. It publishes no initiation fee or dues figure. A county zoning interpretation issued in July 2025 records an applicant’s statement that half of that club’s members live outside the Barefoot Beach planned unit development, which is one more sign that membership is a private contract and not a deed right. Whether a given seller’s membership can be resigned, transferred or reissued is a question for that club’s membership office.

The Barefoot Boat Club at 5025 Bonita Beach Road, outside the gate, is a boat storage condominium of 90 dry-storage units and 18 wet slips. A slip or rack there is bought, sold and taxed as its own parcel, and the boat club’s own site lists a pool, a clubhouse and valet boating.

The beach, the preserve and what “private beach access” means

The Club’s website describes private beach access, and the Gulf-side condominium parcels run to the water. The beach itself, seaward of the mean high water line, is governed by Florida’s coastal law like any other beach, and the county points owners to Chapter 161 of the Florida Statutes for where that line sits after a renourishment. The recorded Master Declaration adds one rule that surprises dog owners: no pets on the beach.

At the south end of the boulevard is Barefoot Beach Preserve County Park, 342 acres by the county’s description and by a 2001 Florida Attorney General opinion, land the county has managed under a fifty-year lease from the State since 1990. The county’s information box on the same page says 345 acres. The preserve is open year-round from 8 a.m. to sunset, charges a $10 pay-to-park fee to visitors without a Collier County beach parking permit, and does not permit dogs.

What we do not list

We do not list tennis, pickleball, a marina, guest suites, a restaurant or on-site staff services for the Club, because no primary source we read establishes any of them as a Club amenity. If a listing claims one, ask which association owns it and read the answer in the budget.

What Do Barefoot Beach Club Fees Cover? Three Layers and No Published Dollar Figure

Barefoot Beach Club assessments are not published in dollars in any recorded document, state filing or public association page we found, for any of the five associations. What the recorded documents do establish is what each of the three layers pays for, and Florida law gives a buyer the right to the budget and the estoppel certificate.

Data updated: October 2026

What we found, and what we did not

We read the 2010 Amended and Restated Master Declaration and the four Amended and Restated condominium declarations in the Collier County Clerk’s official records, the state condominium registry, the corporate filings and the Club’s own website. None states a quarterly or annual assessment, a reserve contribution, a special assessment or an initiation fee in dollars. We will not import a figure from a listing or a directory, because a fee quoted without its date, its layers and its source is how sellers get surprised at the closing table.

What each layer covers, per the recorded documents

Words like “included” and “covered” matter in a condominium sale, so we use them only for what a document names. Cable, internet, water, sewer, trash, pest control and flood insurance may or may not be inside a given assessment. The recorded declarations (Official Records Book 4612, Page 3203 and the four condominium declarations) do not itemize them, and the current budget is the only document that does.

How to get the real numbers

For a specific unit, three documents answer the fee question, and all three are obtainable before a contract becomes binding.

1. The estoppel certificate. Under Florida Statute 718.116(8) the association must issue it within 10 business days of a written request from the owner or the owner’s designee. The statutory form states the regular periodic assessment and its frequency, the date paid through, every special assessment and other amount owed or scheduled, and whether a capital contribution, resale fee or transfer fee is due.
2. The annual budget and financial statement of the unit’s condominium association and of the umbrella, both part of the seller’s document package under Florida Statute 718.503.
3. The structural integrity reserve study, which shows what the association must set aside for the roof, structure, waterproofing and the other listed components.

The Club’s website carries an estoppel request and resale documents form with a rush option processed within three business days. We order these for every listing before it goes on the market.

Special assessments: what a public search can and cannot show

We searched the Clerk’s index for the Club’s five association names from September 28, 2022 through October 1, 2026 and found no recorded special assessment instrument. That proves little. Special assessments are adopted by a board or member vote and are normally not recorded at all, so the absence of a recorded instrument does not tell you whether one exists, has existed or is planned. The estoppel certificate and the board minutes are the only reliable sources, and we do not state what any association’s member-only records contain.

What Are the Layered Costs of Owning at Barefoot Beach Club?

Beyond the assessments, a Barefoot Beach Club owner’s recurring costs are property tax at 9.4020 mills with no city levy, a unit owner’s insurance policy and flood coverage where a lender requires it. At a sale, add the estoppel fee, a capped approval fee, the deed tax and, in Collier County, a title policy the buyer customarily pays.

Data updated: October 2026

Property tax, with the arithmetic

Every Barefoot Beach Club parcel carries the same 2026 preliminary millage: county 3.9293, school 4.1470, other districts 1.3257 and municipal 0, a total of 9.4020 mills. There is no city tax because there is no city.

An illustration, for a non-homestead purchase before exemptions and non-ad valorem charges: the median 2026 preliminary just value of a Club unit is $1,582,030. Multiply by 9.4020 mills, which is 0.0094020, and the result is $14,874. For comparison, the median 2026 preliminary tax bill actually on the roll across all 348 units is $13,060, and across the 258 units without a homestead exemption it is $13,955. The roll’s figures run below the illustration because, by our reading, individual parcels carry assessment caps and exemptions that a new buyer does not inherit when a sale resets the assessed value.

By condominium, the median 2026 preliminary bill is $14,099 in Club I, $11,812 in Club II, $14,258 in Club III and $9,234 in Club IV. By side of the boulevard, it is $14,194 for the 232 Gulf-side units and $9,421 for the 116 east-side units. The lowest bill on the roll is $2,656 and the highest is $21,995, a spread that, by our reading of the roll, reflects long-capped homesteaded units at the low end and Gulf-side penthouses at the high end.

A buyer who makes the unit a permanent Florida residence can apply for the homestead exemption and the assessment cap that goes with it. Ninety Club units have it today.

Insurance: two policies and sometimes three

A condominium owner does not insure the building. The association does, under its master policy, and the unit owner insures the interior and contents with a unit owner’s policy. Flood is a third matter. We explain the statutes, the flood zones building by building and the Citizens Property Insurance rules in the storm and insurance sections below. We publish no premium figure, because none is in a primary document and because premiums are quoted per unit.

The Club’s website has a certificate of insurance request page for lenders who need proof of the association’s coverage, which is the practical first stop for a financed buyer.

Application, approval and transfer fees

The recorded Master Declaration requires board approval of both sales and leases and allows a transfer fee per applicant “not exceeding the maximum permitted by law” (Sections 8 and 9). The law in question is Florida Statute 718.112(2)(k), which says such a fee “may not exceed $150 per applicant,” counts spouses or a parent and dependent children as one applicant, and directs the state to adjust the cap for inflation every five years. The actual fee charged today is on the association’s application form, which we have not seen published.

The estoppel fee

Florida Statute 718.116(8) caps what an association may charge for an estoppel certificate. The fee is capped by statute, with add-ons for expedited delivery and for delinquent accounts, and the state adjusts the amounts every five years for inflation, so the figure on today’s form is the one to confirm. The fee is set by a board resolution or a management contract and is normally paid at closing.

Capital contributions and resale assessments

We found no recorded capital contribution, working capital fee or resale assessment for the Club’s five associations. The statutory estoppel form asks the question directly, “Is there a capital contribution fee, resale fee, transfer fee, or other fee due?”, so the certificate settles it for the specific unit.

The deed tax and the title policy

Florida’s documentary stamp tax on a deed is 70 cents on each $100 of consideration under Florida Statute 201.02. On the Club’s 12-month median county-qualified price of $1,300,000 that is 13,000 times $0.70, or $9,100. The standard Florida contract forms assign the deed tax to the seller, and the contract controls.

Title insurance follows local custom, and here the county line matters. Barefoot Beach Club is in Collier County, where the buyer customarily pays for the owner’s title policy and chooses the closing agent. Across Bonita Beach Road in Lee County the seller customarily pays, as our Bonita Beach Club page, linked in the comparison below, reports. A Club seller should not budget for the owner’s title policy unless the contract says so, and a Club buyer should. In either county the contract controls.

Thinking about what a sale would net you? Ask for a free valuation and a seller’s net sheet, or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start with our buyer page.

Declaration, Bylaws, Rules and Approvals at Barefoot Beach Club

Barefoot Beach Club is governed by the 2010 Amended and Restated Master Declaration recorded at Official Records Book 4612, Page 3203, and by one Amended and Restated Declaration of Condominium for each of Club I, II, III and IV. Together they require board approval of every sale and lease, cap occupancy, limit vehicles and set the pet and leasing rules.

Data updated: October 2026

The documents, and where each is recorded

All of them can be pulled by book and page in the Collier County Clerk’s official records search. Earlier Club instruments also sit in the index, including a 1990 Declaration of Restrictive Covenants (OR 1512 PG 381) and a 1991 Declaration of Maintenance Covenants (OR 1585 PG 854). Before relying on any section number, a buyer’s attorney should confirm that no amendment has been recorded after October 2010, which is a search by association name in the same index.

The rules in the recorded Master Declaration

These apply across all four condominiums unless a condominium’s own declaration is stricter.

• Occupancy (Section 6.1): no more than four persons in a two-bedroom unit and six in a three-bedroom unit.
• Guests in the owner’s absence (Section 7.4): limited.
• Vehicles (Section 6.4): no commercial vehicles, recreational vehicles, boats or trailers overnight unless enclosed.
• Pets (Section 6.14): dogs, cats and birds, with an aggregate weight of no more than 45 pounds, registration required, and no pets on the beach.
• Leasing (Section 8): a written lease, board approval within 15 days, a minimum term of 30 consecutive days or one calendar month, a maximum of one year, no more than three leases a year, no room rentals and no subleasing.
• Sales (Section 9): board approval of a transfer within 10 business days, disapproval only for listed good cause, a transfer fee up to the statutory maximum and an estoppel fee.
• Age restriction: none. Our keyword pass over the five 2010 documents found no 55-and-over or housing-for-older-persons language.

What is not in the public record

The Rules and Regulations are not recorded. The declaration says they are available from the association. That is where a buyer will find the things the declaration leaves to the board: move-in procedures, renovation hours, flooring and soundproofing requirements, hurricane shutter and window specifications, grill and lanai rules, pool and clubhouse hours, guest registration and parking. The Club’s website carries a unit alteration form, which tells you that interior work needs association sign-off. We do not describe the content of documents we have not read.

Approval of a buyer

The board has 10 business days to act on a sale and may disapprove only for the causes the declaration lists. In practice that means an application, a background check consent and a fee for each applicant, submitted early enough that the approval is in hand before closing. The statutory estoppel form also asks whether the association holds a right of first refusal and whether it has been exercised, so the certificate confirms the answer for the unit in question.

Your right to inspect the records

Florida Statute 718.111(12) makes an association’s official records open to inspection by any unit owner, with listed exceptions, and Florida Statute 718.503 gives a contract buyer the core documents at the seller’s expense. The statute also sets the cancellation window for a resale: the contract must say that the buyer may void it within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the declaration, articles, bylaws, rules, financial statement, budget and frequently asked questions document, and contracts entered after December 31, 2024 carry a second conspicuous clause giving the same 7 days after receipt of the milestone inspection summary and the most recent structural integrity reserve study, where those apply. A seller who delivers the full package on day one starts those clocks early. A seller who cannot produce it leaves the contract voidable.

Can You Rent Out a Barefoot Beach Club Condo?

Yes, with limits. Barefoot Beach Club’s recorded Master Declaration allows leasing with board approval, sets a minimum term of 30 consecutive days or one calendar month, and permits no more than three leases a year. Nightly and weekly rentals are not allowed, room rentals and subleases are prohibited, and Collier County adds its own registration rule for short-term rentals.

Data updated: October 2026

The recorded leasing rule, clause by clause

Section 8 of the Amended and Restated Master Declaration (Official Records Book 4612, Page 3203) requires a written lease and board approval, which the board must give or withhold within 15 days. The minimum term is 30 consecutive days or one calendar month. The maximum is one year. An owner may make no more than three leases in a year. Room rentals are not allowed, subleasing is not allowed, the applicant consents to a background check, and a transfer fee per applicant may be charged up to the legal maximum.

Three leases a year at 30 days or more means a Club unit can serve a seasonal rental market but not a vacation-rental one. A buyer underwriting the purchase on rental income should model at most three tenancies a year and should read the current Rules and Regulations for anything the board has added.

Collier County’s short-term rental registration

Collier County’s short-term vacation rental registration under Ordinance 2021-45 has applied since January 3, 2022. It requires registration when a property is rented for less than 30 consecutive days or less than one calendar month, more than three times in a calendar year, and violations carry fines of up to $500 per violation per day. A Club unit leased within the declaration’s limits, at 30 days or more and no more than three times a year, sits outside that trigger. An owner who rents at all should still confirm business tax receipt and tourist tax obligations with the county.

Tourist tax and state licensing

Rentals of six months or less are transient rentals for Florida tax purposes, and Collier County collects its tourist development tax through the Collier County Tax Collector, in addition to state sales tax. A one-month seasonal lease at the Club is inside that definition, so an owner who leases for the season should register and remit. The state’s vacation rental license under Florida Statute 509.242 applies to units rented more than three times a year for periods of less than 30 days or one calendar month, which the Club’s own minimum term does not permit.

What rental rules do to value and to insurance

Rental limits cut both ways. They narrow the buyer pool to people who want to live in or seasonally lease the unit, and they are part of why only about one unit in four is homesteaded while the buildings stay residential in character. They also matter to an association’s insurance: Florida law makes a condominium ineligible for Citizens wind-only commercial residential coverage if half or more of its units are rented more than eight times a year for periods under 30 days, a line the Club’s three-lease limit keeps it well away from.

Are Pets Allowed at Barefoot Beach Club?

Yes. Barefoot Beach Club’s recorded Master Declaration permits dogs, cats and birds with an aggregate weight of no more than 45 pounds per unit, requires registration and bars pets from the beach. Club I is stricter: its own declaration limits pets to 20 pounds in aggregate. Whether tenants and guests may bring pets is a Rules question.

Data updated: October 2026

The 45-pound rule and the Club I exception

Section 6.14 of the Master Declaration sets the Club-wide rule: dogs, cats and birds, aggregate weight not over 45 pounds, registration with the association, no pets on the beach, and a statement that an individual condominium may be stricter. One is. Section 14.15 of the Club I Amended and Restated Declaration (Official Records Book 4612, Page 3276) limits pets to 20 pounds in aggregate. The Club II and Club III declarations defer to the Master Declaration and board rules at the same section number, and Club IV follows the Master Declaration as well.

“Aggregate” is the word to notice. The limit is the combined weight of all the pets in the unit, not a per-animal limit, so two 25-pound dogs exceed it everywhere in the Club and one 25-pound dog exceeds it in Buildings I, II and III.

What to confirm before you make an offer

Ask the association, in writing, for the current pet registration form and the Rules and Regulations, and confirm three things: whether the number of pets is capped, whether tenants and guests may bring pets, and how the weight is verified. The recorded declaration does not answer those, and the answer for a tenant can differ from the answer for an owner.

Assistance animals

Pet rules do not govern assistance animals. Under the federal Fair Housing Act a housing provider, including a condominium association, must consider a request for a reasonable accommodation for an assistance animal, as the U.S. Department of Housing and Urban Development explains on its assistance animals page. The request goes to the association, and the documentation rules are set by federal and state law, not by the weight limit.

Dogs and the beach

The Master Declaration keeps pets off the Club’s beach, and Barefoot Beach Preserve County Park at the end of the boulevard does not permit dogs at all, per the county’s park page. A dog owner at the Club walks the boulevard and the grounds, not the sand.

What Flood Zone Is Barefoot Beach Club In? Building by Building

Every Barefoot Beach Club building is in a Special Flood Hazard Area, with no single zone for the Club. Eleven of twelve address points are Zone AE at a base flood elevation of 10 or 11 feet NAVD88, one is Zone VE at 12 feet, and by our reading of the map layers the VE line crosses every Gulf-side footprint.

Data updated: October 2026

The twelve addresses, queried October 1, 2026

Each street address was located with Collier County’s addressing point for the building and sent to the Federal Emergency Management Agency’s National Flood Hazard Layer on October 1, 2026. Every base flood elevation is a static elevation in feet NAVD88. Every address is on Collier County Flood Insurance Rate Map panel 12021C0179J, effective February 8, 2024.

The zone and elevation at the address point are the federal layer’s own answer. The footprint percentages are ours: the county’s 2025 building footprint for each address intersected with the federal zone polygons. They depend on how the footprint was drawn around balconies and overhangs, so treat them as a reading of the public map layers and not as a determination. The printed panel and a surveyor’s elevation certificate govern. None of the twelve addresses is inside a Coastal Barrier Resources System unit, a point covered below.

Why the footprint matters more than the point

A point lookup says “AE” for seven of the eight Gulf-side buildings. But by our reading of the public map layers the VE and AE boundary runs through the Gulf side of all eight footprints, covering from 4 percent of the footprint at 255 to 45 percent at 267. The National Flood Insurance Program’s long-standing rule is that a building that lies in more than one flood zone is rated in the more hazardous one. Zone no longer sets an individual federal premium by itself under the program’s current pricing method, which FEMA describes on its pricing approach page, but the zone still drives the building code’s flood design class and what a lender’s flood determination says.

The four east-side buildings read differently. By our reading of the public map layers, their footprints are entirely AE, at 11 feet for 260, 262 and 264 and 10 feet for 266, and the nearest VE zone is more than 50 meters away.

The land parcels differ too. The Club I, II and III condominium parcels run to the Gulf and carry VE zones with base flood elevations of 12, 13 and 15 feet, and Club III’s parcel also touches a 16-foot VE zone. The Club IV parcel, under Buildings IX and XI, carries no VE zone at all: AE 11 over about 61 percent of the land and AE 10 over about 39 percent.

The wave line: seaward of the limit of moderate wave action

FEMA also maps a Limit of Moderate Wave Action, the line landward of which breaking waves in a base flood are expected to stay under 1.5 feet. By our reading of the public map layers, the only such line near the Club lies on the bay side, east of every Club building, which would put the whole campus, east-side buildings included, in what the building code calls the Coastal A Zone. This is geometry we computed, not a published finding. Confirm it on panel 12021C0179J, which can be printed from the FEMA Map Service Center, before relying on it for a specific building.

FEMA has already ruled on two buildings

The federal layer carries a Letter of Map Amendment record, case 13-04-5932A, for Barefoot Beach Club II and Barefoot Beach Club IV at 260 and 264 Barefoot Beach Boulevard, with the outcome “Structure denied,” dated August 1, 2013. In plain terms, a request to remove those two buildings from the Special Flood Hazard Area was denied, and both remain in the mapped floodplain. That decision was made on the 2012 map, before the current panel.

The Coastal Barrier Resources System question, answered

A persistent belief holds that Barefoot Beach is in a federal coastal barrier zone where federal flood insurance is unavailable. For the Club that is false. We queried the U.S. Fish and Wildlife Service’s Coastal Barrier Resources System service at all twelve addresses on October 1, 2026 and every query returned no unit. No Club building and no Club parcel lies inside a System Unit or an Otherwise Protected Area, so the Coastal Barrier Resources Act does not bar federal flood insurance here.

The belief has a source. Barefoot Beach Preserve, south of Shell Drive, is inside unit FL-65P, called Wiggins Pass, an Otherwise Protected Area shown on the Service’s official map for that unit. The nearest Club building, Building XII at 269, is roughly 390 meters north of that boundary by our measurement.

What the county adds: discount, freeboard and certificates

Unincorporated Collier County is a Class 5 community in the National Flood Insurance Program’s Community Rating System, which the county’s floodplain management page says earns eligible federal flood policies a 25 percent premium discount. The discount applies to National Flood Insurance Program policies, not private flood policies.

The county requires new and substantially improved homes to place the lowest living floor at the base flood elevation plus one foot. The county also keeps an index of elevation certificates. When we queried it on October 1, 2026 it held certificates for five Club buildings, 253, 260, 262, 263 and 266, and returned none for 255, 257, 261, 264, 265, 267 or 269. We did not open the certificates, so we state no floor elevation. For a building without one on file, the route is the county’s flood information line or a new certificate from a Florida surveyor.

Recorded flood instruments: the non-conversion agreements

In January and February 2024 four Collier County “Declaration of Land Restriction, Non-Conversion Agreement” instruments were recorded against Club buildings: three for Club II (Official Records Book 6325, Page 3871; Book 6327, Page 4; Book 6327, Page 2498) and one for Club III (Book 6326, Page 2521). These county forms limit the enclosed space beneath an elevated building to parking, storage and access. For a buyer they are a useful confirmation of how the ground level may be used, and each cites a 2022 county permit number.

Map changes in progress

FEMA issued preliminary Collier County maps on March 20, 2025, and the county says they remain preliminary and should not be treated as the effective regulatory map. We queried the preliminary layer at all twelve Club addresses: the panel is re-issued with a new suffix, and the zone and base flood elevation at every address are identical to the effective 2024 values.

Evacuation

All twelve addresses are in Collier County Evacuation Zone A, the first zone ordered out, which you can confirm on the county’s evacuation zone lookup. There is one road off the island, north on the boulevard to Bonita Beach Road. Club owners follow Collier County orders, not Lee County’s, even though the only road out runs into Lee County.

What Is on Record About Hurricane Ian, Helene and Milton at Barefoot Beach Club?

The public record on storms at Barefoot Beach Club consists of a federal high-water mark, 18 association Notices of Commencement, four beach restoration easements and state coastal permits. The record shows what work was contracted and when. It does not show building-level damage, cost or how any association paid, and we assert none.

Data updated: October 2026

How high the water came

The U.S. Geological Survey surveyed a Hurricane Ian high-water mark inside the gates: 11.76 feet NAVD88, 4.5 feet above the ground, a seed line on a garage wall at the corner of Barefoot Beach Boulevard and Anguilla Lane, rated Good and surveyed October 7, 2022 (USGS mark 44214). That mark is at the north end of the community, not at the Club, and the survey does not flag it as a stillwater mark, so it includes some wave effect. The mapped base flood elevation at that spot is 10 feet, which puts Ian’s mark about 1.8 feet above it.

The National Hurricane Center’s report on Ian gives maximum inundation of 8 to 12 feet above ground level for Estero, Bonita Beach, Bonita Springs and North Naples, and says the most severe impacts in Bonita and North Naples were contained to the immediate coastline.

The recorded work: Notices of Commencement

A Notice of Commencement is recorded when construction work is contracted. It shows the owner, the contractor and a description of the work. It does not show the cost, the cause or the funding. The Clerk’s index holds 44 Notices of Commencement under Barefoot Beach Club names between September 28, 2022 and October 1, 2026, and 18 of them name one of the five associations as owner. The table lists the principal ones, with the description each carries:

How these projects were paid for, whether from reserves, insurance proceeds or assessments, is not in the public record. The estoppel certificate and the association’s financial statements answer that for a specific unit.

The 2023 beach restoration easements

On May 17, 2023 a block of Temporary Beach Restoration Easements to Collier County was recorded for the construction of a berm seaward of the base line after Ian. Each instrument states that it is not a public dedication and that it terminates automatically on December 31, 2043. Within the Club, the grantors were Club I (Official Records Book 6248, Page 1109), Club II (Page 1103), Club III (Page 1117) and the umbrella association for its clubhouse tract (Page 1113). No such easement is indexed to Club IV, whose two buildings stand east of the boulevard. The Master Association granted one for the boulevard tract (Page 1091).

The berm itself was part of a county-wide emergency project that the Naples Daily News reported in March 2023 would run from Marco Island to Barefoot Beach. The state’s record of engineered sand placements shows earlier nourishment and bypass projects only on the preserve shoreline south of the community, so by that record the 2023 berm was the first engineered placement in front of the Club.

State coastal permits at the Club

The Florida Department of Environmental Protection’s coastal construction permit file, searchable on its permit map, lists a permit issued June 11, 2026 at 263 Barefoot Beach Boulevard, Building VI, with no description on the public layer, and 2019 permits at 259 Barefoot Beach Boulevard for a building addition and a swimming pool. The same file shows the peak of permit activity on this beach in 1990 and 1991, the Club’s construction years.

The preserve, and Helene and Milton in 2024

Barefoot Beach Preserve closed after Ian and reopened on November 24, 2023, after almost 14 months, according to The News-Press. The county parks department’s statement, as relayed by Gulf Coast News in December 2022, was that nearly all of the boardwalks and beach accesses were destroyed.

For the 2024 storms the measured record near the Club is thinner. The National Hurricane Center’s reports put maximum inundation at 3 to 5 feet above ground from south of Englewood to Bonita Beach for Helene and 3 to 5 feet from Bonita Beach through Marco Island for Milton. The state’s post-storm beach report rated erosion along Barefoot Beach in its worst class, major dune erosion, after the two storms. We found no recorded instrument specific to Helene or Milton for any Club association.

What the record does not say

No public document we read states what any Club building sustained in any storm, what any repair cost, or whether any association levied a special assessment. We do not fill that gap with inference. A seller should expect buyers to ask, and the documents that answer are the association’s own: the estoppel certificate, the financial statements, the minutes and the engineer’s reports.

Selling a unit with storm-era repairs? We assemble the permit and document history before listing. Request a valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

How Does Insurance Work at Barefoot Beach Club?

At Barefoot Beach Club each condominium association insures its buildings under a master policy that Florida law requires, and each owner insures the unit’s interior and contents. Flood coverage, Citizens Property Insurance eligibility and wind design all turn on facts set out above: the flood zone, the coastal construction control line and the 1990s build dates.

Data updated: October 2026

What the association must insure, and what it must not

Florida Statute 718.111(11) requires every condominium association to carry adequate property insurance and to have the replacement cost determined by an independent appraisal at least once every three years. The master policy covers the condominium property as originally installed. The statute excludes personal property inside the unit and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments that serve only the unit. Those are the owner’s to insure.

The same statute makes deductibles a common expense. That is the mechanism by which a hurricane deductible can become an assessment on every owner, and it is why the size of the master policy’s wind deductible is one of the first questions to ask. The answer is on the association’s certificate of insurance, which the Club provides through its website request form.

The unit owner’s policy

A unit owner’s policy, often called an HO-6, covers the interior finishes, contents, liability and loss of use. Florida Statute 627.714 requires such a policy to include at least $2,000 of property loss assessment coverage with a deductible of no more than $250 per direct property loss. Because the Club’s Master Declaration lets up to three leases a year happen in a unit, an owner who leases should tell the insurer so.

Flood insurance

A lender on a federally backed loan must require flood insurance in a Special Flood Hazard Area, and every Club building is in one. The association may carry a master flood policy on the buildings, and an owner can insure contents and interior separately. Whether each of the four associations carries flood coverage, and at what limit, is on its certificate of insurance. We publish no limit or premium because none is in a public primary document.

Citizens Property Insurance: three rules that matter here

Citizens is Florida’s insurer of last resort, and Florida Statute 627.351(6) sets who may use it.

1. Flood coverage as a condition. Citizens requires personal lines policyholders in a Special Flood Hazard Area to carry flood insurance, but the statute exempts policies written on a condominium unit owner’s form. A Club unit owner on a Citizens unit policy is therefore outside that Citizens mandate, though a lender’s federal requirement is separate.
2. The coastal construction control line. A major structure built new, or enlarged by more than 25 percent of finished area, under a permit applied for after July 1, 2015 is ineligible for Citizens if it is seaward of the State’s coastal construction control line or inside the Coastal Barrier Resources System. By our reading of the public map layers every Club building is seaward of the 1989 control line, with the east-side buildings sitting close to it, and no Club building is in the Coastal Barrier Resources System. The Club’s buildings date from 1991 to 1995, so the rule matters only if a building were rebuilt or substantially enlarged.
3. The replacement cost ceiling. The statute makes a single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more ineligible, with a higher ceiling in counties the state finds lack reasonable competition. Whether Collier County is currently one of those counties is not in the statute, and an insurance agent can confirm it.

Wind design

Collier County publishes the Florida Building Code design wind speeds as map layers. At the Club’s addresses the ultimate design wind speed for ordinary residential buildings is 161 miles per hour, and 162 at the south end of the campus, which places the whole Club in the wind-borne debris region. Replacement windows and doors must meet the current code’s opening protection rules, which is the context for the door replacement notices recorded in 2022 and 2024. Florida Statute 627.0629 requires residential insurers to offer discounts for wind-mitigation features, so the wind mitigation inspection report is a document worth having before you request a quote.

The 50 percent rule

Collier County’s floodplain ordinance defines a substantial improvement as work whose cost equals or exceeds 50 percent of the market value of the building before the work starts, and a building that crosses that line must be brought to current flood standards. For a 1990s building in a flood zone that is a real constraint on large renovations after storm damage. The county’s documents do not say how the test applies to one unit inside a multi-unit building, and that question goes to the county’s Floodplain Management Section before a major renovation is priced.

Milestone Inspection and SIRS at Barefoot Beach Club: The Statutory Deadlines

Every Barefoot Beach Club building is a condominium building of three or more habitable stories, so Florida’s milestone inspection and structural integrity reserve study laws apply to all twelve. Computed from the county roll’s year built, every statutory deadline for an initial milestone inspection has passed. We state no building’s inspection status.

Data updated: October 2026

What the two statutes require

Florida Statute 553.899 requires a milestone structural inspection of a condominium building three habitable stories or more in height by December 31 of the year the building reaches 30 years of age, measured from the certificate of occupancy, and every 10 years after that. A building that reached 30 before July 1, 2022 had to have its initial inspection before December 31, 2024. A building that reached 30 on or after July 1, 2022 and before December 31, 2024 had until December 31, 2025.

Florida Statute 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher. Associations that existed on or before July 1, 2022 and are controlled by unit owners had to complete one by December 31, 2025, with an outer limit of December 31, 2026 where the study is done together with a milestone inspection due by that date.

The statutory deadlines, computed from the county roll year built

The table below is arithmetic, not a status report. The statute counts from the certificate of occupancy, which we did not obtain for any building, so each date is labelled a statutory deadline computed from the county roll year built.

For the structural integrity reserve study, the statutory date for each of Club I, II, III and IV is December 31, 2025, with the December 31, 2026 outer limit described above. The next milestone cycle for each building falls ten years after its initial inspection.

What this page does not tell you, on purpose

We do not state whether any building’s inspection has been completed, what any report found, or what any reserve study recommends. Those reports are association records. The statute gives a buyer under contract the inspector-prepared summary of the milestone report and the most recent structural integrity reserve study, or a statement that none has been completed, and gives every owner the right to inspect the association’s official records. The right way to learn a building’s status is to ask for those documents.

What to request, by name

Ask the seller, through the association, for four things for the unit’s own building and condominium: the inspector-prepared summary of the phase one milestone inspection, and of phase two if one was required; the most recent structural integrity reserve study; the current reserve schedule in the budget; and any notice of a special assessment adopted or under consideration. Contracts signed after December 31, 2024 must also carry the statute’s conspicuous statement about these documents, so the paperwork itself will tell you whether they were delivered.

Which Schools Serve Barefoot Beach Club?

Barefoot Beach Club is zoned for Collier County Public Schools: Naples Park Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year, according to the district’s attendance zone locator. The Bonita Springs mailing address does not place a Club home in Lee County schools, because Florida school districts follow county lines.

Data updated: October 2026

The zoned schools, by address

We ran 253 Barefoot Beach Boulevard through the district’s attendance zone locator on October 1, 2026. It returned the same three schools as every other Barefoot Beach address we tested, with no pending boundary change flagged.

Zones change. Search the locator with “Bonita Springs” as the city, which is how the district’s address file stores Barefoot Beach addresses, and confirm for your own unit before you rely on a school. Older descriptions of north Collier communities name other high schools; Aubrey Rogers High opened in 2023 and is the school the locator returns today.

Getting there

All three schools are more than seven road miles from the Club, well beyond the two-mile threshold at which the district provides transportation, and families check eligibility and stops through the district’s transportation page. Whether a bus stops inside the gate or at Bonita Beach Road is not published. State school grades are posted each year on the Florida Department of Education’s school grades page.

County Permits, Zoning and Coastal Rules at Barefoot Beach Club

Barefoot Beach Club is zoned as part of the Lely Barefoot Beach planned unit development in unincorporated Collier County, so building permits, zoning questions and floodplain reviews go to the county, not to Bonita Springs or Naples. On the Gulf side, state and county coastal construction lines and sea turtle lighting rules add a second layer.

Data updated: October 2026

Zoning and where to search permits

The county’s zoning layer returns the planned unit development designation at every Club address, with a future land use of Urban Residential Subdistrict. The governing zoning text is the ordinance chain described in the origins section, with Ordinance 85-83 the operative document the county itself still quotes.

Permit history matters in a condominium sale because an open permit on a unit can delay closing. The county’s permit history page explains the three search tools: the public portal for 2011 to the present, an older system for 1989 to 2011, and the Property Appraiser’s card for anything earlier. The Club’s original permits fall in the middle system. We check a listing’s unit for open permits before it goes on the market.

Two coastal lines, and they are not the same line

The State’s coastal construction control line, administered by the Florida Department of Environmental Protection under Florida Statute 161.053, marks the area subject to severe fluctuation in a 100-year storm. The department’s control line page is explicit that it is a jurisdiction line, not a setback: construction seaward of it needs a state permit. By our reading of the public map layers, the 1989 line runs inland of all twelve Club buildings, 70 to 161 meters behind the Gulf-side buildings and 1 to 20 meters behind the east-side ones, so exterior structural work anywhere on the campus may involve the state.

The county’s coastal construction setback line, recorded in 1974 and regulated by Land Development Code section 9.04.06, is much closer to the water. Seaward of it, construction or alteration needs a county variance. By the same reading of the public map layers, the Gulf-side Club buildings stand a few meters landward of that line. A survey, not a map layer, settles either question for a specific project.

Sea turtle lighting

Collier County’s sea turtle protection rules apply to development within 300 feet of coastal mean high water. For existing buildings the code requires that lights be turned off after 9:00 p.m. between May 1 and October 31, or hooded or positioned so the light source is not visible from the beach, and it sets a tint standard for windows visible from the beach in new development. The county’s sea turtle program inspects for lighting violations during the season. For a Gulf-side owner that means lanai and interior lighting habits from May through October, and it is one reason associations regulate window treatments.

Daily Logistics at Barefoot Beach Club: Gate, Beach, Parking, Mail, Trash, Utilities, Boating and Drive Times

Barefoot Beach Club sits about nine tenths of a mile inside a gate that is staffed around the clock, on a private boulevard that also carries public traffic to a county preserve. Fire service comes from North Collier Station 43, groceries are about three miles away, and the airport is roughly 22 road miles.

Data updated: October 2026

The gate, and why the public drives through it

The boulevard is private, owned by the Barefoot Beach Master Association, and the guardhouse is staffed 24 hours a day under the recorded Turnover Agreement. The same road is also burdened by a recorded easement. By an agreement recorded August 26, 1988 at Official Records Book 1376, Page 279, the State of Florida holds a permanent easement for ingress and egress over a 60-foot corridor that includes any road built within it. The preserve at the south end is State land leased to Collier County. Both facts are of record: the road is privately owned, and the State’s easement over it reaches the county-run preserve.

The published guest and vendor procedure for the gate was not found on any official page, so we do not describe it. A buyer should ask the association office how guests are registered, how contractors are admitted and whether vehicles need a decal or transponder.

Beach, parking and the preserve

Club owners reach the beach from the campus. Visitors to Barefoot Beach Preserve pay to park in the county’s lots farther south, and Collier County residents, including part-time resident property owners who meet the county’s document rules, can get a free beach parking permit under the county’s beach parking rules. The Turnover Agreement bars public parking on or beside the boulevard itself. The Friends of Barefoot Beach Preserve describe 8,200 feet of beach and a nature trail toward Wiggins Pass, and the status of the preserve’s learning center and trail after the storms should be checked with the county.

Mail, trash and utilities

Each of these is a “confirm it for your unit” item, because no approved source settles it for the Club.

• Mail: the mailing address is Bonita Springs, FL 34134. How mail is delivered inside each building is not documented publicly.
• Trash and recycling: Collier County runs residential collection by address, but whether the Club’s buildings use county service or a private commercial hauler, and on which days, is not confirmed.
• Water and sewer: the 1985 zoning ordinance placed the land in the Collier County Water-Sewer District and required customers to be county customers. The provider on a current bill was not confirmed. Bonita Springs Utilities’ franchise area is on the Lee County side and does not include Collier County.
• Electricity: Florida Power and Light lists unincorporated Collier County among the communities it serves.
• Natural gas and internet: availability and providers by address were not confirmed. Ask the association which services are bulk-billed through the assessment.

Fire, police and hospitals

The North Collier Fire Control and Rescue District serves the Club, and its Station 43 on Vanderbilt Drive is the station the district says serves Barefoot Beach. Law enforcement is the Collier County Sheriff’s Office. The nearest emergency room is the freestanding NCH emergency department on South Tamiami Trail in Bonita Springs, with the North Naples hospital and Lee Health’s Coconut Point campus a little farther.

Drive times, as estimates

These are free-flow road routing estimates from 260 Barefoot Beach Boulevard, with no traffic and no season factor. Winter traffic on Bonita Beach Road and US 41 adds time.

Boating from a condominium without a dock

The Club has no docks in any document we read. Owners who boat use outside storage or slips, and the nearest is the Barefoot Boat Club on Bonita Beach Road, about 1.3 miles from the Club by our routing estimate, where a slip or rack is a separate purchase. From there the run south to the Gulf through Wiggins Pass is bridge-free, and NOAA’s Coast Pilot describes Wiggins Pass as subject to frequent changes. The run north passes under the fixed Bonita Beach Road bridge, charted at a vertical clearance of about 12.8 feet, and then the Big Hickory Pass bridge, which the Coast Pilot gives as 10 feet. Clearances are chart values and should be verified on the water.

Barefoot Beach Club vs Bonita Beach Club: Which Gulf Condominium Fits You?

Barefoot Beach Club and Bonita Beach Club are two gated Gulf condominiums a few miles apart with similar names and different facts. Barefoot Beach Club is 348 units from the early 1990s in unincorporated Collier County. Bonita Beach Club is 198 residences built in 1977 on Hickory Boulevard, inside the City of Bonita Springs in Lee County.

Data updated: October 2026

Side by side

Every Bonita Beach Club fact in this table comes from our own Bonita Beach Club page, which cites that association’s public documents and the Lee County record. The two columns use different counties’ records, so the size and sales rows are directional, not like for like.

Who should choose Barefoot Beach Club

Choose Barefoot Beach Club if you want a larger home in a building fifteen years newer, a campus with a clubhouse and two pools, a small dog, and the quiet of a private road that dead-ends at a preserve. Accept in exchange a higher price, three association layers, and fees you will learn from the estoppel certificate and the budget instead of a public memo.

Who should choose Bonita Beach Club

Choose Bonita Beach Club if the budget is under $1,000,000, the bottom of Barefoot Beach Club’s 12-month county-qualified range, if published dues and a public reserve study matter to you before you write an offer, if you want a boat slip on the property, or if you have no dog. Accept in exchange a 1977 building, a no-dogs rule and a city jurisdiction with its own permit and tax rules.

Barefoot Beach Club or the Villas at Barefoot Beach: a decision note

Inside the gates, the closest alternative to a Club condominium is a villa. The Villas at Barefoot Beach are 50 fee-simple, party-wall villas on Barefoot Circle at the north tip, under a homeowners association and their own planned unit development. They are not condominiums, whatever a county use code suggests.

The difference is legal as much as physical. A villa owner holds the land and the structure and insures the villa, while the homeowners association insures the common areas. Florida’s milestone inspection and structural integrity reserve study laws, which apply to every Club building, do not apply to the Villas. The Villas’ recorded declaration allows four leases a year against the Club’s three, with the same 30-day minimum, and allows two pets. A buyer who wants ground-level living, more rental flexibility and no condominium statutes should look at the Villas. A buyer who wants elevation, an elevator, a lock-and-leave unit and a view from the upper floors should stay with the Club.

How Does Barefoot Beach Club Compare With Its Barefoot Beach Neighbors?

Barefoot Beach Club is the largest neighborhood at Barefoot Beach and one of its two entry points on price: 348 of the 635 dwellings on the roll, with a median 2026 preliminary just value of $1,582,030 against $2,603,340 at Southport on the Bay. The Club is also the neighbor where every building is a condominium building of three or more habitable stories, the trigger for the inspection statutes.

Data updated: October 2026

The benchmark table

Yardsticks: units, year built on the county roll, form of ownership, flood zone span at the addresses tested, recorded lease minimum, county-qualified sales in the last 60 months, and median 2026 preliminary just value. Where a neighbor has fewer than 10 qualified sales in 60 months we show the count and the range, not a median.

Sources: Collier County Property Appraiser, 2026 preliminary tax roll and recorded-sales file for each neighborhood; the recorded declarations and rules for the lease terms; FEMA’s flood layer at the addresses tested on October 1, 2026.

What the table says

Three readings stand out. The Club’s 32 qualified sales in five years are more than the Villas, the Cottages and Bayfront Gardens combined, so the Club is the one address inside the gates where a seller can expect several true comparables. The Club’s median county value is the second lowest of the five, above only the Villas, which makes the Club and the Villas the two realistic entry points to Barefoot Beach. And the bay-side single-family neighborhoods carry longer lease minimums or fewer homes, so a buyer whose plan depends on seasonal rental income has the widest choice at the Club.

A sixth neighbor sits just outside the gate. Barefoot Bay is nine single-family homes on a court that opens directly onto Bonita Beach Road, outside the planned unit development, with its own association and a 30-day lease minimum.

Pros and Cons of Owning at Barefoot Beach Club

Barefoot Beach Club’s strengths are its setting, its building scale and its sales depth. Its weaknesses are its layered associations, its unpublished fees, its flood exposure and the age its buildings have now reached under Florida’s condominium inspection laws. For most buyers the documents, not the brochure, decide which side wins.

Data updated: October 2026

What we like

• The setting. A staffed gate, a private boulevard, low buildings set at angles and a 342-acre preserve at the end of the road.
• Scale without height. Seven levels, and nothing under 1,604 square feet of county base area.
• A real sales record. Thirty-two county-qualified sales in five years give sellers and buyers comparables that smaller neighbors lack.
• Recorded rules you can read. The lease, pet, occupancy and approval rules are in a 2010 restatement anyone can pull.
• No city tax. One millage rate of 9.4020 on every unit.
• Not in the federal coastal barrier system. Federal flood insurance is available.

What gives us pause

• Five corporations and three layers. More budgets, more boards and more documents than a single-association building.
• No published fee. Every dollar figure has to come from the estoppel certificate and the budgets.
• Flood zone complexity. A VE line through the Gulf-side footprints by our reading of the public map layers, and all twelve buildings in a Special Flood Hazard Area.
• Thirty-year buildings. Milestone and reserve study obligations apply to every building. We obtained no milestone inspection report or reserve study, and we state no building’s status.
• One third of the units are not on the Gulf side, and the recorded sales on the two sides sit in different ranges.
• The qualified record has holes. No county-qualified sale in 2022 or 2024, and 29 recorded deeds outside the qualified set.

How to weigh it

A buyer who gets the estoppel certificate, both budgets, the milestone summary and the reserve study can price a Club unit on facts. A seller who has them ready before listing removes the reasons a buyer hesitates. That preparation is the main thing we do differently, and it is why we read the record before we quote a price.

How We Researched Barefoot Beach Club, and What We Tracked First-Hand

We built this Barefoot Beach Club page from primary records, not a listing feed. We read the recorded Master Declaration at Official Records Book 4612, Page 3203, tracked every one of the 32 county-qualified sales since October 2021 and all 348 parcels, and queried the federal flood layer at all twelve addresses on October 1, 2026.

Data updated: October 2026

What we did, step by step

A team recognized as Top 1% Real Estate Agents Nationally Since 2008 still has to show its work, so each step is one a reader can repeat.

1. We pulled all 348 Club parcels from the Collier County Property Appraiser’s 2026 preliminary roll and grouped them by building, condominium, floor-plan size and side of the boulevard.
2. We read the five 2010 Amended and Restated declarations and the Master Association’s 2011 bylaws in the Clerk’s official records, along with the 2009 Turnover Agreement and the 1988 State easement.
3. We matched the unit counts three ways, against the state condominium registry, the declarations and the county roll, and all three returned 348.
4. We kept the county’s qualified-sale flag intact, listed the qualified sales, and reported the 29 unqualified deeds over $100,000 separately.
5. We queried FEMA’s flood layer, the Fish and Wildlife Service’s coastal barrier service, the county’s evacuation, elevation certificate and wind layers, and the school district’s zone locator at Club addresses on October 1, 2026.
6. We read the association Notices of Commencement and the 2023 easements recorded since Hurricane Ian.

What surprised us

Three things. The pet limit is not uniform across the Club. The county qualified no Club sale in 2022 or 2024, so two of the last five years are missing from every median anyone quotes from the county record. And a 2013 federal decision already denied removing two of the east-side buildings from the flood hazard area, which answers a question buyers of those buildings still ask.

What we could not get

Southwest Florida MLS figures on this page were pulled October 3, 2026. We could not find any assessment in dollars. We did not obtain certificates of occupancy, milestone reports or reserve studies. The full list is near the end of this page, each with the route that closes it.

Thinking of Selling Your Barefoot Beach Club Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Barefoot Beach Club listing agent, or thinking, “I need someone to sell my Barefoot Beach Club home…”, McGreevy and Comisar is the team to call. We lead Domain Realty Group, and we prepare every Club listing documents first: the right declaration, both budgets and a price tied to the county record. Our guide to selling a home in Barefoot Beach Club has the recorded sales, the costs and the documents, and our Barefoot Beach Club home value page shows how we price one.

Selling credentials

Top 1% Real Estate Agents Nationally Since 2008 is the credential we list first. The full list of what we bring to a Barefoot Beach Club listing is below.

• 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

Recent Barefoot Beach Club sold-listing stats

The Southwest Florida MLS, pulled October 3, 2026, shows 18 Barefoot Beach Club closed sales in the 12 months to that date, with a dollar volume of $26,202,500, a median of $1,200,000, median days on market of 181 and a median sale-to-list ratio of 89.8 percent of the final list price. These are the whole market’s closings, and none of the 18 was a McGreevy and Comisar closing. Collier County’s qualified record shows 12 Barefoot Beach Club sales since October 2025 totaling $19,497,500, with a median of $1,300,000, and 32 since October 2021; the county and the MLS count differently. In the last 12 months the Club has seen 12 county-qualified resales, six on each side of the boulevard, and with a sample that size every comparable matters.

Why selling at Barefoot Beach Club is different

Four things make a Club sale unlike a generic Bonita Springs or Naples condominium sale.

The two sides of the boulevard have recorded in different price ranges. Over five years the 19 Gulf-side county-qualified sales have a median of $2,160,000 and the 13 east-side sales $1,300,000. That is an observation of 32 recorded sales with overlapping ranges, not a measured premium, and a valuation that averages the Club fits no unit in it. We price from the nearest matching plan on the same side, then adjust for floor, stack, renovation and date.

The documents come from two associations. A buyer is entitled to the declaration, budget, financial statement, milestone summary and reserve study for the unit’s own condominium, and the umbrella’s budget and rules matter too. We order the estoppel certificate and the document package before listing, so the first buyer through the door sees the facts.

Board approval and the transfer fee are part of the timeline. The Master Declaration gives the board 10 business days to act on a sale. We put the application in the buyer’s hands at contract, not a week before closing.

Club membership does not transfer with the deed. A seller who belongs to The Club at Barefoot Beach should not advertise the membership as part of the sale. That club’s capacity is 425 and its waitlist is paused, so the accurate statement is that membership is a separate private matter to take up with that club.

What Is Your Barefoot Beach Club Home Worth? Get a Free Valuation in 60 Seconds.

Request your free Barefoot Beach Club home valuation and we will come back with the nearest recorded comparables on your side of the boulevard, the plan and floor adjustments, and the document gaps that could affect your price.

Talk to Jesse direct

Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Barefoot Beach Club.

Barefoot Beach Club seller mini-FAQ

Six questions Club owners ask us before they list.

What should I do first if I am thinking of selling at the Club?

Find out which condominium your unit is in, then let us order the estoppel certificate and the resale documents through the association. Those two steps reveal the assessment, any pending special assessment and the approval requirements, which are the facts a price depends on.

Does it matter which side of the boulevard my unit is on?

Yes. In the last 12 months the same 1,604 square foot plan recorded at $1,000,000 east of the boulevard and from $1,150,000 to $1,750,000 on the Gulf side. We compare your unit with sales on its own side first.

Which association’s documents does my buyer need?

The declaration, budget, financial statement, milestone summary and reserve study of your unit’s own condominium association, plus the Master Declaration and the umbrella’s rules. A Building IX or XI owner needs the Club IV documents, not Club III.

Can I sell while repair work is under way in my building?

Yes, but disclose it. Recorded Notices of Commencement are public, so a buyer’s agent can see contracted work. We gather the scope, the schedule and how the work is funded from the association before listing, and we put that in front of the buyer.

Will a lender finance a buyer at the Club?

Lenders review the condominium project as well as the buyer: budget, reserves, insurance, flood coverage and inspection documents. We send the lender’s questionnaire to the association early. We cannot promise any lender’s decision, and a cash buyer avoids the question.

How do I start a sale?

Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. Tell us your building and unit number, and we will pull the comparables and request the documents before you decide on a price.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Southwest Florida real estate experts who list and sell Barefoot Beach Club condominiums and other Barefoot Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.

Honors and recognition

Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.

• 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

Contact Jesse and Marc

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

Read more about Jesse McGreevy and Marc Comisar.

About our team

Learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and the team’s listing search is linked in the market snapshot above.

Frequently Asked Questions, Buyer Edition

These are the questions Barefoot Beach Club buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it.

What does it cost to buy at Barefoot Beach Club?

The 12 county-qualified sales recorded since October 2025 ran from $1,000,000 to $3,000,000, with a median of $1,300,000. East-side units recorded from $1,000,000 to $3,000,000, the top being a penthouse, and Gulf-side units from $1,150,000 to $2,450,000. Those are county records, not MLS figures.

What are the association fees at Barefoot Beach Club and what do they cover?

No dollar figure is published in any recorded or public document we found. The recorded documents show three layers: the unit’s condominium association, the umbrella at 1/348 for pools, clubhouse and grounds, and the Master Association for the boulevard and gate. The estoppel certificate and budgets give the amounts.

Are rentals allowed at Barefoot Beach Club, and what is the minimum rental period?

Yes. The recorded Master Declaration requires board approval and a written lease, sets a minimum of 30 consecutive days or one calendar month and a maximum of one year, and allows no more than three leases a year. Room rentals and subleases are prohibited.

Are pets allowed at Barefoot Beach Club, and are there size or number limits?

Yes. The Master Declaration permits dogs, cats and birds up to 45 pounds in aggregate per unit, with registration, and bars pets from the beach. Club I limits the aggregate to 20 pounds. A cap on the number of pets, if any, is in the unrecorded Rules and Regulations.

Is Barefoot Beach Club in a FEMA flood zone, and what is the base flood elevation?

Yes, every building is in a Special Flood Hazard Area. Eleven address points are Zone AE, with a base flood elevation of 11 feet NAVD88 at ten of them and 10 feet at 266. Building X at 267 is Zone VE at 12 feet. The panel is 12021C0179J, effective February 8, 2024.

What flood and wind insurance do owners at Barefoot Beach Club carry, and what does it cost?

Each condominium association carries the master property policy Florida law requires, and owners carry a unit policy for interiors and contents. Flood coverage depends on the association’s policy and the lender. No premium appears in any public primary document, so we publish none; ask for the certificate of insurance.

How did Barefoot Beach Club fare in Hurricane Ian, Helene and Milton?

The public record shows contracted work, not damage findings: association Notices of Commencement for concrete repairs, doors, roofing, skylights and clubhouse repairs from November 2022 onward, and 2023 beach restoration easements. A federal high-water mark inside the gates measured 11.76 feet NAVD88 for Ian.

Has Barefoot Beach Club levied a special assessment, and is another expected?

We found no recorded special assessment instrument, and that proves little, because special assessments are normally not recorded. The estoppel certificate lists any assessment owed or scheduled for a specific unit, and the board minutes show what is under consideration. Ask for both.

Has Barefoot Beach Club completed its milestone inspection and structural integrity reserve study?

We do not state any building’s status. Computed from the county roll’s year built, every statutory deadline for an initial milestone inspection has passed, and the reserve study date was December 31, 2025. A buyer under contract is entitled to the milestone summary and the reserve study.

Are the association reserves at Barefoot Beach Club fully funded?

That is not in the public record, and we do not describe member-only documents. The reserve schedule in each association’s budget and the structural integrity reserve study answer it. Remember there are five associations, so ask for the unit’s condominium and the umbrella.

Which units at Barefoot Beach Club face the Gulf, the bay or the preserve?

Buildings at 253, 255, 257, 261, 263, 265, 267 and 269 are on the Gulf side of the boulevard, and 260, 262, 264 and 266 are on the east side toward Little Hickory Bay. The view from a specific unit is a walkthrough fact that no public record states.

Who manages Barefoot Beach Club, and is management on site?

The Club’s website lists a management team at 259 Barefoot Beach Boulevard, the clubhouse parcel. State records disagree on the managing entity: the condominium registry names one firm and the corporate filings another as registered agent. The estoppel certificate identifies who keeps the books today.

Is Barefoot Beach Club gated, and how do guests, vendors and contractors get in?

Yes. The recorded Turnover Agreement requires the Barefoot Beach guardhouse to be staffed 24 hours a day, 7 days a week by a licensed security guard. The guest, vendor and contractor procedure is not published on any official page we found, so ask the association office.

What is the parking situation at Barefoot Beach Club for owners and guests?

Each unit has one assigned covered parking space and a storage unit under its condominium declaration, and the ground level of each building is parking. Guest parking rules and any additional spaces are in the Rules and Regulations, which the association provides on request.

Is the beach at Barefoot Beach Club private, and can the public use it?

The Club’s website describes private beach access from the campus, and the recorded agreement bars public parking along the boulevard. The public reaches the sand through the county’s beach access near the gate and the preserve to the south. Florida’s coastal law governs the beach seaward of the mean high water line.

Do owners at Barefoot Beach Club have access to boat docks or slips?

Not through the Club. No recorded Club document we read includes docks. The Barefoot Boat Club on Bonita Beach Road sells dry-storage units and wet slips as separate condominium parcels, outside the gate, with its own association and costs.

Is membership in The Club at Barefoot Beach required or optional for Barefoot Beach Club owners, and what does it cost?

Membership is not required and does not come with a deed. The Club at Barefoot Beach is a separate private club with a capacity of 425, and its site says waitlist applications are paused as of June 1, 2026. It publishes no initiation fee or dues.

What floor plans and square footages are available at Barefoot Beach Club?

Five sizes by county base area: 1,604 square feet (60 units), 1,726 (132), 2,003 (132), 2,226 (12) and 2,408 (12). The two largest are penthouses in the six 34-unit buildings. No floor-plan names appear in any public document we found.

What year was Barefoot Beach Club built, and how many units and stories does it have?

The county roll dates the twelve buildings from 1991 to 1995, and the four declarations were recorded from February 1991 to August 1994. There are 348 units. Each building has six residential levels over ground-level parking, seven levels in all.

Is Barefoot Beach Club in Naples or Bonita Springs, and which county taxes apply?

Neither city. The Club is in unincorporated Collier County with a Bonita Springs, FL 34134 mailing address. Collier County taxes apply at 9.4020 mills on the 2026 preliminary roll, with no municipal levy, and Collier schools, permits and evacuation orders apply.

What are the annual property taxes at Barefoot Beach Club?

The median 2026 preliminary tax bill across the 348 units is $13,060, and $13,955 for units without a homestead exemption. A new non-homestead buyer at the median just value of $1,582,030 would compute about $14,874 at 9.4020 mills before exemptions and non-ad valorem charges.

Who customarily pays for the owner’s title policy when buying in Collier County?

The buyer. In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent. The contract controls, so read what yours says.

How does Barefoot Beach Club compare with condos and homes on Bonita Beach?

Bonita Beach is in Lee County and inside the City of Bonita Springs, on a public road, with older and often taller buildings. The Club is behind a gate in unincorporated Collier County. Our comparison with Bonita Beach Club above sets the two side by side on thirteen points.

How does Barefoot Beach Club compare with Naples beach communities such as Pelican Bay and Vanderbilt Beach?

All three are in unincorporated Collier County. State elevator and condominium records show Vanderbilt Beach towers of 11 to 16 levels on a public street and Bay Colony towers in Pelican Bay of 20 to 23 levels with declarations recorded from 1991 to 2002. The Club is seven levels behind a gate beside a preserve.

What is the price per square foot at Barefoot Beach Club, and how has it moved?

On the county’s base area, the median for the 12 qualified sales since October 2025 is $795 per square foot, against $1,089 for the 32 sales since October 2021. Over five years the Gulf-side median is $1,223 and the east-side median $666. These are not MLS living-area figures.

What renovation, flooring and hurricane shutter rules apply at Barefoot Beach Club?

Those rules are in the unrecorded Rules and Regulations, not the declaration, so we do not state them. The Club’s website has a unit alteration form, which means interior work needs approval. County permits and current wind-code opening protection apply to windows and doors.

How long does association approval take for a buyer at Barefoot Beach Club, and is there a buyer interview?

The Master Declaration gives the board 10 business days to approve a sale and 15 days for a lease, and allows disapproval of a sale only for listed good cause. Whether an interview is part of the process is not in the recorded document, so ask the association.

How many properties are for sale at Barefoot Beach Club right now, and how fast do they sell?

Seventeen Barefoot Beach Club condominiums were listed for sale in the Southwest Florida MLS on October 3, 2026, from $1,200,000 to $3,995,000 with a median list price of $1,645,000, and none was under contract. The 18 sales that closed in the 12 months to that date had a median of 181 days on market, and the active count is 11.3 months of supply. The county record shows 12 qualified sales in the last 12 months across 348 units, a turnover of 3.4 percent; the county and the MLS count differently.

Which agent knows Barefoot Beach Club best for buyers?

Judge by evidence. We read the recorded declarations, tracked every county-recorded sale by building and side, and queried the flood layer at all twelve addresses. Call Marc at (239) 287-5873 and ask us anything on this page about the unit you are considering.

Which of the four Barefoot Beach Club condominiums (I, II, III, IV) is each building in?

Club I is Buildings I, II and III at 253, 255 and 257. Club II is IV, V, VI and VII at 260, 261, 263 and 262. Club III is VIII, X and XII at 265, 267 and 269. Club IV is IX and XI at 264 and 266.

How are the 12 buildings at Barefoot Beach Club laid out, and which are closest to the beach and the pools?

Eight buildings with odd street numbers line the Gulf side of the boulevard and four with even numbers stand east of it. The clubhouse parcel is at 259, on the Gulf side. Which pool is nearest each building is not in any public document we read.

Is the optional Club at Barefoot Beach the same thing as the Barefoot Beach Club condominiums?

No. Barefoot Beach Club is the 348-unit condominium campus at 253 to 269 Barefoot Beach Boulevard. The Club at Barefoot Beach, Inc. is a separate private member-owned beach and tennis club at 105 Shell Drive with its own membership, capacity and waitlist.

Do all 348 Barefoot Beach Club units share the same pools and amenities?

Yes, by the recorded structure. The umbrella association owns the pools, recreation facilities and clubhouse, and all 348 units are members at 1/348 each. Hours, guest limits and any reservation rules are in the Rules and Regulations.

Frequently Asked Questions, Seller Edition

These are the questions Barefoot Beach Club owners ask before and during a sale. Each answer is drawn from the recorded documents, the county record or Florida law, and where the answer depends on your unit we say which document settles it.

How much is my Barefoot Beach Club property worth today?

It depends on the plan, floor, condition and side of the boulevard. County-qualified sales since October 2025 ran from $1,000,000 to $3,000,000. We price from the nearest matching plan on your side, and a free valuation gives you those comparables.

When is the best time of year to sell at Barefoot Beach Club?

The county record gives a clue. Of the 32 qualified sales recorded since October 2021, eight were recorded in April and 21 between February and July. That is a count of 32 recorded dates, not a forecast.

How long does it take to sell at Barefoot Beach Club?

The median days on market was 181 for the 18 Barefoot Beach Club sales that closed in the 12 months to October 3, 2026, according to the Southwest Florida MLS pulled that day. The quickest closed after 22 days on market and the slowest after 752. From the county record we can say that about 12 units in 348 record a qualified sale in a year, so the market is thin and preparation matters.

What documents do I need to provide as a seller at Barefoot Beach Club?

Under Florida Statute 718.503 the buyer is entitled, at your expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none exists, and the frequently asked questions document.

How much does an estoppel certificate or association resale package cost at Barefoot Beach Club, and how long does it take?

Florida Statute 718.116(8) requires the certificate within 10 business days and caps the fee by statute, with add-ons for a three-business-day rush and for a delinquent account, adjusted every five years for inflation. The Club’s site has the request form.

Does the association have to approve my buyer at Barefoot Beach Club?

Yes. The recorded Master Declaration requires board approval of a transfer, gives the board 10 business days, and allows disapproval only for listed good cause. A transfer fee per applicant may be charged up to the statutory maximum. Submit the application at contract.

How does a special assessment affect my sale price at Barefoot Beach Club?

A pending or unpaid special assessment is disclosed on the estoppel certificate, and the contract decides who pays it. Buyers discount for uncertainty more than for a known number, so the notice, the purpose and the payment schedule should be in the listing file from day one.

How do milestone inspection and reserve study results affect my sale at Barefoot Beach Club?

Buyers and lenders ask for both. Contracts signed after December 31, 2024 must state whether the association has completed them, and the buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving them. Having the documents ready shortens that window.

Do rental restrictions at Barefoot Beach Club shrink my buyer pool?

Somewhat. The 30-day minimum and three-lease limit exclude vacation-rental investors and keep seasonal-rental buyers. They also keep the buildings residential, which many buyers want. We market the rule accurately, because a buyer who learns it at document review is a buyer who cancels.

Do pet rules at Barefoot Beach Club affect who can buy from me?

Yes, for large-dog owners. The limit is 45 pounds in aggregate, and 20 pounds in Club I, so a Building I, II or III seller has a narrower pool on this point. State the rule in the listing so the right buyers come through.

What closing costs does a seller pay in Collier County?

Typically the documentary stamp tax on the deed, the brokerage fee the seller agreed to, the estoppel fee, any payoff and recording charges, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy. The contract controls every item.

Who pays for title insurance when I sell at Barefoot Beach Club?

By Collier County custom the buyer pays for the owner’s title policy and chooses the closing agent. The address says Bonita Springs, but the Club is in Collier County, so the Collier custom is the one to expect. Whatever the contract says is what governs.

What documentary stamp tax do I owe as a Florida seller?

Seventy cents per $100 of the price under Florida Statute 201.02. On a $1,300,000 sale that is $9,100; on $2,160,000 it is $15,120. The standard contract forms assign the deed tax to the seller, and the parties can agree otherwise.

What capital gains tax applies if I sell a second home at Barefoot Beach Club?

That is a question for your tax adviser. In general the federal home-sale exclusion described in IRS Publication 523 applies to a main home that meets ownership and use tests, not to a second home, and foreign sellers face separate withholding rules. Florida has no state income tax.

How should I price at Barefoot Beach Club: floor, view, renovation level?

Start with side of the boulevard and plan, then adjust. Within one plan the county record shows wide spreads: 1,604 square foot Gulf-side units recorded at $1,150,000, $1,400,000 and $1,750,000 in the last 12 months. Floor, stack, view and renovation explain spreads like that.

Does a Gulf or bay view premium apply to my property at Barefoot Beach Club?

The county record cannot measure a view premium, because it carries no view field. What it shows is a difference by side of the boulevard: over five years the 19 Gulf-side county-qualified sales have a median of $2,160,000 and the 13 east-side sales $1,300,000, with overlapping ranges and two east-side sales above $2,300,000.

Should I renovate before selling at Barefoot Beach Club or sell as is?

It depends on the gap between your unit and the renovated comparables on your side. Any work needs the association’s unit alteration approval and county permits, and an open permit can delay closing. We show you the recorded sales both ways before you spend.

How should I stage and photograph my property at Barefoot Beach Club?

Lead with what the record cannot show: the view from the lanai, the light and the condition. Declutter, service the sliders and shutters, and photograph at the hour your exposure looks best. Follow the association’s rules for vendors and for any drone flight.

Should I list on the Southwest Florida MLS, and how does exposure work for a gated community?

Yes. The Southwest Florida MLS is where agents search, and a gated address needs more online exposure, not less, because nobody drives past. We pair the MLS listing with professional media and arrange gate access for every showing in advance.

Can I sell furnished at Barefoot Beach Club?

Yes. Furnishings are personal property and transfer by a bill of sale or an inventory attached to the contract, not by the deed. Seasonal buyers often prefer a turnkey unit. List exclusions clearly so the inventory does not become a closing dispute.

Does my sale include a dock, slip, or Club at Barefoot Beach membership, and does it transfer?

No to all three by default. The Club has no docks. A Barefoot Boat Club slip is a separate parcel that sells by its own deed. Membership in The Club at Barefoot Beach is a private contract with that club, described on its membership page, and no deed carries it.

What do buyers ask about flood insurance and wind coverage on my property at Barefoot Beach Club?

They ask for the flood zone, the association’s master policies and deductibles, and your own premiums. Have the association’s certificate of insurance, your unit policy declarations and any elevation certificate for your building ready. Five Club buildings have certificates on file with the county.

How do Hurricane Ian repairs and permits affect my disclosures at Barefoot Beach Club?

Disclose what you know. Florida requires sellers to disclose known facts that materially affect value, and since October 2024 a flood disclosure form asks about flood damage, claims and federal assistance during your ownership. Recorded notices and permits are public, so assume the buyer will see them.

What does Florida law require me to disclose when I sell at Barefoot Beach Club?

Known material defects that are not readily observable, the condominium documents and milestone and reserve study statements under Florida Statute 718.503, and the flood disclosure under Florida Statute 689.302, which must be given at or before contract.

Who is the best listing agent for Barefoot Beach Club?

The one who can prove knowledge of the buildings. We are Top 1% Real Estate Agents Nationally Since 2008, and this page shows the work: every recorded sale by building, the governing documents by book and page, and the flood zone at each address. Call Jesse at (239) 898-6072.

What does it cost to hire a listing agent at Barefoot Beach Club?

Brokerage fees are negotiable and are set in the listing agreement, not by law or by any association. Ask any agent what the service consists of: pricing analysis, document assembly, media, gate-access showings and negotiation. We put our services and fee in writing before you sign.

How many sales closed at Barefoot Beach Club in the last year, and at what prices?

Twelve county-qualified sales recorded from October 2025, from $1,000,000 to $3,000,000, median $1,300,000, total $19,497,500. Five more recorded deeds over $100,000 were not county-qualified. The Southwest Florida MLS, pulled October 3, 2026, shows 18 closings in the 12 months to that date, from $750,000 to $3,000,000, median $1,200,000; the two sources count differently.

Should I sell now or wait at Barefoot Beach Club?

No record predicts prices. The county file shows two medians, not a trend: $1,300,000 for the 12 qualified sales of the last 12 months and $1,862,500 for the 32 of the last 60 months, and half of the recent twelve are east-side units against 13 of the 32. Your own timing depends on your unit and your plans.

How do I show a property behind a gate at Barefoot Beach Club while I live out of state?

We handle it. We register each showing with the guardhouse under the association’s procedure, attend the showing, and report back the same day. You sign documents electronically. About three Club units in four carry no homestead exemption, so selling from a distance is the normal case here.

What marketing does a top agent do for Barefoot Beach Club: video, drone, private gated showings?

Professional photography and video, floor plans, the Southwest Florida MLS, targeted outreach to buyers already looking on this coast, and accompanied showings arranged through the gate. Drone work must respect association rules and the sea turtle season on the beach side.

Can I sell to a cash buyer at Barefoot Beach Club, and how fast can it close?

Yes. A cash sale skips the lender’s review of the condominium, but not the association’s approval, which the declaration allows up to 10 business days, or the estoppel certificate, which the statute allows up to 10 business days. Three to four weeks is realistic.

How are association dues and prorations handled at my closing at Barefoot Beach Club?

The estoppel certificate states the assessment, the date paid through and anything owed. The closing agent prorates the current period between seller and buyer as the contract directs, for both the condominium association and the umbrella, and collects any transfer fee shown on the certificate.

Does the fact that Barefoot Beach Club has four separate condominium associations change how I should price or market my unit?

Yes. Each condominium has its own budget, reserves, rules and sales record, and buyers compare them. Club I has the stricter pet limit, Club IV is entirely east of the boulevard, and Club II spans both sides. We market your unit with its own association’s facts.

How do I find out which of the four condominium declarations my unit falls under?

Read your deed or tax bill: the legal description names Barefoot Beach Club I, II, III or IV and the building. Or use the street number: 253, 255, 257 are Club I; 260 to 263 are Club II; 265, 267, 269 are Club III; 264 and 266 are Club IV.

What We Could Not Verify

This list gathers every place where this Barefoot Beach Club page says a figure or fact is not available. Each item names the document or the route that would settle it, so that a buyer, a seller or our own team can close the gap.

• Southwest Florida MLS figures. The pull of October 3, 2026 gives the MLS count of closed sales (18 in the 12 months to that date), median days on market (181), the median sale-to-list ratio (89.8 percent of the final list price), active listings (17), months of supply (11.3) and the highest-priced MLS sale ($3,000,000). It gives no split by building design, because every listing is entered as Mid Rise (4-7), and it records the final list price only, so price changes, views and condition are read listing by listing when we prepare a valuation or an offer.
• Assessments in dollars. Not published for any of the five associations. Route: the estoppel certificate and the current budgets, under Florida Statute 718.503.
• Special assessments. None is recorded, and they are normally not recorded. Route: the estoppel certificate and board minutes.
• Milestone inspection and reserve study status. No report was obtained and we assert no status. Route: the seller’s statutory package for the unit’s own condominium.
• Certificates of occupancy. Not obtained, so the milestone table uses the county roll year built. Route: the county permit record by address.
• The Rules and Regulations. Not recorded. Route: the association office at 259 Barefoot Beach Boulevard.
• The current licensed manager. State records disagree. Route: the estoppel certificate.
• Insurance carriers, limits, deductibles and premiums. Not public. Route: the association’s certificate of insurance and your own agent.
• Lowest-floor elevations. Five elevation certificates are on file with the county and were not opened; seven buildings returned none. Route: the county flood information line or a surveyor.
• Wave-line, control-line and footprint readings. These are our reading of the public map layers. Route: the printed flood panel, a survey and the state’s determination.
• Which tract of the zoning plan holds each building. The master plan map was not read. Route: the Clerk’s ordinance exhibits.
• The project unit cap. The 1985 text reads 690 and a later-amendment tract sum reaches 750. Route: the county’s zoning division.
• Structural system, architect and contractor. Not in any source read. Route: the original permits and the declaration exhibits.
• Floor-plan names, bedroom counts by plan and views. Not in the public record. Route: the MLS and a walkthrough.
• Gate procedure, mail, trash hauler, water and sewer provider on a current bill, natural gas and internet providers. Not confirmed. Route: the association office and the utilities.
• The scope of the June 2026 state coastal permit at 263 Barefoot Beach Boulevard. Blank on the public layer. Route: the Florida Department of Environmental Protection.
• Why no 2023 beach restoration easement is indexed to Club IV. Not determined.
• Preserve learning center and trail status. Sources conflict. Route: Collier County Parks and Recreation.

Sources and Authoritative References

Every link below returned a working page when we checked on October 1, 2026. Some county, state and federal pages refuse automated requests and open normally in a browser. Primary documents come first.

Recorded documents, Collier County Clerk of the Circuit Court

1. Collier County Clerk official records search: Book and page search for every recorded instrument cited on this page.
2. Amended and Restated Master Declaration, Barefoot Beach Club, OR 4612 PG 3203: Umbrella structure, 1/348 shares, leasing, pets, occupancy, approvals.
3. Amended and Restated Declaration, Club I, OR 4612 PG 3276: 82 units, the 20-pound pet limit.
4. Amended and Restated Declaration, Club II, OR 4612 PG 3389: 126 units.
5. Amended and Restated Declaration, Club III, OR 4612 PG 3498: 92 units.
6. Amended and Restated Declaration, Club IV, OR 4613 PG 6: 48 units.
7. Barefoot Beach Master Association bylaws, OR 4675 PG 2424: Purpose, eight member entities, 716 doors.
8. Turnover Agreement, OR 4519 PG 1839: Boulevard conveyed to the Master Association, 24-hour guardhouse staffing.
9. State easement agreement, OR 1376 PG 279: Permanent 60-foot ingress and egress easement, 1988.
10. Declaration of Protective Covenants, OR 745 PG 1699: 1978 coastal construction covenants.
11. Temporary Beach Restoration Easement, OR 6248 PG 1091: One of the May 17, 2023 berm easements.
12. Notice of Commencement, OR 6191 PG 1058: Club I concrete repairs and door replacement, November 2022.
13. Notice of Commencement, July 2026: Club I outdoor decks and screen enclosures.
14. Non-Conversion Agreement, Club II, OR 6325 PG 3871: County flood restriction on below-building enclosures.
15. Non-Conversion Agreement, Club III, OR 6326 PG 2521: The same instrument for Club III.

Collier County zoning, permits, flood and emergency management

16. Ordinance 85-83, Clerk’s Board Minutes and Records: The 1985 settlement zoning document.
17. Land Development Code, Appendix F: The ordinance chain for Lely Barefoot Beach.
18. Appendix F ordinance list, PDF: The same list as a document.
19. Land Development Code 3.04.02: Sea turtle protection and lighting.
20. Land Development Code 9.04.06: The county coastal construction setback line.
21. Official Interpretation INTP-PL20250005504: July 2025 county interpretation noting the private club’s membership.
22. View Permit History and Permit Search: County permit search tools.
23. Short-Term Vacation Rental Registration: Ordinance 2021-45.
24. Collier County Floodplain Management: 2024 flood map, Class 5 rating, preliminary map status.
25. Collier County flood protection newsletter, March 2026: Discount, freeboard and elevation certificates.
26. Collier County evacuation zone lookup: Zone A by address.
27. Collier County hurricane evacuation zone layer: The map data behind the lookup.
28. Collier County Property Appraiser: 2026 preliminary tax roll and recorded-sales files, dated August 29, 2026.
29. Collier County Tax Collector, tourist development tax: Transient rental tax registration.

State of Florida records and statutes

30. Division of Condominiums public records: State registry of the four condominiums.
31. Condominium project extract: Unit counts, recording dates and managing entities.
32. Bureau of Elevator Safety public records: 18 elevators, seven landings each.
33. Structural integrity reserve study reporting: The state’s reporting page.
34. Florida Division of Corporations: Corporate records of the five associations.
35. Division of Corporations name search, Barefoot Beach Club: The five active entities.
36. Florida Statute 553.899: Milestone inspections.
37. Florida Statute 718.112: Reserve studies and transfer fees.
38. Florida Statute 718.111: Association insurance and official records.
39. Florida Statute 718.503: Resale disclosures.
40. Florida Statute 718.116: Estoppel certificates.
41. Florida Statute 627.351: Citizens eligibility.
42. Florida Statute 627.714: Unit owner policies.
43. Florida Statute 627.0629: Wind mitigation discounts.
44. Florida Statute 161.053: Coastal construction control line.
45. Florida Statute 201.02: Documentary stamp tax on deeds.
46. Florida Statute 689.302: Flood disclosure to purchasers.
47. Florida Statute 509.242: Vacation rental classification.
48. Florida DEP, coastal construction control line: What the line is.
49. Florida DEP coastal permit map: State coastal permits by location.
50. Florida DEP, Helene and Milton post-storm report, March 2025: Erosion conditions.
51. Florida Attorney General Opinion 2001-42: Preserve acreage and the 1990 lease.

Federal flood, storm and coastal sources

52. FEMA National Flood Hazard Layer: Zones and base flood elevations, queried October 1, 2026.
53. FEMA Map Service Center: Printed panel 12021C0179J.
54. FEMA, the flood insurance pricing approach: How federal policies are priced.
55. FEMA Community Rating System: The discount program.
56. U.S. Fish and Wildlife Service, flood insurance and the Coastal Barrier Resources Act: What a unit designation means.
57. Official map, units FL-64P and FL-65P: The preserve’s unit.
58. Coastal Barrier Resources System map service: Queried at twelve addresses.
59. USGS high-water mark 44214: Ian, 11.76 feet NAVD88.
60. National Hurricane Center, Hurricane Ian report: Inundation estimates.
61. National Hurricane Center, Hurricane Helene report: 2024 inundation.
62. National Hurricane Center, Hurricane Milton report: 2024 inundation.
63. NOAA Coast Pilot 5, Chapter 4: Wiggins Pass and bridge clearances.
64. HUD, assistance animals: Fair housing guidance.
65. IRS Publication 523: Selling your home.

Schools, parks and public services

66. Collier County Public Schools attendance zone locator: Zoned schools, 2026-27.
67. Collier County Public Schools transportation: Bus eligibility.
68. Florida Department of Education school grades: Annual grades.
69. Barefoot Beach Preserve County Park: Acreage, hours, fee, no dogs.
70. Collier County beach parking information: Resident permits.
71. Collier County sea turtle protection: Lighting inspections.
72. Friends of Barefoot Beach Preserve: Preserve description.
73. North Collier Fire Control and Rescue District: Fire and rescue service.
74. Collier County Sheriff’s Office: Law enforcement.

News reports

75. The News-Press, November 24, 2023: Preserve reopening.
76. Naples Daily News, March 3, 2023: Emergency berm.
77. Gulf Coast News, December 29, 2022: County statement on preserve damage.

Association and club websites

78. Barefoot Beach Club: The Club’s own site: 12 buildings, 348 residences, amenities.
79. Barefoot Beach Club contact and estoppel request: Office address and request form.
80. Barefoot Beach Club resale documents: Resale document request.
81. Barefoot Beach Club certificate of insurance request: Lender proof of insurance.
82. The Club at Barefoot Beach: The separate private club.
83. The Club at Barefoot Beach membership: Capacity of 425 and the waitlist notice.

McGreevy and Comisar pages

84. Barefoot Beach: The parent community page.
85. Villas at Barefoot Beach: Fee-simple villas at the north tip.
86. The Cottages at Barefoot Beach: Detached homes in condominium form.
87. Southport on the Bay: Bay-side single-family homes.
88. Bayfront Gardens: Bay-side custom homes.
89. Barefoot Bay: Nine homes outside the gate.
90. Bonita Beach Club: The Lee County comparison.
91. Best real estate agents in Barefoot Beach: The agent comparison.
92. Free home valuation: Seller valuation request.
93. Buying with McGreevy and Comisar: Buyer page.
94. About McGreevy and Comisar: Our team.

Downloadable Documents

These are the recorded instruments and official reports behind the governance, access and storm sections of this page, each served by the agency that holds it.

Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Barefoot Beach Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.