Southport on the Bay

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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.

Southport on the Bay at Barefoot Beach: Four Plats, Private Docks and a Bridge-Free Run to Wiggins Pass

Southport on the Bay is a bayfront single-family neighborhood of 100 improved homes inside the master-planned community of Barefoot Beach in Bonita Springs on the back-bay side of the barrier island. Where much of Barefoot Beach is Gulf-front towers and beach lanes, Southport on the Bay is the boating neighborhood, with private lot docks and a dock owners’ association.

Southport on the Bay is the largest single-family neighborhood in Barefoot Beach by improved-home count on the county roll. Its four recorded plats, 112 parcels on the 2026 preliminary tax roll, a 60-day minimum lease and a covenant set revitalized under Florida law in 2021 make it different from the beach lanes and from its closest neighbor, Bayfront Gardens. A large share of its homes were built in the last decade, and the county sales record shows a median recorded price of $3,737,500 over the last 24 months.

We wrote this page the way we would brief a buyer or seller we were representing. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS carries the pull date, October 3, 2026, and is never estimated.

Where Southport on the Bay is, precisely

Southport on the Bay sits inside the gates of Barefoot Beach, on the bay side of Barefoot Beach Boulevard, about 0.7 mile by road from the gate at Bonita Beach Road by our map routing from 200 Topanga Dr. Four streets make up the neighborhood: Topanga Dr, San Mateo Dr, Malibu Cv and Southport Cv. Southport Cv is the spine road and leaves Barefoot Beach Boulevard near Felipe Ln.

Barefoot Beach is in unincorporated Collier County, not in the City of Bonita Springs and not in the City of Naples. Bonita Springs, FL 34134 is the mailing address, and the ZIP is 34134. The county commission district is District 2, fire and rescue come from North Collier Fire Control and Rescue District, law enforcement from the Collier County Sheriff’s Office, and the schools are Collier County Public Schools. We verified the county, district, fire and school items against county and Census map services on October 1, 2026.

The streets and the name

Topanga Dr, San Mateo Dr, Malibu Cv and Southport Cv all sit inside the Barefoot Beach Boulevard gate. Malibu Cv has six homes, San Mateo Dr 17, Topanga Dr 36 and Southport Cv 41, counting improved homes on the 2026 preliminary roll. By our inference, real estate listings sometimes use the sub-name Southport Cove for homes on Southport Cv, and the next sections explain what that name does and does not mean.

Three counts of the same neighborhood

The public record gives three different counts for Southport on the Bay, and each one counts something different. The county roll shows 112 parcels: 100 improved homes on 101 lots (lots 47 and 48 carry one home), three vacant lots and one two-lot nominal parcel, which together are the 106 homesite lots, plus nine lake, common and nominal parcels. The master association’s bylaws count 104 doors. The 1985 planned unit development ordinance allocated 77 units to the tract. We print all three below and never fold them into one number.

Quick reference, Southport on the Bay

Why McGreevy and Comisar Are the Best Realtor for Southport on the Bay

If you’re searching for the best realtor for Southport on the Bay in Barefoot Beach, Bonita Springs, whether you’re ready to sell your Southport on the Bay 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 Southport on the Bay 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. The Southwest Florida MLS, pulled October 3, 2026, shows 10 Southport on the Bay closings in the 12 months to that date, at a median sold price of $3,725,000 and a median sale-to-list ratio of 93.3% of the final list price. The highest-priced sale was $6,250,000 on Topanga Dr on January 21, 2026. What we can state from public records: Collier County’s recorded-sales file shows six qualified Southport on the Bay sales dated October 2025 or later, between $2,800,000 and $6,000,000, and the two sources count differently. We tracked every one of them, and every Southport on the Bay sale in the county’s qualified record since October 2021, 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 Southport on the Bay home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Southport on the Bay? 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 realtor. Read the five-star reviews on Google.

Living in Southport on the Bay as a Homebuyer

A Southport on the Bay homebuyer gets a bayfront single-family home inside the Barefoot Beach gate, often with a private dock, in a neighborhood where 47 of 100 homes carry a year built of 2016 or later. The trade is flood-zone AE construction, a county approval process for dock work, and association assessments that are not published. Our guide to buying a home in Southport on the Bay at Barefoot Beach covers what a buyer should read first: the recorded sales, the documents and the costs.

Data updated: October 2026

What the recorded documents say the neighborhood offers

The best evidence of what Southport on the Bay offers is its recorded paperwork, so we start there. The Restated Declaration, recorded September 22, 1999 at OR 2594 PG 259, and the 2019 Amended and Restated Rules at OR 5640 PG 3564 govern the homes. They set a minimum of 2,500 square feet under air with a two-car garage, allow dogs and cats, and leave docks and slips to a separate dock owners’ association. We found no official association website, and no clubhouse, pool or tennis court for Southport on the Bay itself in the recorded documents we read.

Who Southport on the Bay suits

Southport on the Bay suits a buyer whose first requirement is a boat at the back door. It suits someone who wants a newer or rebuilt house on a Gulf-coast barrier island, who is comfortable with Zone AE flood construction and who wants a 24-hour staffed boulevard gate without a club-condominium building. It also suits a buyer who prefers a neighborhood of 100 single-family homes to the Villas at Barefoot Beach or the Barefoot Beach Club towers.

Who should look harder before buying

Southport on the Bay does not suit a buyer who needs a published assessment schedule on day one, because we found no dollar figure in any recorded document. It does not suit a buyer who plans a Gulf-style short-term rental business, because the recorded rules set a 60-day minimum lease and no more than three leases a year. And it does not suit a boater with a tall tower or a deep keel who has not yet checked the water depth behind the specific lot, which we cover in the boating section.

Neighbors inside the gate

Southport on the Bay shares the gate and boulevard with several other neighborhoods. Bayfront Gardens is the closest comparison and sits on the same bay. The Villas at Barefoot Beach, the Cottages at Barefoot Beach and the Barefoot Beach Club condominiums are condominium and villa products on the Gulf side and along the boulevard, and Barefoot Bay is a nine-home court entered from Bonita Beach Road, outside the gate.

The document requests every Southport on the Bay buyer should make

Florida gives a buyer in a homeowners’ association a statutory right to disclosure. Under Florida Statute 720.401, a prospective buyer must be presented a disclosure summary before signing the contract, and a buyer who was not given it before signing may cancel within 3 days after receiving it or before closing, whichever occurs first. We ask for four things before any offer:

• The current budget, the reserve schedule and the last annual financial statement from the manager of the Property Owners’ Association, so you can see what assessments fund.
• An estoppel certificate, which Florida Statute 720.30851 requires the association to issue within 10 business days of a written request.
• The Amended and Restated Rules and the Restated Declaration, including every amendment recorded since 1999.
• The dock owners’ association’s own documents and a statement of what any specific slip or dock right costs and transfers.

Buying in Southport on the Bay? Call Marc at (239) 287-5873, or start with our buyer page and we will request that document set before you make an offer. Choosing an agent for Bonita Springs more broadly? See our guide to the best real estate agents in Barefoot Beach.

Southport on the Bay Market Snapshot: What Have Homes Sold For?

Southport on the Bay recorded 14 qualified sales in Collier County’s recorded-sales file between October 2024 and June 25, 2026, a median of $3,737,500 with a low of $2,175,000 and a high of $7,000,000, all resales and none builder-direct. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.

Data updated: October 2026

The county recorded-sales record

We widened the window until it held at least 10 qualified sales, as our method requires. The 12-month window holds 6, so the first window with 10 or more is the last 24 months, counted from October 2024. The county file is dated August 29, 2026, and the newest recorded sale anywhere in that file is dated August 24, 2026. The newest qualified Southport on the Bay sale is dated June 25, 2026, and the newest Southport on the Bay deed of any kind in the file is dated August 11, 2026.

The 24-month count is even, so its median is the mean of the middle pair. Sorted by price, the 7th sale is $3,625,000 and the 8th is $3,850,000, and their mean is $3,737,500. The 12-month window is also even, with a middle pair of $3,850,000 and $4,000,000 and a mean of $3,925,000. The 60-month window has 29 sales, so its median is the 15th, $3,850,000. The record high in the county’s full history for these streets is $7,000,000, a resale at Malibu Cv on November 14, 2024.

Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. We list the excluded deeds separately below and never average them into the qualified figures.

What the Southwest Florida MLS shows

The Southwest Florida MLS, pulled October 3, 2026, shows 10 Southport on the Bay closings in the 12 months to that date, at a median sold price of $3,725,000, from $2,600,000 to $6,250,000. Median days on market was 158.5, and the median sale-to-list ratio was 93.3% of the final list price. Eight homes were listed for sale and none was pending, which is 9.6 months of supply. We do not blend these figures with the county record, because the two sources measure different things.

Every qualified sale in the 24-month window

The 14 sales behind the chosen median are listed here with the recorded price, the home’s year built on today’s county roll and the recorded Official Records book and page. Because the year built is today’s roll value, a sale of an older house that was later rebuilt shows the newer year.

Newer homes against older homes in the 24-month sales

Splitting the 14 recorded sales by the roll’s year built shows how much the build year matters on these streets. Eight sold homes carry a roll year built of 2016 or later, with recorded prices of $2,800,000, $3,450,000, $4,000,000, $4,150,000, $4,525,000, $4,600,000, $6,000,000 and $7,000,000, a median of $4,337,500 (n under 10, directional). Six carry an earlier year, with prices of $2,175,000, $2,350,000, $2,950,000, $3,100,000, $3,625,000 and $3,850,000, a median of $3,025,000 (n under 10, directional).

The gap between the two medians is $1,312,500, and the highest price in the older group, $3,850,000, is below the median of the newer group. Two cautions apply. The year built is today’s county roll value, so a recent teardown and rebuild shows the new year even if the buyer paid mainly for land. And eight and six are small samples, so we read the gap as direction, not as a premium for new construction that a buyer should count on. The county record does not say what was paid for land and what for the house.

The 24-month sales by street

The same 14 qualified sales fall unevenly across the four streets. Southport Cv and Topanga Dr account for 12 of them, while Malibu Cv and San Mateo Dr recorded one each, so a street-level median exists only for those two larger streets.

The sale counts add to 14 (1, 1, 5 and 7). A single recorded sale says what one buyer paid on one day for one house, so we treat the Malibu Cv and San Mateo Dr rows as examples and not as street prices. A buyer or seller should read the county’s recorded sales for the address’s own street and build year, which is the comparison we prepare for every client.

Deeds the county did not qualify, shown separately

The county file also lists eight improved-home deeds over $100,000 in the last 60 months that it did not mark qualified. We show them as a separate list with no median, because mixing them with qualified sales would change what the figures mean. Their recorded prices run from $2,400,000 to $4,100,000. The file does not say why any deed was left out, so we do not guess.

How many qualified sales happen each year?

The 29 qualified sales in the 60-month window break down by calendar year as 2 in October to December 2021, 8 in 2022, none in 2023, 6 in 2024, 7 in 2025 and 6 in 2026 through August 24. The gap in 2023 is a gap in the qualified record, not proof that nothing sold: the county file lists one not-qualified deed that year, at Topanga Dr in April 2023. The counts add to 29: 2 plus 8 plus 0 plus 6 plus 7 plus 6.

How much of Southport on the Bay turns over each year?

Six qualified sales in the last 12 months on 100 improved homes is 6.0 percent a year. Over 60 months, 29 sales on 100 homes across 5 years is 5.8 percent a year. Both figures count sales, not homes: three addresses sold twice in the window, at San Mateo Dr, Southport Cv and Topanga Dr, so the 29 sales cover 26 distinct homes. Roughly one home in seventeen changes hands in a normal year.

Newer homes: what the year-built spread shows

The county roll dates 47 of the 100 improved homes to 2016 or later. Of those, 28 are dated 2022 to 2025 (5 in 2022, 8 in 2023, 10 in 2024 and 5 in 2025) and one more is dated 2021. We infer, and the roll does not say, that many of these are new homes replacing original ones, because the year-built spread is the only evidence we have. We do not know which were rebuilds after Hurricane Ian and which were teardowns for other reasons. Among the 29 sales in the 60-month window, 16 are of homes whose roll year built is 2016 or later.

Southport on the Bay against its neighbors, on the same 60-month window

The yardstick here is the median qualified sale price in each neighborhood’s county file, all on the same 60-month window, so the rows are directly comparable. Sample sizes differ a lot, and a neighborhood with 3 or 4 sales cannot support a confident median.

Southport on the Bay’s $3,850,000 median is $900,000 above the community-wide median of $2,950,000 (the arithmetic is in the number audit). Bayfront Gardens recorded six qualified sales in the window, from $3,026,000 to $6,650,000, too few to compare by median. The Cottages at Barefoot Beach and Barefoot Estates each recorded a single qualified sale in the window, so we leave them out of the table.

What Is Your Southport on the Bay Home Worth? Get a Free Valuation From People Who Read the Record

The county record gives you a range, but it cannot tell you which street, which plat, which dock arrangement and which build year your own home belongs to. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call, for a Southport on the Bay home in Barefoot Beach.

Is Southport Cove a Separate Neighborhood?

Southport Cove is not a separate neighborhood. Southport Cove is the street Southport Cv inside Southport on the Bay, and, by our inference, an MLS sub-name for homes on that street. It is not a recorded plat and not an association, and the 43 parcels addressed on Southport Cv sit across all four Southport on the Bay plats.

Data updated: October 2026

What the records show about the Southport Cove name

We tested the name against five kinds of evidence. First, the county parcel records contain no plat and no subdivision named Southport Cove; a search of every legal description in the section returned zero parcels for that name. Second, the 43 parcels on Southport Cv are spread over the four recorded plats, 30 in Unit One, 11 in Unit 2, one in Unit 2A and one in Unit 2B, so no plat boundary follows the street. Third, the Florida Division of Corporations lists two associations for the neighborhood, the Property Owners’ Association and the Dock Owners’ Association, and none named Southport Cove. Fourth, Southport Cv is the spine road, running about a kilometer northeast from Barefoot Beach Boulevard near Felipe Ln, with Topanga Dr, San Mateo Dr and Malibu Cv branching from it. Fifth, county staff reports call the whole area Southport on the Bay and Tract H of the planned unit development.

Which plat each Southport Cv lot belongs to comes from the legal descriptions on the county roll, so it is our reading of those descriptions. The Southwest Florida MLS pull of October 3, 2026 does not carry Southport Cove as a subdivision name: the only subdivision name on the neighborhood’s listings in the pull, including the 16 closings and two active listings on Southport Cv, is Southport on the Bay. We say so plainly and do not present Southport Cove as an MLS sub-name.

Southport Cv beside the rest of Southport on the Bay

We split the county file in two, so a reader can see whether the street trades differently from the rest of the neighborhood. The street is Southport Cv. The rest is Topanga Dr, San Mateo Dr and Malibu Cv.

We re-derived the street’s 60-month median from the sale prices. The 12 qualified Southport Cv sales, sorted, are $2,350,000, $2,675,000, $3,100,000, $3,300,000, $3,450,000, $3,625,000, $4,000,000, $4,150,000, $4,505,000, $4,600,000, $4,600,000 and $6,500,000. The count is even, so the median is the mean of the 6th and 7th, $3,625,000 and $4,000,000, which is $3,812,500. The two groups add back to the whole neighborhood, 12 plus 17 equals 29 sales, so nothing was counted twice.

What the split means for buyers and sellers

On the recorded numbers the street and the rest of Southport on the Bay trade at nearly the same level. The 60-month medians are $3,812,500 and $3,850,000, a difference of $37,500, and the samples of 12 and 17 are small enough that the gap is not meaningful. A buyer who sees Southport Cove in a listing is looking at a Southport on the Bay home, governed by the same recorded documents, the same rules and the same two associations.

Homes on Southport Cv are also indexed on our Southport Cove page.

Selling a Southport Cv home? Request a free home valuation or call Jesse at (239) 898-6072. Buying on Southport Cv? Call Marc at (239) 287-5873 or see our buyer page.

Where Did Southport on the Bay Come From? Origins, PUD, Declaration and Plats

Southport on the Bay began as Tract H of the Lely Barefoot Beach planned unit development, approved in its settlement form by Collier County Ordinance 85-83 on December 17, 1985, with 77 units and 66.06 acres allocated to the tract. Four plats recorded between 1988 and 1999 turned Tract H into 106 platted homesite lots on four streets.

Data updated: October 2026

From a 1977 beach plan to the 1985 settlement PUD

The land belongs to the Lely Barefoot Beach planned unit development, first adopted as Ordinance 77-48 in September 1977 as a low-density single-family beach community. In 1985 the county and the developer reached a settlement that included The Conservancy, Inc., and Ordinance 85-83, adopted December 17, 1985, replaced the original lot grid south of the first lanes with clustered tracts, including Tract H for Southport on the Bay and Tract I for Bayfront Gardens. Collier County’s land development code appendix of PUD ordinances lists the full chain for this PUD: 77-48, 81-76, 85-21, 85-83, 87-53, 88-63, 94-28, 01-35, 06-22, 11-04, 18-41 and 19-44.

How many units does the PUD allow? Two numbers, both attributed

Ordinance 85-83, section 2.4, set a maximum of 690 units on 461.65 gross acres for the whole PUD, and allocated 77 units to Tract H. A later amendment, Ordinance 87-53 of July 21, 1987, raised Tract H to 137 units, and the tract allocations after that amendment sum to 750 for the project. We publish 690 as the 1985 ordinance text and 750 only as the sum of tract allocations after the later amendment, and we do not offer either as one settled number. The arithmetic is 690 minus 77 plus 137, which equals 750.

Three counts of Southport on the Bay, side by side

We could not reconcile the 104 doors with the 112 parcels from public documents, and we do not try to. The lot arithmetic on the roll does close: the 100 improved parcels cover 101 lots, because lots 47 and 48 are one home at Southport Cv, plus 3 vacant lots, plus lots 55 and 56 held as one nominal parcel, which is 106 lots. The platted homesite count is 106, not the number of improved homes.

The four plats

The parcel and home counts add to 112 and 100. Unit One holds every lot on Topanga Dr, San Mateo Dr and Malibu Cv, plus 30 parcels on Southport Cv.

The recorded documents, in order

The 1988 declaration was amended five times before it was restated, at OR 1423 PG 1472, OR 1433 PG 2118, OR 1535 PG 1105, OR 1632 PG 185 and OR 2047 PG 1511. The shoreline conservation easement is recorded at OR 1756 PG 1358, and the state easement over the boulevard corridor at OR 1376 PG 279. The county roll’s earliest Southport home is dated 1990, with two homes, none dated 1991 to 1994 and three dated 1995.

Height, shorelines and what the PUD fixes in place

Tract H allows four habitable floors over one parking level under the PUD ordinance text. Section 19.2 of Ordinance 85-83 requires bayfront shorelines to stay in their existing state, so the PUD does not allow new seawalls on the bayfront shoreline. That rule shapes the boating section, because docks must cross natural shoreline, in the case below a recorded conservation easement.

Selling in Southport on the Bay? A free home valuation starts at (239) 898-6072. Buying? Marc takes buyer calls at (239) 287-5873, and our buyer page explains how we work.

What Are the Homes in Southport on the Bay Like?

The 100 improved homes in Southport on the Bay are single-family houses with roll years built from 1990 to 2025, base areas from 1,578 to 4,832 square feet and a median of 2,807.5. The county’s 2026 preliminary just value runs from $1,108,598 to $8,118,752, with a median of $2,603,340.

Data updated: October 2026

The homes by street

The home counts add to 100 (6, 17, 41 and 36), and so do the newer-home counts to 47 (4, 7, 19 and 17). Malibu Cv has the highest median just value, $4,519,865, on only six homes, and four of them are dated 2016 or later.

How big are the homes?

By the county’s base-area field, 33 homes are under 2,500 square feet, 44 are 2,500 to 3,499 and 23 are 3,500 or more, which adds to 100. The Restated Declaration sets a minimum of 2,500 square feet under air with a two-car garage. The county’s base area is its own measurement and is not the declaration’s under-air figure, so we do not read the 33 smaller entries as rule breaks, and we have no measured living-area data to compare.

How old are the homes?

The roll dates 17 homes to the 1990s, 25 to the 2000s, 11 to 2010 through 2015 and 47 to 2016 or later, which adds to 100. Four habitable floors over a parking level is the PUD’s height allowance, and the county roll does not record how many floors any home has. We infer, and cannot show from the roll, that many of the 2016-and-later homes replaced older houses on the same lots.

What the county values the homes at, and what they pay in tax

Thirty-seven of the 100 homes carry a 2026 preliminary just value under $2,000,000, and seven carry $5,000,000 or more. The 2026 tax bills on the preliminary roll run from $3,067 to $74,828, with a median of $19,827, and 61 of the 100 homes have a homestead exemption.

A simple worked example shows why the median bill is lower than the arithmetic suggests. The 2026 preliminary millage is 9.4020 mills, the sum of county 3.9293, school 4.1470 and other 1.3257, with no municipal levy. The median just value of $2,603,340 times 9.4020 mills is $24,477. The median homestead bill is $16,255 and the median non-homestead bill is $25,246, so the exemption and assessment caps change the result. The 2024 final millage for the same taxing codes was 9.5700 per the Florida Department of Revenue’s published code table, so rates move from year to year. None of these is a prediction for a specific home, and the county’s own notice is the authority.

Selling a home in Southport on the Bay? Request a free home valuation or call Jesse at (239) 898-6072. Buying one? Call Marc at (239) 287-5873 or visit our buyer page.

What Amenities Does Southport on the Bay Have?

Southport on the Bay has three tiers of amenity. Its own tier is private lot docks and a dock owners’ association. The Barefoot Beach tier is a 24-hour staffed boulevard gate and the Barefoot Beach Preserve. The nearby tier is shopping, a hospital and boat launches. We found no clubhouse, pool or tennis court in the neighborhood itself.

Data updated: October 2026

Tier one: Southport on the Bay itself

The neighborhood’s own amenity is water access. Many homes on the bay side have private docks, and the Southport on the Bay Dock Owners’ Association, a self-managed Florida not-for-profit incorporated December 14, 1994, handles docks and slips under the Restated Declaration recorded at OR 2594 PG 259. What the dock association owns, whether it keeps a common dock and what it charges are not published. We found no official website for either Southport association.

Tier two: the Barefoot Beach community

Southport on the Bay is one of eight member entities of the Barefoot Beach Master Association, which counts 716 doors. The master bylaws at OR 4675 PG 2424 and the turnover agreement at OR 4519 PG 1839 place ownership of the roughly 1.8-mile boulevard with the Master Association. Under the turnover agreement the Master staffs the guardhouse around the clock, maintains the 20 mph speed humps and keeps the dock pull-offs. A separate body, the Barefoot Beach Property Owners Association, covers the beach lanes and is not Southport’s association.

The county’s 342-acre Barefoot Beach Preserve lies south of the community and is reached on the same boulevard. A Florida Attorney General opinion records that Collier County has managed the preserve under a 50-year lease from the State since 1990, and the Friends of Barefoot Beach Preserve describe the trails and the learning center. The preserve does not allow dogs. The county’s own parks page lists 342 acres and a general-information box on the same page says 345, so we use 342. The preserve reopened on November 24, 2023, after Hurricane Ian.

The Club at Barefoot Beach is a separate membership club. We found no recorded document that requires Southport on the Bay owners to join it, and we did not confirm membership terms, so ask for them in writing.

Tier three: nearby

From 200 Topanga Dr, our map routing puts the nearest Publix at 2.9 miles and NCH Emergency Department Bonita at 7.4 miles, about 14 minutes. The distances are our inference from a public routing service and are free-flow estimates without traffic. NCH Healthcare lists the emergency department address.

Selling in Southport on the Bay? A free home valuation is one call to Jesse at (239) 898-6072 away. Buying? Marc is at (239) 287-5873, and our buyer page explains the process.

What Fee Layers Apply in Southport on the Bay?

Southport on the Bay owners may face several fee layers, but no dollar assessment appears in any primary document we read. The Restated Declaration says association expenses include Master Association amounts, the dock owners’ association is separate, and county taxes are separate again. The routes to a real figure are the estoppel certificate, the budget and the rules.

Data updated: October 2026

The layers, and what is published for each

How to get the real number

Three documents give the number. The estoppel certificate, which Florida Statute 720.30851 requires within 10 business days of a written request, states the regular periodic assessment, what it is paid through and any special assessments. The statute caps what the association may charge for the certificate, with add-ons for expedited delivery and delinquent accounts, and the caps are adjusted every five years, so read the current figures in the statute. The disclosure summary under Florida Statute 720.401 has blanks for the current assessment amount. The association’s budget shows what the money funds. We do not publish a fee estimate, because any figure we gave would be a guess.

What the assessments are likely to fund

We do not have the budget, so this is an inference from the recorded documents: the Master Association’s gate, boulevard and speed humps, the neighborhood’s own common areas and management, and insurance and reserves if the association keeps any. Whether the dock association levies dues or only charges for capital work is not confirmed.

What Are the Layered Costs of Owning in Southport on the Bay?

Owning in Southport on the Bay layers costs in four places: county property tax, insurance, association assessments and dock upkeep. The county tax is the only layer with a published figure, a median 2026 preliminary bill of $19,827. We found no insurance premium figure and no assessment figure in any primary source.

Data updated: October 2026

Property tax

The median 2026 preliminary bill on the 100 improved homes is $19,827, ranging from $3,067 to $74,828. Millage is 9.4020 mills and the worked example above shows the arithmetic. The roll we hold lists just value and the tax bill but not taxable value, so we cannot split the bill into exemption, cap and rate effects for each home.

Insurance

We found no published premium for Southport on the Bay and we do not estimate one. What the public record does show is that every address we tested is in a FEMA Special Flood Hazard Area, in Evacuation Zone A, with an ultimate design wind speed of 161 mph for ordinary homes, and that Florida Statute 627.351 sets conditions for Citizens Property Insurance, including flood-coverage requirements for policies in a special flood hazard area. The flood section below has the detail.

Dock and shoreline upkeep

A private dock is a recurring cost the recorded documents do not price. Docks that protrude more than 20 feet into a waterway of 100 feet or more need county approval, and the shoreline sits within a recorded conservation easement. The boating section covers the rules.

Closing costs: who customarily pays what

The documentary stamp figure is arithmetic: $3,737,500 divided by 100 is 37,375, and 37,375 times $0.70 is $26,162.50. It is an illustration at the median price, not a quote.

Declaration, Rules and Approvals in Southport on the Bay

Southport on the Bay is governed by a Restated Declaration recorded September 22, 1999 at OR 2594 PG 259, Amended and Restated Rules recorded June 12, 2019 at OR 5640 PG 3564, and a Certificate of Revitalization recorded December 7, 2021 at OR 6052 PG 1658. The declaration sets a 2,500 square foot under-air minimum, and the rules limit leasing.

Data updated: October 2026

What the 2019 rules and the 1999 declaration set

The Amended and Restated Rules require leases of at least 60 days with no more than three per calendar year, and require a copy of any lease to reach the board 10 days before possession. The Restated Declaration sets a minimum of 2,500 square feet under air with a two-car garage, permits dogs and cats, states that association expenses include Master Association amounts, and leaves docks and slips to the Dock Owners’ Association. We found no age restriction in the documents we read.

Architectural and exterior approvals

The approval process for new construction, exterior changes, fences, docks and landscaping is not confirmed in the sources we could read. A buyer planning construction should ask the manager for the architectural guidelines, the approval fee schedule and the review timeline, and should confirm whether the dock owners’ association has its own approval step for dock work. County permits are a separate requirement that applies whatever the association says.

What is revitalization, and why did Southport on the Bay do it in 2021?

Revitalization is a statutory process under Part III of Florida’s homeowners’ association chapter, sections 720.403 to 720.407, for reviving a declaration of covenants that has ceased to govern some or all parcels in a community. Under section 720.404, the revived declaration may not be more restrictive than the old one, with limited exceptions such as a longer term, fewer restrictions, fewer parcels and amendment provisions.

Section 720.405 requires an organizing committee of at least three parcel owners and keeps each owner’s voting interest and assessment share the same as under the old documents. Section 720.406 sends the proposal to the state agency for review, which has 60 days to decide. The agency named in the 2021 certificate was the Department of Economic Opportunity, and the current statute names the Department of Commerce. Section 720.407 makes the approved documents effective on recording, for every affected parcel whether or not the owner voted for them, and gives the revived declaration the same record priority as the one it replaces.

Southport on the Bay’s Certificate of Revitalization was recorded December 7, 2021 at OR 6052 PG 1658. The reason the neighborhood revived its covenants is our inference, not a statement in the documents we read. The 1988 declaration was more than 30 years old by 2021, which is consistent with a lapse, but we cannot confirm that. For a buyer the practical point is that a revived declaration binds every parcel and replaced the older text, so the 1999 and 2021 documents are read together.

What we could not find

We did not find any amendment recorded after the 2021 certificate, and we did not find a published architectural guideline, a fine schedule or a published budget. Each of these is a document request, and the estoppel and disclosure routes above are how to ask.

Can You Rent Out a Home in Southport on the Bay?

Yes, with limits. Southport on the Bay’s 2019 recorded rules require a lease of at least 60 days and allow no more than three leases per calendar year, and a copy of each lease must reach the board 10 days before the tenant takes possession. A stay shorter than 60 days is not permitted by those rules.

Data updated: October 2026

How the 60-day rule compares

The rental rules differ across Barefoot Beach. Southport on the Bay’s minimum is 60 days. Barefoot Bay and the Barefoot Beach Club condominiums use a 30-day minimum with three leases a year, and the Villas at Barefoot Beach allow four leases a year with a 30-day minimum. Bayside at Barefoot Beach, lots 1 to 10 of the Bayfront Gardens plat, also uses a 30-day minimum with three leases a year, and we did not capture the leasing clause for the Bayfront Gardens association’s lots 11 to 33. Southport on the Bay’s 60-day minimum is longer than those 30-day minimums, and shorter than the 90-day, one-lease-a-year rule that the Barefoot Beach Property Owners Association’s 2009 declaration sets for the beach lanes and Barefoot Estates.

County registration

Collier County requires registration of short-term vacation rentals under Ordinance 2021-45 when a property is rented for fewer than 30 consecutive days more than three times in a calendar year. A Southport on the Bay lease is at least 60 days under the recorded rules, so by those rules the county registration should not be triggered, but the rules and the ordinance are separate legal sources, and an owner should confirm with both.

What it means for an investor

Three leases a year at 60 days or more is a seasonal-lease or snowbird pattern, not a nightly-rental pattern. A buyer who needs short stays should look elsewhere. A buyer who rents for the winter season fits the rule. We have no MLS data to show what Southport on the Bay leases bring, and we do not estimate one.

Selling a home with a tenant in place? Ask us for a free home valuation or call Jesse at (239) 898-6072. Buying to lease? Call Marc at (239) 287-5873 and see our buyer page.

Are Pets Allowed in Southport on the Bay?

Pets are allowed in Southport on the Bay. The Restated Declaration permits dogs and cats, and we found no breed list in the documents we read. Number, weight and leash limits were not confirmed, so ask for the full rules before closing. The Barefoot Beach Preserve nearby does not allow dogs.

Data updated: October 2026

What the rules say

The Restated Declaration at OR 2594 PG 259 states that dogs and cats are permitted. The documents we read did not give a numeric limit on pets, a weight cap or a leash rule for Southport on the Bay. A buyer with a large dog or several animals should confirm those details in the rules before making an offer.

Nearby pet rules

The Friends of Barefoot Beach Preserve list pets among items not allowed on the preserve, and the county’s parks page lists no dogs. That matters to a dog owner who assumed a walk on the preserve beach.

Southport on the Bay Flood Zone, Storm Posture and Insurance

Every Southport on the Bay address we tested is in a FEMA Special Flood Hazard Area, Zone AE with a base flood elevation of 10 or 11 feet NAVD88, on FIRM panel 12021C0179J effective February 8, 2024. Flood is per address, never one community-wide zone, and the Evacuation Zone is A.

Data updated: October 2026

Flood zone by address

We looked up eleven Southport on the Bay addresses in the county’s address points and in FEMA’s National Flood Hazard Layer on October 1, 2026, and compared each building footprint with the zone polygons, which is our reading of the public map layers. A building that touches two zones is rated in the more hazardous one.

The Limit of Moderate Wave Action, or LiMWA, is a line on FEMA’s flood maps that separates a coastal A zone, seaward of the line, from the zone behind it. Every LiMWA statement here is our reading of the public map layers, not a surveyor’s determination, and a row where the line is within about 30 meters or crosses the footprint is unresolved until someone checks the printed FIRM panel and an elevation certificate. FEMA’s map service center has the printed panel.

The wider screen of all parcels

We also tested every Southport on the Bay parcel against the zone polygons. By our reading of the public map layers, all 112 parcels are in AE 10, 29 of them also touch AE 11 (21 of 69 off the street and 8 of 43 on Southport Cv), and one parcel, at 39 Southport Cv, touches a 1 percent sliver of VE 12 at the bay edge. No Southport on the Bay parcel touches a Coastal Barrier Resources System unit. The nearest unit north of Bonita Beach Road in Lee County waters comes within about 130 meters of 171 Topanga Dr and touches no Barefoot Beach parcel, and the unit in the preserve to the south is FL-65P at Wiggins Pass. The U.S. Fish and Wildlife Service explains the program. A preliminary FIRM published in 2025 left the zone unchanged at every one of the 61 Barefoot Beach address points in our flood table.

What Hurricane Ian measured inside the gates

The U.S. Geological Survey filed a high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at the northwest corner of Barefoot Beach Boulevard and Anguilla Ln, inside the gates and roughly 100 meters from 193 Topanga Dr by our measurement. FEMA’s base flood elevation at that spot is 10 feet, so Hurricane Ian’s mark was about 1.8 feet above the base flood elevation, and the mark includes some wave effect. The arithmetic is 11.76 minus 10, which is 1.76. The National Hurricane Center’s report on Ian says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples, and that in Collier County 33 buildings were destroyed and over 3,500 sustained major damage.

Helene and Milton, and the Gulf beach

The National Hurricane Center put Helene’s surge at 3 to 5 feet above ground from south of Englewood to Bonita Beach, in its report on Helene, and Milton’s at 3 to 5 feet from Bonita Beach through Marco Island, in its report on Milton. A Florida Department of Environmental Protection post-storm report graded Barefoot Beach’s Gulf shoreline in its worst erosion class after both storms. Southport on the Bay faces the bay, not the Gulf beach, and we do not state damage to any building.

Evacuation, wind and the road out

The county’s evacuation layer puts every Southport on the Bay address in Zone A, the first zone ordered out. Barefoot Beach follows Collier County orders, not Lee County’s. There is one road out, Barefoot Beach Boulevard north to the gate at Bonita Beach Road, and no road south because the boulevard ends in the preserve at Wiggins Pass. The county’s own evacuation zone lookup and the state’s know your zone tool let a buyer test an address. The Florida Building Code contours in the county’s maps give an ultimate design wind speed of 161 mph for ordinary homes at Southport on the Bay, and 174 mph for Risk Category III buildings at the northeast corner, around the north ends of Southport Cv and Topanga Dr and San Mateo Dr.

Insurance, the discount and the 50 percent rule

Unincorporated Collier County holds a Community Rating System Class 5 rating, which gives a 25 percent discount on National Flood Insurance Program policies, though not on private flood policies; FloodSmart is the program’s consumer site. For wind, Florida Statute 627.351 sets Citizens Property Insurance eligibility. A new or enlarged structure seaward of the coastal construction control line or inside a Coastal Barrier Resources System unit is not eligible, and by our reading neither applies here, because no unit covers a Southport on the Bay home and the 1989 control line sits 49 to 704 meters seaward of the neighborhood. That geometry is our reading of the public map layers. Citizens also requires flood coverage on policies in a special flood hazard area.

The county’s Floodplain Management Ordinance 2019-01 applies a 50 percent rule: a repair or improvement that costs 50 percent or more of the structure’s market value triggers current elevation standards. The county’s freeboard is one foot above the base flood elevation, so an AE 10 address is built to 11 feet. County records list 82 elevation certificates on Southport on the Bay’s four streets, 35 on Southport Cv, 24 on Topanga Dr, 17 on San Mateo Dr and 6 on Malibu Cv. They count certificates, not homes.

Selling a flood-zone home in Southport on the Bay? A buyer will ask for the elevation certificate, and we can help you prepare. Start with a free home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Milestone Inspections and SIRS: Why Chapter 720 Southport on the Bay Is Different

Milestone inspections and structural integrity reserve studies do not apply to Southport on the Bay. Those requirements, in Florida Statute 553.899 and Florida Statute 718.112, apply to condominium and cooperative buildings, and Southport on the Bay is a homeowners’ association governed by chapter 720.

Data updated: October 2026

Why the distinction matters

Condominium buildings in Florida owe milestone inspections and reserve studies, and buyers of condominium units get them in the document package. A buyer in Southport on the Bay does not receive either, because the homes are detached and the owner owns the structure. The Florida Department of Business and Professional Regulation’s SIRS reporting page is for condominium and cooperative associations.

What a buyer should do instead

A single-family buyer should rely on a home inspection of the house, the roof, the wind-mitigation features and the dock, plus an elevation certificate. Condominium products elsewhere in Barefoot Beach, including the Cottages and the Barefoot Beach Club, are a different legal structure with different obligations.

Which Schools Serve Southport on the Bay? Check by Address

Southport on the Bay is zoned for Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School in Collier County Public Schools, according to the district’s attendance-zone locator. We checked 193 Topanga Dr and 58 Southport Cv on October 1, 2026, and both returned the same three schools.

Data updated: October 2026

The three zoned schools

The distances are our inference from a public routing service and do not include traffic. Other public sources give Aubrey Rogers High School a Veterans Memorial Boulevard address, so we use the district locator’s address and suggest that a family confirm the address before driving.

The mailing address does not decide the school

Bonita Springs is only the mailing city. Southport on the Bay is in unincorporated Collier County, so students attend Collier County Public Schools and not Lee County schools. Attendance zones change, and the district’s attendance-zone locator is the authority. State school grades change every summer, so we leave them out; the Florida Department of Education publishes them.

County Permits, Zoning and Coastal Rules in Southport on the Bay

Southport on the Bay is zoned as a planned unit development, Tract H of the Lely Barefoot Beach PUD, with a future land use of Urban Residential Subdistrict, and permits come from Collier County. Dock work is governed by the county land development code at section 5.03.06, and extensions beyond 20 feet go to the county Hearing Examiner.

Data updated: October 2026

Zoning and land use

Collier County’s zoning and PUD map layers place Southport on the Bay in the Lely Barefoot Beach PUD, with the Urban Residential Subdistrict as the future land use designation. The PUD document and its ordinance chain control height, density and uses, and the dock rules in the PUD allow individual or common docks in Tracts H and I. Whether the PUD or the covenants set stricter dock limits than the county code was not checked.

Where to search permits

The county’s permit portal is the place to check open permits on a property, and a historical permit review at purchase is a sound step. The Collier Clerk’s legal notices site lists Hearing Examiner petitions, and the county’s agenda portal holds staff reports. State coastal construction rules are administered by the Florida Department of Environmental Protection, which describes its coastal construction control line program. By our reading of the public map layers, Southport on the Bay sits landward of the 1989 line, outside that program’s jurisdiction.

Selling in Southport on the Bay? Open permits can affect a sale. A free home valuation from Jesse at (239) 898-6072 starts the checklist. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Daily Logistics: Gate, Trash, Mail, Utilities and Getting Around

Southport on the Bay sits behind a boulevard gate staffed around the clock by the Barefoot Beach Master Association, about 0.7 mile by road from Bonita Beach Road, our estimate measured from 200 Topanga Dr. Several daily services, including the water and sewer provider, gas, internet, trash days and the guest and vendor gate procedure, are not confirmed in the sources we could read.

Data updated: October 2026

The gate

The turnover agreement at OR 4519 PG 1839 has the Master Association staff the guardhouse around the clock. Guest pre-registration, vendor rules, staffing hours and resident decal rules for Southport on the Bay are not confirmed. Ask the manager for the current gate procedure, because it changes how contractors and showings work. Public visitors to the Barefoot Beach Preserve drive the same boulevard past the same gatehouse.

Trash, mail and utilities

Collier County runs residential solid-waste collection in unincorporated areas, with collection days set by address. We did not confirm the hauler or the days for Southport on the Bay. The mail delivery unit is not confirmed.

Water and sewer is not confirmed. The 1985 PUD ordinance placed the land within the Collier County Water-Sewer District’s service area and said customers would be customers of the County, but whether the county district is the provider today is not confirmed. Bonita Springs Utilities does not serve Collier County, so a Bonita Springs mailing address does not mean Bonita Springs utilities. Whether each home is on sewer or septic was not researched. Florida Power and Light’s tariff service list includes unincorporated Collier County, so FPL is the likely electric provider. Gas and internet are not confirmed, and a buyer should check the address-level providers directly.

Fire, police and emergency care

The county’s fire district layer assigns Barefoot Beach to the North Collier Fire Control and Rescue District, whose Station 43 is on Vanderbilt Drive, about 4.6 road miles from 200 Topanga Dr by our routing. Law enforcement is the Collier County Sheriff’s Office, with the district substation inferred. The nearest emergency room, NCH Emergency Department Bonita, is about 7.4 miles away, our estimate from 200 Topanga Dr.

Distances from 200 Topanga Dr

Every figure in the table is our inference from a public routing service, free-flow and without traffic. Winter traffic on Bonita Beach Road and US 41 will add time, and we did not measure it. No fixed transit route serves the gate, by our reading of the route maps we found.

Boating From Southport on the Bay: Docks, Depth, Bridges and the Run to Wiggins Pass

Boating is the reason most buyers choose Southport on the Bay. Many homes on the bay side have private docks and the Southport on the Bay Dock Owners’ Association handles docks and slips. The run south reaches Wiggins Pass with no bridge, and the run north passes under the fixed Bonita Beach Road bridge, charted at 12.8 feet.

Data updated: October 2026

Private docks and the Southport on the Bay Dock Owners’ Association

Individual lot docks are permitted in Tracts H and I of the PUD, which are Southport on the Bay and Bayfront Gardens, and a dock that protrudes more than 20 feet needs county approval. The Southport on the Bay Dock Owners’ Association is a separate Florida not-for-profit corporation incorporated December 14, 1994, self-managed, and the Restated Declaration leaves docks and slips to it. We could not confirm what the association owns, whether it keeps a common dock, what it charges or how a slip or dock right transfers on a sale. Those questions go in the buyer’s document request, and they matter, because a dock is often a large share of the value of a bayfront home.

The shoreline conservation easement and the no-seawall rule

Two rules shape every dock on Southport on the Bay. Section 19.2 of Ordinance 85-83 requires bayfront shorelines to stay in their existing state, so the PUD does not allow new seawalls on the bayfront shoreline. And the shoreline is subject to a recorded conservation easement at OR 1756 PG 1358. In the county case below, the lot’s mangrove shoreline sits in a platted conservation easement, which is why the dock walkway must cross it and the dock must sit waterward of the mangroves. A county staff report describes the shoreline at that Topanga Dr lot as “a natural mangrove rip-rap bank that is located within a platted conservation easement” that cannot be impacted by anything other than a 4-foot-wide access walkway. Exactly which lots carry the easement and how deep it runs is a survey question.

What the county dock code says (LDC 5.03.06)

Collier County’s Land Development Code section 5.03.06 sets the dock rules. On a waterway 100 feet or wider, the dock and the moored boat together may not protrude more than 20 feet. On a narrower waterway the limit is 25 percent of the width or 20 feet, whichever is less. Side setbacks are 15 feet for a lot with 60 feet or more of water frontage and 7.5 feet for a narrower lot. A boathouse goes to the Hearing Examiner and must be open on all four sides with a 15-foot height limit. A boat-lift canopy may be no more than 35 feet long and 12 feet high, and a lot on a bay may have up to two. A multi-slip facility of 10 or more slips is reviewed against the county Manatee Protection Plan.

A dock that needs to go beyond the 20-foot limit asks for a dock extension from the Hearing Examiner, which must find at least four of five primary criteria and four of six secondary criteria met. The code’s own guidance is that typical single-family use is no more than two slips. Whether the PUD document or the Southport on the Bay covenants set stricter limits than the county code was not checked.

A 2025 Hearing Examiner case at 185 Topanga Dr

The best local example is a petition at 185 Topanga Dr, BD-PL20240007420, heard by the Collier County Hearing Examiner on March 13, 2025, with a legal notice on the Clerk’s site. The petition asked for a 32.25-foot extension over the 20-foot limit, for a total protrusion of 52.25 feet into a waterway about 209 feet wide, to build a two-slip dock with a lift for a 28-foot boat and a lift for a 35-foot boat, plus a third lift decked over for two personal watercraft. The lot is Lot 90 of Southport on the Bay Unit One, 0.43 acre, in Tract H.

Several facts from the staff report matter to any Southport on the Bay boater. The dock must cross a 20-foot conservation easement, and the Conservancy of Southwest Florida provided a letter of no objection. The shoreline is natural mangrove inside that easement, and the staff found there was not enough water depth at low tide for the vessels without the extension. The staff described the lot as near the terminus end of the bay, at the widest portion of that section of the waterway, with little navigation other than for neighbors. No seagrass beds were found within 200 feet. The county’s Manatee Protection Plan does not apply to single-family docks outside Port of the Islands.

Staff recommended approval with two conditions: a supplemental native planting plan inside the easement before the building permit, and no certificate of completion for the dock until the house has a certificate of occupancy. Staff found all five primary criteria and four of the six secondary criteria met. One secondary criterion was not met, because the 63 feet of primary vessels plus 12 feet for a personal watercraft is 75 feet, or 54.9 percent of the 136.62 feet of frontage, above the 50 percent guideline, and the applicant’s agent disagreed about counting the watercraft. One criterion was not applicable. The proposed protrusion is 52.25 divided by 209, or 25 percent of the waterway. We did not find the Hearing Examiner’s decision or its decision number, so we do not say how the petition ended.

How deep is the water behind a Southport on the Bay home?

No published survey gives channel depth for the whole waterway. Two data points exist. The staff report for 185 Topanga Dr states there was insufficient water depth at mean low tide for the proposed vessels without the extension. A letter from a neighboring association in the county file reports a depth-finder reading of 5 feet at high tide and 3.5 feet at low tide in the dead-end waterway north of Topanga Dr on March 1, 2025, and calls the area uncharted. That is a resident’s observation, not a survey. A buyer with a deep-draft boat should have a depth survey at the specific dock before relying on either number.

South to Wiggins Pass: a run with no bridges

The route south from Southport on the Bay runs through Little Hickory Bay and then the waterway that extends south to Wiggins Pass behind the preserve, and NOAA’s electronic chart shows no bridge between the Bonita Beach Road bridge and Wiggins Pass. NOAA’s Coast Pilot 5 says Wiggins Pass is subject to frequent changes, that it is used by small craft entering the Cocohatchee River and the lagoons, and that a private light marks the approach and private daybeacons mark the channel inside. Current channel conditions and shoaling are not confirmed, and a boater should check the pass with local knowledge before each trip.

North under the Bonita Beach Road bridge

The route north from Southport on the Bay passes under the fixed Bonita Beach Road bridge. NOAA’s electronic navigational chart bridge layer lists 3.9 meters, or 12.8 feet, of vertical clearance and 5.4 meters, or 17.7 feet, of horizontal clearance, with source dates in February 2016, so verify on the water. Farther north, Coast Pilot 5 gives the fixed bridge between Big Hickory Island and Little Hickory Island a 40-foot horizontal and 10-foot vertical clearance, and the New Pass bridge 30 feet, and reports severe shoaling in New Pass in 2016. A boat with a tower or antenna taller than about 12 feet therefore goes south, through Wiggins Pass. That is our inference from the charted clearances.

Manatee zones and speed rules

The Florida Fish and Wildlife Conservation Commission’s Collier County manatee zones are in rule 68C-22.023, at flrules.org, with the zone map. Wiggins Pass, Wiggins Bay, Water Turkey Bay and Vanderbilt Lagoon are slow speed all year, and the Cocohatchee River is 20 mph all year from the south end of Wiggins Bay to the US 41 bridge. Little Hickory Bay lies mostly in Lee County under Lee’s rule, which we did not research, so the speed rule for that stretch is not confirmed. The zone boundaries are legal descriptions and the rule is the authority.

Fuel, launches and marinas nearby

NOAA’s Coast Pilot 5 notes several marinas on the north side of the Cocohatchee River near its mouth that provide gasoline, diesel fuel, water, ice, dry storage and repairs. That text is dated, and fuel availability changes, so treat it as background and check current hours before a trip.

A boater’s checklist before you buy

Our advice, not a recorded fact: get a depth survey at the dock, ask for the dock’s permit and as-built drawings, read the dock owners’ association documents, confirm where the conservation easement line falls on the lot, measure the tallest point of your boat against the 12.8-foot charted bridge clearance, and ask your insurer about named-storm rules for a dock and lifts.

Selling a Southport on the Bay home with a dock? Buyers will ask about the dock’s permits and depth, and we help prepare that package. Start with a free home valuation or call Jesse at (239) 898-6072. Buying a boating home? Call Marc at (239) 287-5873 and see our buyer page.

Southport on the Bay vs Bayfront Gardens: Which Barefoot Beach Bay Neighborhood Fits?

Southport on the Bay and Bayfront Gardens are the two bay-side single-family neighborhoods inside the Barefoot Beach gate. Southport on the Bay is larger, with 100 improved homes, a dock owners’ association and a 60-day minimum lease. Bayfront Gardens has 27 homes, a recorded sales range of $3,026,000 to $6,650,000 on far fewer sales and, by our reading of the public map layers, one flood zone and elevation, AE 10, on every parcel.

Data updated: October 2026

The decision table

The differences in the last four rows are arithmetic on the county’s own files: $3,108,994 minus $2,603,340 is $505,654, and $24,822 minus $19,827 is $4,995. The homestead shares are 61.0 percent and 51.9 percent. Bayfront Gardens had 4 not-qualified deeds over $100,000 in the 60 months, and Southport on the Bay had 8, so neither median is built on all recorded deeds.

Choose Southport on the Bay if

You want the most choice inside the gate on the bay, a documented dock owners’ association, newer construction, and the highest allowed house height. You rent a home for the season and a 60-day minimum suits your plans. You want a buyer pool and resale record deep enough to price from several recent sales, such as the 14 in the last 24 months.

Choose Bayfront Gardens if

You prefer a smaller enclave of 27 homes, you want the simpler Zone AE 10 flood picture on every parcel, and a higher recorded price level matters more to you than a deep sales record. Read our Bayfront Gardens page before you decide, and ask both associations for their leasing clauses and dock rules.

Other neighbors worth a comparison

If you want the Gulf instead of the bay, the Cottages at Barefoot Beach, the Barefoot Beach Club and the Villas at Barefoot Beach are condominium or attached products with different fee layers and different flood zones. Barefoot Bay is a nine-home court entered from Bonita Beach Road, outside the gate.

Selling in Southport on the Bay? A free home valuation starts at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read our buyer page.

Pros and Cons of Owning in Southport on the Bay

Owning in Southport on the Bay gives a buyer a boating neighborhood with private docks, a deep recorded sales history and a staffed gate. It also brings Zone AE flood construction, assessments that are not published, a county approval process for dock work and a lease rule that rules out short stays.

Data updated: October 2026

Pros

• Private docks on the bay and a dock owners’ association, with a run south to Wiggins Pass that has no bridge.
• The most homes of any single-family neighborhood in Barefoot Beach, so more resales and more comparables, 14 qualified sales in 24 months.
• Newer homes: 47 of 100 carry a roll year built of 2016 or later.
• A boulevard gate staffed around the clock by the Master Association.
• A recorded 60-day minimum lease that keeps the neighborhood residential.
• Covenants revived under Florida law in 2021, so the declaration is current.

Cons

• Every tested address is in a Special Flood Hazard Area and in Evacuation Zone A, and there is one road out.
• No dollar assessment is published, so a buyer must request the estoppel certificate and budget.
• Dock extensions beyond 20 feet need a Hearing Examiner decision, and the water behind some lots is shallow at low tide.
• No short-term rentals, because the minimum lease is 60 days and leases are capped at three a year.
• Amenities for Southport on the Bay itself were not found beyond docks, so a buyer who wants a pool or clubhouse relies on The Club at Barefoot Beach, which has its own membership.
• A median recorded price of $3,850,000 over 60 months means a high entry point.

How We Researched Southport on the Bay, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 112 Southport on the Bay parcels on the county roll, every one of the 29 qualified sales in the county’s 60-month record and every recorded instrument we cite, and we queried FEMA, Collier County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the county parcel file for all four plats and counted homes, lots, build years and base areas by hand from the roll. We read the county’s recorded-sales file, dated August 29, 2026, and kept its windows and qualification flags intact. We read the recorded rules, the Restated Declaration, the Certificate of Revitalization, the master bylaws and the turnover agreement at the Collier Clerk, and the Hearing Examiner staff report for 185 Topanga Dr in full. We queried FEMA’s flood hazard layer and the county’s evacuation and zoning layers on October 1, 2026.

What we found that surprised us

Four things stood out. The three public counts of the neighborhood, 112 parcels, 104 doors and 77 units, do not agree and each counts something different. The county’s qualified record contains no sale at all in calendar 2023. The recorded rules set a 60-day minimum lease, longer than the 30-day minimums at the Villas, the Club condominiums, Bayside and Barefoot Bay. And the neighborhood revived its covenants in 2021, which is unusual and which we explain above. We print each of these with its source.

What we could not get

We pulled the Southwest Florida MLS on October 3, 2026, and every MLS figure on this page carries that date. We could not find a published assessment, a budget, a manager’s contact page or the Hearing Examiner’s decision on the 185 Topanga Dr petition. We list these gaps again, in one place, at the end of the page.

Thinking of Selling Your Southport on the Bay Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Southport on the Bay listing agent, or thinking, “I need someone to sell my Southport on the Bay home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Southport on the Bay listing the way a buyer’s advisor will read it: documents first, flood facts disclosed and price tied to the county record. Our guide to selling a home in Southport on the Bay at Barefoot Beach has the recorded sales, the costs and the documents, and our Southport on the Bay at Barefoot Beach 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 Southport on the Bay 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 Southport on the Bay sold-listing stats

The Southwest Florida MLS, pulled October 3, 2026, shows 10 Southport on the Bay closings in the 12 months to that date, for $37,710,000 in dollar volume. Median days on market was 158.5, and the median sale-to-list ratio was 93.3% of the final list price. Collier County’s qualified record shows 29 Southport on the Bay sales in 60 months with a median of $3,850,000, and 6 in the last 12 months, and the two sources count differently. Small samples like this are why each comparable matters.

Why selling in Southport on the Bay is different

A Southport on the Bay sale is a documents sale, and a dock sale. A buyer’s attorney and lender will ask for the estoppel certificate, the budget and the rules, and a boater will ask for the dock’s permits, depth and association documents. A home that arrives with its elevation certificate, dock permit history and rules package in order sells on its merits. We request the estoppel certificate under Florida Statute 720.30851 before we list.

The 60-day minimum lease narrows the investor pool, so the likely buyer is an owner-user or a seasonal-lease buyer, and we price for that. Price follows the street, the build year and the dock: the 2026 just values in the roll run from $1,108,598 to $8,118,752, and 16 of the last 29 sales were of homes dated 2016 or later, so a blended average is useless to a seller. We price from the nearest like home in the county record.

What Is Your Southport on the Bay Home Worth? Get a Free Valuation in 60 Seconds

Request your free Southport on the Bay home valuation and we will come back with the nearest comparable recorded sales, the build-year and dock adjustments, and any 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 in Southport on the Bay.

Southport on the Bay seller mini-FAQ

Six questions Southport on the Bay owners ask us before they list.

How much is my Southport on the Bay home worth?

It depends on the street, the build year, the dock and the condition, and the county record shows a wide range: qualified sales from $2,175,000 to $7,000,000 over 24 months, with a median of $3,737,500. We use the nearest like home, not the median. A free valuation from our team gives you the comparables and adjustments.

What do I owe the association when I sell?

You owe unpaid assessments through closing, and the estoppel certificate states the amount. Under Florida Statute 720.30851 the association must issue it within 10 business days and may charge a capped fee. The certificate also shows any special assessment and the amount paid through.

Does the 60-day lease rule hurt my sale price?

We cannot promise either way, and we do not have MLS data to measure it. The rule limits investor buyers who want short stays, and it helps buyers who want a quieter neighborhood. A seller who can show the rules in writing removes uncertainty for every buyer.

Which documents do I give a Southport on the Bay buyer?

A seller who is not the developer must present the disclosure summary before the contract under Florida Statute 720.401, and only a buyer who was not given it before signing may cancel, within 3 days after receiving it or before closing, whichever occurs first. We also assemble the rules, the Restated Declaration, the estoppel certificate and the dock documents.

Does my dock or lift change the price?

Yes, but we have no MLS split to show how much, and the county’s qualified record is too thin to separate homes with and without docks. Buyers in this neighborhood expect a permitted dock with a clear depth and association history, and a missing document can slow a sale.

How do I start?

Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. We will ask for your address, then pull the nearest comparables and request the document package before you decide on price.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Southport on the Bay homes and other Barefoot Beach properties. 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

About our team

Meet Jesse McGreevy and Marc Comisar, and 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. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions, Buyer Edition

These are the questions Southport on the Bay 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 in Southport on the Bay?

Collier County’s qualified record shows 14 Southport on the Bay sales in the last 24 months, with a median of $3,737,500 and a range of $2,175,000 to $7,000,000. The 60-month median is $3,850,000 on 29 sales. The county’s 2026 median just value is $2,603,340. The Southwest Florida MLS, pulled October 3, 2026, shows 10 closings in the 12 months to that date at a median sold price of $3,725,000, from $2,600,000 to $6,250,000, and eight homes listed for sale from $1,995,000 to $4,350,000. The two sources count differently.

What are the association dues in Southport on the Bay and what do they cover?

Southport on the Bay’s association dues are not published in any recorded document we read, so we do not state a number. The Restated Declaration says association expenses include Master Association amounts. The estoppel certificate under Florida Statute 720.30851, the budget and the rules are the routes to the real figure.

Are rentals allowed in Southport on the Bay, and what is the minimum rental period?

Rentals are allowed in Southport on the Bay with limits. The 2019 recorded rules at OR 5640 PG 3564 set a 60-day minimum lease and no more than three leases per calendar year, with a copy of each lease to the board 10 days before possession. Nightly and weekly rentals are not permitted by those rules.

Are pets allowed in Southport on the Bay?

Pets are allowed in Southport on the Bay, because the Restated Declaration permits dogs and cats. We did not find a numeric limit, a weight cap or a leash rule in the documents we read, so a buyer with several animals or a large dog should confirm in the full rules. The Barefoot Beach Preserve does not allow dogs.

What flood zone and base flood elevation apply to homes in Southport on the Bay, and where do I find an elevation certificate?

Homes in Southport on the Bay sit in FEMA Zone AE with a base flood elevation of 10 or 11 feet NAVD88, tested at eleven addresses, on FIRM panel 12021C0179J. Flood is per address, never one zone. The county lists 82 elevation certificates on the four streets, and the seller or a Florida licensed surveyor can supply the one for a given home.

What flood and wind insurance do owners in Southport on the Bay carry, and what does it cost?

We found no published premium for Southport on the Bay and do not estimate one. Unincorporated Collier County holds a Community Rating System Class 5 rating, a 25 percent discount on National Flood Insurance Program policies. Florida Statute 627.351 governs Citizens Property Insurance, including flood-coverage requirements in special flood hazard areas. Ask an insurer for a quote by address.

How did Southport on the Bay fare in Hurricane Ian, Helene and Milton, including storm surge?

Southport on the Bay lies between Bonita Beach and North Naples, two of the places where the National Hurricane Center reported Ian inundation of 8 to 12 feet above ground. The U.S. Geological Survey measured 11.76 feet NAVD88 inside the gates, about 100 meters from 193 Topanga Dr. We do not state damage to any building.

What does the FEMA 50 percent substantial damage rule mean for a home in Southport on the Bay?

The 50 percent rule means a repair, addition or improvement costing 50 percent or more of a structure’s market value must bring the whole structure up to current flood standards. Collier County applies it under Floodplain Management Ordinance 2019-01. For a Southport on the Bay home, current standards mean the county’s elevation of one foot above the base flood elevation.

Does Southport on the Bay have a special assessment or a capital project coming?

We found no special assessment and no capital project in the recorded documents for Southport on the Bay, but we also found no budget, so the absence is not proof. The estoppel certificate lists any special assessment scheduled to become due, and the disclosure summary under Florida Statute 720.401 has a line for it.

What are the seawall, dock and boat lift rules and conditions in Southport on the Bay?

The PUD does not allow new seawalls on the bayfront shoreline, because Ordinance 85-83 section 19.2 keeps bayfront shorelines in their existing state. County code section 5.03.06 limits a dock and boat together to 20 feet of protrusion on a waterway of 100 feet or more, with a Hearing Examiner extension process, and the Dock Owners’ Association handles docks and slips.

How deep is the water behind homes in Southport on the Bay, and what boat can I keep there?

No published survey gives the depth for the whole Southport on the Bay waterway. A resident letter in a 2025 county file reported 5 feet at high tide and 3.5 feet at low tide north of Topanga Dr, and county staff found shallow low-tide water at 185 Topanga Dr. A depth survey at the specific dock should decide the boat.

How long does it take to get from Southport on the Bay to open Gulf water by boat?

We could not confirm a run time from Southport on the Bay to open Gulf water, so we do not publish one. The route south passes through Little Hickory Bay and the waterway to Wiggins Pass with no bridge, and NOAA says Wiggins Pass is subject to frequent changes. Ask a local captain about speed zones and current conditions.

Is Southport on the Bay gated, and how do guests and contractors get in?

Southport on the Bay sits behind the Barefoot Beach Boulevard gate, which the Master Association staffs around the clock under the turnover agreement at OR 4519 PG 1839. The guest pre-registration, vendor and contractor procedures are not confirmed in any source we could read, so ask the manager for the current rules before scheduling work or showings.

How far is Southport on the Bay from the beach, and is the beach private?

Southport on the Bay faces the bay, not the Gulf, and we have not measured a walking distance to the beach. The Barefoot Beach Preserve is a county park open to the public, reached on the same boulevard, and the county’s public beach access sits at the north end. A buyer who wants a beach walk should drive it first.

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

We found no recorded document that requires Southport on the Bay owners to join The Club at Barefoot Beach, so membership appears to be optional, but we did not confirm the terms or any fee. An applicant statement in a 2025 county letter says about half the club’s members live outside the PUD. Ask the club for its membership rules in writing.

What architectural review and rebuild rules apply in Southport on the Bay?

The architectural review process for Southport on the Bay is not confirmed in the sources we could read. The Restated Declaration sets a 2,500 square foot under-air minimum with a two-car garage, and the PUD allows four habitable floors over parking. A rebuild after damage also meets the county’s 50 percent rule and current flood elevation. Ask the manager for the guidelines.

What lot sizes, setbacks and building height limits apply in Southport on the Bay?

Southport on the Bay’s PUD allows four habitable floors over one parking level. Lot sizes vary, and the only lot size we confirmed is 0.43 acre for Lot 90 on Topanga Dr. Setbacks for the main house are not confirmed. Dock side setbacks under county code are 15 feet for lots with 60 feet or more of water frontage and 7.5 feet otherwise.

Are the homes in Southport on the Bay on sewer or septic, and who provides utilities?

The water and sewer provider for Southport on the Bay is not confirmed, and whether each home is on sewer or septic was not researched. The 1985 PUD ordinance placed the land in the Collier County Water-Sewer District’s area, but we could not verify that as today’s provider. Florida Power and Light likely supplies electricity. Check a seller’s utility bill.

Is Southport on the Bay in Naples or Bonita Springs, and which county taxes apply?

Southport on the Bay is in unincorporated Collier County, ZIP 34134, with a Bonita Springs mailing address, not inside the City of Bonita Springs or the City of Naples. Collier County taxes apply, with a 2026 preliminary millage of 9.4020 mills and no municipal levy. Commission District 2 and Collier County Public Schools apply.

What are the annual property taxes in Southport on the Bay?

The median 2026 preliminary tax bill on Southport on the Bay’s 100 improved homes is $19,827, with a range of $3,067 to $74,828. The median is $16,255 for homestead homes and $25,246 for others. The millage is 9.4020 mills. A buyer’s own bill depends on the purchase-year assessment and exemptions, so use the county’s estimate.

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

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. The contract controls, so a buyer should confirm the terms in the purchase agreement before signing. The seller customarily pays documentary stamp tax on the deed, which is $0.70 per $100 of price under Florida Statute 201.02.

Is Southport Cove the same as Southport on the Bay?

Southport Cove is the street Southport Cv inside Southport on the Bay, plus, by our inference, an MLS sub-name for homes there. It is not a plat or an association, and the 43 parcels on Southport Cv sit across all four plats. The street’s 60-month median is $3,812,500 against $3,850,000 for the rest of Southport on the Bay.

What is the price per square foot in Southport on the Bay, and how has it moved?

The median recorded price per square foot of the county’s base area is $1,312 over the last 24 months and $1,349 over 60 months, but it is unreliable here. The roll’s base area belongs to today’s building, so a sale of an older house later rebuilt shows a distorted figure, with individual sales ranging from $676 to $2,714 across the 29 sales in 60 months.

Does the Coastal Barrier Resources System affect federal flood insurance for homes in Southport on the Bay?

The Coastal Barrier Resources System does not affect federal flood insurance for any Southport on the Bay home, because no Coastal Barrier Resources System unit covers any home. The nearest units are one in Lee County waters to the north and the Wiggins Pass unit in the preserve to the south. Federal flood insurance remains available.

Which public school zone serves Southport on the Bay?

Southport on the Bay is zoned for Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School in Collier County Public Schools. We checked 193 Topanga Dr and 58 Southport Cv on October 1, 2026, and the district’s locator returned the same three schools for both. Zones can change, so verify by address.

How many homes are for sale in Southport on the Bay right now, and how fast do they sell?

The current number of Southport on the Bay homes for sale and the days on market are Southwest Florida MLS figures. The MLS showed eight homes for sale and none pending on October 3, 2026, with list prices from $1,995,000 to $4,350,000, which is 9.6 months of supply. The 10 closings in the 12 months to that date took a median of 158.5 days on market. The county record shows 6 qualified sales in the last 12 months, and the two sources count differently. Call Marc at (239) 287-5873 for current listings.

Which agent knows Southport on the Bay best for buyers?

McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012, tracked every Southport on the Bay sale in the county’s qualified record for this page. We also read the recorded rules, the Certificate of Revitalization and the county’s dock case. Call Marc at (239) 287-5873 or visit our buyer page.

Is Southport on the Bay double gated, and who maintains the gates and roads?

We found no second gate inside Southport on the Bay. The boulevard gate is staffed by the Master Association, which owns the roughly 1.8-mile boulevard and keeps its speed humps under the master bylaws and turnover agreement. Who maintains Southport’s own streets is not confirmed, and a buyer should ask for the road responsibility in writing.

Does Southport on the Bay have its own boating club or dock amenities?

Southport on the Bay has a dock owners’ association but no boating club that we could find. The association, a self-managed Florida not-for-profit incorporated in 1994, handles docks and slips. The separate Barefoot Boat Club is a boat-storage condominium on Bonita Beach Road, outside the PUD and the gate, and is not part of Southport on the Bay.

How many homes are in Southport on the Bay?

Southport on the Bay has 100 improved homes on 112 county parcels and 106 platted lots, and the master bylaws count 104 doors. The 1985 PUD allocated 77 units to Tract H. Each count measures something different, so we publish all three with their sources. A buyer should ask the manager how the association counts its members.

Frequently Asked Questions, Seller Edition

What is my Southport on the Bay home worth today?

The county’s qualified record shows 14 Southport on the Bay sales in 24 months, from $2,175,000 to $7,000,000, with a median of $3,737,500. Your home sits somewhere in that range depending on street, plat, build year and dock. Request a free home valuation for a figure tied to your address.

When is the best time of year to sell in Southport on the Bay?

Of the 14 qualified sales in the last 24 months, 7 recorded in January through April, 6 in May through September and 1 in October through December. That is a recorded-date pattern, not proof of seasonality. A home ready in winter meets seasonal owners in town, but a well-documented listing can sell in any month.

How long will it take to sell my Southport on the Bay home?

The Southwest Florida MLS, pulled October 3, 2026, shows a median of 158.5 days on market for the 10 Southport on the Bay closings in the 12 months to that date, from 49 days to 371 days. The county file records only deed dates. We pull the days-on-market figure for comparable homes into your listing plan before you choose a price.

Should I get a pre-listing inspection and an elevation certificate?

Yes, both help. A buyer’s lender and insurer will ask for the elevation certificate, so having a current one ready avoids a delay at the worst moment. A pre-listing inspection shows roof, systems and dock condition before a buyer’s inspector does, and lets you fix or price the findings on your terms.

How does the condition of my dock affect a sale?

A boater buying in Southport on the Bay reads the dock as closely as the house. Pilings, decking, lift, power and water, and the permit history all matter, and so does depth at low tide. A dock with its permit paperwork and a recent condition report removes a common negotiating point from the contract.

Do my roof and wind-mitigation report matter to buyers?

They matter for insurance. A buyer’s carrier prices wind coverage from roof age, shape and opening protection, and Florida lets insurers credit documented wind features under Florida Statute 627.0629. A current wind-mitigation inspection and roof record let your buyer get a quote before the inspection period ends.

How should I answer buyers’ flood questions?

Answer with documents, not adjectives. The county map layers place Southport on the Bay in FEMA zone AE with base flood elevations of 10 to 11 feet, but each lot differs. Hand the buyer your elevation certificate, flood-insurance history and any claim record, and explain what changed after Hurricane Ian.

Do I have to disclose Hurricane Ian repairs and open permits?

Disclose what you know. Florida law requires a seller to reveal known facts that materially affect value and that a buyer cannot readily see, and storm damage, repairs and permits qualify. Open or unclosed permits can also delay a buyer’s closing, so we check the county permit record for your address before we list.

Is my home worth more as a house or as a teardown lot?

Both can be true on the same street. The county roll dates 47 of 100 improved homes to 2016 or later, which we read, as an inference and not from permits, as common new construction here, and a buyer for an older home may price the land first. We compare your home with both the rebuilt and the original homes that sold nearby.

What do sellers pay at closing in Collier County?

Sellers customarily pay the real estate commission, Florida documentary stamp tax on the deed, the outstanding mortgage payoff, prorated association dues and their own legal fees. The owner’s title policy is not a seller cost in Collier County, because the buyer customarily pays it. Our closing-cost table above shows each item and its source.

Who pays for the owner’s title insurance in Collier County?

The buyer customarily pays the owner’s title policy in Collier County, so it is not a seller cost. Because Southport on the Bay is in unincorporated Collier County, you should expect the buyer’s side to order and pay for it.

How much is the Florida documentary stamp tax on my sale?

Florida’s deed tax is $0.70 per $100 of consideration under Florida Statute 201.02, and sellers customarily pay it. On the $3,737,500 median that works out to $26,162.50. Your closing statement will show the exact figure from your recorded price, so use this only as a planning number.

Will I owe capital gains tax if I sell?

It depends on your basis, your holding period and whether the home was your primary residence. Federal law allows an exclusion of up to $250,000, or $500,000 for joint filers, on a qualifying primary residence. Florida has no state personal income tax. Ask a tax professional before you set your price.

How should we price a Southport on the Bay home?

Price from the recorded comparables on your street first, then adjust for build year, elevation, dock and view. The qualified record shows $2,175,000 for a 2000-built home on San Mateo Dr and $7,000,000 for a 2022-built home on Malibu Cv. Overpricing in a market this thin tends to cost more time than it gains.

Should I renovate before selling or sell as is?

Renovate only where a buyer will clearly pay for it. Roof, dock and mechanical items often return more through a smoother inspection than cosmetic updates do. The record shows buyers paying $2,800,000 for a 2022-built home on Topanga Dr, so a finished home sets a bar. We run the numbers on each project before you spend.

Does staging, photography and a drone help in this neighborhood?

Yes, because the water is the product. Twilight photography, drone views of the canal and bay and a clear photo of the dock show a buyer what the lot offers before a showing. Staging matters most in the living areas that face the water. We prepare every Southport on the Bay listing with a media plan.

How do you market a home inside a gated community?

Buyers cannot drive past a sign, so marketing does the work. We list on the Southwest Florida MLS, which feeds the major portals, and we promote through our own site and network. Showings are scheduled through the Barefoot Beach Boulevard gatehouse, and we confirm each guest’s access beforehand so buyers arrive without delay.

Does selling my home affect Club membership or my dock rights?

Membership in The Club at Barefoot Beach is separate from your deed, and we found no rule that makes it mandatory for Southport on the Bay owners. Dock and slip arrangements run through the dock owners’ association. Confirm with each body what transfers, what fees apply and what notice they require before you list.

Do the rental rules shrink my pool of buyers?

They shape it. Southport on the Bay requires a 60-day minimum lease and allows three leases a year, which rules out short vacation rentals but suits seasonal tenants. A buyer who wants nightly rental income will look elsewhere, and a buyer who wants a quiet, owner-occupied street will see the rule as a feature.

What must I give the buyer under Florida’s association disclosure rules?

Under Florida Statute 720.401, a seller who is not the developer must present the buyer with a disclosure summary before the contract is signed, and the buyer may cancel within 3 days after receiving it, or before closing if that comes first, when it arrives late. The buyer will also want the governing documents, the estoppel certificate, the budget and the rules. We gather the whole package before we list.

How do I choose the best listing agent for my Southport on the Bay home?

Look for local record knowledge, a documents-first process and proof of results. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and we have read the Southport on the Bay deeds, plats and dock case file. Meet Jesse or meet Marc.

What does it cost to list with McGreevy and Comisar?

We do not publish a commission figure for Southport on the Bay, and the Southwest Florida MLS pull of October 3, 2026 carries sale prices, list prices and days on market, not commission terms. Commission is negotiable by law. Call Jesse at (239) 898-6072 for a written proposal.

How many Southport on the Bay homes sold last year?

The county’s qualified record shows 6 sales in the 12 months since October 2025, from $2,800,000 to $6,000,000. The 24-month window holds 14. County dates can lag closings. The Southwest Florida MLS, pulled October 3, 2026, shows 10 closings in the 12 months to that date, from $2,600,000 to $6,250,000, and 19 in the last 24 months. The two sources count differently.

Should I sell now or wait?

We cannot predict prices, and no source we found does. What we can say is that six qualified sales in 12 months on 100 homes is a thin market, so each listing is read closely. If your reasons to sell are personal or financial, a well-prepared listing now beats waiting for a better headline.

Can I sell to an out-of-state buyer who has never seen the home?

Yes. Cash and financed buyers can close remotely with a power of attorney or mobile notary. We offer live video tours, deliver documents electronically and coordinate gate access for inspectors and appraisers, so a buyer in another state can complete the purchase without flying in.

Are cash buyers common in Southport on the Bay?

We cannot say from the public record. The county deed file shows prices and dates but not the form of financing, and the Southwest Florida MLS pull of October 3, 2026 carries prices, dates and days on market, not how a buyer paid. Financing terms are read listing by listing when we prepare a valuation.

How are association dues prorated when I sell?

Dues are prorated to the closing date in the contract, and the estoppel certificate states what you owe, including any unpaid assessment. Because Southport on the Bay sits under a master association and a neighborhood association, ask for both statements. We confirm each figure with the manager before we send the package to the buyer’s attorney.

How does my price compare with a Southport Cove home?

Southport Cv sales are mixed into the 14 qualified sales in 24 months, and the Cove homes in that window run from $2,350,000 to $4,600,000. Because the Cove sits inside the same gate and association, we price it as part of this neighborhood, then adjust by lot, dock and build year.

Does the revitalized declaration change what I sell?

It changes what the buyer reads. The Restated Declaration was revived under Florida’s revitalization process in Part III of chapter 720, and a buyer’s attorney will want the 2021 certificate and the current rules. Hand over the recorded documents with your listing so the buyer sees a clean chain from the start.

What do I say about the three home counts in my listing?

Use the number you can support and name its source. The county roll shows 100 improved homes on 112 parcels, the plats show 106 lots and the master bylaws count 104 doors. We write the listing description from the county roll and keep the other two counts in the documents we provide.

What does the dock owners’ association mean for my sale?

The dock owners’ association is a self-managed Florida not-for-profit incorporated in 1994 that handles docks and slips separately from the neighborhood association. A buyer needs to know whether your slip transfers, what the association charges and whether any rules limit boat size. We ask for that statement before listing.

Does the conservation easement affect my lot?

It can, depending on where your lot sits. The shoreline conservation easement is recorded at OR 1756 PG 1358, and the county’s dock case also involved a platted conservation easement on one lot. Ask your title company to confirm which easements touch your parcel, and disclose them to buyers early.

What We Could Not Verify

This list gathers every place where this page says a fact is not available. Each item names the document or route that would settle it.

• Southwest Florida MLS figures. The MLS pull of October 3, 2026 shows 10 closings in the 12 months to that date at a median of $3,725,000, a median of 158.5 days on market, a median sale-to-list ratio of 93.3% of the final list price, eight active listings and 9.6 months of supply. The pull records the final list price only, so price changes, docks and condition still need a listing-by-listing read, which we do when we prepare a valuation or an offer.
• Association dues and assessments. Not published. Route: the estoppel certificate, budget and rules from the association manager.
• Special assessments or capital projects. None found in recorded documents. Route: the estoppel certificate.
• Dock association dues, assets and slip transfer terms. Not published. Route: the Dock Owners’ Association.
• Who maintains Southport’s own streets. Not confirmed. Route: the manager, in writing.
• Gate guest, vendor and decal procedures. Not confirmed. Route: the Master Association.
• Water and sewer provider, and sewer or septic by address. Not confirmed. Route: a seller’s utility bill and Collier County Utilities.
• Trash hauler, collection days and mail delivery unit. Not confirmed. Route: the county solid-waste office and the post office.
• Architectural review process and fees. Not confirmed. Route: the association’s guidelines.
• Pet numbers, weight and leash limits. Not in the rules we read. Route: the full rules.
• Club membership terms for Southport on the Bay owners. Not confirmed. Route: The Club at Barefoot Beach, in writing.
• Insurance premiums. Not published. Route: an insurance agent’s quote for the address.
• Limit of Moderate Wave Action at each address. Our reading of the public map layers only. Route: the printed FIRM panel and an elevation certificate.
• School grades and some school addresses. Left out. Route: the district locator and the state school report.
• Public park specifics at Cocohatchee River Park. Not confirmed. Route: Collier County Parks and Recreation.
• Reviews from Barefoot Beach clients. None quoted. Route: our Google reviews.

Sources and Authoritative References

Every link below returned a working page when we checked on October 1, 2026. We list recorded documents first.

Recorded documents and county records

1. Restated Declaration, OR 2594 PG 259: Southport on the Bay Restated Declaration, recorded September 22, 1999.
2. Amended and Restated Rules, OR 5640 PG 3564: The 2019 rules on leasing.
3. Certificate of Revitalization, OR 6052 PG 1658: The 2021 certificate that revived the covenants.
4. Master Association Amended and Restated Bylaws, OR 4675 PG 2424: Member entities, door counts and the boulevard.
5. Turnover Agreement, OR 4519 PG 1839: Property owners’ association to Master Association: boulevard and guardhouse.
6. State and Lely Easement Agreement, OR 1376 PG 279: The state easement over the boulevard corridor.
7. Collier Clerk official records search: Find any recorded document by party, book and page.
8. Collier Clerk case search: Court case lookup used to test for recorded litigation.
9. Collier County Property Appraiser: Parcel roll, year built, just value and tax data.
10. 2024 Collier taxing authority code descriptions: Millage by taxing code for 2024.

Zoning, ordinances and the county dock case

11. Hearing Examiner notices, Collier Clerk: Index of Hearing Examiner hearing notices.
12. Notice, 185 Topanga Dr, BD-PL20240007420: Hearing notice for the boat dock extension case.
13. County staff report, March 13, 2025 hearing: Staff findings in the Topanga Dr dock case.
14. Collier County meeting portal: County agendas and attachments.
15. Land Development Code, section 5.03.06: Dock facility rules, including the 20-foot protrusion threshold.
16. Land Development Code, Appendix F: List of planned unit development ordinances.
17. Appendix F ordinance download: PUD ordinance list in PDF form.
18. Official Interpretation notice, Lely Barefoot Beach PUD: Clerk notice of a 2025 county interpretation.
19. Official Interpretation posting, PL20250005504: The posted interpretation document.
20. Collier County PUD map layer: County planned unit development boundaries.
21. Collier County fire district layer: Fire district boundaries.
22. Collier County Growth Management map lookup: Address lookup for county zones.
23. Collier County 311: County service requests, including solid waste questions.

Florida statutes and rules

24. Florida Statute 720.401: Prospective buyer disclosure for homeowners’ associations.
25. Florida Statute 720.30851: Estoppel certificates, timing and fee caps.
26. Florida Statute 720.403: Revitalization provisions, Part III of chapter 720.
27. Florida Statute 720.404: Revitalization provisions, Part III of chapter 720.
28. Florida Statute 720.405: Revitalization provisions, Part III of chapter 720.
29. Florida Statute 720.406: Revitalization provisions, Part III of chapter 720.
30. Florida Statute 720.407: Revitalization provisions, Part III of chapter 720.
31. Florida Statute 201.02: Documentary stamp tax on deeds.
32. Florida Statute 627.351: Citizens Property Insurance conditions.
33. Florida Statute 627.0629: Residential property rates and wind mitigation credits.
34. Florida Statute 553.899: Milestone inspections, for buildings under chapter 718.
35. Florida Statute 718.112: Condominium bylaws and the reserve study.
36. Florida Rule 68C-22.023: Collier County manatee protection zones.
37. DBPR condominium SIRS reporting: State reporting page for condominium reserve studies.
38. DBPR condominium public records: State records for condominium projects.

Flood, storm and insurance

39. FEMA Flood Map Service Center: Official flood maps and panel 12021C0179J.
40. FEMA National Flood Hazard Layer: Flood zones and base flood elevations queried October 1, 2026.
41. FloodSmart: Consumer site for the National Flood Insurance Program.
42. National Hurricane Center report, Hurricane Ian: Surge and inundation ranges for 2022.
43. National Hurricane Center report, Hurricane Helene: Surge ranges for 2024.
44. National Hurricane Center report, Hurricane Milton: Surge ranges for 2024.
45. National Hurricane Center report, Hurricane Irma: Surge ranges for 2017.
46. Florida DEP report on Helene and Milton in Southwest Florida: Helene and Milton impact report for Southwest Florida.
47. Collier County evacuation zone layer: Evacuation zone boundaries.
48. Florida Know Your Zone: State evacuation zone lookup.
49. Coastal Barrier Resources Act: Federal program that limits flood insurance on mapped units.
50. Coastal Barrier unit, Clam Pass and Wiggins Pass: Map of the nearest barrier resource units.
51. Coastal Barrier Resources System mapper: Unit boundaries tested against each parcel.
52. Coastal Construction Control Line, Florida DEP: State rules for construction near the beach.

Boating, preserve and environment

53. NOAA Coast Pilot 5, chapter 4: Sailing directions for the waters near Wiggins Pass.
54. NOAA electronic navigational chart service: Charted depths and the bridge clearance.
55. FWC Collier County manatee zone maps: Speed zones around Wiggins Pass.
56. Friends of Barefoot Beach Preserve: Preserve rules, including pets.
57. Florida Attorney General opinion on the preserve: The county’s lease of the preserve from the state.

Schools, utilities and daily logistics

58. Collier County Public Schools attendance zone map: The district’s attendance-zone locator.
59. Collier County Public Schools bus information: District transportation and bus information.
60. Florida Department of Education school grades: State school grades.
61. NCH Healthcare System: Hospital and emergency department locations.
62. Bonita Springs Utilities: The utility’s service area, which excludes Collier County.
63. Florida Power and Light: Electric utility for unincorporated Collier County.
64. Our Google Business profile: Public Google reviews for Jesse McGreevy.

Downloadable Documents

These are the primary documents behind the declaration, boating and governance sections of this page, hosted by the Collier Clerk and Collier County.

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