Sell your Barefoot Beach Club condo with the team that read all 32 county-qualified sales since October 2021. Call Jesse McGreevy direct at (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Selling a condo in Barefoot Beach Club means selling one residence in a 348-unit, 12-building condominium campus under chapter 718 of the Florida Statutes, inside the Barefoot Beach gate, with a Bonita Springs mailing address and a Collier County sale. The county recorded 12 qualified sales in the 12 months since October 2025, a median of $1,300,000, which is the first window with 10 or more sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this guide for owners who want to price from the public record. For the campus itself, start with our Barefoot Beach Club guide, and for the whole community see our Barefoot Beach guide.
Barefoot Beach Club, the condominiums on this page, is not The Club at Barefoot Beach, the private member-owned beach and tennis club at 105 Shell Dr, whose membership does not convey with any deed. And although the mailing address reads Bonita Springs, FL 34134, these buildings sit in unincorporated Collier County, which is why our Bonita Springs guide and this page apply Collier County rules and customs to your sale.
This page compares the four condominiums, Club I, II, III and IV, and sends you to your own condominium’s page for the detail. Our home valuation guide for Barefoot Beach Club explains how a value is built, and our guide to buying a condo in Barefoot Beach Club covers the purchase side. Call Jesse direct at (239) 898-6072 or start with a free Barefoot Beach Club home valuation, and we will send you the comparable sales we used, each labelled by source and date.
You sell a Barefoot Beach Club condo in 2026 by pricing from the county’s recorded sales in your own building and floor plan, delivering the chapter 718 resale papers early, and having the board approval, flood and insurance answers ready. The county recorded 12 qualified sales in the last 12 months, a median of $1,300,000.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county roll shows 348 parcels, every one coded as a condominium unit, in 12 buildings dated 1991 to 1995. Eight buildings, 232 units, stand on the Gulf side of Barefoot Beach Boulevard and four, 116 units, stand on the east side. We tracked every one of the 348 parcels and read every one of the 32 qualified sales in the county record since October 2021, so each figure below comes with its window and its sample size beside it.
The Club is five Florida not-for-profit corporations: four condominium associations, one for each recorded condominium, and an umbrella association that owns the pools, clubhouse and grounds. Every owner funds three layers: the unit’s own condominium association, the umbrella at one 348th each, and through the umbrella the Barefoot Beach Master Association, which owns the boulevard of about 1.8 miles and staffs the gate around the clock. The buildings carry the street numbers 253 through 269 Barefoot Beach Boulevard, about 0.9 mile by road south of the gate corner at Bonita Beach Road, by our routing estimate from 260 Barefoot Beach Boulevard.
| Item | What the record says |
|---|---|
| Residences | 348 condominium units in 12 buildings: Club I 82, Club II 126, Club III 92, Club IV 48 |
| Sides of the boulevard | 8 buildings and 232 units on the Gulf side, 4 buildings and 116 units on the east side |
| Built, plans | 1991 to 1995; five plans, 1,604 to 2,408 sq ft |
| FEMA flood zone | AE at 11 address points, VE 12 ft at one; panel 12021C0179J, effective February 8, 2024 |
| Assessments in dollars | Not published in any recorded or public document we found |
Jump to any section of this Barefoot Beach Club seller guide. Each section opens with a direct answer, and the sections run from the county sales record through pricing, disclosure, flood, closing costs, reviews and the questions sellers ask most.
McGreevy and Comisar is the #1 real estate team in Southwest Florida since 2012, and every Barefoot Beach Club listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Here that matters because association papers, flood facts and board approvals are public, specific and routinely missed.
We are the partners who price your condo, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
Those are career figures across Southwest Florida, not a claim about Barefoot Beach Club alone. If you are comparing listing agents, our guide to the best real estate agents in Barefoot Beach sets out the criteria we think a seller should use, and we are comfortable being measured against it.
McGreevy and Comisar closed no sale at Barefoot Beach Club through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side, so we have no Barefoot Beach Club days on market or sale-to-list ratio of our own to show. This page does not claim a Barefoot Beach Club closing, and we will not imply that we sold, listed or represented any sale here. What we can show is the public record, and we read all of it. We tracked every one of the 32 Barefoot Beach Club sales in the county record since October 2021, and every one of the 348 parcels they came from.
The Barefoot Beach Club condo market for sellers in 2026 is thin but documented: the county recorded 12 qualified sales in the last 12 months, a median of $1,300,000, and 23 in the last 24 months. Every sale was a resale, and none was builder-direct. County records show what closed, not how long it took.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We count back from October 1, 2026 and widen the window until it holds at least 10 qualified sales. The 12-month window already holds 12, so it leads, and the longer windows are context. Each row names its window and its count.
| Window | Qualified sales | Median | Low | High | Total volume | Median price per sq ft (county base area) | Builder-direct | Resale |
|---|---|---|---|---|---|---|---|---|
| 12 months since October 2025 (leading window) | 12 | $1,300,000 | $1,000,000 | $3,000,000 | $19,497,500 | $795 | 0 | 12 |
| 24 months since October 2024 | 23 | $1,475,000 | $1,000,000 | $3,000,000 | $41,297,500 | $920 | 0 | 23 |
| 36 months since October 2023 | 24 | $1,512,500 | $1,000,000 | $3,000,000 | $42,847,500 | $922 | 0 | 24 |
| 60 months since October 2021 | 32 | $1,862,500 | $1,000,000 | $3,335,000 | $60,432,500 | $1,089 | 0 | 32 |
The 12-month count is even, so its median is the mean of the two middle sales: the 6th is $1,200,000, the 7th is $1,400,000, and their mean is $1,300,000. The 60-month median is the mean of the 16th and 17th sales, $1,850,000 and $1,875,000, or $1,862,500. The longer medians are higher, which we do not read as a direction, because the mix of Gulf-side and east-side sales differs.
A county sale file records a deed date, a price and a qualification flag. It does not record days on market, the list price, price reductions, concessions or what a unit’s view and finish were worth. The Southwest Florida MLS, pulled October 3, 2026, fills part of that gap for this campus: 18 closings in the 12 months to that date, median days on market of 181, a median sale-to-list ratio of 89.8 percent of the final list price, 17 active listings, no pending listings, 11.3 months of supply and MLS living areas of 1,604 to 2,266 square feet. The pull records the final list price only, so price changes, views and condition are read listing by listing when we prepare a valuation. We do not estimate any of them from the county record.
Twelve qualified sales a year means a Barefoot Beach Club condo comes to market about once a month. Start with a free home valuation for Barefoot Beach Club or call Jesse direct at (239) 898-6072. If you are buying your next home as well, Call Marc at (239) 287-5873 and read our guide to buying in Barefoot Beach Club.
Barefoot Beach Club condos recorded 12 qualified sales in the last 12 months, from $1,000,000 to $3,000,000, and 32 in 60 months, all resales. The tables below list every one with its date, building, price, county base area and Official Records book and page, so you can find the sales nearest your own condo.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
These 12 sales are behind the leading median. Price per square foot uses the county’s base area, which is not the living area the Southwest Florida MLS reports. We give the street number and building and never a unit number.
| Date | Building | Side | Price | Base area (sq ft) | Per sq ft | Official Records |
|---|---|---|---|---|---|---|
| Nov 12, 2025 | 263 Bldg VI | Gulf | $2,360,000 | 1,726 | $1,367 | 6528/3080 |
| Nov 25, 2025 | 260 Bldg IV | East | $1,000,000 | 1,604 | $623 | 6532/1901 |
| Dec 1, 2025 | 266 Bldg XI | East | $1,200,000 | 2,003 | $599 | 6532/267 |
| Jan 27, 2026 | 262 Bldg VII | East | $1,050,000 | 2,003 | $524 | 6550/666 |
| Mar 2, 2026 | 263 Bldg VI | Gulf | $1,400,000 | 1,604 | $873 | 6561/3757 |
| Apr 1, 2026 | 267 Bldg X | Gulf | $2,450,000 | 2,003 | $1,223 | 6571/1325 |
| Apr 7, 2026 | 260 Bldg IV | East | $1,137,500 | 1,726 | $659 | 6573/3154 |
| Apr 27, 2026 | 267 Bldg X | Gulf | $1,850,000 | 2,003 | $924 | 6586/888 |
| Apr 29, 2026 | 260 Bldg IV | East | $3,000,000 | 2,226 | $1,348 | 6589/543 |
| May 22, 2026 | 267 Bldg X | Gulf | $1,750,000 | 1,604 | $1,091 | 6596/1601 |
| Jun 11, 2026 | 266 Bldg XI | East | $1,150,000 | 1,726 | $666 | 6598/3424 |
| Jun 23, 2026 | 267 Bldg X | Gulf | $1,150,000 | 1,604 | $717 | 6604/3865 |
The 60-month window adds 20 qualified sales from October 2021 to September 2025, from $1,150,000 to $3,335,000, which keeps the five-year median of $1,862,500 honest: the older sales include more Gulf-side condos and a $3,335,000 Building I sale.
Building IV (260) and Building X (267) account for 11 of the 32 sales. A seller in Building V (261) or XII (269), which had none, has no qualified comparable in the building, so we lean on the matching plan next door.
By building, the 60-month counts are 6 at 260, 5 at 267, 4 each at 253 and 265, 3 at 266, 2 each at 255, 257, 262, 263 and 264, and none at 261 and 269.
The county file also lists 29 recorded Barefoot Beach Club deeds over $100,000 in the last 60 months that it did not mark qualified, from $191,400 to $4,250,000. This is a separate series with no median here, because folding it into the qualified figures would change what they mean, and the file does not say why any deed was left out. Five fall in the last 12 months, between $750,000 and $1,200,000, four in east-side buildings and one in Building III, together 1.4 percent of the 348 units.
Two years in the window have no qualified sale at all, 2022 and 2024, and they have the most unqualified deeds, 9 and 12.
The county file carries no reason for an unqualified deed. Those two years are the years of Hurricane Ian and of Helene and Milton. Our reading, and it is an inference, is that the pattern is consistent with the county setting aside sales of storm-affected property. We draw no price conclusion from this series, and a seller should know it exists because a buyer’s agent can find it.
In the county’s qualified record, 17 of 20 Barefoot Beach Club resales since October 2021 closed above the same condo’s previous qualified resale, 2 closed below and 1 closed at the same price. The sample is small and ignores what owners spent, so we make no claim about direction.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Each pair is a qualified sale in the last 60 months and the same condo’s previous qualified resale. Later prices run from $1,000,000 to $3,335,000, and the largest dollar gain, $2,105,000 or 171.1 percent, was at 253 Barefoot Beach Blvd, Building I, on July 28, 2023, after 8.5 years. The other 12 sales followed a builder-direct purchase and are summarized below. The county’s file may hold unqualified deeds between a pair’s two sales, and we have not folded any in.
The pairs span holding periods from 1.9 to 30.5 years, with a median of about 10.0 years. The two declines were at 265 Barefoot Beach Blvd, Building VIII, on July 7, 2025, down $3,000 or 0.2 percent after 4.5 years, and at 266 Barefoot Beach Blvd, Building XI, on June 11, 2026, down $160,000 or 12.2 percent after 4.6 years. One sale at 262 Barefoot Beach Blvd, Building VII, on January 27, 2026 closed at the same $1,050,000 as the previous resale 9.7 years earlier. Twenty pairs across 348 units cannot support a statement about where prices are going, and we make none.
The other 12 sales in the window are of condos first sold by the developer between 1991 and 1995 with no qualified resale in between. Those owners held for 26.7 to 34.1 years, a median of about 32.4 years, and the original prices ran from $229,000 to $366,000, in 1991 to 1995 dollars. These rows show how long some owners hold, not what a condo earns, because the owners paid for decades of upkeep and assessments we cannot see.
By condominium there are three such pairs in each of Club I, II, III and IV, with later prices from $1,137,500 to $2,950,000.
The sale we walk through is a public-record resale at 262 Barefoot Beach Blvd, Building VII, an east-side building in Club II, recorded January 27, 2026 at $1,050,000. It is a county record and not a McGreevy and Comisar sale. It closed at the same price as the previous resale 9.7 years earlier.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county file records the sale at $1,050,000, at Official Records book 6550, page 666, as a qualified resale of a 2,003 square foot base area condo in a building the roll dates to 1993, which is $524 per square foot and the lowest of the 32 qualified sales in the 60-month window. The same condo sold on May 13, 2016 for $1,050,000 (book 5272, page 3688), on September 22, 1994 for $375,000, and first by the builder on December 9, 1993 for $286,000.
Eleven months earlier, on February 24, 2025, another condo on the same plan in the same building recorded at $1,300,000 (book 6444, page 584), $250,000 higher, so this sale is 19.2 percent below it. The county file does not record floor, view or condition, so it cannot say why. The county’s 2026 preliminary just value for this condo, $1,178,934, is the lowest of the ten condos on that plan in the building, where the median is $1,398,934, which is consistent with a lower-priced condo but is not an explanation. Against the Club, $1,050,000 is $250,000 below the 12-month median of $1,300,000, and $524 per square foot compares with $795. Against its own side, the 13 east-side sales in 60 months have a median of $1,300,000, so this one sits at the low end.
Just value is the Property Appraiser’s valuation for tax purposes and not a sale price, and it is 112.3 percent of the price here. Two other deeds recorded in the same building in 2026, $1,015,000 on January 13 and $750,000 on August 13, are in the county’s separate unqualified series, so they are in no comparable set on this page, but a buyer’s agent searching the building will find them. We would rather explain a recorded deed than be surprised by one.
A decade of ownership did not move this price, so do not assume your previous price is a floor. Two condos on one plan in one building recorded $250,000 apart in 11 months, so the nearest comparable matters more than the Club median. And the building’s file already holds what a buyer will ask for: Club II has 126 units and its own recorded declaration, FEMA shows Zone AE at 11 feet with the whole footprint in AE by our reading of the public map layers, and the county’s index lists an elevation certificate for the building that we did not open.
Barefoot Beach Club’s four condominiums differ in size, side of the boulevard, pet rule and sales record. Club I and Club III are entirely Gulf side, Club IV is entirely east side, and Club II has two buildings on each side. Your condominium decides which recorded documents you deliver and which sales sit closest to yours.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026; recorded declarations read October 1, 2026)
Each column is one condominium with its own corporation, declaration, budget and board. We print a median only where the 60-month count is 10 or more, which is Club II alone.
| Club I | Club II | Club III | Club IV | |
|---|---|---|---|---|
| Units | 82 | 126 | 92 | 48 |
| Qualified sales, 12 months | 0 | 6 | 4 | 2 |
| Qualified sales, 60 months | 8 | 10 | 9 | 5 |
| Median price, 60 months | Not printed (n under 10) | $1,425,000 | Not printed (n under 10) | Not printed (n under 10) |
| Range, 60 months | $1,400,000 to $3,335,000 | $1,000,000 to $3,000,000 | $1,150,000 to $2,600,000 | $1,150,000 to $2,370,000 |
| Median 2026 preliminary just value | $1,772,030 | $1,462,030 | $1,622,030 | $1,225,482 |
| Median 2026 preliminary tax bill | $14,099 | $11,812 | $14,258 | $9,234 |
| Homestead on the 2026 roll | 19 of 82 | 36 of 126 | 17 of 92 | 18 of 48 |
The building number does not match the condominium number, and a wrong association on a resale package is a closing delay. Club III holds Buildings VIII, X and XII, and Club IV holds Buildings IX and XI. Each condominium has its own seller page and guide.
Club IV, entirely east of the boulevard, has the lowest median just value and tax bill and the highest homestead share. Club I, entirely on the Gulf side, has the highest median value and the stricter pet rule.
We price a Barefoot Beach Club condo from the nearest like condo in the county’s recorded sales, matching building, side of the boulevard and floor plan, then adjust for what only a walk-through shows. We never price from an automated estimate, and you see every comparable, labelled by source and date, before you choose a list price.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The 12-month median of $1,300,000 describes no particular condo. Qualified sales in 60 months ran from $1,000,000 for a 1,604 square foot condo in Building IV to $3,335,000 for a 2,003 square foot condo in Building I. We start with sales in your own building and plan, and where a building has few sales we read each one.
On the county’s base area, the 32 sales ran from $524 to $1,665 per square foot, a spread of more than three to one inside one campus of one age. The Gulf-side median is $1,223 (n=19) and the east-side median is $666 (n=13), and base area is not living area. On MLS living area, the 18 closings in the 12 months to October 3, 2026 had a median of $695 per square foot in the Southwest Florida MLS, on condominiums entered at 1,604 to 2,266 square feet. The pull records the final list price only, so price changes are read listing by listing when we prepare a valuation.
For the 12 recent sales, the 2026 preliminary just value ranges from 60.0 to 112.3 percent of the recorded price, with a median ratio of about 92.6 percent, and six of the twelve sit above 100 percent. We read just value as a sanity check and never as the price, and a buyer’s lender will not use it.
The record carries a base area and a price and says nothing about finish, air conditioning and roof age, the lanai, the view or the floor. We publish no dollar premium for any of them, because the samples are too thin. In a market of about one sale a month, an overpriced listing goes stale in front of few buyers, so we set a price we can defend. See our home valuation guide for Barefoot Beach Club for the method.
Four things move value most in a Barefoot Beach Club condo: which side of the boulevard the building stands on, the floor plan, the building’s flood footprint and documents, and the condominium’s pet and lease rules. The county record shows side and plan clearly, and it is silent on floor, view and finish.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
Eight buildings stand between the boulevard and the Gulf, and four, at 260, 262, 264 and 266, stand on the east side. Over 60 months the 19 Gulf-side sales had a median of $2,160,000 and the 13 east-side sales a median of $1,300,000. The county’s median just values for the same plan are $400,000 to $580,000 higher on the Gulf side, and we advise a buyer to check any statement about a specific unit’s view in person.
| County base area | Units, Gulf and east | Median just value, Gulf side | Median just value, east side |
|---|---|---|---|
| 1,604 sq ft | 40 and 20 | $1,239,040 | $699,040 |
| 1,726 sq ft | 88 and 44 | $1,582,030 | $1,002,030 |
| 2,003 sq ft | 88 and 44 | $1,998,934 | $1,418,934 |
| 2,226 sq ft | 8 and 4 | $2,150,180 | $1,750,180 |
| 2,408 sq ft | 8 and 4 | $2,339,440 | $1,939,440 |
Five plans exist. The 1,604 plan exists only in the six larger buildings, and so do the 24 largest homes, twelve at 2,408 and twelve at 2,226 square feet. Over 60 months the Gulf side recorded 6 sales on the 1,604 plan ($1,150,000 to $2,030,000), 7 on the 1,726 ($1,875,000 to $2,750,000) and 6 on the 2,003 ($1,850,000 to $3,335,000), and the east side recorded 2 ($1,000,000 to $1,550,000), 6 ($1,137,500 to $2,370,000) and 4 ($1,050,000 to $1,300,000), plus one at $3,000,000 on the 2,226. No group reaches 10 sales, so we print ranges and no medians.
By our reading of the public map layers, the VE zone covers from 4 percent of a Gulf-side footprint at 255 Barefoot Beach Blvd to 45 percent at 267, and the four east-side buildings sit entirely in AE. The county’s index lists elevation certificates for five buildings, 253, 260, 262, 263 and 266. Club I limits pets to 20 pounds in aggregate and the other three follow the 45-pound Club-wide rule, and the Master Declaration’s 30-day minimum lease and three leases a year suit a seasonal owner and not a vacation-rental investor. Floor, view and condition are not in the county file, and the walk-through above shows how far two similar condos can sit apart.
Your Barefoot Beach Club buyer will pay county property tax and assessments to the unit’s condominium association, to the umbrella association and, through the umbrella, to the Master Association. Only the tax has a published figure: a median 2026 preliminary bill of $13,060 at 9.4020 mills. No dollar assessment appears in the recorded documents we read.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
Buyers and their lenders add the layers together before they offer, so we lay them out first. Words like “included” matter in a condominium sale, so we use them only for what a document names, and the current budget is the only document that itemizes cable, water, trash, pest control or flood insurance.
| Layer | Who pays | What the recorded documents say it covers | Published amount |
|---|---|---|---|
| The unit’s condominium association | Owners in that condominium, at 1/82, 1/126, 1/92 or 1/48 | The condominium’s own common elements; Florida Statute 718.111(11) requires each to insure the property | |
| The Club umbrella association | All 348 owners at 1/348 each | Pools, clubhouse, landscaping, private streets, surface water system and a share of the boulevard (Master Declaration, OR 4612 PG 3203) | |
| The Barefoot Beach Master Association | The umbrella, as one of eight member entities | The boulevard, the guardhouse and its 24-hour staffing, lighting and security (OR 4675 PG 2424; OR 4519 PG 1839) | |
| Special assessments | Whichever association adopts one | None found in recorded documents; they are normally not recorded | |
| County taxes | Collier County and its taxing districts | 9.4020 mills on the 2026 preliminary roll | Median bill $13,060 |
Three documents hold them. The estoppel certificate, which Florida Statute 718.116(8) requires an association to issue within 10 business days of a written request, states the regular assessment, what it is paid through, any special assessment and whether a capital contribution, resale or transfer fee is due. The annual budget and financial statement are part of the package a buyer is entitled to under Florida Statute 718.503. The reserve study shows what the association must set aside for the structure. We publish no estoppel fee dollars and no assessment estimate, because the statute caps the fee and adjusts it every five years, and any figure we gave would be a guess. The Club’s website carries a resale documents request page and a certificate of insurance request page, and we order the package for every listing before it goes live. State records disagree on who the current licensed manager is, so the estoppel certificate is the document to rely on.
Every parcel carries the same 2026 preliminary millage: county 3.9293, school 4.1470, other districts 1.3257 and municipal 0, a total of 9.4020 mills. The median just value of a Club condo is $1,582,030, and $1,582,030 times 0.0094020 is $14,874. The median bill actually on the roll is $13,060 across all 348 units and $13,955 across the 258 without a homestead exemption. By side it is $14,194 Gulf side and $9,421 east side. The lowest bill is $2,656 and the highest $21,995. After a sale, Florida resets the new owner’s assessment to just value as of January 1 of the following year under Florida Statute 193.155, so your bill is not a forecast of your buyer’s.
Each Barefoot Beach Club condominium association insures its buildings under a master policy, and the buyer insures the unit’s interior and contents with a unit owner’s policy, plus flood coverage where a lender requires it. Every building is in a FEMA Special Flood Hazard Area. We found no published premium and estimate none.
Data updated: October 2026 (Florida Statutes sections 627.351, 627.714, 627.0629 and 718.111, FEMA National Flood Hazard Layer queried October 1, 2026, Collier County map layers)
Florida Statute 718.111(11) requires every condominium association to carry adequate property insurance, with replacement cost set by independent appraisal at least every three years, and makes deductibles a common expense, which is how a hurricane deductible can become an assessment on every owner. The master policy does not cover the owner’s personal property or the finishes and fixtures that serve only the unit. A unit owner’s policy covers those, and Florida Statute 627.714 requires it to include at least $2,000 of property loss assessment coverage with a deductible of no more than $250 per direct property loss.
An insurer prices wind coverage from the roof, openings and construction year, and Florida lets insurers credit documented wind features under Florida Statute 627.0629. Collier County’s layers give an ultimate design wind speed of 161 miles per hour at the Club’s addresses and 162 at the south end, which puts the whole Club in the wind-borne debris region. Flood coverage is priced per address, and the elevation certificate is the document that prices it. Unincorporated Collier County holds a Community Rating System Class 5 rating, which the county says earns a 25 percent discount on National Flood Insurance Program policies but not on private flood policies, and FloodSmart is the program’s consumer site. A lender on a federally backed loan must require flood insurance in a Special Flood Hazard Area, and what a given lender requires is that lender’s rule.
Florida Statute 627.351 governs Citizens, which requires flood coverage inside a special flood hazard area except on condominium unit owners forms and makes a risk ineligible unless the private-market premium is more than 20 percent above Citizens’.
A Barefoot Beach Club condo seller must deliver the chapter 718 resale package at the seller’s expense, request the association’s estoppel certificate, obtain board approval of the sale, complete the section 689.302 flood disclosure and disclose known material facts that are not readily visible. A closing agent or attorney confirms your sale.
Data updated: October 2026 (Florida Statutes sections 718.503, 718.116, 689.302 and 689.261, read 2026-10-02)
Florida Statute 718.503 entitles a buyer under contract, at the seller’s expense, to the declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. Each resale contract must carry a conspicuous clause, either an acknowledgment that the buyer already has the documents or a statement that the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. A contract entered into after December 31, 2024 carries a parallel clause for the milestone summary and reserve study. A seller who delivers the full package on day one starts those clocks early, and a seller who cannot produce it leaves the contract voidable.
The association must issue the estoppel certificate within 10 business days of a written request from the owner or the owner’s designee. It states the assessment, what it is paid through, special assessments, any approval right and whether anything is owed. Its fee is capped by statute and adjusted every five years, so we publish no dollars. The contract says who pays, and we order it for you.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is executed, covering flooding that damaged the property during your ownership, insurance claims for flooding and assistance you received to repair flood damage. Section 689.261 separately requires a property tax disclosure. Answer both in writing, and keep your claim records and repair invoices beside them.
Under the Florida Supreme Court’s decision in Johnson v. Davis, a seller must disclose known facts that materially affect value and are not readily observable. For a Gulf-side condo that has been through Hurricane Ian, that can include repairs, open permits and leaks. Every Barefoot Beach Club building is three or more habitable stories, so the milestone inspection and structural integrity reserve study statutes apply to all twelve. We state no building’s status and say nothing about what any report found, because those are association records. We ask the association for the summary and the most recent study, by name, for your own building before you list. Chapter 720 and its disclosure summary govern homeowners associations such as the nearby villas, not these condominiums. This page is information, not legal advice.
Buyers of a Barefoot Beach Club condo ask for the building’s elevation certificate, flood history, insurance quotes and permit record. Eleven addresses are FEMA Zone AE at 10 or 11 feet NAVD88, one is Zone VE at 12 feet, all are in Evacuation Zone A, and Ian left an 11.76-foot high-water mark inside the gates.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Collier County address points queried October 1, 2026, USGS high-water mark, National Hurricane Center reports, recorded notices read October 1, 2026)
We located the twelve street addresses in the county’s address points and queried FEMA’s National Flood Hazard Layer on October 1, 2026, then compared each building footprint with the zone polygons, which is our reading of the public map layers. Flood is per building, so your buyer will test your address.
| Street number | Building | Condominium | Side | Zone at the address point | Base flood elevation (ft NAVD88) | Footprint by zone (our reading) |
|---|---|---|---|---|---|---|
| 253 | I | Club I | Gulf | AE | 11 | AE 11: 75%; VE 12: 25% |
| 255 | II | Club I | Gulf | AE | 11 | AE 11: 96%; VE 12: 4% |
| 257 | III | Club I | Gulf | AE | 11 | AE 11: 79%; VE 12: 21% |
| 260 | IV | Club II | East | AE | 11 | AE 11: 100% |
| 261 | V | Club II | Gulf | AE | 11 | AE 11: 72%; VE 12: 28% |
| 262 | VII | Club II | East | AE | 11 | AE 11: 100% |
| 263 | VI | Club II | Gulf | AE | 11 | AE 11: 69%; VE 12: 31% |
| 264 | IX | Club IV | East | AE | 11 | AE 11: 100% |
| 265 | VIII | Club III | Gulf | AE | 11 | AE 11: 81%; VE 12: 19% |
| 266 | XI | Club IV | East | AE | 10 | AE 10: 100% |
| 267 | X | Club III | Gulf | VE | 12 | AE 11: 55%; VE 12: 45% |
| 269 | XII | Club III | Gulf | AE | 11 | AE 11: 84%; VE 12: 16% |
The zone and elevation at the address point are the federal layer’s own answer for panel 12021C0179J, effective February 8, 2024, which you can print from FEMA’s map service center. The footprint shares are ours: the county’s 2025 building footprint intersected with the federal zone polygons. We did not open the five elevation certificates, so we state no lowest-floor elevation. FEMA’s preliminary Collier maps of March 20, 2025 give the identical zone and elevation at all twelve addresses. Our Barefoot Beach Club guide has the full flood and storm record.
The U.S. Geological Survey filed a high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at Barefoot Beach Boulevard and Anguilla Ln, inside the gates but at the north end and not at the Club. The National Hurricane Center report on Ian gives maximum inundation of 8 to 12 feet above ground for nearby communities. We state no damage to any building. The U.S. Fish and Wildlife Service’s Coastal Barrier Resources System returned no unit at any of the twelve addresses, so the Coastal Barrier Resources Act does not bar federal flood insurance here.
Collier County’s floodplain ordinance applies a 50 percent rule: an improvement costing 50 percent or more of the structure’s value, as the ordinance counts it, triggers current flood standards, and the county requires the lowest living floor of new and substantially improved homes at base flood elevation plus one foot. The county’s documents do not say how the test applies to one unit inside a multi-unit building, so a major renovation starts with a question to the county’s Floodplain Management Section.
A Notice of Commencement is recorded when construction work is contracted, and shows the owner, contractor and a description of the work, not the cost or the cause. The Clerk’s index holds 44 under Barefoot Beach Club names between September 28, 2022 and October 1, 2026, and 18 name one of the five associations as owner. How the work was paid for is not in the public record.
The notices for the five associations name concrete repairs and door replacement at Clubs I, II and III in late 2022, a new roofing system and air conditioning stands at Club II in 2023, door replacement at Club IV in 2024, emergency clubhouse repairs by the umbrella in 2022 and like-for-like deck and screen enclosure repair at Club I in July 2026.
Two other recorded sets are public: Temporary Beach Restoration Easements to Collier County for a post-Ian berm, recorded May 17, 2023 and ending December 31, 2043, and four county Non-Conversion Agreements in early 2024 limiting enclosed space beneath elevated buildings. We would rather you mention them than a buyer’s title company.
All twelve addresses are in Collier County Evacuation Zone A, the first zone ordered out, which a buyer can confirm on the county’s evacuation zone lookup. There is one road off the island, north on the boulevard to Bonita Beach Road.
Four sets of rules touch a Barefoot Beach Club sale: board approval of the buyer, the recorded leasing limits, the pet and occupancy terms, and the Barefoot Beach Boulevard gate. The leasing rule shapes your buyer pool most: leases must run at least 30 days, with no more than three a year, and nightly rentals are not allowed.
Data updated: October 2026 (Master Declaration OR 4612 PG 3203 and Club I declaration OR 4612 PG 3276, read October 1, 2026)
The recorded Master Declaration requires board approval of a sale. The board has 10 business days to act and may disapprove only for the causes the declaration lists, and a transfer fee per applicant may be charged up to the legal maximum under Florida Statute 718.112. We have not seen the application form published, so we give no fee figure. The statutory estoppel form also asks whether the association holds a right of first refusal, so the certificate confirms the answer for your unit. A seller who submits the buyer’s application the day the contract is signed protects the closing date.
The Master Declaration requires a written lease and board approval within 15 days. The minimum term is 30 consecutive days or one calendar month, the maximum is one year, an owner may make no more than three leases in a year, and room rentals and subleasing are not allowed. That rules out vacation rentals and suits a seasonal-lease pattern. Collier County’s short-term vacation rental registration under Ordinance 2021-45 applies to rentals of fewer than 30 consecutive days, so a Club unit leased within the declaration’s limits sits outside it.
Section 6.14 of the Master Declaration permits dogs, cats and birds with an aggregate weight of no more than 45 pounds, requires registration and bars pets from the beach. Club I is stricter at 20 pounds in aggregate, so two 25-pound dogs exceed the limit everywhere and one 25-pound dog exceeds it in Buildings I, II and III. Assistance animals are a separate request to the association under fair housing law. Occupancy is capped at four persons in a two-bedroom unit and six in a three-bedroom unit, and we found no age restriction in the five 2010 documents we searched. The Rules and Regulations are not recorded and are available from the association; they hold move-in procedures, renovation hours, flooring and shutter requirements, pool hours and guest registration, and we obtain them before you list.
The boulevard is private, owned by the Barefoot Beach Master Association, and the guardhouse is staffed 24 hours a day under the recorded Turnover Agreement. The guest and vendor procedure was not published, so we confirm each showing’s access with the association office beforehand and register buyers’ agents and inspectors in advance. Membership in The Club at Barefoot Beach is separate from your deed, and a buyer who asks about it goes to that club’s membership office.
The county record cannot name a best month for a Barefoot Beach Club condo sale, because 32 qualified sales over 60 months is too few to separate a season from chance. Twenty-one recorded from February through July, 11 in the other six months, and none in October. Days on market is not available.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
April has the most with 8 and July is next with 5. These are recorded dates and not contract dates, so a deed recorded in April may reflect a contract signed weeks earlier. It is a pattern in a small record and not proof of seasonality, and we draw no trend or premium conclusion from it.
| Month | Qualified sales recorded, 60 months | Month | Qualified sales recorded, 60 months |
|---|---|---|---|
| January | 1 | July | 5 |
| February | 2 | August | 2 |
| March | 2 | September | 3 |
| April | 8 | October | 0 |
| May | 2 | November | 4 |
| June | 2 | December | 1 |
We cannot say a winter listing sells faster or for more, because the county file holds deed dates and not listing dates, or how long a condo takes to sell. The Southwest Florida MLS, pulled October 3, 2026, puts median days on market at 181 for the 18 condos that closed in the 12 months to that date, which is a figure for the whole year and not a comparison of one season with another. Three calendar facts are fixed: hurricane season runs from June 1 to November 30 and buyers ask about wind and flood readiness more closely then, the board has 10 business days to approve a buyer, and a condo ready in winter meets seasonal owners in town. We would rather you list when the file is complete than when the calendar looks right.
We market a Barefoot Beach Club condo to the seasonal and relocating buyer it attracts, with professional photography and video of the unit, the lanai and the view the unit really has, a documented listing file and exposure on the Southwest Florida MLS, our team site and our buyer database. The file answers flood, association and insurance questions first.
Data updated: October 2026 (no Southwest Florida MLS figure is used in this section)
A third of these condos are east of the boulevard, so we never write Gulf-front for a building that is not. We write the view, the renovation and the storage into the listing only where a document or an eyewitness supports each word. Before the listing goes live we assemble the estoppel certificate, the association’s budget, rules and declaration, the frequently asked questions document, the milestone summary and reserve study where they apply, the certificate of insurance, the section 689.302 flood disclosure, the building’s elevation certificate if one is on file, the wind-mitigation report and the unit’s permit history. A buyer who can get an insurance quote on day three writes an offer on day four.
Your listing appears on the Southwest Florida MLS and on DomainRealtyGroup.com, and goes to our database of qualified buyers across Southwest Florida. Buyers cannot drive past a sign inside a gated boulevard, so marketing does the work, and our Barefoot Beach seller page shows how we market across every neighborhood. We confirm gate access with the association office before the first showing.
We negotiate a Barefoot Beach Club condo contract with documents, not concessions, as Top 1% Real Estate Agents Nationally Since 2008. The partners who priced your condo answer the inspection, insurance, flood and association questions from the listing file, and protect your net at the repair-credit stage.
Data updated: October 2026 (Florida Statutes sections 718.503, 718.116 and 689.302, read 2026-10-02)
Most renegotiation follows the inspection, usually over the air conditioning, windows and doors, the lanai or a plumbing item. In a condominium the inspection is bounded by the unit, so building-level questions go to the association’s documents, which is why we put them in the file. When the file answers the question, the buyer’s leverage shrinks. When a repair request is fair we price it, and when it is a second negotiation on price we say so and hold.
A buyer’s agent who raises the 7-day cancellation window, an insurance quote, the flood zone or the reserve study is asking for documents, and we answer with the resale package, the elevation certificate where one is on file and the wind-mitigation report. Financing, insurance readiness, inspection period, closing date, board approval and a seasonal occupancy request all change what you net, so we lay offers side by side. If you are buying your next home too, Call Marc at (239) 287-5873.
A buyer choosing between Barefoot Beach Club and Villas at Barefoot Beach weighs a condominium against a fee-simple villa. The Club offers 348 condos in four associations, a deeper sales record and a chapter 718 package. The villas offer 50 party-wall homes, a chapter 720 association and, in the county record, only four sales in 60 months.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026; recorded documents read October 1, 2026)
Every figure in the villas column comes from the same county files and the same windows as ours.
| Question | Barefoot Beach Club | Villas at Barefoot Beach | What it means for your sale |
|---|---|---|---|
| Legal form | Condominium, chapter 718 | Fee-simple villas, homeowners association, chapter 720 (not a condominium, though the county roll codes them as condominium use) | A different resale law applies |
| Qualified sales, leading window | 12 months: 12 sales, median $1,300,000 | No window reaches 10 sales; 4 in 60 months, $1,500,000 to $3,500,000 | Our record supports a median; theirs does not |
| Median just value, 2026 preliminary | $1,582,030 | $1,328,000 | The county values the Club’s median condo higher |
| Median 2026 preliminary tax bill | $13,060 | $11,846 | Your buyer’s carrying cost is higher here |
| Resale papers | Section 718.503 package, 7-day cancellation window | Section 720.401 summary before signing; the 3-day cancellation right exists only when the summary was not provided first | Different paperwork, different clocks |
| Approval of a sale | Board acts within 10 business days | Board approval on 30 days’ notice | Allow more calendar for a villa buyer |
| Leasing, pets | 30-day minimum, three leases a year; 45 lb aggregate, 20 lb in Club I | 30-day minimum, four leases a year; two dogs or cats, none for lessees | A buyer’s pet decides the shortlist |
The just value and tax differences are arithmetic on the county’s files: $1,582,030 minus $1,328,000 is $254,030, and $13,060 minus $11,846 is $1,214. Just value is the county’s valuation for tax purposes and not a sale price.
A buyer who wants to be inside the gate near the beach will look at both places in the same weekend. Our Villas at Barefoot Beach guide sets out its record, and villa owners have their own seller page. We price your condo against its own building and plan first.
Each row comes from the same county files with its own window. Only the Club, Southport on the Bay and the all-residential total reach 10 qualified sales in a window, so the other rows show a 60-month count and range.
| Place | Homes on the roll | Leading window (first of 12, 24, 36, 60 months with 10 or more qualified sales) | Qualified sales, last 60 months (range) | Median just value, 2026 preliminary (range) | Median 2026 preliminary tax bill |
|---|---|---|---|---|---|
| Barefoot Beach Club (all four associations) | 348 | 12 months: 12 sales, median $1,300,000 | 32 ($1,000,000 to $3,335,000) | $1,582,030 ($519,040 to $2,339,440) | $13,060 |
| Villas at Barefoot Beach | 50 | No window reaches 10 sales; list the sales | 4 ($1,500,000 to $3,500,000) | $1,328,000 ($1,117,000 to $2,449,200) | $11,846 |
| Bayfront Gardens | 27 | No window reaches 10 sales; list the sales | 6 ($3,026,000 to $6,650,000) | $3,108,994 ($1,731,270 to $4,626,093) | $24,822 |
| Southport on the Bay | 100 | 24 months: 14 sales, median $3,737,500 | 29 ($2,175,000 to $7,000,000) | $2,603,340 ($1,108,598 to $8,118,752) | $19,827 |
| All Barefoot Beach residential | 635 | 12 months: 25 sales, median $2,800,000 | 85 ($1,000,000 to $15,350,000) | $1,878,934 ($519,040 to $15,245,478) | $15,001 (over 634 of 635 homes; one homesteaded home shows $0.00) |
A buyer who wants a bayfront single-family home looks at Southport on the Bay or Bayfront Gardens. For the whole community, our Barefoot Beach guide is the place to start, and our Barefoot Beach seller page covers every neighborhood.
Selling a Barefoot Beach Club condo typically costs the seller negotiated brokerage compensation, deed documentary stamp tax at $0.70 per $100 of price, a lien search and prorated property tax. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls.
Data updated: October 2026 (Florida Statute 201.02, Collier County Property Appraiser 2026 preliminary tax roll, Florida DBPR estoppel fee notice, read 2026-10-02)
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed. The contract controls both. We list no owner’s title policy as a seller cost. The address says Bonita Springs, but the Club is in Collier County, so the Collier custom is the one to expect. For the statewide walk-through, see our guide to seller closing costs in Florida.
The first price is $1,050,000, the east-side sale at 262 Barefoot Beach Blvd on January 27, 2026 that we walked through. The second is $2,360,000, a Gulf-side sale at 263 Barefoot Beach Blvd on November 12, 2025, the third highest of the 12 recent sales. The brokerage percentages are an illustration, not our fee, and the buyer-agent offer is optional and shown separately. The tax proration uses each side’s median 2026 preliminary bill.
| Line | $1,050,000 sale (east side, January 27, 2026) | $2,360,000 sale (Gulf side, November 12, 2025) |
|---|---|---|
| Sale price | $1,050,000 | $2,360,000 |
| Listing brokerage compensation, illustration at 2.5 percent | $26,250 | $59,000 |
| Optional buyer-agent offer, illustration at 2.5 percent | $26,250 | $59,000 |
| Deed documentary stamp tax, $0.70 per $100 (section 201.02) | $7,350 | $16,520 |
| Municipal lien search, our estimate (typical range $100 to $250) | $175 | $175 |
| Property tax proration at a June 30 closing, 181/365 of the side median 2026 preliminary bill ($9,421 east, $14,194 Gulf) | $4,672 | $7,039 |
| Association estoppel certificate | Capped by statute, not in total | Capped by statute, not in total |
| Total with the buyer-agent offer | $64,697 (6.16%) | $141,734 (6.01%) |
| Net before mortgage payoff, with the offer | $985,303 | $2,218,266 |
| Total without the buyer-agent offer | $38,447 (3.66%) | $82,734 (3.51%) |
| Net before mortgage payoff, without the offer | $1,011,553 | $2,277,266 |
At $1,050,000, 2.5 percent is $26,250, doc stamps are $7,350 and the proration is 181 divided by 365 of $9,421, or $4,672, which with the $175 lien search gives $64,697, or 6.16 percent. At $2,360,000 the doc stamps are $16,520 and the proration is 181 divided by 365 of $14,194, or $7,039, for a total of $141,734, or 6.01 percent.
The sheet omits your mortgage payoff, association prorations, repair credits, any special assessment, moving costs and the estoppel certificate fee, which statute caps and adjusts over time. We publish no estoppel fee dollars, and no dues figure is published to prorate. Brokerage compensation is negotiated between you and your listing agent. The NAR settlement FAQs explain the 2024 changes to buyer-agent compensation. Whether to offer it is your decision, which is why the sheet shows both outcomes.
Florida has no state personal income tax, so a Barefoot Beach Club seller owes documentary stamp tax and prorated property tax at closing, and federal capital gains tax only above the home-sale exclusion. A seller who used the condo as a main home two of the last five years can exclude up to $250,000, or $500,000 filing jointly.
Data updated: October 2026 (IRS Publication 523, Florida Statutes sections 193.155 and 201.02, read 2026-10-02)
IRS Publication 523 explains the exclusion, and a second home or a rental does not qualify the same way. Only 90 of the 348 units, 25.9 percent, carry a homestead exemption on the 2026 preliminary roll, so many sellers here are second-home or investor sellers. Your basis, holding period and use decide your result, and a foreign seller should ask the closing agent about federal withholding. Florida Statute 201.02 puts the deed tax at 70 cents on each $100, which is $7,350 on $1,050,000 and $16,520 on $2,360,000.
Twelve of the 32 recent sales followed a builder-direct purchase in 1991 to 1995, at $229,000 to $366,000, after holds of 26.7 to 34.1 years. A seller with a basis that old and a sale in the millions has a gain question only a tax adviser can answer, and one worth asking before you list and not after you sign.
Most Barefoot Beach Club owners net more by listing with an experienced agent, because the board approval, association paperwork, flood and insurance questions that stall a condo sale are the ones an agent resolves in advance. A cash sale trades price for speed, and selling by owner leaves every disclosure and negotiation to you.
Data updated: October 2026 (Florida Statutes sections 718.503, 718.116 and 689.302, read 2026-10-02)
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner |
|---|---|---|---|
| Exposure | Southwest Florida MLS, our team site and buyer database | One buyer | Whatever you arrange |
| Price discipline | Priced from recorded sales and defended at appraisal | Offer typically discounted for speed and risk | Set without the county record |
| Association paperwork and board approval | Gathered, filed and timed on day one | Still owed by the seller | Owed by the seller, unaided |
| Who should choose it | Most Barefoot Beach Club sellers | Owners who value speed over price | Owners with a buyer in hand and strong paperwork |
Choose a listing if your price depends on facts a buyer must be shown: a renovated unit, a documented roof and window record or a clean association file. Choose a cash sale if speed matters more than price. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the chapter 718 package and the board application. We cannot say how common cash buyers are here, because the county file does not record financing.
You get a free Barefoot Beach Club valuation by using our valuation page form or calling Jesse direct at (239) 898-6072. You receive a price range built from recorded comparables in your building and plan, each labelled by source and date, and a net sheet. It is free, with no obligation, from Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Our free valuation for Barefoot Beach Club explains how a value is built, and the range uses the qualified sales in your building and plan with the 12-month and 60-month counts beside every figure. Where a building has fewer than 10 sales we list them and do not average them. To start we need your street number and building, your roof and air conditioning dates, the association’s latest budget and any special assessment notice, and whether the unit took water in Ian. A walk-through adds condition, floor and view, which no public record holds.
Some figures a seller might expect here are not in any public record we could read, and the Southwest Florida MLS, pulled October 3, 2026, does not carry all of them. This section lists each gap and the document or route that would settle it, so that a seller or our own team can close it.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
The Southwest Florida MLS, pulled October 3, 2026, shows 18 closed sales in the 12 months to that date, median days on market of 181, a median sale-to-list ratio of 89.8 percent of the final list price, 17 active listings, no pending listings, 11.3 months of supply and MLS living areas of 1,604 to 2,266 square feet. Our own team’s Barefoot Beach Club closings in the 60 months to October 3, 2026: none, on either the listing or the buying side. What the pull does not settle is list-price history, because it records the final list price only. Route: the listing history in the Southwest Florida MLS, which we read listing by listing when we prepare your valuation.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida listing agents, and every client review is public on our Google Business Profile. The four reviews below are genuine five-star Google reviews from Southwest Florida clients, reproduced word for word. None describes a Barefoot Beach Club sale, and we do not present them as such.
Data updated: October 2026 (Google Business Profile, as linked below)
Jesse McGreevy is a top-reviewed Southwest Florida listing agent, and you can read what clients wrote on our Google Business Profile. Call Jesse direct at (239) 898-6072. We publish no aggregate rating.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
Sellers in Barefoot Beach Club ask the questions below most often, and each answer is built from the county record, recorded association documents and the Florida statutes. Where a fact is not published we say so and name the document that answers it, and Southwest Florida MLS figures are as of October 3, 2026.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county shows 12 qualified sales in the last 12 months, from $1,000,000 to $3,000,000, with a median of $1,300,000. Our free valuation ties a figure to your building.
The county recorded 12 qualified sales in the 12 months since October 2025, and 23 in 24 months, with dates that can lag a closing by weeks. The Southwest Florida MLS, pulled October 3, 2026, shows 18 closed sales in the 12 months to that date and 31 in 24 months. The two sources count differently: the MLS misses off-market transfers and can include sales the county does not qualify.
Yes. It is four condominiums, Club I, II, III and IV, under chapter 718 with 82, 126, 92 and 48 units and an umbrella association above them, so your sale follows section 718.503, not chapter 720.
No. The Club at Barefoot Beach is a private, member-owned beach and tennis club at 105 Shell Dr whose membership is a private contract and does not convey with a Barefoot Beach Club deed.
The mailing address reads Bonita Springs, FL 34134, but the buildings sit in unincorporated Collier County, so Collier taxes, permits, evacuation orders, school zones and closing customs apply. Our Bonita Springs guide explains the difference.
Club I is 253, 255 and 257. Club II is 260, 261, 263 and 262. Club III is 265, 267 and 269. Club IV is 264 and 266.
On the record, yes. Over 60 months the 19 Gulf-side sales had a median of $2,160,000 and the 13 east-side sales $1,300,000, an observation and not an appraisal rule.
The 2026 preliminary millage is 9.4020 mills on every parcel, and the median bill across the 348 units is $13,060, from $2,656 to $21,995.
No dollar assessment appears in any recorded document we read, for any of the five associations. Your buyer pays the unit’s condominium association, the umbrella at 1/348 and, through it, the Master Association.
Section 718.503 entitles a buyer under contract, at your expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the milestone summary where one applies and the latest reserve study or a statement that none has been completed.
Within the statute’s window, yes. Unless the buyer acknowledges already having the documents, the contract lets the buyer void it within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them.
It is the association’s signed statement of what is owed on your unit, including the assessment, special assessments and any capital contribution or transfer fee.
The recorded Master Declaration requires board approval of a sale. The board has 10 business days to act and may disapprove only for the causes the declaration lists.
A seller of residential property gives the buyer a written flood disclosure at or before the contract is executed, covering flooding that damaged the property during your ownership, insurance claims for flooding and assistance you received for flood repairs.
Disclose what you know. Under Johnson v. Davis a seller must disclose known facts that materially affect value and are not readily visible, and storm damage, repairs and open permits qualify.
Eleven buildings are Zone AE at a base flood elevation of 10 or 11 feet NAVD88 at the address point, and one, 267 Barefoot Beach Blvd, is Zone VE at 12 feet, on panel 12021C0179J effective February 8, 2024.
The county’s index lists certificates for five buildings, 253, 260, 262, 263 and 266, and none for the other seven when we queried it on October 1, 2026. We did not open them.
Expect requests for the association’s certificate of insurance, the roof and window record, a wind-mitigation inspection for the unit, the construction year, the elevation certificate and any flood or wind claim history.
It can. All twelve buildings are three or more stories, so both statutes apply. We state no building’s status.
Yes. A special assessment owed on your unit appears on the estoppel certificate and a buyer will price it. We found no recorded special assessment instrument, which proves little because they are normally not recorded.
Within limits. The recorded Master Declaration requires board approval of a lease and sets a 30-day minimum, a one-year maximum, no more than three leases a year, no room rentals and no subleasing.
Yes, with limits. The Master Declaration permits dogs, cats and birds up to 45 pounds in aggregate with registration and bars pets from the beach, and Club I limits pets to 20 pounds in aggregate.
Membership in The Club at Barefoot Beach is a private contract and is not conveyed with a Barefoot Beach Club deed.
The Master Association staffs the gate around the clock. We confirm each showing’s access with the association office and register agents and inspectors in advance.
The county record cannot say. Of 32 qualified sales in 60 months, 21 recorded from February through July and 11 in the other six months, a small sample and not proof of seasonality.
The 18 Barefoot Beach Club condos that closed in the 12 months to October 3, 2026 had a median of 181 days on market in the Southwest Florida MLS, pulled that day, with a range of 22 to 752 days. The county file records only deed dates.
Price from the recorded sales in your own building and plan first, then adjust for side of the boulevard, floor, view and condition.
Renovate only where a buyer will clearly pay for it. Air conditioning, windows and a clean association file often return more through a smoother inspection than cosmetic work.
Sellers customarily pay the documentary stamp tax on the deed, any mortgage payoff, prorated association and property tax charges, a lien search and negotiated brokerage compensation.
The buyer customarily pays for the owner’s title policy and chooses the closing agent in Collier County, and Barefoot Beach Club sits in unincorporated Collier County.
Florida’s deed tax is 70 cents per $100 of consideration under section 201.02, and sellers customarily pay it in Collier County. On $1,050,000 that is $7,350, and on $2,360,000 it is $16,520.
It depends on your basis, holding period and whether the condo was your main home. A seller who owned and used it as a main home two of the last five years can exclude up to $250,000 of gain, or $500,000 filing jointly.
Brokerage compensation is negotiable by law, and we publish no commission figure for Barefoot Beach Club. Our net sheet above shows an illustration at 2.5 percent, not our fee. Call Jesse direct at (239) 898-6072 for a written proposal that shows every line before you sign anything.
Yes. Buyers can close remotely with a power of attorney or a mobile notary where the closing agent allows it.
We cannot say from the public record, which shows prices and dates but not how a buyer financed the purchase. We do not guess.
In the county’s repeat-sale record, 17 of 20 later resales were above the owner’s earlier recorded price, 2 were below it, by 0.2 and 12.2 percent, and 1 was equal.
Look for local record knowledge and a documents-first process. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked and read every one of the 32 qualified sales here.
A Barefoot Beach specialist matters because the community’s value and paperwork are written in details most agents never learn: five Club corporations, a master association above them, a staffed gate, flood zones that change by building and, in the Club, four condominiums whose building numbers do not match their condominium numbers. Buyers pay for answered questions.
Data updated: October 2026 (Collier County Clerk official records and Collier County Property Appraiser 2026 preliminary roll, read October 1, 2026)
McGreevy and Comisar help owners price, market, negotiate and sell across Barefoot Beach, Bonita Springs, Naples, Estero and Collier County. Our Barefoot Beach Club guide holds the campus record, and our Barefoot Beach seller page covers every neighborhood. Our Barefoot Beach guide and our guide to selling a home in Bonita Springs cover the area around it.
Barefoot Beach Club sellers who talk to us before they list get a price built from the county’s recorded sales in their own building and plan, a written plan for the association, flood, insurance and approval questions buyers will ask, and a net sheet from their own numbers. The first conversation is free and has no obligation.
The county recorded 12 qualified Barefoot Beach Club sales in the last 12 months, so a condo comes up here about once a month and the next owner who decides to sell should call us first. Start with a free Barefoot Beach Club home valuation, or call Jesse direct at (239) 898-6072.
Use the Home Valuation form on our free Barefoot Beach Club valuation page, or call Jesse direct at (239) 898-6072. You receive a price range built from recorded comparables, each labelled by source and date, the sales nearest your own building from the county record and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your street number and building, your roof and air conditioning dates, whether you have the association’s budget and any special assessment notice, and whether the unit took water in Ian. That is enough to start. A walk-through adds condition, floor and view, the variables no record holds.
The same business day for a phone call, and within a day for a written range. A full comparable set with the county record and a net sheet follows the walk-through.
Yes. Every valuation uses the qualified sales in Barefoot Beach Club, by building and plan where the sample allows, and where a building has fewer than 10 sales we list them instead of averaging them.
No. The valuation is free, and you owe us nothing unless you later sign a listing agreement.
Call Marc at (239) 287-5873, and see our guide to buying in Barefoot Beach Club or our buyer representation across Southwest Florida. You can also reach both of us through our contact page.
McGreevy and Comisar are the Southwest Florida listing team Barefoot Beach Club sellers call when the details decide the price. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and personally handle every listing from pricing to closing, with over 45 years of combined direct experience.
For this page we tracked all 348 Barefoot Beach Club parcels and every one of the 32 county-qualified sales since October 2021, on the same rules we use for every Barefoot Beach neighborhood, so the figures come from public records and not estimates.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
More on the team at about McGreevy and Comisar, Jesse McGreevy and Marc Comisar. McGreevy and Comisar lead Domain Realty Group; learn more at DomainRealtyGroup.com. Follow us on Facebook, Instagram, YouTube and LinkedIn.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with your free Barefoot Beach Club home valuation. If you are buying as well, Call Marc at (239) 287-5873 and see how we represent Southwest Florida buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Every source below was read on October 1, 2026 or in the weeks before. Most are primary documents from Florida Statutes, state and federal agencies and the Collier County Clerk, plus a few news reports and the two clubs’ own sites. County figures are Collier County Property Appraiser public data files, 2026 preliminary roll, sales through 2026-08-24, our calculation.
Every document below is public and free, linked to its publishing authority: the Collier County Clerk, the state, the National Hurricane Center or the IRS. Use them to check any figure on this page against the original record before you list.
Updated October 2026. County figures are from the Collier County Property Appraiser public data files, 2026 preliminary roll (newest recorded sale 2026-08-24, qualified improved sales), and statutes were read on 2026-10-02. Southwest Florida MLS figures are not published on this page. This page is general information about selling a condo in Barefoot Beach Club, not an appraisal and not legal or tax advice. Brokered by Domain Realty.