Sell your Barefoot Beach Club II condo with the team that read all 10 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 at Barefoot Beach Club II means selling one of 126 condominiums in four seven-level buildings on Barefoot Beach Blvd, two on the Gulf side of the boulevard and two on the east side, under a condominium association governed by chapter 718 of the Florida Statutes. The county recorded 10 qualified sales in the 60 months from October 2021, a median of $1,425,000, 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 building-by-building record start with our Barefoot Beach Club II guide, and for the whole community see our Barefoot Beach guide.
Two names get confused, so we separate them now. Barefoot Beach Club II is one of four condominium associations inside Barefoot Beach Club, beside Club I, Club III and Club IV. It is not The Club at Barefoot Beach, a separate private member-owned beach and tennis club on Shell Dr whose membership does not pass with a deed, and it has nothing to do with the unrelated hotels that use a similar name on other Florida beaches. The mailing address reads Bonita Springs, FL 34134, but the buildings stand in unincorporated Collier County, which is why our Bonita Springs guide and this page treat Collier County rules and customs as the ones that govern your sale.
For the view across all four Club associations, use our Barefoot Beach Club seller page, our Barefoot Beach Club valuation guide and our Barefoot Beach Club buyer guide.
This page is the seller’s playbook. Our home valuation guide for Barefoot Beach Club II explains how a value is built, and our guide to buying a condo in Barefoot Beach Club II covers the purchase side. Call Jesse direct at (239) 898-6072 or start with a free Barefoot Beach Club II condo valuation, and we will send you the comparable sales we used, each labelled by source and date.
You sell a Barefoot Beach Club II condo in 2026 by pricing from the county’s recorded sales in your own building, delivering the chapter 718 resale documents early, and having your side-of-the-boulevard, flood and insurance answers ready for the buyer. The county recorded 10 qualified Club II sales in the last 60 months.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Barefoot Beach Club II is the largest of the four Club condominiums and the only one whose buildings are split by the road. The county roll shows 126 condominium parcels in four buildings: Building IV at 260 Barefoot Beach Blvd, Building V at 261, Building VI at 263 and Building VII at 262. Buildings V and VI stand on the Gulf side of the boulevard, with 58 units between them, and Buildings IV and VII stand on the east side, with 68 units. We tracked every one of the 126 parcels and read every one of the 10 county-qualified sales in the record since October 2021, so each figure below comes with its window and its sample size beside it.
You own a condominium unit and a share of the common elements of Barefoot Beach Club II, a Florida not-for-profit condominium association that runs the four buildings. Above it sit the Barefoot Beach Club umbrella association, which owns the pools, clubhouse and grounds shared by all 348 Club units, and the Barefoot Beach Master Association, which owns the roughly 1.8 mile boulevard and staffs the gate around the clock. Your buyer inherits all three layers, which is why we set them out before we talk about price.
| Item | What the record says |
|---|---|
| Buildings | Four: IV (260), V (261), VI (263) and VII (262), all on Barefoot Beach Blvd |
| Units | 126: 34 in IV, 24 in V, 34 in VI and 34 in VII |
| Side of the boulevard | Gulf side: V and VI, 58 units. East side: IV and VII, 68 units |
| Built | 1991 for V and VI, 1992 for IV and 1993 for VII on the county roll |
| Legal form | Condominium, chapter 718 of the Florida Statutes |
| FEMA flood zone | AE, base flood elevation 11 feet NAVD88 at all four building points, FIRM panel 12021C0179J, effective February 8, 2024 |
| 2026 preliminary millage | 9.4020 mills, the same on every parcel |
| Median 2026 preliminary tax bill | $11,812 across the 126 parcels |
| Median just value, 2026 preliminary | $1,462,030 ($519,040 to $2,339,440) |
| County qualified sales | 60 months since October 2021: 10 sales, median $1,425,000. 12 months since October 2025: 6 sales |
Jump to any section of this Barefoot Beach Club II seller guide. Each section opens with a direct answer, and the sections run from the county sales record through pricing, disclosure, flood, closing costs 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 II listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Here that matters because the building, the side of the boulevard and the condominium paperwork decide how a buyer reads your price.
We are the partners who price your condo, sit at the negotiating table and answer your phone. Here is the record behind that promise:
Those are career figures across Southwest Florida, not a claim about Barefoot Beach Club II 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.
You will not find a McGreevy and Comisar Barefoot Beach Club II closing claimed on this page. McGreevy and Comisar closed no sale at Barefoot Beach Club II through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side, so our share of the 18 MLS closings in that window is 0 of 18. We will not imply that we sold or listed any sale here. What we can show is the public record, and we read all of it: every one of the 10 Club II sales in the county’s qualified record since October 2021, and every one of the 126 parcels on the roll.
The Barefoot Beach Club II market for sellers in 2026 is thin but documented: the county recorded 10 qualified condo sales in the last 60 months, a median of $1,425,000, and 6 in the last 12 months, from $1,000,000 to $3,000,000. Every sale was a resale. 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, 24 and 36-month windows hold 6, 8 and 9, so the first window with 10 or more is the last 60 months, and it leads this page. Each row below 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 | 6 | $1,268,750 (n under 10, sales listed below) | $1,000,000 | $3,000,000 | $9,947,500 | $766 | 0 | 6 |
| 24 months since October 2024 | 8 | $1,350,000 (n under 10, sales listed below) | $1,000,000 | $3,000,000 | $12,697,500 | $750 | 0 | 8 |
| 36 months since October 2023 | 9 | $1,400,000 (n under 10, sales listed below) | $1,000,000 | $3,000,000 | $14,247,500 | $840 | 0 | 9 |
| 60 months since October 2021 (leading window) | 10 | $1,425,000 | $1,000,000 | $3,000,000 | $16,147,500 | $856 | 0 | 10 |
The 60-month count is even, so its median is the mean of the two middle sales: ($1,400,000 + $1,450,000) / 2 = $1,425,000. The 10 sales total $16,147,500, an average of $1,614,750, above the median because two sales are well above the rest. Recording can lag a closing by weeks.
A county sale file records a deed date, a price and a qualification flag, not days on market, list price, price reductions or concessions. The Southwest Florida MLS, pulled October 3, 2026, adds these figures for this condominium: 10 closings in the 12 months to that date, a median of 222 days on market, a median sale-to-list ratio of 89.8% of the final list price, five active listings, none pending, 6.0 months of supply and living areas of 1,604 to 2,266 square feet. The pull records the final list price only, so price changes and concessions are read listing by listing when we prepare a valuation. We do not blend the MLS figures with the county record.
This is the comparison sellers ask for and the one the data is thinnest on, so we show what was observed and claim no premium for either side.
| Measure | Gulf side (Buildings V and VI, 261 and 263) | East side (Buildings IV and VII, 260 and 262) |
|---|---|---|
| Units | 58 | 68 |
| Qualified sales, 60 months (n) | 2, both in Building VI | 8: 6 in Building IV and 2 in Building VII |
| Prices | $1,400,000 and $2,360,000 | $1,000,000 to $3,000,000 |
| Median | Not computed from two sales | Not computed from eight sales; every sale is listed below |
| Price per sq ft (county base area) | $873 and $1,367 | $524 to $1,348 |
| Highest qualified sale | $2,360,000 | $3,000,000 |
| Median just value, 2026 preliminary | $1,622,030 | $1,212,030 |
| Units with a homestead exemption | 22 of 58 | 14 of 68 |
Two sales cannot define a side, and the single highest qualified sale is an east-side penthouse. The county’s just values do differ, with the Gulf-side median $410,000 higher ($1,622,030 minus $1,212,030), but just value is the Property Appraiser’s valuation for tax purposes and not a price anyone paid. The right comparison is the nearest like unit in your own building.
The county recorded 6 qualified Club II sales in the last 12 months, so the next owner who decides to sell should call us first. Start with a free home valuation for Barefoot Beach Club II or call Jesse direct at (239) 898-6072. Buying next? Call Marc at (239) 287-5873 and read our guide to buying in Barefoot Beach Club II.
Barefoot Beach Club II condos recorded 10 qualified sales in the last 60 months, from $1,000,000 to $3,000,000, all resales. The tables below list every one with its date, building, side of the boulevard, 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 10 sales are behind the leading median. Price per square foot uses the county’s base area, not the living area the Southwest Florida MLS reports. We give the building by street number and omit unit numbers, because a unit is your private address.
| Date | Recorded price | Building (street number) | Side of the boulevard | County base area (sq ft) | Price per sq ft (base area) | Official Records |
|---|---|---|---|---|---|---|
| Sep 11, 2023 | $1,900,000 | IV (260) | East | 1,726 | $1,101 | 6295/1561 |
| Nov 14, 2023 | $1,550,000 | IV (260) | East | 1,604 | $966 | 6306/2210 |
| Feb 24, 2025 | $1,300,000 | VII (262) | East | 2,003 | $649 | 6444/584 |
| Sep 16, 2025 | $1,450,000 | IV (260) | East | 1,726 | $840 | 6510/2264 |
| Nov 12, 2025 | $2,360,000 | VI (263) | Gulf | 1,726 | $1,367 | 6528/3080 |
| Nov 25, 2025 | $1,000,000 | IV (260) | East | 1,604 | $623 | 6532/1901 |
| Jan 27, 2026 | $1,050,000 | VII (262) | East | 2,003 | $524 | 6550/666 |
| Mar 2, 2026 | $1,400,000 | VI (263) | Gulf | 1,604 | $873 | 6561/3757 |
| Apr 7, 2026 | $1,137,500 | IV (260) | East | 1,726 | $659 | 6573/3154 |
| Apr 29, 2026 | $3,000,000 | IV (260) | East | 2,226 | $1,348 | 6589/543 |
The median price per square foot is $856, the mean of the 5th and 6th sorted values, $840 and $873. The newest qualified sale is April 29, 2026. The 12, 24 and 36-month rows are subsets of these same sales. A $3,300,000 resale at 261 Barefoot Beach Blvd on August 23, 2021 falls just before the window and is outside every number here.
Building IV has six of the 10 sales, Buildings VI and VII two each and Building V none in 60 months. Every count is under 10, so we show the count and the range and print no median.
| Building (street number) | Side | Units | Qualified sales, 60 months | Low | High |
|---|---|---|---|---|---|
| IV (260) | East | 34 | 6 | $1,000,000 | $3,000,000 |
| V (261) | Gulf | 24 | 0 | None recorded | None recorded |
| VI (263) | Gulf | 34 | 2 | $1,400,000 | $2,360,000 |
| VII (262) | East | 34 | 2 | $1,050,000 | $1,300,000 |
Only one qualified sale is a 2,226 square foot penthouse and none is a 2,408, so a single recorded sale says what one buyer paid on one day for one condo and is not a plan price.
The county file also lists 10 recorded deeds over $100,000 in the same 60 months that it did not mark qualified, from $750,000 to $4,000,000. This is a separate series with no median here, because folding it into the qualified figures would change what they mean.
| Date | Recorded price | Building (street number) | Side | Official Records |
|---|---|---|---|---|
| Apr 21, 2022 | $4,000,000 | V (261) | Gulf | 6121/1862 |
| Jun 28, 2022 | $2,350,000 | VII (262) | East | 6147/2774 |
| Aug 31, 2023 | $1,332,500 | VII (262) | East | 6290/879 |
| Mar 14, 2024 | $2,900,000 | IV (260) | East | 6341/2344 |
| Aug 19, 2024 | $3,400,000 | VI (263) | Gulf | 6391/1901 |
| May 30, 2025 | $1,100,000 | IV (260) | East | 6482/3733 |
| Jan 13, 2026 | $1,015,000 | VII (262) | East | 6546/3673 |
| Mar 18, 2026 | $1,200,000 | IV (260) | East | 6569/1294 |
| Aug 5, 2026 | $1,055,000 | IV (260) | East | 6619/571 |
| Aug 13, 2026 | $750,000 | VII (262) | East | 6621/3092 |
Eight of the 10 are east-side deeds and two are Gulf-side, and those two are the two highest prices in the table. Two deeds cannot measure a premium, and because the county excluded them we cannot say whether they were arm’s length.
In the county’s qualified record, 6 of 7 Club II resales since October 2021 that have an earlier qualified resale closed above that same condo’s previous price, and 1 closed at the same price. Seven pairs are a small sample and ignore what owners spent, so we report observations and 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 row pairs a qualified sale in the last 60 months with the same condo’s previous qualified resale. We left out earlier builder-direct deeds, which are not comparable to a resale. Units are identified by building only.
| Later sale | Building (street number) | Earlier qualified resale | Later price | Change | Percent | Years between |
|---|---|---|---|---|---|---|
| Sep 11, 2023 | IV (260) | Apr 4, 2007, $1,000,000 | $1,900,000 | +$900,000 | +90.0% | 16.4 |
| Feb 24, 2025 | VII (262) | Nov 14, 2014, $835,000 | $1,300,000 | +$465,000 | +55.7% | 10.3 |
| Nov 12, 2025 | VI (263) | Jan 20, 2015, $940,000 | $2,360,000 | +$1,420,000 | +151.1% | 10.8 |
| Nov 25, 2025 | IV (260) | Oct 28, 2020, $795,000 | $1,000,000 | +$205,000 | +25.8% | 5.1 |
| Jan 27, 2026 | VII (262) | May 13, 2016, $1,050,000 | $1,050,000 | $0 | 0.0% | 9.7 |
| Mar 2, 2026 | VI (263) | Aug 17, 1995, $290,000 | $1,400,000 | +$1,110,000 | +382.8% | 30.5 |
| Apr 29, 2026 | IV (260) | Aug 26, 2013, $1,425,000 | $3,000,000 | +$1,575,000 | +110.5% | 12.7 |
The seven pairs span holding periods from 5.1 to 30.5 years, with a median of 10.8 years. Three of the 10 sales have no pair because their only earlier qualified sale was the original builder deed in 1992, at $257,000, $284,000 and $276,000, all in Building IV.
Most owners who sold had paid well below the later price, and one sold for what the previous owner had paid ten years earlier. Seven pairs cannot support a statement about where prices are going, so we make none.
The most recent county-qualified Club II sale away from 262 Barefoot Beach Blvd is the April 29, 2026 resale of an interior penthouse in Building IV at 260 for $3,000,000, the highest in the 60-month window. It is a public record, not a McGreevy and Comisar sale, and it shows what a county record can and cannot tell a seller.
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 $3,000,000, at Official Records book 6589, page 543, as a qualified resale of a 2,226 square foot base area condo on the top level of Building IV, or $1,348 per square foot. The same condo sold on August 26, 2013 for $1,425,000, 12.7 years earlier, and its first sale, in May 1992, was a builder-direct deed for $331,000.
The county’s 2026 preliminary just value for this condo is $1,800,180, the Property Appraiser’s valuation for tax purposes and not a sale price, or 60.0 percent of the recorded price. Documentary stamp tax on the deed at $0.70 per $100 was $21,000 ($3,000,000 / $100 x $0.70). The record does not give the list price, days on market, finish or view, and we do not guess. At this level the comparable set is one qualified sale and one unqualified deed in 60 months, and each is read on its own.
We price a Barefoot Beach Club II condo from the nearest like unit in the county’s recorded sales, matching building, side of the boulevard, floor, plan and condition, and 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 60-month median of $1,425,000 describes no particular condo. Qualified sales ran from $1,000,000 for a 1,604 square foot condo in Building IV to $3,000,000 for a 2,226 square foot penthouse in the same building. We start with sales in your own building and plan, as in our Barefoot Beach Club II guide, and read each one individually where a building has few.
On the county’s base area, the 10 sales ran from $524 to $1,367 per square foot, a spread of more than two and a half to one inside one condominium, from floor, side of the boulevard, plan and condition. The $856 median (60 months, n=10) is context, not a price for your condo, and base area is not living area. On MLS living area, the Southwest Florida MLS (pulled October 3, 2026) shows a median of $654 per square foot for the 10 closings in the 12 months to that date, on living areas of 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.
We compared the 2026 preliminary just value of each of the 10 condos that sold with its recorded price. Just value ran from 56 percent to 112 percent of the price, a median of about 76 percent, and three of the 10 sold for less than their just value. The roll is a mass-appraisal valuation for tax purposes dated 2026 while six of the sales closed in 2023 or 2025, so we use it to see how units relate to one another and never as a price.
Five things move value most in a Barefoot Beach Club II condo: the side of the boulevard and building, the floor and stack, the plan size, the flood footprint and the rental and pet rules that shape your buyer pool. The county record shows side, floor and plan on the roll and is silent on view and finish.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
Buildings V (261) and VI (263) stand on the Gulf side of Barefoot Beach Blvd, and Buildings IV (260) and VII (262) on the east side. We say Gulf side and never Gulf front, because a position on the Gulf side of a road is not a view from any unit. By our reading of the public map layers, 261 and 263 sit about 110 and 79 meters seaward of the state’s 1989 Coastal Construction Control Line, and 260 and 262 about 15 and 14 meters seaward. The county’s roll applies a clear step by side, shown below, and the recorded sales do not show one.
| Plan (county base area) | Gulf side median just value | East side median just value | Gulf side minus east side |
|---|---|---|---|
| 1,604 sq ft | $1,239,040 | $699,040 | $540,000 |
| 1,726 sq ft | $1,582,030 | $1,042,030 | $540,000 |
| 2,003 sq ft | $1,998,934 | $1,458,934 | $540,000 |
| 2,226 sq ft | $2,150,180 | $1,750,180 | $400,000 |
| 2,408 sq ft | $2,339,440 | $1,939,440 | $400,000 |
These are 2026 preliminary roll figures for tax purposes. With two Gulf-side sales against eight east-side sales and overlapping prices, we do not read the roll’s step as a price premium.
Every 34-unit building repeats one pattern. The end stacks (01 and 06) are 2,003 square feet, stacks 02 and 05 are 1,726, and stacks 03 and 04 are 1,604, six units on each of floors 2 through 6, plus four penthouse-level units: two 2,408 square foot end penthouses and two 2,226 interior penthouses. Building V, the only 24-unit building, has four stacks plus four penthouse units. The roll’s median just value rises with each floor inside each side, from $962,030 on the second floor to $1,147,030 on the sixth on the east side and from $1,462,030 to $1,622,030 on the Gulf side, with the penthouse level at $1,844,810 east and $2,169,557 Gulf.
Every building is Zone AE at 11 feet NAVD88, and by our reading of the public map layers part of Buildings V and VI falls in the VE zone. Flood is read per building, and the full table is below.
Your Barefoot Beach Club II buyer will pay county property tax and assessments to three layers: the Club II condominium association, the Club umbrella and the Barefoot Beach Master Association. Only the tax has a published figure, a median 2026 preliminary bill of $11,812 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, sales through August 24, 2026)
Buyers and their lenders add the layers together before they offer. Each row shows who levies the layer, what the recorded documents say it covers and whether a dollar amount is published.
| Layer | Who levies it | What the recorded documents say | Published amount |
|---|---|---|---|
| Building and association | Barefoot Beach Club II Condominium Association, Inc. | Common elements of the four buildings, building insurance, reserves and operating costs | None found |
| Club umbrella | Barefoot Beach Club Condominium Owners Association, Inc. | Pools, clubhouse, landscaping, surface water system and a pro rata share of the boulevard, each of the 348 Club units carrying one 348th | None found |
| Boulevard and gate | Barefoot Beach Master Association, Inc. | The roughly 1.8 mile boulevard, the gate and security, with the Club umbrella counted at 348 of 716 doors | None found |
| Special assessments | Any layer | No recorded special-assessment instrument found | None found |
| County taxes | Collier County and its taxing districts | 9.4020 mills on the 2026 preliminary roll | Median bill $11,812 |
| Transfer fee on a sale | The association, per the recorded 2010 declarations | A fee per applicant up to the statutory maximum, with no dollar figure in the declarations | None found |
Every Club II parcel is taxed at the same rate on Collier County’s 2026 preliminary roll: county 3.9293 mills, school 4.1470 mills and other levies 1.3257 mills, for 9.4020 mills, with no municipal levy. A mill is $1 of tax per $1,000 of taxable value. At the median just value of $1,462,030 the arithmetic is $1,462,030 x 0.009402 = about $13,746 before exemptions and non-ad valorem charges. The county’s median actual 2026 preliminary bill is lower, $11,812, from $3,459 to $21,697, because homestead and assessment limits apply. The 36 homestead parcels carry a median bill of $8,317 and the 90 others $13,529.
A buyer who is not claiming Florida homestead should budget closer to the non-homestead figure. 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. Say so early, because it is the first surprise a buyer meets after closing.
Three documents hold the numbers. The estoppel certificate, which Florida Statute 718.116 requires the association to issue within 10 business days of a request, states what the unit owes and what the assessments are. The annual budget and financial statement show what the money funds, and under Florida Statute 718.503 the seller provides both at the seller’s expense. The statute caps the estoppel fee, with add-ons for expedited delivery and delinquent accounts, and we publish no estoppel fee dollars and no assessment estimate, because any figure we gave would be a guess.
Barefoot Beach Club II owners and the association together carry three kinds of coverage: the association’s master policy on the buildings, the owner’s HO-6 policy on the interior and contents, and flood coverage. A buyer’s insurer will ask about the roof, openings and elevation, and a lender will ask for the insurance certificate. We found no published premium.
Data updated: October 2026 (Florida Statutes sections 718.111, 627.714, 627.351 and 627.0629, FEMA National Flood Hazard Layer queried October 1, 2026)
Under Florida Statute 718.111 the association insures the condominium property as originally installed or replaced with like kind and quality. The policy excludes the contents of the unit and many interior items, such as floor, wall and ceiling coverings, fixtures, appliances and cabinets. The statute also makes deductibles and damages above the association’s coverage a common expense, which is how a hurricane deductible becomes an assessment. The master wind and flood limits, hurricane deductible and last insurance appraisal date are not published, so the certificate of insurance is the document a buyer will request.
An owner with a Citizens condominium unit owners policy is not required to buy flood insurance to keep that policy under Florida Statute 627.351, but a lender’s flood requirement is separate. All four Club II buildings are in a FEMA Special Flood Hazard Area, so a lender will ask how the building is covered. By our reading of the public map layers, no Coastal Barrier Resources System unit covers a Club II building, and unincorporated Collier County holds a Community Rating System Class 5 rating, a 25 percent discount on National Flood Insurance Program policies but not on private flood policies. FloodSmart is the program’s consumer site.
A Barefoot Beach Club II seller must make the chapter 718 document package available to the buyer at the seller’s expense, honor the 7-day voidability clause, complete the section 689.302 flood disclosure and disclose known material facts that are not readily visible. This is a condominium, so the section 720.401 homeowners association disclosure does not apply.
Data updated: October 2026 (Florida Statutes sections 718.503, 718.116, 689.302 and 201.02, read 2026-10-02)
Section 718.503(2)(a) says a prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller’s expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, an annual financial statement and annual budget, the inspector-prepared summary of the milestone inspection report described in section 553.899 if applicable, the association’s most recent structural integrity reserve study or a statement that the association has not completed one, the turnover inspection report where one applies, and the document entitled Frequently Asked Questions and Answers required by Florida Statute 718.504.
Florida Statute 718.503 requires a contract for the resale of a residential unit to carry in conspicuous type a clause that makes the agreement voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents the clause names. For contracts entered into after December 31, 2024, a parallel clause runs 7 days after execution and receipt of the milestone summary, the turnover inspection report and the reserve study where they apply. Delivering the package before the contract is signed means the 7 days start at signing and do not stretch while documents are still outstanding, which is why we order it before we list.
The estoppel certificate states what your unit owes and what the assessments are, and under section 718.116 the association must issue it within 10 business days of a request. The recorded declaration also requires board approval of a transfer within 10 business days and allows disapproval only for listed good cause, and neither clock starts until the association has a complete application. We ask for the application package at the start, submit it with the offer and track both clocks for you.
Section 689.302 requires a seller of residential property to give the buyer a 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 to repair it. Section 689.261 separately requires a property tax disclosure. Answer both in writing, and keep your permit history and repair invoices beside them.
Under the Florida Supreme Court’s decision in Johnson v. Davis, a seller of a home must disclose known facts that materially affect its value and are not readily observable. For a condo in a building that has been through Hurricane Ian, that includes storm damage to your unit, repairs, open permits and anything you know about water intrusion.
Florida requires a milestone inspection and a structural integrity reserve study for condominium buildings of three habitable stories or more, and the buildings here date to 1991 through 1993 on the county roll. We state no inspection or reserve study status for any Club II building, because we have not obtained a report or a study. Ask the association in writing, before you list, for the milestone summary where one applies and the reserve study or a statement that none has been completed.
Barefoot Beach Club II is a condominium, so the homeowners association disclosure summary and its 3-day cancellation right under section 720.401 do not apply to your sale. Those rules belong to the single-family and villa neighborhoods in Barefoot Beach under chapter 720. This page is information, not legal advice, and your closing agent or a Florida real estate attorney confirms how the rules apply to your contract.
Buyers of a Barefoot Beach Club II condo ask for the flood zone, the elevation certificate, flood history, the master insurance certificate and the permit record. All four buildings are FEMA Zone AE at 11 feet NAVD88 and in Evacuation Zone A, and Hurricane Ian left an 11.76-foot high-water mark inside the gates. Answer with documents.
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)
We queried FEMA’s National Flood Hazard Layer and the Collier County address points for each building on October 1, 2026, and compared each footprint with the zone polygons, which is our reading of the public map layers. All four buildings are on Collier County FIRM panel 12021C0179J, effective February 8, 2024, and none is in a Coastal Barrier Resources System unit. Your buyer will test your building.
| Building (street number) | Side | Zone at address point | Base flood elevation (ft NAVD88) | Footprint by zone, our reading |
|---|---|---|---|---|
| IV (260) | East | AE | 11 | AE 100 percent |
| V (261) | Gulf | AE | 11 | AE 72 percent, VE (elevation 12) 28 percent |
| VI (263) | Gulf | AE | 11 | AE 69 percent, VE (elevation 12) 31 percent |
| VII (262) | East | AE | 11 | AE 100 percent |
The footprint shares depend on how the county’s building footprints were drawn, and the printed FIRM panel and a surveyor’s elevation certificate govern. FEMA’s map service center has the panel. A point lookup that says AE can understate how a Gulf-side building is mapped, so ask the buyer’s insurer how it rates a building located in more than one zone.
The U.S. Geological Survey filed a high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at the north end of Barefoot Beach Blvd near Anguilla Ln, inside the gates. The base flood elevation at the Club II buildings is 11 feet, and the mark is a measurement near the Club, not a finding about any building. The National Hurricane Center report on Ian reports maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. We state no damage to any Club II building that a recorded or government document does not show.
FEMA’s records show a letter of map amendment case, 13-04-5932A, for Barefoot Beach Club II and Club IV at 260 and 264 Barefoot Beach Blvd, with the outcome “Structure denied” and an end date of August 1, 2013, so those buildings remain in the mapped flood hazard area. A preliminary Collier map issued in 2025 leaves the zone and base flood elevation at every address we tested unchanged. The county’s August 19, 2026 notice opened a 90-day comment and appeal period, which runs to about November 17, 2026.
Collier County’s public elevation-certificate layer holds certificates on file for 260, 262 and 263, with two records for 263, and none for 261. We did not open them, so we state no floor elevation. If you own in 261, the county’s Flood Info Hotline at (239) 252-2942 or a Florida surveyor can tell you what exists. A current certificate is the most useful document a buyer’s insurer can see, and we gather yours before listing.
Collier County is the permitting authority for a Club II condo, not a city. The Clerk’s records show the following recorded instruments for the buildings, and we limit ourselves to what they say.
A notice of commencement shows that work was contracted, not what it cost, whether it is finished or how it was paid for, and we found no recorded special-assessment instrument. The non-conversion agreements are recorded land restrictions that limit enclosures below the elevated buildings to parking, storage and access. An open permit on your own unit can delay a buyer’s closing, so we search the county’s permit portal for your address before we list.
Club II is in Evacuation Zone A, the first zone ordered out. The only road runs north to the gate on Bonita Beach Road, about 3.2 miles to US 41 and 6.7 miles to I-75 at exit 116 from 260 Barefoot Beach Blvd by map routing, with no road south because the boulevard ends in Barefoot Beach Preserve. Distances are OpenStreetMap estimates without traffic.
Three sets of rules touch a Barefoot Beach Club II sale: the board’s approval of your buyer within 10 business days, the master declaration’s leasing and pet terms, and the Barefoot Beach Boulevard gate. The leasing rule that most changes your buyer pool is a 30-day minimum with no more than three leases a year.
Data updated: October 2026 (recorded Collier County Clerk documents at book 4612, pages 3203 and 3389, read October 1, 2026)
The recorded documents give the board 10 business days to approve a transfer, with disapproval only for listed good cause, a transfer fee up to the statutory maximum and an estoppel fee. We found no mention of a buyer interview and ask the association whether it holds one. The clock does not start until the application is complete, so ask for the package at the start of the contract period. Our Club II guide lists the recorded documents.
The Amended and Restated Master Declaration requires a written lease, board approval within 15 days, a minimum of 30 consecutive days or one calendar month, a maximum of one year, no more than three leases a year, no room rentals, no subleasing and consent to a background check. That means a Club II condo cannot be rented nightly or weekly, which fits seasonal tenants and not vacation-rental income. Collier County also requires registration of short-term vacation rentals under Ordinance 2021-45, on top of the declaration. We did not find a stricter Club II leasing clause, so ask the association whether anything varies from the master.
The master declaration allows dogs, cats and birds with an aggregate weight of no more than 45 pounds, requires registration and bars pets from the beach, and the Amended and Restated Declaration for Club II defers to that text at section 14.15. We read the 45 pounds as the combined weight of an owner’s pets, but the document gives no example, so confirm your case with the association. Club I’s rule is stricter at 20 pounds. Occupancy is capped at four people in a two-bedroom unit and six in a three-bedroom unit, and commercial vehicles, recreational vehicles, boats and trailers may not stay overnight unless enclosed. We found no age restriction in any of the five 2010 documents.
The Barefoot Beach Master Association staffs the gate around the clock according to its recorded documents, and the gate stands at Bonita Beach Road about 0.9 miles from 260 Barefoot Beach Blvd by map routing. Guest pre-registration and vendor rules are not published, so we confirm each showing’s access with the association and register buyers’ agents in advance. Membership in The Club at Barefoot Beach is separate from your deed, and we found no rule that makes it mandatory for a Club II owner.
The county record cannot name a best month for a Barefoot Beach Club II sale, because 10 qualified sales over 60 months is too few to separate a season from chance. Eight were recorded between November and April and two in September. Days on market is not available, so we draw no seasonal conclusion from it.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The table counts the month of each recorded deed across the last 60 months, 10 sales in all. November has the most with 3, April and September have 2 each, and January, February and March have 1 each. No sale was recorded in May through August, October or December. That is a pattern in a small record, not proof of seasonality.
| Month | Qualified sales recorded in that month, 60 months | Month | Qualified sales recorded in that month, 60 months |
|---|---|---|---|
| January | 1 | July | 0 |
| February | 1 | August | 0 |
| March | 1 | September | 2 |
| April | 2 | October | 0 |
| May | 0 | November | 3 |
| June | 0 | December | 0 |
The counts add to 10. Eight of the 10 fall from November through April, which fits a market with seasonal owners, and the other two fall in September.
We cannot say a winter listing sells faster or for more, because the county file holds deed dates and prices and not listing dates. The Southwest Florida MLS, pulled October 3, 2026, shows a median of 222 days on market for the 10 Club II closings in the 12 months to that date, from 22 days to 605 days, a sample too small to split by season. Plan the association’s 10-business-day approval window and the 10-business-day estoppel period inside any timeline.
We market a Barefoot Beach Club II condo to the second-home, seasonal and out-of-state buyer it attracts, with professional photography, an honest description of the building and side of the boulevard, a documented listing file and exposure on the Southwest Florida MLS, our team site and our buyer database. The file answers flood, insurance and association questions first.
Data updated: October 2026 (no Southwest Florida MLS figure is used in this section)
Before a Club II listing goes live we assemble the declaration, articles, bylaws and rules, the budget and financial statement, the milestone summary where one applies, the reserve study or the association’s statement, the frequently asked questions document, the estoppel certificate, the elevation certificate where one exists, the certificate of insurance, the parking and storage assignment and the board’s application package. A buyer who can get an insurance quote and a lender’s questionnaire answered in the first week writes an offer in the second.
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 showings run through the gate procedure we confirm with the association. We handle keys, appointments and paperwork remotely for owners who live out of state. Our Barefoot Beach seller page shows how we market across every neighborhood.
We negotiate a Barefoot Beach Club II contract with documents, not concessions, as Top 1% Real Estate Agents Nationally Since 2008. The partners who priced your condo answer the inspection, insurance, association and approval questions from the listing file, and protect your net at the repair-credit stage and at the 7-day document window.
Data updated: October 2026 (Florida Statutes sections 718.503 and 689.302, read 2026-10-02)
Most renegotiation follows the inspection, usually over the air conditioning, windows, a past water event or the interior. The association generally maintains the common elements, so a buyer’s request about the roof or structure is usually a question for the association and not a repair you owe. When the file already answers the question, the buyer’s leverage shrinks.
A buyer choosing between Barefoot Beach Club II and Barefoot Beach Club IV, the two Club condominiums with east-side buildings, weighs choice against size. Club II offers 126 condos in four buildings on both sides of the boulevard and a deeper sales record. Club IV offers 48 condos in two newer east-side buildings and a simpler flood picture.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every figure in the Club IV column comes from the same county files and windows as ours.
| Question | Barefoot Beach Club II | Barefoot Beach Club IV | What it means for your sale |
|---|---|---|---|
| Condos and buildings | 126 in four buildings, 260 to 263 | 48 in two buildings, 264 and 266 | You compete with more resale inventory at Club II |
| Side of the boulevard | Two Gulf-side buildings (58 units) and two east-side (68 units) | Both buildings east side | Club IV is the comparison mainly for east-side sellers |
| Built, on the county roll | 1991 to 1993 | 1994 and 1995 | A Club IV buyer is looking at newer buildings |
| Qualified sales, 60 months | 10, range $1,000,000 to $3,000,000, median $1,425,000 | 5, range $1,150,000 to $2,370,000, median not published for fewer than 10 sales | Club II has the deeper record to price from |
| Qualified sales, 12 months | 6 | 2, at $1,150,000 and $1,200,000 | A Club II listing meets more recent comparables |
| Median just value, 2026 preliminary | $1,462,030 ($519,040 to $2,339,440); east-side buildings $1,212,030 | $1,225,482 ($862,030 to $1,588,934) | The roll puts Club II’s east side and Club IV close together |
| Median 2026 preliminary tax bill | $11,812 | $9,234 | A buyer’s property tax carrying cost is lower at Club IV |
| Plans, county base area | 1,604 to 2,408 sq ft, five plans | 1,726 and 2,003 sq ft | Club II has smaller and larger options |
| Flood, our reading of the public map layers | AE 11 ft; part of 261 and 263 footprints in VE | AE 11 ft at 264 and AE 10 ft at 266; no VE on the land | Club IV has the simpler flood story |
| Homestead exemption | 36 of 126 | 18 of 48 | Both are mostly non-homestead |
The differences are arithmetic on the county’s files: $1,462,030 minus $1,225,482 is $236,548, and $11,812 minus $9,234 is $2,578. Just value is not a sale price.
A buyer who wants an east-side address inside the Barefoot Beach gate will look at the four east-side buildings, 260, 262, 264 and 266, in the same weekend. The east-side buildings of Club II have a median just value of $1,212,030 and Club IV has $1,225,482, and Club II’s east side recorded 8 qualified sales in 60 months against Club IV’s 5. Our Club IV guide sets out its record, and if you own there, our Club IV seller page is the page for you.
Barefoot Beach Club I is the 82-unit all-Gulf-side condominium with a 20-pound pet limit, and Barefoot Beach Club III is the 92-unit all-Gulf-side condominium. The Barefoot Beach Club overview compares all four. Other buyers look at the Villas at Barefoot Beach, the Cottages at Barefoot Beach, Bayfront Gardens, Southport on the Bay or Barefoot Bay, under different legal forms and fee layers. See also our Barefoot Beach guide.
Selling a Barefoot Beach Club II 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, 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 and give no figure for it. For the statewide walk-through, see our guide to seller closing costs in Florida.
The first price is $1,400,000, a real Gulf-side sale in Building VI on March 2, 2026, close to the 60-month median. The second is $1,000,000, the lowest sale in the window, in Building IV on November 25, 2025. The brokerage percentages are an illustration, not our fee, and the buyer-agent offer is optional and shown separately.
| Line | $1,400,000 sale (Building VI, March 2, 2026) | $1,000,000 sale (Building IV, November 25, 2025) |
|---|---|---|
| Sale price | $1,400,000 | $1,000,000 |
| Listing brokerage compensation, illustration at 2.5 percent | $35,000 | $25,000 |
| Optional buyer-agent offer, illustration at 2.5 percent | $35,000 | $25,000 |
| Deed documentary stamp tax, $0.70 per $100 (section 201.02) | $9,800 | $7,000 |
| Municipal lien search, our estimate (typical range $100 to $250) | $175 | $175 |
| Property tax proration at a June 30 closing, 181/365 of the $11,812 median 2026 preliminary bill | $5,857 | $5,857 |
| Association estoppel certificate | Capped by statute, not in total | Capped by statute, not in total |
| Total with the buyer-agent offer | $85,832 (6.13%) | $63,032 (6.30%) |
| Net before mortgage payoff, with the offer | $1,314,168 | $936,968 |
| Total without the buyer-agent offer | $50,832 (3.63%) | $38,032 (3.80%) |
| Net before mortgage payoff, without the offer | $1,349,168 | $961,968 |
The arithmetic: at $1,400,000, 2.5 percent is $35,000 and $1,400,000 / 100 x $0.70 is $9,800. The tax proration is 181 / 365 of $11,812, or $5,857. Adding $35,000, $35,000, $9,800, $175 and $5,857 gives $85,832, 6.13 percent of the price, and net before payoff is $1,314,168. At $1,000,000 the same lines total $63,032.
Commission is negotiated with your listing agent, and under the National Association of Realtors’ 2024 settlement whether to offer a buyer’s agent compensation is your decision, which is why the sheet shows both outcomes (NAR settlement FAQs). The sheet omits your mortgage payoff, association prorations, repair credits, any special assessment, a possible association transfer fee, moving costs and the estoppel fee, which statute caps. We build a net sheet from your actual payoff letter and association documents.
Florida has no state personal income tax, so a Barefoot Beach Club II seller owes documentary stamp tax and prorated property tax at closing, and federal capital gains tax only on gain above the home-sale exclusion. A seller who used the condo as a main home for two of the last five years can exclude up to $250,000, or $500,000 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. Gain above it is taxed, and a second home or a rental does not qualify the same way. Only 36 of the 126 condos carry a homestead exemption, 28.6 percent, a proxy for full-time residency that suggests many sellers here own a second home. Your basis, holding period and use decide your own result, so a tax adviser should run your numbers before you set a price, and a foreign seller should ask the closing agent about federal withholding. We do not give tax advice.
Most Barefoot Beach Club II owners net more by listing with an experienced agent, because the association, approval and document 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 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 | Package and estoppel ordered before listing | Still owed by the seller | Owed by the seller, unaided |
| Florida disclosures | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Board approval | Application submitted with the offer | Still required of a cash buyer | Still required, tracked by you |
| Who should choose it | Most Club II 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: the building and side, an elevation certificate and a clean association file. Choose a cash sale if speed matters more than price, remembering that a cash buyer removes the loan but not the association, so board approval and the estoppel can each take up to 10 business days. 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 7-day clause. The county file does not record financing, so we cannot say how common cash buyers are here.
You get a free Barefoot Beach Club II 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 own building, 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 II explains how a value is built, and the range we send uses the qualified sales in your own building and plan, with the 60-month count beside every figure. Where a building has fewer than 10 sales we list them and do not average them. A walk-through adds floor, view, condition and parking. For the comparison across all four Club associations, our Barefoot Beach Club valuation guide has it.
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 II sale, and we do not present them as such.
Data updated: October 2026 (Google Business Profile, as linked below)
You can read what clients wrote on our Google Business Profile. Call Jesse direct at (239) 898-6072. We publish no aggregate rating.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” 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
We could not verify any dollar assessment, the rules and regulations, the management company or any building’s inspection and reserve study status, because no primary document publishes them. The Southwest Florida MLS figures were pulled on October 3, 2026 and are stated below. Each gap below names the document or office that settles it.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
Sellers at Barefoot Beach Club II ask the questions below most often. Each answer is built from the county record, recorded association documents and the Florida statutes, and Southwest Florida MLS figures are dated October 3, 2026.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county’s qualified record shows 10 Club II sales in the last 60 months, from $1,000,000 to $3,000,000, with a median of $1,425,000. Your condo sits in that range depending on building, side of the boulevard, floor, plan and condition. Our free valuation ties a figure to your own building’s sales.
The county recorded 6 qualified sales in the 12 months since October 2025, from $1,000,000 to $3,000,000, and 8 in the last 24 months. County dates can lag a closing by weeks. The Southwest Florida MLS, pulled October 3, 2026, shows 10 closings in the 12 months to that date, from $750,000 to $3,000,000, and 13 in the last 24 months. The two sources count differently.
It is a condominium under chapter 718 of the Florida Statutes, run by the Barefoot Beach Club II Condominium Association, Inc. You own your unit and a share of the common elements. The section 720.401 homeowners association disclosure does not apply, and your buyer receives the condominium document package instead.
Four buildings: IV at 260 Barefoot Beach Blvd with 34 units, V at 261 with 24, VI at 263 with 34 and VII at 262 with 34, for 126 in all. Buildings V and VI are on the Gulf side of the boulevard and IV and VII on the east side.
Possibly, but the recorded sales cannot measure it. There are two qualified Gulf-side sales against eight east-side sales, the ranges overlap and the top qualified sale is east side. The county’s just values differ by side, but just value is not a price. We compare like with like, inside your own building.
Neither city. It is in unincorporated Collier County with a Bonita Springs, Florida 34134 mailing address, so Collier County taxes and permits apply at 9.4020 mills on the 2026 preliminary roll with no municipal levy. See our Bonita Springs guide for the surrounding market.
Club II is the largest at 126 units and the only one split by the road. Club I has 82 units and Club III has 92, all on the Gulf side, and Club IV has 48 on the east side. Club I’s pet limit is 20 pounds. See the Club overview.
The Southwest Florida MLS, pulled October 3, 2026, shows a median of 222 days on market for the 10 Club II closings in the 12 months to that date, from 22 days to 605 days. Plan the association’s 10-business-day approval window and the 10-business-day estoppel period inside any timeline.
We cannot give an MLS seasonality figure. Eight of the 10 qualified sales in the last 60 months fell between November and April and two in September, which fits a seasonal market. That is a pattern in 10 sales, not a forecast.
Under Florida Statute 718.503 your buyer is entitled, at your expense, to the declaration, articles, bylaws and rules, the budget and financial statement, the milestone summary where one applies, the reserve study or a statement that none exists, and the frequently asked questions document.
The contract must make it voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents the clause names. Delivering the package before signing means the 7 days start at signing. Ask your closing agent how the clause reads in your contract.
The association must issue the estoppel within 10 business days of a written request. The fee is capped by statute, with add-ons for expedited delivery and delinquent accounts. What the association actually charges is not published, so we state no dollar figure.
Yes. The recorded declaration requires board approval of a transfer within 10 business days and allows disapproval only for listed good cause. A transfer fee up to the statutory maximum may apply. We submit the application with the offer and track the clock for you.
No dollar amount is published for any layer. A Club II owner funds the condominium association for the four buildings, the Club umbrella that owns the pools and clubhouse, and the master association for the boulevard and gate. The budget and estoppel certificate give the real numbers.
We cannot measure it without MLS data, and we found no recorded Club II special-assessment instrument. Buyers will ask about every assessment since 2022, so have the notices, purposes and payment history ready.
Buyers, lenders and insurers will ask for them, and a buyer is entitled to the summary where one applies and the reserve study or a statement that none has been completed. We state no status for any building and cannot predict the effect on price, so get the documents in hand before you list.
Yes, for investors. The 30-day minimum and three-lease annual cap rule out nightly and weekly rentals, which narrows the pool to owner-occupants, seasonal residents and long-term investors. State the rule in the listing so buyers know before they write an offer.
They can. The 45-pound aggregate limit rules out many large-dog owners, and Club I’s tighter 20-pound limit is a point in Club II’s favor. Put the rule in the listing and have the registration form ready.
The contract decides. Typical items are the deed tax, the estoppel and document package, any association transfer fee, prorated taxes and dues, and your agent’s commission as agreed. In Collier County the owner’s title policy is customarily the buyer’s cost. Ask your closing agent for a written estimate.
Florida’s tax on deeds is 70 cents per $100 under Florida Statute 201.02. On a $1,400,000 sale that is $9,800, and on the $1,425,000 median it is $9,975. The contract decides who pays it, so ask your closing agent for the exact figure.
We do not give tax advice. Federal capital gains rules depend on your basis, how long you held the condo, whether it was your primary home and your other income. Talk to your CPA before you list, and bring your purchase and improvement records.
From the nearest like unit in your own building and plan. The 10 qualified sales range from $524 to $1,367 per county square foot, and floor, view and renovation level explain much of that. We adjust for each and tell you which adjustments rest on thin evidence.
It depends on condition, cost, the board’s rules for work and how long a project would delay the listing. Work may need association approval and county permits. We compare the cost against what a renovated unit would earn from the nearest comparables, and we tell you honestly when it will not pay.
Yes. The Southwest Florida MLS is the main channel for buyers and their agents, and a gate does not limit listing exposure. It affects showings, which follow the gate procedure we confirm with the association before the listing goes live.
Yes, if your contract says so. Furnishings are personal property conveyed separately from the unit, usually on a bill of sale. The association’s master policy excludes the contents of a unit, so insurance and inventory are the owner’s responsibility. Agree the list in writing.
No slip comes with a Club II unit, and membership in The Club at Barefoot Beach is not attached to any deed, so it does not transfer with the condo. The Barefoot Boat Club is a separate condominium on Bonita Beach Road.
They ask the flood zone, the elevation certificate, the master policy and the cost of an HO-6. Be ready with zone AE at 11 feet, the VE share for 261 and 263 by our reading of the public map layers, any elevation certificate on file and the certificate of insurance.
Keep every permit, notice and receipt for work on your unit. The recorded post-Ian notices for the buildings show concrete, door, roof and skylight work, and a buyer will ask what applied to your unit. Ask your attorney what Florida law requires you to disclose.
At minimum the statutory document package under Florida Statute 718.503 and the section 689.302 flood disclosure. Beyond that, Florida expects a seller to disclose known facts that materially affect value and are not readily observable, so ask a Florida real estate attorney to review your disclosures.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For this page we tracked every Club II parcel and every qualified sale in 60 months. Call Jesse at (239) 898-6072, and we will show you how we would price and market your condo.
The commission is negotiated and set in the listing agreement, and no rate is fixed by law. We explain our terms and everything the fee covers at the listing consultation, before you sign. Ask any agent you interview to put the fee and the services in writing.
We do not forecast prices. Turnover is low at about 1.6 percent of units a year, and the 6 qualified sales of the last 12 months and the 10 of the last 60 both run from $1,000,000 to $3,000,000, a wide range. Your timing should follow your plans.
Showings go through the gate procedure, which is not published, so we confirm it with the association first. We then coordinate access, keys and appointments with you remotely and send you each step in writing.
Yes, a cash buyer removes the loan but not the association. Board approval can take up to 10 business days and the estoppel up to 10, so the practical minimum is set by the paperwork. Order the estoppel and the package before you accept an offer.
Club II is 260, 261, 262 and 263 Barefoot Beach Blvd. Club I is 253, 255 and 257, Club III is 265, 267 and 269, and Club IV is 264 and 266. Building numbers do not match condominium numbers, and the condominium sets your declaration and pet rule.
A Barefoot Beach specialist matters because the value and the paperwork here sit in details most agents never learn: a master association above every neighborhood, a staffed gate, a Club II declaration and association of its own, and flood zones that change by building. 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)
If you are thinking, “I need someone to sell my condo in Barefoot Beach Club II,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Barefoot Beach, Bonita Springs, Naples, Estero and Collier County. Our Barefoot Beach Club II guide holds the community record, our Barefoot Beach seller page covers every neighborhood, and our Barefoot Beach guide is the place to start.
Club II sellers who talk to us before they list get a price built from the county’s recorded sales in their own building, a written plan for the fee, insurance, flood and association questions buyers will ask, and a net sheet from their own numbers. The first conversation is free and carries no obligation.
The county recorded 8 qualified Club II sales in the last 24 months, about one every three months, so the next owner who decides to sell should call us first. Start with a free Barefoot Beach Club II home valuation, or call Jesse direct at (239) 898-6072.
Use the Home Valuation form on our free Barefoot Beach Club II 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 in your own building from the county record and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your building’s street number, your floor and plan, any renovation, and whether the unit took water in Ian. That is enough to start. A walk-through adds condition 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 Club II sales, by building and side where the sample allows, and where a group 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 II 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 II 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 126 Club II parcels and every one of the 10 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 II 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 1 October 2026 or in the weeks before, and all are primary documents: Florida Statutes, state and federal agencies, Collier County and its Clerk’s recorded documents. County figures are Collier County Property Appraiser public data files, 2026 preliminary roll, qualified improved sales through 2026-08-24, our calculation.
Every document behind the figures on this page is public and free, each linked to its publishing authority: the Collier County Clerk, the state, the National Hurricane Center or the IRS.
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 II, not an appraisal and not legal or tax advice. Brokered by Domain Realty.