Sell your Barefoot Beach Club III condo with the team that tracked every one of the 9 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 III means selling one of 92 condominium homes in three Gulf-side buildings at 265, 267 and 269 Barefoot Beach Boulevard, inside the gated Barefoot Beach community near Bonita Springs, under chapter 718 of the Florida Statutes. The county recorded only 9 qualified sales in the 60 months since October 2021, too few for a median to mean much, so this page lists every one. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote it for owners who want to price from the public record. For the buildings, the recorded documents and the flood record, start with our Barefoot Beach Club III guide, and for all four Club condominiums together see our Barefoot Beach Club seller page.
Two names get confused here, so we separate them now. Barefoot Beach Club III is one of four condominium associations inside Barefoot Beach Club, the twelve-building campus of 348 homes on Barefoot Beach Boulevard. The Club at Barefoot Beach, on Shell Drive, is a different organization: a private, member-owned beach and tennis club whose membership does not pass with a Club III deed. Unrelated hotels elsewhere in Florida also use the name Barefoot Beach Club. The mailing address reads Bonita Springs, FL 34134, but the buildings sit 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.
This page is the seller’s playbook for the community of Barefoot Beach. Our home valuation guide for Barefoot Beach Club III explains how a value is built, and our guide to buying a condo in Barefoot Beach Club III covers the purchase side. Call Jesse direct at (239) 898-6072 or start with a free Barefoot Beach Club III condo valuation, and we will send you the comparable sales we used, each labelled by source and date.
You sell a Barefoot Beach Club III condo in 2026 by pricing from the nearest like unit in the county’s recorded sales, putting the chapter 718 document package and the association’s answers in front of the buyer early, and having flood and insurance papers ready. The county recorded 9 qualified sales in 60 months.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Barefoot Beach Club III is the southern end of the Gulf-side row of the Club. The county roll shows 92 condominium parcels in three seven-level buildings: building VIII at 265 Barefoot Beach Boulevard with 34 homes, building X at 267 with 34 and building XII at 269 with 24. All 92 carry a roll year built of 1992. We tracked every one of the 92 parcels and every one of the 9 qualified Barefoot Beach Club III sales in the county record since October 2021, so each figure comes with its window and sample size.
Barefoot Beach Club III is a condominium of 92 residences. It is the Florida not-for-profit Barefoot Beach Club III Condominium Association, Inc., under a declaration recorded June 25, 1992 and restated October 8, 2010. It sits inside the Lely Barefoot Beach planned unit development, behind the Barefoot Beach Boulevard gate. Three layers of association sit over each owner: the Club III association, the Club umbrella association that owns the pools, clubhouse and grounds for all 348 Club homes, and the Barefoot Beach Master Association that owns the roughly 1.8 mile boulevard and staffs the gate around the clock. Our Barefoot Beach Club III guide sets out each layer with its recorded document.
| Item | What the record says |
|---|---|
| Homes | 92 condominium parcels: 34 in building VIII (265), 34 in building X (267), 24 in building XII (269) |
| Built | 1992 on the county roll for all 92; seven levels per building, a ground level of parking and six residential levels |
| County base area | 1,604 to 2,408 sq ft in five plans, median 1,726 sq ft (county roll, not MLS living area) |
| Leasing | At least 30 consecutive days, no more than three leases a year, board approval within 15 days (restated Club master declaration, OR 4612 PG 3203) |
| Pets | Dogs, cats and birds up to an aggregate 45 pounds, registered, none on the beach (same declaration) |
| FEMA flood zone | Our reading of the public map layers: AE 11 ft at the 265 and 269 address points, VE 12 ft at the 267 point, panel 12021C0179J, effective February 8, 2024 |
| 2026 preliminary millage | 9.4020 mills, the same on every parcel |
| Median 2026 preliminary tax bill | $14,258 across the 92 condominium parcels |
Jump to any section of this Barefoot Beach Club III 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 III listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Here that matters because association paperwork, flood facts and approval rules 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 III alone, and we say so on purpose. If you are comparing listing agents before you choose, 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.
You will not find a McGreevy and Comisar Barefoot Beach Club III sale claimed on this page, because there is none to claim. McGreevy and Comisar closed no sale at Barefoot Beach Club III through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. We have no days on market or sale-to-list ratio of our own here, 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: every one of the 9 Barefoot Beach Club III sales in the county’s qualified record since October 2021, and every one of the 9 further recorded deeds over $100,000 that the county did not mark qualified.
The Barefoot Beach Club III condo market for sellers in 2026 is thin but documented: the county recorded 9 qualified sales in the last 60 months, from $1,150,000 to $2,600,000, and 4 in the last 12 months, from $1,150,000 to $2,450,000, all resales. 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. None of the four windows gets there, so no window leads with a median.
| Window | Qualified sales | Low | High | Total volume | Builder-direct | Resale |
|---|---|---|---|---|---|---|
| 12 months since October 2025 | 4 | $1,150,000 | $2,450,000 | $7,200,000 | 0 | 4 |
| 24 months since October 2024 | 7 | $1,150,000 | $2,600,000 | $13,475,000 | 0 | 7 |
| 36 months since October 2023 | 7 | $1,150,000 | $2,600,000 | $13,475,000 | 0 | 7 |
| 60 months since October 2021 | 9 | $1,150,000 | $2,600,000 | $17,635,000 | 0 | 9 |
The 24-month and 36-month rows match because the county recorded no qualified Barefoot Beach Club III sale from October 2023 through September 2024. The county file holds four deeds over $100,000 in that span that it did not code as qualified, shown in their own table below. Counting the 60-month list by hand, the median of these 9 sales is $2,000,000, the fifth of nine in price order, and we offer it only as a description of this list, not as a market price or a trend.
A county sale file records a deed date, a price and a qualification flag, not days on market, list price, reductions, concessions, offers or what a floor or view was worth. The Southwest Florida MLS, pulled October 3, 2026, fills part of that gap. Across the 10 closings in the 36 months to that date, median days on market was 150 and the median sale-to-list ratio was 89.5% of the final list price, on MLS living area of 1,604 to 2,408 square feet. On October 3, 2026 there were 4 active listings and none pending, which is 12 months of supply, an indicative figure on 4 closings in 12 months. The pull carries the final list price only, so price changes are read listing by listing when we prepare a valuation. We do not estimate any MLS figure from the county record, because the two sources measure different things.
The county recorded 4 qualified Barefoot Beach Club III sales in the last 12 months across 92 condos, so the next owner who decides to sell should call us first. Start with a free home valuation for Barefoot Beach Club III 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 III or our buyer guidance.
Barefoot Beach Club III condos recorded 9 qualified sales in the last 60 months, from $1,150,000 to $2,600,000, all resales. The tables below list every one with its date, building street address, 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)
Price per square foot uses the county’s base area for the largest building on the parcel, which is not the living area the Southwest Florida MLS reports. We show no unit numbers, because the building street address, the plan and the recording reference are enough to find any sale in the Clerk’s records.
| Date | Price | Address | Building | County base area | Price per sq ft (base area) | Official Records |
|---|---|---|---|---|---|---|
| March 15, 2023 | $2,160,000 | 265 Barefoot Beach Blvd | VIII | 1,726 sq ft | $1,251 | 6227/3511 |
| April 6, 2023 | $2,000,000 | 265 Barefoot Beach Blvd | VIII | 1,726 sq ft | $1,159 | 6238/3216 |
| February 12, 2025 | $2,600,000 | 265 Barefoot Beach Blvd | VIII | 1,726 sq ft | $1,506 | 6439/3453 |
| July 7, 2025 | $1,475,000 | 265 Barefoot Beach Blvd | VIII | 1,604 sq ft | $920 | 6492/3936 |
| July 23, 2025 | $2,200,000 | 267 Barefoot Beach Blvd | X | 2,003 sq ft | $1,098 | 6493/1269 |
| April 1, 2026 | $2,450,000 | 267 Barefoot Beach Blvd | X | 2,003 sq ft | $1,223 | 6571/1325 |
| April 27, 2026 | $1,850,000 | 267 Barefoot Beach Blvd | X | 2,003 sq ft | $924 | 6586/888 |
| May 22, 2026 | $1,750,000 | 267 Barefoot Beach Blvd | X | 1,604 sq ft | $1,091 | 6596/1601 |
| June 23, 2026 | $1,150,000 | 267 Barefoot Beach Blvd | X | 1,604 sq ft | $717 | 6604/3865 |
Together the nine sales total $17,635,000. The county base-area price runs from $717 to $1,506 per square foot, a spread of $789, and the median of these 9 sales is $1,098 per square foot. Treat the spread as a gauge of range, not a price list.
Building VIII at 265 had 4 of the 9 sales, building X at 267 had 5 (4 in the last 12 months), and building XII at 269 had none. The counts are small, so we read each as an individual sale.
Over the same 60 months the county file holds nine recorded Barefoot Beach Club III deeds over $100,000 that the county did not code as qualified, with consideration from $191,400 to $4,250,000. This is a separate series. It has 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.
| Date | Consideration | Address | Building | County base area | Official Records |
|---|---|---|---|---|---|
| April 6, 2022 | $191,400 | 269 Barefoot Beach Blvd | XII | 2,003 sq ft | 6118/932 |
| May 13, 2022 | $2,300,000 | 265 Barefoot Beach Blvd | VIII | 1,604 sq ft | 6130/1368 |
| May 14, 2022 | $2,200,000 | 265 Barefoot Beach Blvd | VIII | 1,726 sq ft | 6131/3685 |
| December 8, 2022 | $2,000,000 | 265 Barefoot Beach Blvd | VIII | 2,003 sq ft | 6199/2586 |
| December 8, 2022 | $500,000 | 265 Barefoot Beach Blvd | VIII | 2,003 sq ft | 6199/2584 |
| January 2, 2024 | $4,250,000 | 265 Barefoot Beach Blvd | VIII | 2,408 sq ft | 6322/2244 |
| March 27, 2024 | $2,480,000 | 269 Barefoot Beach Blvd | XII | 1,726 sq ft | 6349/566 |
| April 29, 2024 | $2,950,000 | 267 Barefoot Beach Blvd | X | 2,003 sq ft | 6357/1096 |
| June 4, 2024 | $4,250,000 | 269 Barefoot Beach Blvd | XII | 2,003 sq ft | 6368/2323 |
Five of these deeds were recorded in 2022 and four in 2024, none in 2023, 2025 or 2026. The file does not carry the county’s reason, and the two deeds on December 8, 2022 are for the same home. A price in this table is a recorded fact, but the county did not treat it as a market sale, so we do not use it as a comparable without reading the deed.
In the county’s qualified record, 5 of 6 Barefoot Beach Club III resales since October 2021 that had an earlier qualified resale of the same condo closed above that earlier price, and 1 closed $3,000 below it. The sample is small and the figures ignore what owners spent, so we report observations and claim no 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 home’s previous qualified resale. We left out earlier builder-direct sales, which are not comparable to a later resale, and three of the nine recent sales have no earlier resale for that reason. None of the nine not-qualified deeds sits between the two sales of any pair.
| Later sale | Address | Earlier recorded sale | Later price | Change | Percent | Years between | County base area |
|---|---|---|---|---|---|---|---|
| April 6, 2023 | 265 Barefoot Beach Blvd | May 5, 2004, $1,000,000 | $2,000,000 | +$1,000,000 | +100.0% | 18.9 | 1,726 sq ft |
| February 12, 2025 | 265 Barefoot Beach Blvd | April 6, 2023, $2,000,000 | $2,600,000 | +$600,000 | +30.0% | 1.9 | 1,726 sq ft |
| July 7, 2025 | 265 Barefoot Beach Blvd | January 19, 2021, $1,478,000 | $1,475,000 | -$3,000 | -0.2% | 4.5 | 1,604 sq ft |
| April 1, 2026 | 267 Barefoot Beach Blvd | February 16, 2012, $1,300,000 | $2,450,000 | +$1,150,000 | +88.5% | 14.1 | 2,003 sq ft |
| May 22, 2026 | 267 Barefoot Beach Blvd | May 29, 2019, $1,215,000 | $1,750,000 | +$535,000 | +44.0% | 7.0 | 1,604 sq ft |
| June 23, 2026 | 267 Barefoot Beach Blvd | December 29, 1995, $362,000 | $1,150,000 | +$788,000 | +217.7% | 30.5 | 1,604 sq ft |
The six pairs span holding periods from 1.9 to 30.5 years. One condo changed hands twice in 22 months, in April 2023 and February 2025, at $2,000,000 and then $2,600,000, which is the only pair under two years. The one decline, $3,000 or 0.2 percent over 4.5 years, is a flat result, not a loss of any size. Every pair is a different home and none shows what the owner spent in between, so six pairs cannot support a statement about where prices are going, and we make none.
What a seller should take from this is narrow: most owners who sold had paid less years earlier, mainly because holding periods are long. Your own basis, improvements and unit decide what your sale means for you.
The most recent county-qualified Barefoot Beach Club III sale at 267 or 269 Barefoot Beach Boulevard closed June 23, 2026 at $1,150,000 for a 1,604 square foot condo in building X. It is a public record, not a McGreevy and Comisar sale. Walking through it shows what a county record can tell a seller and what it cannot.
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 $1,150,000, recorded at Official Records book 6604, page 3865, as a qualified resale of a condo with 1,604 square feet of county base area, which is $717 per square foot. The same condo sold on December 29, 1995 for $362,000, which is 30.5 years earlier and the only qualified resale between its first sale and this one. Its first recorded sale, on September 1, 1992, was a builder-direct deed for $317,000. In the county’s qualified record there is no other sale of the home between 1995 and 2026, and none of the nine not-qualified deeds listed above is for it.
The price is $788,000 above the 1995 price, a little over three times it ($1,150,000 / $362,000 = 3.18). The county’s 2026 preliminary just value for the condo, $1,279,040, is the Property Appraiser’s valuation for tax purposes and not a sale price. The sale price is 89.9 percent of it, one of two of the nine qualified sales that closed below the parcel’s 2026 just value.
Another 1,604 square foot condo in the same building recorded $1,750,000 on May 22, 2026, which is 32 days earlier and $600,000 higher, at $1,091 per square foot. The record cannot say why the two prices differ: floor, view line, condition, time on the market and contract terms are not in the county file. The $1,150,000 sale is also $850,000 below the median of the 9 sales, $2,000,000, and its $717 per square foot is the lowest of the nine, against the median of $1,098.
We price a Barefoot Beach Club III condo from the nearest like unit in the county’s recorded sales, matching building, plan, floor 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 nine sales in 60 months ran from $1,150,000 to $2,600,000, and the median of these 9 sales, $2,000,000, describes no particular condo. The roll has 20 condos at 1,604 square feet, 32 at 1,726, 32 at 2,003 and eight in the two penthouse plans, so we start with the sales in your own plan and building and, where the record is thin, read each sale individually.
On the county’s base area, the 9 sales ran from $717 to $1,506 per square foot, a spread of more than two to one inside one 92-unit condominium. Floor, stack, view line, condition and building repairs drive that spread, and the county file records none of them. A median of $1,098 per square foot, the median of these 9 sales, is context and not a price for your condo, and the base area is not the living area. The Southwest Florida MLS, pulled October 3, 2026, records living area of 1,604 to 2,408 square feet on the 10 closings in the 36 months to that date, with a median of $1,161 per square foot of MLS living area. The pull carries the final list price only, so price changes are read listing by listing when we prepare a valuation.
The county’s 2026 preliminary just values run from $1,119,040 to $2,339,440, with a median of $1,622,030. Across the 9 qualified sales, the price ran from 89.9 percent to 160.3 percent of the same parcel’s 2026 preliminary just value, with seven above it and two below. Just value is the Property Appraiser’s valuation for tax purposes as of January 1, and buyers, lenders and appraisers know it is not a sale price. We never use it to name a price.
Five things move value most in a Barefoot Beach Club III condo: the building and plan, the floor and stack, the flood position, the association’s repair and assessment record, and the lease and pet rules that shape your buyer pool. The county shows plan and building clearly and 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)
All three buildings stand on the Gulf side of the boulevard, so the plan mix is what separates them. Buildings 265 and 267 each hold 10 homes at 1,604 square feet, 10 at 1,726, 10 at 2,003, two at 2,226 and two at 2,408. Building 269 holds 12 at 1,726 and 12 at 2,003, and has no 1,604 plan and no penthouse plan above 2,003. On the roll, the median 2026 preliminary just value is $1,602,030 in building VIII, $1,602,030 in building X and $1,775,482 in building XII.
Floor and stack matter, and we state no premium for either. The county record has no view field, and no recorded document or county layer we read says which stacks see the Gulf, the preserve or the bay. A buyer will walk the floor, so we photograph what the unit actually sees and write the view only where we have stood and looked.
Our reading of the public map layers puts the address points at AE 11 ft for 265 and 269 and VE 12 ft for 267, with the AE and VE lines crossing all three footprints: the VE share of the footprint is 19 percent at 265, 45 percent at 267 and 16 percent at 269. The county’s elevation certificate layer holds none for 265, 267 or 269. A buyer’s insurer will look at the zone and ask for a certificate, so we ask the association first whether one exists. The FIRM panel and a surveyor’s certificate govern, not our reading.
The Clerk’s records show Notices of Commencement for the association’s concrete repairs and door replacement in December 2022, skylights in October 2023 and doors again in August 2024. Those notices show work contracted, not its cost or who paid for it. We found no recorded special assessment naming the Club associations from September 28, 2022 to October 1, 2026, but assessments are normally adopted by vote and not recorded, so an empty index shows nothing either way. A seller with the estoppel certificate and budget in hand removes the buyer’s uncertainty, and uncertainty discounts a price.
Your Barefoot Beach Club III buyer will pay county property tax, assessments to the Club III condominium association, the Club umbrella association and, through the Club, the Master Association. Only the tax has a published figure: a median 2026 preliminary bill of $14,258 at 9.4020 mills. No dollar assessment appears in any recorded document we read.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Buyers and lenders add the layers together before they offer, so we lay them out first.
| Layer | Who levies it | What the documents say | Published amount |
|---|---|---|---|
| Condominium assessment | Barefoot Beach Club III Condominium Association, Inc. | The restated declaration, OR 4612 PG 3498, divides what the association maintains from what each owner maintains and sets how assessments are shared among the 92 homes | None found |
| Club umbrella | Barefoot Beach Club Condominium Owners Association, Inc. | One three-hundred-forty-eighth to each of the 348 Club homes, for the pools, clubhouse, grounds, non-dedicated streets and surface water system (restated Club master declaration, OR 4612 PG 3203) | None found |
| Master level | Barefoot Beach Master Association, through its member entities | The boulevard, the gate and security (bylaws, OR 4675 PG 2424); the Club counts 348 of 716 doors | None found |
| Special assessments | Any association | None found in recorded documents; normally adopted by vote | None found |
| County taxes | Collier County and its taxing districts | 9.4020 mills on the 2026 preliminary roll | Median bill $14,258 |
| Transfer, application or capital-contribution fees | The association, within what the law permits | The master declaration allows a transfer fee, an estoppel fee and a background check | None found |
The roll’s median 2026 preliminary just value for the 92 condos is $1,622,030. At the 2026 preliminary millage of 9.4020 mills, the illustration for a non-homestead purchase at that value is $1,622,030 x 9.4020 / 1,000 = $15,250, before exemptions and before non-ad valorem charges. The roll’s actual median 2026 preliminary tax bill, the median of the 92 condos with a bill above zero, is $14,258, from $3,302 to $21,995, and 17 of the 92 parcels carry a homestead exemption. 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(3)(a), so a seller’s bill is not a forecast of a buyer’s.
Three documents hold the numbers. The estoppel certificate, which Florida Statute 718.116 requires an association to issue within 10 business days of a request, states the regular assessment, what it is paid through and any special assessment. The annual budget shows what the money funds. The financial statement shows what has been spent. We publish no estoppel fee dollars and no assessment estimate. Ask the association manager for all three before you list.
A Barefoot Beach Club III buyer insures the inside of the condo with a unit-owner policy, while the association carries the master policy on the building. A buyer’s insurer will ask about the flood zone, the building’s age and any elevation certificate, and a lender will ask its own condominium questions. We found no published premium and estimate none.
Data updated: October 2026 (Florida Statutes sections 718.111, 627.714 and 627.351, FEMA National Flood Hazard Layer queried October 1, 2026)
The association insures the common elements and carries the master policy, and the unit owner insures the interior, contents and personal liability, as Florida Statute 718.111 and Florida Statute 627.714 set out. Carriers, limits, deductibles and any flood policy for the Club III association are not published, so the manager’s insurance summary is the route.
Flood insurance is separate from both the master policy and a unit-owner policy, and the National Flood Insurance Program’s consumer site is FloodSmart. Unincorporated Collier County has a Class 5 Community Rating System rating, a 25 percent discount on eligible National Flood Insurance Program policies that does not apply to private flood policies, per the county’s flood protection newsletter. Every building sits in a Special Flood Hazard Area in our reading of the public map layers, so a lender will expect proof of the coverage it requires.
Florida Statute 627.351 governs Citizens. A risk is not eligible for a Citizens policy unless the premium from an authorized insurer is more than 20 percent greater than the premium for comparable coverage from Citizens. A major structure built or enlarged by more than 25 percent under a permit applied for after July 1, 2015 is ineligible if it is seaward of the coastal construction control line. In our reading of the public map layers the 1989 state control line sits landward of all three Club III buildings, so a buyer should confirm with an insurance agent.
A Barefoot Beach Club III seller must give the buyer the chapter 718 document package at the seller’s expense, include the 7-day cancellation clause in the contract, complete the section 689.302 flood disclosure and disclose known material facts. This is a condominium, so the chapter 720 summary does not apply. A closing agent or attorney confirms your sale.
Data updated: October 2026 (Florida Statutes sections 718.503, 718.116, 689.302, 689.261 and 201.02, read 2026-10-02)
Florida Statute 718.503 entitles a prospective purchaser who has entered into a contract to buy a condominium unit, at the seller’s expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, and the annual financial statement and annual budget. It also lists the inspector-prepared milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none exists, a turnover inspection report where one applies, and the Frequently Asked Questions and Answers document. We state no building’s milestone inspection or reserve study status, and we obtained neither document, so we ask the association for them in writing. We gather the package before we list.
For the resale of a residential unit, section 718.503(2)(d) requires the contract to carry, in conspicuous type, a clause that makes the agreement voidable by the buyer by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives a current copy of the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document if requested in writing. For contracts entered into after December 31, 2024, paragraph (2)(e) adds the same 7-day window after the buyer receives the milestone inspection summary, the turnover report and the most recent reserve study, where applicable. Handing over the package at signing starts that clock at signing, which is why we order it before the listing goes live.
Under section 9 of the restated Club master declaration, OR 4612 PG 3203, a transfer needs board approval, the board must act within 10 business days and it may disapprove only for the good causes the declaration lists. The recorded documents do not say whether the board interviews buyers, so we ask how it handles applications before we go to market. The estoppel certificate, issued under Florida Statute 718.116 within 10 business days of a request, shows what is owed, the status of any assessment and any transfer or approval requirement. We publish no estoppel fee dollars: the statute caps the fee, adjusts it over time and adds rush and delinquency charges, and Club III’s actual charge is not published.
Florida Statute 689.302 requires a seller of residential property to give the buyer a written 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. Florida Statute 689.261 separately requires a property tax disclosure summary in the sale of residential property. 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 Gulf-side condo in a 1992 building on a coast that took Hurricane Ian, that includes known water intrusion, repairs, open permits and any assessment you know about. This page is information, not legal advice.
Buyers of a Barefoot Beach Club III condo ask for the flood zone, the elevation certificate, insurance quotes and the permit record. In our reading of the public map layers every building sits in a FEMA Special Flood Hazard Area and Evacuation Zone A. We state no damage to any building. 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 looked up each building’s county address point and FEMA’s National Flood Hazard Layer on October 1, 2026, and compared each building footprint and the shared land parcel with the zone polygons, which is our reading of the public map layers. Flood is per building and per address, never one community-wide zone, so your buyer will test your building. All three buildings fall on FIRM panel 12021C0179J, effective February 8, 2024.
| Address | Zone at the county address point | Share of the building footprint by zone (our reading of the public map layers) | Position against the limit of moderate wave action (our reading of the public map layers) |
|---|---|---|---|
| 265 Barefoot Beach Blvd (VIII) | AE, 11 ft NAVD88 | AE 11 ft 81 percent; VE 12 ft 19 percent | Seaward of the line, about 219 m away |
| 267 Barefoot Beach Blvd (X) | VE, 12 ft NAVD88 | AE 11 ft 55 percent; VE 12 ft 45 percent | Seaward of the line, about 279 m away |
| 269 Barefoot Beach Blvd (XII) | AE, 11 ft NAVD88 | AE 11 ft 84 percent; VE 12 ft 16 percent | Seaward of the line, about 306 m away |
The building and parcel percentages depend on how the county drew balconies and overhangs, and the FIRM panel and a surveyor’s elevation certificate govern. The VE and AE boundary runs through the Gulf side of all three footprints in our reading, so a one-point lookup tells you less than a building-level reading does. The 2024 recorded non-conversion agreement for Club III cites an earlier edition of the panel, 12021C0179H dated May 16, 2012, and its base flood elevation digits are handwritten, so we do not quote them. Our Barefoot Beach Club III guide has the full record.
Collier County keeps an elevation certificate index as a public map layer. For Club buildings the layer holds certificates for 253, 260, 262, 263 and 266 Barefoot Beach Boulevard and none for 265, 267 or 269, so we ask the association whether a certificate exists elsewhere. If none does, a Florida surveyor can issue one. FEMA issued preliminary Collier County flood maps on March 20, 2025, and the county’s August 19, 2026 news release says the 90-day comment and appeal period began that day. At every address we tested, the zone and base flood elevation match the effective 2024 map. Collier County’s floodplain ordinance applies a 50 percent rule to substantial improvement: work that costs 50 percent or more of a building’s value, as the ordinance counts it, brings the building up to current standards.
Collier County, not Bonita Springs or Lee County, issues building permits for Club III. The recorded flood non-conversion agreement for Club III, OR 6326 PG 2521, recorded February 2, 2024, limits the enclosed areas below the elevated buildings to parking, storage and access. An open permit can delay a closing, and a buyer’s attorney will ask for repair permit history. We search the county’s permit portal for your building before we list and tell you what we find, so a surprise comes to you and not to the buyer on day six of the inspection period.
Five sets of rules touch a Barefoot Beach Club III sale: board approval of a transfer, lease limits, the pet limit, occupancy and vehicle rules, and the gate. The leasing rule most changes your buyer pool: leases must run at least 30 consecutive days, with no more than three a year.
Data updated: October 2026 (recorded Collier County Clerk documents OR 4612 PG 3203, OR 4612 PG 3498 and OR 4675 PG 2424, read October 1, 2026)
The restated Club master declaration allows a written lease of at least 30 consecutive days or one calendar month and no more than one year, no more than three leases a year, with board approval within 15 days, consent to a background check, no room rentals and no subleasing. That rules out nightly rental and suits seasonal leasing. Collier County’s short-term vacation rental registration under Ordinance 2021-45 applies to rentals of under 30 days more than three times a year, so by the Club’s own minimum it should not be triggered, though the declaration and the ordinance are separate sources. The master declaration’s rules apply across Clubs I to IV unless a condominium’s own declaration is stricter, and we found no stricter Club III leasing rule.
The same declaration allows dogs, cats and birds up to an aggregate weight of 45 pounds, requires registration and bars pets from the beach. It limits occupancy to four people in a two-bedroom unit and six in a three-bedroom unit, limits guest use when the owner is absent and bars commercial vehicles, recreational vehicles, boats and trailers overnight unless enclosed. We found no age restriction in any of the Club’s five restated documents. Club I’s own declaration is stricter on pets, at 20 pounds, and we found no stricter figure in Club III’s, so a buyer with a large dog should ask before offering.
The Barefoot Beach Master Association owns and controls the roughly 1.8 mile boulevard and staffs the gate, under its amended and restated bylaws, OR 4675 PG 2424. How the gate handles guests, vendors and agents day to day is not in any document we read, so we confirm each showing’s access with the Master Association beforehand and register buyers’ agents and inspectors in advance.
The county record cannot name a best month for a Barefoot Beach Club III sale, because 9 qualified sales over 60 months is too few to separate a season from chance. Seven of the 9 were recorded between February and June and 2 in July, with none from August through January. 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)
The table counts the month of each recorded deed across the last 60 months, 9 sales in all. April has the most with 3, and July has 2. No sale was recorded from August through January. 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 | 0 | July | 2 |
| February | 1 | August | 0 |
| March | 1 | September | 0 |
| April | 3 | October | 0 |
| May | 1 | November | 0 |
| June | 1 | December | 0 |
We cannot say a winter listing sells faster or for more, because the county file holds deed dates and prices and not listing dates, and the MLS sample is too small to split by season. What the Southwest Florida MLS, pulled October 3, 2026, does show is how long a Barefoot Beach Club III condo has taken to sell: a median of 150 days on market across the 10 closings in the 36 months to that date, with single sales from 5 to 411 days. What we can also say is that the county dates its 2026 sales between April 1 and June 23, that many owners are seasonal, and that a well-documented listing can sell in any month.
We market a Barefoot Beach Club III condo to the seasonal and full-time buyer who wants a larger Gulf-side residence on a gated boulevard, with professional photography, a documented listing file and exposure on the Southwest Florida MLS, our team’s website and our buyer database. The file answers association, flood and approval questions first.
Data updated: October 2026 (no Southwest Florida MLS figure is used in this section)
Before a Barefoot Beach Club III listing goes live we assemble the association document package, the estoppel certificate, the budget and rules, the section 689.302 flood disclosure, any elevation certificate, the permit history and the insurance summary the manager will provide. We publish the headline facts and hand the full file to serious buyers. A buyer who can start the 7-day review on day one and get an insurance quote on day three writes an offer on day four.
Your listing appears on the Southwest Florida MLS, on our team’s website and in our database of qualified buyers across Southwest Florida. Buyers cannot drive past a sign inside a gated boulevard, so marketing does the work, and we confirm the gate procedure with the Master Association before the first showing. For the whole community, our Barefoot Beach seller page shows how we market across every neighborhood, and our Barefoot Beach Club seller page shows how the four Club condominiums compare.
We negotiate a Barefoot Beach Club III 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, association and flood questions from the listing file, and protect your net at the repair-credit stage and the board-approval stage.
Data updated: October 2026 (Florida Statutes sections 718.503 and 689.302, read 2026-10-02)
Most renegotiation follows the buyer’s review of the association package and the inspection. When the file already answers the question, the buyer’s leverage shrinks. When a 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 flood zone, an insurance quote or the board’s approval timeline is asking for documents. We answer with the FIRM panel, the elevation certificate if one exists, the master policy summary and the declaration’s approval clause: 10 business days to act, and disapproval only for good cause the declaration lists.
Financing, insurance readiness, the review period, the closing date and a seasonal occupancy request all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each. If you are buying your next home too, Call Marc at (239) 287-5873; our buyer guide for Barefoot Beach Club III shows the other side of the table.
A buyer choosing between Barefoot Beach Club III and Barefoot Beach Club I, the two condominiums at opposite ends of the Gulf-side row, weighs a quieter southern end against a northern end nearer the gate. Club III has 92 homes built in 1992 and four qualified sales in 12 months. Club I has 82 homes built in 1991 and none.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every figure in the Club I column comes from the same county files and the same windows as ours, and each names its window. Counts of 8 and 9 sales are too few for a median, so we show ranges.
| Question | Barefoot Beach Club III | Barefoot Beach Club I | What it means for your sale |
|---|---|---|---|
| Buildings and addresses | VIII, X and XII at 265, 267 and 269 | I, II and III at 253, 255 and 257 | Club III is the southern end of the Gulf-side row, Club I the northern end |
| Homes on the roll | 92 (34, 34 and 24) | 82 (34, 24 and 24) | A slightly larger pool of resales to compete with |
| Qualified sales, last 12 months | 4, from $1,150,000 to $2,450,000 | 0 | A recent recorded sale is on our side, and it is not a trend |
| Qualified sales, last 60 months | 9 ($1,150,000 to $2,600,000) | 8 ($1,400,000 to $3,335,000) | Neither record supports a median |
| Median just value, 2026 preliminary (range) | $1,622,030 ($1,119,040 to $2,339,440) | $1,772,030 ($1,119,040 to $2,339,440) | The county values Club I condos higher at the median |
| Homestead parcels | 17 of 92 (18.5 percent) | 19 of 82 (23.2 percent) | A slightly higher homestead share at Club I |
| Pets (recorded declaration) | 45 lb aggregate under the master declaration | 20 lb aggregate in the Club I declaration | Club III suits more dog owners |
| Flood reading at the address points (our reading of the public map layers) | AE 11 ft at 265 and 269, VE 12 ft at 267 | AE 11 ft at 253, 255 and 257 | Club I shows a simpler flood picture at the points; the VE line crosses the footprints of both clubs |
The just value difference is arithmetic on the county’s files: $1,772,030 minus $1,622,030 is $150,000, and Club III’s median is 8.5 percent below Club I’s ($1,622,030 / $1,772,030 = 0.915). Just value is the county’s valuation for tax purposes and not a sale price.
A buyer who wants a larger Gulf-side condo on this boulevard will look at both clubs in the same weekend, so we know what that buyer sees next door. Our Barefoot Beach Club I guide sets out its record, and if you own there, our Barefoot Beach Club I seller page is the page for you. We price your condo against its own building and plan first, then explain the Club I alternative to the buyer on your terms.
Clubs II and IV hold the buildings in between and on the east side of the boulevard. Barefoot Beach Club II has 126 homes and, over 60 months, 10 qualified sales with a median of $1,425,000, and Barefoot Beach Club IV has 48 homes and 5 qualified sales from $1,150,000 to $2,370,000. A buyer who wants a detached or fee-simple alternative looks at the Villas at Barefoot Beach, the Cottages at Barefoot Beach or Southport on the Bay, which are different legal forms with different fee layers. For the whole picture, see our Barefoot Beach Club guide, our Barefoot Beach hub and our Barefoot Beach Club valuation page.
Selling a Barefoot Beach Club III 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 $2,000,000, the median of these 9 sales and a real sale, recorded April 6, 2023 at 265 Barefoot Beach Boulevard. The second is $1,150,000, the lowest of the nine and the most recent, recorded June 23, 2026 at 267. The brokerage percentages illustrate and are not our fee.
| Line | $2,000,000 sale (the median of the 9 sales, 265 Barefoot Beach Blvd) | $1,150,000 sale (267 Barefoot Beach Blvd, June 23, 2026) |
|---|---|---|
| Sale price | $2,000,000 | $1,150,000 |
| Listing brokerage compensation, illustration at 2.5 percent | $50,000 | $28,750 |
| Optional buyer-agent offer, illustration at 2.5 percent | $50,000 | $28,750 |
| Deed documentary stamp tax, $0.70 per $100 (section 201.02) | $14,000 | $8,050 |
| Municipal lien search, our estimate (typical range $100 to $250) | $175 | $175 |
| Property tax proration at a June 30 closing, 181/365 of the $14,258 median 2026 preliminary bill | $7,070 | $7,070 |
| Association estoppel certificate | Capped by statute, not in total | Capped by statute, not in total |
| Total with the buyer-agent offer | $121,245 (6.06%) | $72,795 (6.33%) |
| Net before mortgage payoff, with the offer | $1,878,755 | $1,077,205 |
| Total without the buyer-agent offer | $71,245 (3.56%) | $44,045 (3.83%) |
| Net before mortgage payoff, without the offer | $1,928,755 | $1,105,955 |
The arithmetic: at $2,000,000, $50,000 + $50,000 + $14,000 + $175 + $7,070 = $121,245, or 6.06 percent, leaving $1,878,755 before payoff. At $1,150,000, $28,750 + $28,750 + $8,050 + $175 + $7,070 = $72,795, leaving $1,077,205. The tax proration is 181/365 of $14,258, which is $7,070.
The sheet omits your mortgage payoff, association prorations, any special assessment, repair credits, moving costs and the estoppel certificate fee. No association dues figure is published to prorate, and the tax line uses the building median bill as a stand-in. We build your net sheet from your actual payoff letter, your bill and the association’s documents.
Brokerage compensation is negotiated between you and your listing agent. The National Association of Realtors’ 2024 settlement changed how it is offered: buyer agreements are written, and offers of compensation to buyer’s brokers can no longer be published on the multiple listing service. The NAR settlement FAQs explain the changes. Whether to offer a buyer’s agent compensation is your decision, so the sheet shows both.
Florida has no state personal income tax, so a Barefoot Beach Club III seller owes documentary stamp tax and prorated property tax at closing, and federal capital gains tax only on gain above the home-sale exclusion: up to $250,000, or $500,000 filing jointly, for a main home used two of the last five years.
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. The county roll shows a homestead exemption on 17 of the 92 parcels, but your basis, holding period and use decide your own result. A tax adviser should run your numbers before you set a price.
Florida Statute 201.02 puts the deed tax at 70 cents on each $100 of consideration, which is $14,000 on $2,000,000 and $8,050 on $1,150,000. Section 193.155 limits assessment growth for a homesteaded owner and, after a sale, resets the new owner’s assessment to just value as of the next January 1, so your buyer’s bill will not match yours.
Most Barefoot Beach Club III owners net more by listing with an experienced agent, because the association, approval and document questions that stall a condominium 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’s website 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 | Gathered and delivered on time | 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 prepared with the buyer | Still required | Still required |
| Who should choose it | Most Barefoot Beach Club III 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 clean association file, a documented repair record, an elevation certificate or a plan with few comparable sales. Choose a cash sale if speed matters more than price; the association’s 10 business days to act on a transfer still run. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the section 718.503 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 III condo valuation through our valuation page form or by 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, 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 III explains how a value is built, and the range we send you uses the qualified sales in your building and plan, with the 12-month and 60-month counts beside every figure. Because fewer than 10 sales exist in every window, we list the sales and do not average them. A walk-through adds floor, view, condition and finish, which no public record holds.
We could not verify the Southwest Florida MLS figures, any association fee amount, the association’s rules and budget, the management company, any building’s milestone or reserve study status, or elevation certificates for the three buildings. Each item below names the document or route that settles it.
Data updated: October 2026 (checked 2026-10-02 against the recorded documents and public records named below)
The Southwest Florida MLS, pulled October 3, 2026, shows 4 Club III closings in the 12 months to that date, at $1,150,000, $1,750,000, $1,850,000 and $2,450,000, and 10 in 36 months, from $1,150,000 to $4,600,000 with a median closing price of $2,325,000. Across those 10, median days on market was 150, the median sale-to-list ratio was 89.5% of the final list price and MLS living area ran from 1,604 to 2,408 square feet. On October 3, 2026 there were 4 active listings and none pending, which is 12 months of supply, an indicative figure. Every listing carries one building design, Mid Rise (4-7), so there is no split. The pull carries the final list price only, so price changes are read listing by listing when we prepare a valuation. Our team’s share of Club III transactions is 0 of 12 in 60 months: McGreevy and Comisar closed no sale at Barefoot Beach Club III through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side.
Monthly or quarterly dues, Club umbrella and Master Association assessments, reserve balances and any current special assessment are not published; the route is the budget and estoppel certificate. The day-to-day Rules and Regulations are not recorded; the route is the association. We do not name the management company, because public records disagree on its address. Carrier, limits, deductibles and any flood policy are not published; the route is the manager’s insurance summary.
We state no building’s milestone inspection or structural integrity reserve study status, and we obtained neither document. The route is the seller’s statutory package and the state’s reporting page. The county’s elevation certificate layer holds none for 265, 267 or 269 Barefoot Beach Boulevard; the route is the association or a Florida surveyor. The base flood elevation digits on the 2024 non-conversion form are handwritten and not legible enough to quote; the route is the recorded instrument at OR 6326 PG 2521.
We found no official Club III website, no published gate procedure, guest parking rule or trash day, and no confirmed water, sewer, gas, internet or mail arrangement for the buildings; the route for each is the association manager and the providers. We did not read the Club III beach easement at OR 6248 PG 1117, and certificate of occupancy months are not public. The county file does not carry the reason it left nine deeds out of its qualified series.
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 III 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.
★★★★★ “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
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
Sellers in Barefoot Beach Club III 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 Southwest Florida MLS figures carry the date we pulled them, 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 9 sales in 60 months, from $1,150,000 to $2,600,000, and 2026 preliminary just values from $1,119,040 to $2,339,440. Your condo falls somewhere in that range by building, plan, floor and condition. Our free valuation ties a figure to your plan and your building’s sales.
The county recorded 4 qualified sales in the 12 months since October 2025, on April 1, April 27, May 22 and June 23, 2026, at $2,450,000, $1,850,000, $1,750,000 and $1,150,000, all at 267 Barefoot Beach Boulevard. The Southwest Florida MLS, pulled October 3, 2026, also shows 4 closings in the 12 months to that date, at the same four prices in the same building, closed on April 2, April 30, May 29 and June 30, 2026. The two sources date and count sales differently.
Yes. It is a 92-unit condominium under chapter 718, recorded June 25, 1992 and restated October 8, 2010, so your resale follows the section 718.503 document package and its 7-day cancellation clause. The chapter 720 homeowners association summary does not apply.
No. The Club at Barefoot Beach, on Shell Drive, is a separate private, member-owned beach and tennis club whose membership is not conveyed with a Club III deed. Barefoot Beach Club III is the condominium at 265, 267 and 269 Barefoot Beach Boulevard. Confirm in writing whether any membership is part of your sale.
Club III is buildings VIII, X and XII at 265, 267 and 269 Barefoot Beach Boulevard, with 34, 34 and 24 homes. Club I holds 253, 255 and 257, Club II 261 and 263 among others, and Club IV 264 and 266, so check your deed’s legal description. Each condominium has its own declaration, pet rule and sales record.
The mailing address reads Bonita Springs, FL 34134, but the buildings sit in unincorporated Collier County, so Collier County taxes, permits and closing customs apply and not Lee County’s. Our Bonita Springs guide explains the difference between the mailing address and the county line.
The 2026 preliminary millage is 9.4020 mills, and the median bill across the 92 condos is $14,258, from $3,302 to $21,995. As an illustration at the median just value of $1,622,030, before exemptions, $1,622,030 x 9.4020 / 1,000 = $15,250. After a sale the buyer’s assessment resets, so your bill is not a forecast of theirs.
No dollar assessment appears in any recorded document we read, for the Club III association, the Club umbrella or the Master Association. Your estoppel certificate states the regular assessment and the budget shows what it funds. We publish no estoppel fee dollars. Ask the association manager for both before you list.
Under section 718.503 a buyer under contract is entitled, at your expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where one applies, the latest structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document.
Yes, within the statutory window. The contract for a resale of a residential unit must carry a clause making it voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the required documents. Handing over the package early starts that clock early.
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 received for flood repairs. Keep claim records and repair invoices beside the form.
Yes. Under the restated Club master declaration, OR 4612 PG 3203, a transfer needs board approval, the board must act within 10 business days and it may disapprove only for the good causes the declaration lists. Tell your buyer early and keep the application complete, because a delay can push a closing date.
Club III’s actual charge is not published and we publish no estoppel fee dollars. Florida Statute 718.116 caps the fee, adjusts it over time and requires issuance within 10 business days. Ask the manager for the current fee and turnaround before you list.
We cannot promise how, and we have no MLS data to measure it. We found no recorded special assessment naming the Club associations from September 28, 2022 to October 1, 2026, and buyers will ask about every assessment adopted or pending. Ready notices and stated purposes remove uncertainty.
Buyers, lenders and insurers read them, and an unfinished study can slow a loan or an insurance quote. We state no Club III building’s status. Request the milestone summary and the study from the association now, so you can show them with the contract instead of scrambling after an offer.
Disclose what you know. Under Johnson v. Davis a seller must disclose known facts that materially affect value and are not readily visible, and water intrusion, repairs and open permits qualify. Open permits can also delay a closing, so we check the county permit record for your building before we list.
In our reading of the public map layers, the county address points read AE at 11 feet NAVD88 at 265 and 269 and VE at 12 feet at 267, on FIRM panel 12021C0179J effective February 8, 2024, and the AE and VE lines cross all three footprints. The panel and an elevation certificate govern.
If neither you nor the association has one, yes. The county’s certificate layer holds none for 265, 267 or 269 Barefoot Beach Boulevard, though one may exist elsewhere, so ask the association first. A buyer’s insurer and lender will ask for it, and having it ready avoids a delay at the worst moment.
Expect requests for the building’s age, the flood zone, any elevation certificate, the association’s master policy summary and any flood or water claim history on your unit. Florida law sets who insures what in a condominium under sections 718.111 and 627.714. We state no premium because none is published.
They can. The master declaration allows dogs, cats and birds up to an aggregate 45 pounds, with registration, and bars pets from the beach, so an owner of a large dog may look elsewhere.
Somewhat. The 30-day minimum, three-lease cap and board approval of leases rule out nightly rentals and limit investor use, so the buyers most likely to want Club III are residents and seasonal owners. We market to them and state the lease terms plainly, because surprises after contract lose deals.
The Master Association staffs the Barefoot Beach Boulevard gate around the clock. Guest and vendor procedures for Club III are not confirmed, so we confirm each showing’s access beforehand and register buyers’ agents and inspectors in advance, so buyers arrive without delay.
The county record cannot say. Of 9 qualified sales in 60 months, 7 were recorded between February and June, 2 in July and none from August through January, a small sample and not proof of seasonality. A documented listing can sell in any month.
The Southwest Florida MLS, pulled October 3, 2026, shows a median of 150 days on market across the 10 closings in the 36 months to that date, and the 4 closings in the last 12 months took 98 to 170 days. Days on market comes from the Southwest Florida MLS, and the county file records only deed dates. Four qualified sales in 12 months across 92 condos means a thin market where each listing is read closely, so preparation matters more than speed.
Start with the nearest like unit in the county record, then adjust for floor, stack, view and condition. Recorded prices run from $717 to $1,506 per county base square foot, and one plan in one building sold $600,000 apart in a single month, so a blended average misleads. Our valuation shows the comparables.
All three Club III buildings are on the Gulf side of the boulevard, so no east-side Club III building exists to compare. Across the whole Club, 14 of 19 Gulf-side sales in 60 months were at $1,000 per square foot or more, against 3 of 13 east-side sales, but that mixes buildings, plans and floors and is not a premium estimate.
It depends on your unit and the price gap. Check the rules and approvals before any work, ask about permit history, and remember the 2024 flood non-conversion agreement limits what you may do with ground-level space. We compare renovation cost with what like units sold for and say plainly when selling as is makes sense.
Customarily the seller pays the documentary stamp tax on the deed, any mortgage payoff, prorated dues and taxes, a lien search and the agent compensation you negotiate. The buyer customarily pays the owner’s title policy and chooses the closing agent. The contract controls, and a negotiated contract can allocate these differently.
Florida’s deed tax is 70 cents per $100 of consideration under section 201.02, and sellers customarily pay it in Collier County. On $2,000,000 that is $14,000, and on $1,150,000 it is $8,050. Your closing statement shows the exact figure from your recorded price.
It depends on your basis, your holding period and whether the condo was your main home. A seller who owned and used it as a main home for two of the last five years can exclude up to $250,000 of gain, or $500,000 filing jointly. Florida has no state personal income tax. Talk to your tax adviser.
Brokerage compensation is negotiable by law, and we publish no commission figure for Barefoot Beach Club III. 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.
In the county’s repeat-sale record, 5 of 6 later sales were above the owner’s earlier recorded price and 1 was $3,000 below it. Six pairs is a small sample, so we read it as an observation and not a trend. Our repeat-sale section lists every pair.
Club III has 92 homes built in 1992 at the southern end of the Gulf-side row, a 45-pound pet rule and 4 qualified sales in the last 12 months. Club I has 82 homes built in 1991 at the northern end, a 20-pound pet rule and none. See our Barefoot Beach Club I guide and the decision table above.
We do not forecast prices. The county shows 4 qualified sales in the last 12 months and 3 in the 12 months before, and we draw no conclusion from two small counts. Decide on your plans, your carrying costs and any assessment you expect, and let us show you the nearest comparables.
Look for local record knowledge, a documents-first process and proof of results. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we tracked and read every one of the 9 qualified sales here. You can meet Jesse and Marc.
A Barefoot Beach specialist matters because the community’s value and paperwork are written in details most agents never learn: a Master Association above every neighborhood, a staffed gate, flood zones that change by address and, at Barefoot Beach Club III, three layers of association and no published fee.
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 III,” 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 III guide holds the condominium’s record, our Barefoot Beach seller page covers every neighborhood, and our Barefoot Beach guide is the place to start.
Barefoot Beach Club III 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 and approval questions buyers will ask, and a net sheet from their own numbers. The first conversation is free and is with a partner.
The county recorded 4 qualified Barefoot Beach Club III sales in the last 12 months across 92 condos, so the next owner who decides to sell should call us first. Start with a free Barefoot Beach Club III condo valuation, or call Jesse direct at (239) 898-6072.
Use the Home Valuation form on our free Barefoot Beach Club III 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 and plan from the county record and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your building and plan, whether you have the association’s budget and estoppel certificate, whether the association or you hold an elevation certificate, and whether the condo took water in Ian. That is enough to start. A walk-through adds floor, view, condition and finish, 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 III, by building and plan where the sample allows, and because fewer than 10 sales exist in every window 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 III 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 III 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 92 Barefoot Beach Club III parcels and every one of the 9 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 III condo 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 or 2, 2026, and all are primary documents: Collier County Clerk recorded documents, Florida Statutes, state and federal agencies and Collier County. 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. These are the ones a Barefoot Beach Club III seller actually uses, each linked to its publishing authority: the Collier County Clerk, the county, the state 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 (checked 2026-10-02), see What Could We Not Verify About Barefoot Beach Club III. This page is general information about selling a condo in Barefoot Beach Club III, not an appraisal and not legal or tax advice. McGreevy and Comisar, Best Realtor for Barefoot Beach Club III. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.