Sell your Barefoot Beach Club IV condo with the team that tracked all 5 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 IV means selling one of 48 condominium homes in two buildings east of Barefoot Beach Boulevard, under a condominium association governed by chapter 718 of the Florida Statutes, inside the Barefoot Beach gate. The county recorded 5 qualified sales here in the 60 months from October 2021, from $1,150,000 to $2,370,000, and no shorter window reaches 10 sales, so this page lists every one. 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 association itself, start with our Barefoot Beach Club IV guide, and for the whole community see our Barefoot Beach guide.
Three names get confused, so we separate them now. Barefoot Beach Club IV is one of the four condominium associations inside Barefoot Beach Club, and it is not Club I, II or III. It is not The Club at Barefoot Beach, the separate private member club on Shell Drive, whose membership does not pass with a deed. And it has nothing to do with the unrelated hotels elsewhere in Florida that carry the name Barefoot Beach Club. The mailing address reads Bonita Springs, FL 34134, but these buildings stand in unincorporated Collier County, so Collier County rules and customs, not Lee County’s and not the City of Naples’, govern your sale. Our Bonita Springs guide explains how the mailing address and the county line differ.
This page is the seller’s playbook for Club IV alone. Our home valuation guide for Barefoot Beach Club IV explains how a value is built, and our guide to buying a home in Barefoot Beach Club IV covers the purchase side. For the view across all four condominiums, see our Barefoot Beach Club seller page. Call Jesse direct at (239) 898-6072 or start with a free Barefoot Beach Club IV home valuation, and we will send you the comparable sales we used, each labelled by source and date.
You sell a Barefoot Beach Club IV condo in 2026 by pricing from the five county-qualified sales in the two east-side buildings, delivering the chapter 718 resale package early, ordering the estoppel certificate and the board’s approval of your buyer the day you list, and having your flood and insurance answers ready for a buyer’s lender.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Barefoot Beach Club IV is the smallest and newest of the four Club condominiums: 48 homes in Building IX at 264 Barefoot Beach Blvd and Building XI at 266 Barefoot Beach Blvd, 24 homes in each. The county roll dates Building IX to 1994 and Building XI to 1995. We tracked every one of the 5 Barefoot Beach Club IV sales in the county record since October 2021, and all 48 parcels on the roll, so each figure below carries its window and its sample size.
Club IV is a residential condominium created by a declaration recorded August 31, 1994 at Official Records book 1981, page 599, and restated on October 8, 2010 at book 4613, page 6. Each home is one forty-eighth of the condominium. Above the Club IV association sits the Club umbrella association, which owns the pools, clubhouse and grounds, and above both sits the Barefoot Beach Master Association, which owns the private boulevard and staffs the gate. A resale therefore touches three layers of paperwork, which is why we start the document requests on listing day.
| Item | What the record says |
|---|---|
| Buildings | Building IX at 264 Barefoot Beach Blvd and Building XI at 266 Barefoot Beach Blvd, 24 homes each |
| Homes | 48 condominium homes, 24 of 1,726 sq ft and 24 of 2,003 sq ft of county base area |
| Built | 1994 (Building IX) and 1995 (Building XI) on the county roll |
| Side of the boulevard | East side, facing Little Hickory Bay and the mangrove preserve by our reading of the county map, not the Gulf |
| Legal form | Condominium, chapter 718 (not a homeowners association) |
| FEMA flood zone | AE, base flood elevation 11 feet at 264 and 10 feet at 266 (NAVD88), panel 12021C0179J, effective February 8, 2024 |
| Evacuation zone | Zone A |
| 2026 preliminary millage | 9.4020 mills, no municipal levy |
| Median 2026 preliminary tax bill | $9,234 across the 48 homes |
| Leasing and pets | 30-day minimum lease, three leases a year; pets up to 45 pounds in aggregate |
| County qualified sales | 5 in the last 60 months, $1,150,000 to $2,370,000, all listed below |
Jump to any section of this Barefoot Beach Club IV condo 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 IV listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. In a 48-home condominium with one or two recorded sales a year, the documents, the comparables and the approvals decide the outcome.
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 Club IV 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.
McGreevy and Comisar closed no sale at Barefoot Beach Club IV through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. This page therefore carries no McGreevy and Comisar closing count, days on market or sale-to-list ratio for Club IV, and we do 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 5 Club IV sales in the county’s qualified record since October 2021.
Barefoot Beach Club IV has two nearly identical 24-home condominium buildings: Building IX at 264 Barefoot Beach Blvd, dated 1994 on the county roll, and Building XI at 266 Barefoot Beach Blvd, dated 1995. Each has six residential levels over ground-level parking, a four-stack plan, homes of 1,726 and 2,003 square feet of county base area, and one elevator.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Street number | Building | Homes | Built (county roll) | Plans by stack (county base area) | Side of the boulevard |
|---|---|---|---|---|---|
| 264 Barefoot Beach Blvd | IX | 24 | 1994 | Stacks 01 and 04: 2,003 sq ft end plans; stacks 02 and 03: 1,726 sq ft | East, bay and preserve side |
| 266 Barefoot Beach Blvd | XI | 24 | 1995 | Stacks 01 and 04: 2,003 sq ft end plans; stacks 02 and 03: 1,726 sq ft | East, bay and preserve side |
Each building has living floors 2 through 6 with four homes a floor, plus a penthouse level of four more, which is five floors of four plus four penthouses, or 24. Across Club IV that makes 24 homes of 1,726 sq ft and 24 of 2,003 sq ft, 12 of each in each building. The county’s base area is its own measure and can differ from the living area an MLS listing reports, so we verify square footage before we list.
The county’s 2026 preliminary just value is the Property Appraiser’s estimate for tax purposes, not a sale price, but it shows how the county ranks a floor and a plan. Both buildings carry the same figures for the same floor and plan.
| Floor | 1,726 sq ft plan, just value | 2,003 sq ft plan, just value |
|---|---|---|
| Floor 2 | $862,030 | $1,278,934 |
| Floor 3 | $962,030 | $1,378,934 |
| Floor 4 | $982,030 | $1,398,934 |
| Floor 5 | $1,002,030 | $1,418,934 |
| Floor 6 | $1,022,030 | $1,438,934 |
| Penthouse level | $1,172,030 | $1,588,934 |
Across all 48 homes the 2026 preliminary just value runs from $862,030 to $1,588,934, with a median of $1,225,482 and a total of $58,023,136. The step from floor 2 to floor 3 is $100,000, each floor above it adds $20,000, and the penthouse level adds $150,000 over floor 6. That is the appraiser’s schedule, not market evidence, and we use it only to say which homes the county considers comparable.
The Barefoot Beach Club IV condo market is thin but documented: the county recorded 2 qualified sales in the last 12 months and 5 in the last 60 months, so no window reaches the 10 sales needed to lead with a median. 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. None of the four windows does, so under our method we list every sale and put no median in the headline of this page. Each row below names its window and its count.
| Window | Qualified sales | Low | High | Total volume | Builder-direct | Resale |
|---|---|---|---|---|---|---|
| 12 months since October 2025 | 2 | $1,150,000 | $1,200,000 | $2,350,000 | 0 | 2 |
| 24 months since October 2024 | 3 | $1,150,000 | $1,300,000 | $3,650,000 | 0 | 3 |
| 36 months since October 2023 | 3 | $1,150,000 | $1,300,000 | $3,650,000 | 0 | 3 |
| 60 months since October 2021 | 5 | $1,150,000 | $2,370,000 | $7,330,000 | 0 | 5 |
The county file also holds 90 qualified sales since September 1994, of which 40 were builder-direct sales from 1994 and the years that followed, at prices set when the buildings were new. We do not use that history as a price signal. The county’s qualified series excludes transfers the state does not treat as arm’s length, and recording can lag a closing by weeks.
With 48 homes, two qualified sales in 12 months is a turnover of 2 divided by 48, or 4.2 percent, and five qualified sales in 60 months is 5 divided by 48, or 10.4 percent over five years, about 2.1 percent a year. The qualified record holds no Club IV sale in 2022 or 2024. For a seller that means each recorded sale is a comparable that a buyer’s agent will find, and for a buyer it means few homes to choose from at any moment.
The county recorded 2 qualified Club IV 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 IV 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 IV.
Barefoot Beach Club IV condos recorded 5 qualified sales in the last 60 months, from $1,150,000 to $2,370,000, all resales, with 2 in the last 12 months at $1,150,000 and $1,200,000. The table below lists every one with its date, street address, building, price, county base area and Official Records book and page.
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, which is not the living area the Southwest Florida MLS reports. We show the level (penthouse or a residential floor) because it matters to a comparison, and we leave unit numbers out of public prose.
| Date | Address | Building | Level | Recorded price | County base area | Price per sq ft (base area) | Official Records |
|---|---|---|---|---|---|---|---|
| Nov 12, 2021 | 266 Barefoot Beach Blvd | XI | Penthouse | $1,310,000 | 1,726 sq ft | $759 | 6045/2080 |
| Aug 1, 2023 | 264 Barefoot Beach Blvd | IX | Penthouse | $2,370,000 | 1,726 sq ft | $1,373 | 6278/3655 |
| Apr 24, 2025 | 264 Barefoot Beach Blvd | IX | Residential floor | $1,300,000 | 2,003 sq ft | $649 | 6463/3814 |
| Dec 1, 2025 | 266 Barefoot Beach Blvd | XI | Residential floor | $1,200,000 | 2,003 sq ft | $599 | 6532/267 |
| Jun 11, 2026 | 266 Barefoot Beach Blvd | XI | Penthouse | $1,150,000 | 1,726 sq ft | $666 | 6598/3424 |
For reference only, the median of these 5 sales is $1,300,000 and the median price per square foot of base area is $666 (60 months, n=5). Five sales cannot show a trend, and we state none.
Separately and clearly labelled, the county file also carries recorded Club IV deeds over $100,000 that the county did not mark qualified. There are three in the 60-month window, all in Building IX at 264 Barefoot Beach Blvd, all 2,003 sq ft homes, all in spring 2024. This is a separate series with no median here, because folding it into the qualified figures would change what they mean.
| Date | Address | Building | Recorded price | County base area | Official Records |
|---|---|---|---|---|---|
| Mar 14, 2024 | 264 Barefoot Beach Blvd | IX | $2,500,000 | 2,003 sq ft | 6339/3258 |
| Apr 22, 2024 | 264 Barefoot Beach Blvd | IX | $2,450,000 | 2,003 sq ft | 6356/219 |
| Apr 29, 2024 | 264 Barefoot Beach Blvd | IX | $2,450,000 | 2,003 sq ft | 6356/173 |
The county file does not say why a deed was not qualified. Our own inference, which is not a county finding, is that the qualified flag is thin in the two storm years on this coast, 2022 and 2024, and the file shows no qualified Club IV sale in either year. These three prices are roughly double the qualified 2,003 sq ft sales of 2025, at $1,300,000 and $1,200,000, so a buyer’s agent who raises them needs the circumstances of each deed explained before anyone uses one as a comparable. We would rather you hear that from us than from the other side.
In the county’s qualified record, 1 of 2 Club IV resales in the last 60 months that had an earlier qualified resale closed above the same home’s previous resale price, and 1 closed below. Two pairs are far too few to show direction, so we report observations with their sample size and make no claim about where prices are going.
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 sales that were builder-direct, because a new condominium bought from the developer in 1994 or 1995 is not comparable to a resale three decades later.
| Later sale | Building | Earlier recorded resale | Later price | Change | Years between |
|---|---|---|---|---|---|
| Aug 1, 2023 | IX, penthouse level | Feb 28, 2018, $1,065,000 | $2,370,000 | Up $1,305,000 (122.5 percent) | 5.4 |
| Jun 11, 2026 | XI, penthouse level | Nov 12, 2021, $1,310,000 | $1,150,000 | Down $160,000 (12.2 percent) | 4.6 |
The most recent county-qualified sale in Barefoot Beach Club IV was $1,150,000 on June 11, 2026, for a 1,726 sq ft penthouse-level home in Building XI at 266 Barefoot Beach Blvd. 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 6598, page 3424, as a qualified resale of a home with 1,726 sq ft of county base area, which is $666 per square foot of base area. The same home sold on November 12, 2021 for $1,310,000, 4.6 years earlier, which is $160,000 more, and its first recorded sale, in February 1995, was a builder-direct deed for $301,000. The roll dates the building to 1995, so the 2026 sale is the home’s second resale.
The county’s 2026 preliminary just value for a penthouse-level 1,726 sq ft home is $1,172,030, so the sale price is $22,030 below it, or 98.1 percent of just value. The two other recent Club IV sales, at $1,200,000 and $1,300,000, were 93.8 percent and 94.3 percent of their own homes’ just values. That is three observations on three different homes, and it is not a rule of thumb. For another east-side comparison, an east-side home of the same 1,726 sq ft plan in Barefoot Beach Club II recorded $1,137,500 on April 7, 2026, or $659 per square foot, against $666 for this sale.
We price a Barefoot Beach Club IV condo from the nearest like home on the east side, matching building, floor, plan, view and condition, and we never price from an automated estimate. You see every comparable, labelled by source and date, before you choose a list price, and so does the buyer’s agent.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The median of the five recorded sales describes no particular home. The sales ran from $1,150,000 to $2,370,000, and by plan the 1,726 sq ft homes sold at $1,310,000, $2,370,000 and $1,150,000 while the 2,003 sq ft homes sold at $1,300,000 and $1,200,000. We start with the sales nearest your plan, level and building, then widen to the east-side buildings of Barefoot Beach Club II, which stand across the same boulevard and share the same umbrella, gate and rules.
The county record carries a base area and a price. It says nothing about the finish, the age of the air conditioning, the windows and doors, the balcony outlook, the storage unit or the parking space, or whether the home has been renovated, and buyers weigh every one of those. We do not publish a dollar premium for any of them, because five sales cannot support one, and we adjust from the sales we can show you.
In a condominium with one or two recorded sales a year, an overpriced listing goes stale in front of the few buyers who are looking. We would rather set a price we can defend with recorded sales, send every buyer’s agent the evidence behind it and hand the appraiser the same comparables. A lender’s appraiser will find the same five sales we did, and the three spring 2024 deeds as well, so we explain those deeds before anyone else raises them. See our home valuation guide for Barefoot Beach Club IV for the full method.
Six things move value most in Barefoot Beach Club IV: the east-side location, the floor and stack, the building, the flood position and elevation certificate, the rules that shape your buyer pool, and the condition of the home. The county record shows the first four clearly and is silent on view and finish.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026; recorded documents read October 1, 2026)
Barefoot Beach Club has 12 buildings, and 4 of them stand on the east side of the boulevard, the two Club IV buildings and two Club II buildings. In the Club’s whole 60-month qualified record of 32 sales, buyers paid the following in each group. These are observations with their sample sizes, not a premium estimate, because the groups mix floors, plans, views and renovation levels that the county file does not carry.
| Group | Window | Qualified sales (n) | Price range | Median price |
|---|---|---|---|---|
| East-side buildings (Club IV and Club II) | 60 months | 13 | $1,000,000 to $3,000,000 | $1,300,000 |
| Gulf-side buildings (Clubs I, II and III) | 60 months | 19 | $1,150,000 to $3,335,000 | $2,160,000 |
| East-side buildings | 12 months | 6 | $1,000,000 to $3,000,000 | Under 10 sales, no median |
| Gulf-side buildings | 12 months | 6 | $1,150,000 to $2,450,000 | Under 10 sales, no median |
The ranges overlap: the lowest Gulf-side sale, $1,150,000, equals the lowest Club IV sale, and the highest east-side sale, $3,000,000, was a Club II penthouse. By plan the counts are too small for a median on either side, so we compare individual sales. For the 2,003 sq ft plan there were 4 east-side sales from $1,050,000 to $1,300,000 and 6 Gulf-side sales from $1,850,000 to $3,335,000, and for the 1,726 sq ft plan there were 6 east-side sales from $1,137,500 to $2,370,000 and 7 Gulf-side sales from $1,875,000 to $2,750,000. A buyer compares Club IV with the other east-side buildings, which is why we price from them.
The county roll ranks a penthouse level $150,000 above the sixth floor and steps the lower floors $20,000 apart, with $100,000 between floors 2 and 3, and the Club IV sales show that plan and level alone do not set a price. Penthouse-level 1,726 sq ft homes sold at $1,310,000, $2,370,000 and $1,150,000, and 2,003 sq ft homes on residential floors sold at $1,300,000 and $1,200,000. A buyer pays for the outlook, the light and the condition, and the record carries none of them, so we photograph and describe what your floor actually offers.
Both buildings are in FEMA Zone AE. Our reading of the public map layers finds no Zone VE on Club IV’s own land, while on the Gulf side the VE boundary crosses the footprints of the Gulf-row buildings, which is a real difference in mapped hazard and not an exemption. A current elevation certificate is the single most useful document a buyer’s insurer can see, so we check whether yours is on file and, where it is not, we tell you what a surveyor’s certificate involves before you list.
The recorded rules set a 30-day minimum lease, three leases a year, board approval of every lease and sale, and a 45-pound aggregate pet limit. They rule out nightly and weekly rentals and a buyer with two large dogs, and they suit owner-occupants, seasonal residents and long-stay investors. We put each rule in the listing so that the buyers who remain have read them.
Your Barefoot Beach Club IV condo buyer will pay county property tax, assessments to the Club IV condominium association and the Club umbrella, and through the umbrella a share of the Master Association’s boulevard and gate. Only the tax has a published figure, a median 2026 preliminary bill of $9,234. No dollar assessment appears in the 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, so we lay them out for you first. Each row shows who levies the layer, what the recorded documents say and whether a dollar amount is published.
| Layer | Who levies it | What the documents say | Published amount |
|---|---|---|---|
| Condominium assessment | Barefoot Beach Club IV Condominium Association | Common expenses shared among the 48 homes at one forty-eighth each (declaration, OR 4613 PG 6) | None found |
| Club umbrella assessment | Barefoot Beach Club Condominium Owners Association | Pools, recreation facilities, clubhouse and its parking, landscaping, non-public streets and the surface water system, each of 348 members at one 348th (OR 4612 PG 3203) | None found |
| Master level | Barefoot Beach Master Association, passed through the umbrella | The roughly 1.8 mile boulevard, the guardhouse and 24-hour security (bylaws, OR 4675 PG 2424; turnover agreement, OR 4519 PG 1839) | None found |
| Special assessments | Any of the three layers | None recorded, which proves nothing, because they are normally levied by board notice | None found |
| Transfer or capital-contribution fees | The association, on a sale or lease | The master declaration allows a transfer fee up to the legal maximum; no Club IV amount is published | None found |
| County property tax | Collier County and its taxing districts | 9.4020 mills on the 2026 preliminary roll | Median bill $9,234 |
The median 2026 preliminary just value of the 48 homes is $1,225,482. At 9.4020 mills, made up of the county’s 3.9293, the school levy’s 4.1470 and 1.3257 for other taxing districts, with no municipal levy because the land is unincorporated, that is $1,225,482 times 9.4020 divided by 1,000, or $11,521.98. That is an illustration for a non-homestead purchase at that value, before any exemption and before non-ad valorem charges. The county’s actual median bill across the 48 homes is $9,234.16, from $2,739.79 to $14,939.16, and it is lower in part because 18 of the 48 homes hold a homestead exemption, which is our reading and not a decomposition the county publishes. After a sale, Florida resets the new owner’s assessment to just value as of January 1 of the following year under section 193.155(3)(a), so your bill is not a forecast of your buyer’s.
We found no special assessment instrument recorded for Club IV, and that proves nothing, because special assessments are normally levied by board notice and are not recorded. We also found 44 recorded Notices of Commencement indexed to Barefoot Beach Club names between September 28, 2022 and October 1, 2026, and 18 of them name an association as owner. A Notice of Commencement shows that work was contracted, not how it was funded. A buyer’s attorney will ask whether an assessment has been levied or is planned, so we request the board’s notices and minutes in the document package before you list.
Buyers insure a Barefoot Beach Club IV condo with a unit owner’s policy, and flood coverage is a separate decision because both buildings are in FEMA Zone AE. Their insurer and lender will ask about the association’s master policy, the elevation certificate and the building’s structural documents. We found no published premium and estimate none.
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, Collier County map layers)
An owner usually pays for three coverages. The association carries the master policy on the building under Florida Statute 718.111. The owner buys a unit owner’s policy, which under Florida Statute 627.714 must include at least $2,000 of loss assessment coverage. And because Club IV is in the mapped floodplain, flood insurance is a separate decision. The master policy’s carrier, limits and deductibles are not public, so we ask for the association’s certificate of insurance rather than guess.
Flood coverage is priced per building and unit, and the elevation certificate is the document that prices it. Unincorporated Collier County holds a Community Rating System Class 5 rating, which gives eligible National Flood Insurance Program policies a 25 percent discount, and FloodSmart is the program’s consumer site. No home in the Club is inside a Coastal Barrier Resources System unit, so federal flood insurance is available. A lender that sells loans to the federal mortgage agencies will generally require flood coverage on a condominium building in a Special Flood Hazard Area, and what a lender requires is the lender’s own rule, so we do not speak for any lender.
A buyer’s lender sends the association its own condominium questionnaire, which typically asks about the budget, reserves, insurance, pending litigation, delinquent assessments and the share of owner-occupied homes. Those answers come from the manager, not from you, so we send the request on listing day and track it, because a questionnaire that sits in an inbox can slip a closing date. The structural integrity reserve study and the milestone summary, where they apply, are part of the same conversation.
A Barefoot Beach Club IV condo seller must deliver the chapter 718 resale package at the seller’s expense, request the association’s estoppel certificate, obtain board approval of the buyer, complete the section 689.302 flood disclosure and disclose known material facts that are not readily visible. A closing agent or attorney confirms your sale.
Data updated: October 2026 (Florida Statutes sections 718.503, 718.116, 689.302 and 689.261, read 2026-10-02)
Florida Statute 718.503 entitles a buyer under contract, at the seller’s expense, to the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. Each resale contract must carry a conspicuous clause, either an acknowledgment that the buyer already has the documents or a statement that the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. A contract entered into after December 31, 2024 carries a parallel clause for the milestone summary and the reserve study. A seller who delivers the full package on day one starts those clocks early, and a seller who cannot produce it leaves the contract voidable.
The association must issue the estoppel certificate within 10 business days of a written request from the owner or the owner’s designee. It states the assessment, what it is paid through, any special assessment, any approval right and whether anything is owed. Its fee is capped by statute and adjusted every five years, so we publish no dollars. The contract says who pays, and we order it for you on the day we list. Because an owner funds two association layers here, we ask whether the umbrella issues its own.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is executed, covering flooding that damaged the property during your ownership, insurance claims for flooding and assistance you received to repair flood damage. Section 689.261 separately requires a property tax disclosure. Answer both in writing, and keep your claim records and repair invoices beside them.
Under the Florida Supreme Court’s decision in Johnson v. Davis, a seller must disclose known facts that materially affect value and are not readily observable, and for a home that has been through Hurricane Ian that can include repairs, open permits and leaks. Both Club IV buildings have six residential levels, well over three habitable stories, so the milestone inspection and structural integrity reserve study statutes apply to them. We state no building’s status and say nothing about what any report found, because those are association records. We ask the association for the summary and the most recent study, by name, for your own building before you list. Chapter 720 and its disclosure summary govern homeowners associations such as the nearby Villas at Barefoot Beach, not this condominium. This page is information, not legal advice.
Buyers of a Barefoot Beach Club IV condo ask for the flood zone, the elevation certificate, insurance quotes and the permit record. Both buildings are FEMA Zone AE, at 11 feet at 264 and 10 feet at 266 in NAVD88, 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 looked up both addresses in the county’s address points and FEMA’s National Flood Hazard Layer on October 1, 2026, and compared each building footprint with the zone polygons, which is our reading of the public map layers. Flood is per address, so your buyer will test your building.
| Address | Building | FEMA zone | Base flood elevation (ft NAVD88) | Footprint (our reading of the public map layers) | Collier panel and effective date |
|---|---|---|---|---|---|
| 264 Barefoot Beach Blvd | IX | AE | 11 | 100 percent AE, elevation 11 | 12021C0179J, February 8, 2024 |
| 266 Barefoot Beach Blvd | XI | AE | 10 | 100 percent AE, elevation 10 | 12021C0179J, February 8, 2024 |
The footprint shares are our reading, not a surveyor’s determination. FEMA’s map service center has the panel, and the county’s 2024 flood map viewer lets a buyer test either address. Our Barefoot Beach Club IV guide has the full flood and storm record.
Our reading of the public map layers finds no Zone VE on Club IV’s land, while on the Gulf side the VE boundary runs through the footprints of the Gulf-row buildings. That is a real difference in mapped hazard, but it is not an exemption: Zone AE is a Special Flood Hazard Area, and we also place both buildings in the county’s coastal A zone, where design for breaking waves of 1.5 feet can apply. A buyer who hears east side should not hear outside the floodplain.
FEMA decided a Letter of Map Amendment request, case 13-04-5932A, for the structures at 260 and 264 Barefoot Beach Boulevard. The outcome was “Structure denied,” dated August 1, 2013, on the map then in force, so a request to remove 264 from the mapped floodplain was refused. The county’s elevation certificate index lists certificates for the Club at 253, 260, 262, 263 and 266, including one for 266 tied to its 1994 permit, and none on file for 264 on October 1, 2026. A seller in 264 may need a new certificate from a surveyor, and the county floodplain office can be reached at (239) 252-2942 or [email protected].
The U.S. Geological Survey filed a high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at Barefoot Beach Boulevard and Anguilla Lane, inside the gates but not at Club IV. The base flood elevation there is 10 feet, so the mark was about 1.76 feet above it (11.76 minus 10) and includes some wave effect. The National Hurricane Center report on Ian estimates 8 to 12 feet of inundation above ground in the Bonita Beach and North Naples reach. We make no building-level damage statement for Club IV, because none appears in a recorded or government document we read.
Collier County is the permitting authority for a Club IV home, and the association’s approval comes first. A Notice of Commencement for door replacement at Club IV was recorded August 28, 2024 at Official Records book 6393, page 1439. An open permit can delay a closing, so we search the county’s permit portal for your address before we list. The county requires one foot of freeboard above base flood elevation and applies a 50 percent substantial improvement rule, so a condominium damaged or renovated past that threshold must be brought up to current standards. Our reading of the public map layers puts both bay-row buildings at the state’s 1989 coastal construction control line, 264 about 1 meter and 266 about 20 meters seaward of it, but the scope for Club IV is not confirmed. Sea turtle lighting rules run May 1 through October 31 within 300 feet of mean high water, and we did not measure whether either building falls inside that distance.
Four sets of rules touch a Barefoot Beach Club IV sale: board approval of the buyer, the recorded leasing limits, the pet and occupancy terms, and the Barefoot Beach Boulevard gate. The leasing rule shapes your buyer pool most: leases must run at least 30 days, with no more than three a year, and nightly rentals are not allowed.
Data updated: October 2026 (Master Declaration OR 4612 PG 3203 and Club IV declaration OR 4613 PG 6, read October 1, 2026)
Under section 9 of the recorded master declaration, the board approves a transfer within 10 business days, may disapprove only for the causes the declaration lists, and may charge a transfer fee up to the legal maximum plus an estoppel fee. We found no requirement for a buyer interview, and the length of the application is a question for the manager. A seller who submits the buyer’s application the day the contract is signed protects the closing date, and a contract should allow time for approval. The statutory estoppel form also asks whether the association holds a right of first refusal, so the certificate confirms the answer for your home.
Section 8 of the amended and restated master declaration requires a written lease and board approval within 15 days. It sets a minimum term of 30 consecutive days or one calendar month, a maximum of one year and a limit of three leases in a year, and it bars room rentals and subleasing, requires consent to a background check and allows a transfer fee per applicant up to the legal maximum. That rules out vacation rentals and suits a seasonal or monthly tenant market. Collier County’s short-term vacation rental registration under Ordinance 2021-45 separately applies to short-term rentals, and a lease that follows the Club’s 30-day minimum would ordinarily sit outside it. That is our reading, and the county decides how its own ordinance applies.
The boulevard is private, owned by the Barefoot Beach Master Association, and under the recorded turnover agreement the guardhouse is staffed 24 hours a day with a licensed security service. The guest, vendor and contractor procedure is not confirmed in any document we read, so we confirm each showing’s access with the association office beforehand and register buyers’ agents and inspectors in advance. Membership in The Club at Barefoot Beach is separate from your deed, and a buyer who asks about it goes to that club’s membership office.
The county record cannot name a best month for a Barefoot Beach Club IV sale, because five qualified sales in 60 months is too few to separate a season from chance. The five were recorded in November, August, April, December and June, and 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 five qualified sales were recorded on November 12, 2021, August 1, 2023, April 24, 2025, December 1, 2025 and June 11, 2026. No month appears twice, and no sale was recorded in 2022 or 2024. That is a pattern in a very small record, not proof of seasonality, and we draw no trend or premium conclusion from it.
We market a Barefoot Beach Club IV condo to the east-side, seasonal and out-of-state buyer it attracts, with professional photography, drone images that show the setting accurately, a documented listing file and exposure on the Southwest Florida MLS, our team site and our buyer database. The file answers flood, document and association questions before a buyer asks them.
Data updated: October 2026 (no Southwest Florida MLS figure is used in this section)
The east side has its own appeal: the bay and preserve outlook from the right floors, covered parking, an elevator, and the Club’s pools and clubhouse across the campus. We photograph the rooms that face the boulevard side and the bay side in the light buyers will live in, and we write view language only where we have stood on the balcony. We never describe Club IV as Gulf front, and a buyer who has just left a Gulf-row showing will respect that.
Before a Club IV listing goes live we assemble the declaration, the budget and annual financial statement, the Rules and Regulations, the estoppel certificate, the section 689.302 flood disclosure, the elevation certificate where one exists, the wind-mitigation report, the milestone summary and reserve study or the statement that none has been completed, and the association’s certificate of insurance. We publish the headline facts and hand the full file to serious buyers. A buyer who gets an insurance quote on day three writes an offer on day four.
Your listing appears on the Southwest Florida MLS and on DomainRealtyGroup.com, and goes to our database of qualified buyers across Southwest Florida. Buyers cannot drive past a sign inside a gated boulevard, so marketing does the work, and we confirm the gate procedure with the association before the first showing. For the whole community, our Barefoot Beach seller page shows how we market across every neighborhood.
We negotiate a Barefoot Beach Club IV 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, approval and association questions from the listing file, and we protect your net at the repair-credit stage.
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 and doors, a past water event or the balcony. When the file already answers the question, the buyer’s leverage shrinks. When a repair request is fair we price it, and when it is a second negotiation on price we say so and hold.
A buyer’s agent who raises the flood zone, an insurance quote, the 7-day document clause or the board’s approval period is asking for documents and time. We answer with the elevation certificate, the wind-mitigation report, the estoppel certificate and the complete section 718.503 package, and we build approval and estoppel time into the contract dates so that a closing does not slip. We make no claim about a building’s condition that a record does not support.
Financing, insurance readiness, inspection period, closing date and a seasonal occupancy request all change what you net and how likely the sale is to close. A cash offer skips financing but not the board’s approval or the estoppel certificate. 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, and our buyer guide for Barefoot Beach Club IV shows the other side of the table.
A buyer choosing between Barefoot Beach Club IV and Barefoot Beach Club II, the two Club condominiums with east-side buildings, weighs a small newer association against a large mixed one. Club IV is 48 homes in two east-side buildings. Club II is 126 homes in four buildings, two east and two Gulf side, and it has the deeper sales record.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every Club II figure comes from the same county files and the same windows as ours, and each names its window.
| Question | Barefoot Beach Club IV | Barefoot Beach Club II | What it means for your sale |
|---|---|---|---|
| Homes | 48 in 2 buildings (IX and XI) | 126 in 4 buildings (IV, V, VI and VII) | You compete in a smaller pool of resales |
| Built (county roll) | 1994 and 1995 | 1991, 1992 and 1993 | Your buyer gets the newer buildings on the campus |
| Side of the boulevard | Both buildings east | Two buildings east, two Gulf side | Club II offers a Gulf-side address; you do not |
| County base area | 1,726 and 2,003 sq ft | 1,604 to 2,408 sq ft | Club IV has two plans, so comparisons are simpler |
| Qualified sales, 12 months | 2, at $1,150,000 and $1,200,000 | 6, from $1,000,000 to $3,000,000 | Club II has more recent comparables |
| Qualified sales, 60 months | 5, from $1,150,000 to $2,370,000, listed above | 10, median $1,425,000, from $1,000,000 to $3,000,000 | Only Club II reaches 10 sales for a median |
| Median just value, 2026 preliminary | $1,225,482 | $1,462,030 | The county values Club II homes higher at the median |
| Median 2026 preliminary tax bill | $9,234 | $11,812 | Your buyer’s carrying cost is lower here |
| Homestead share | 18 of 48 (37.5 percent) | 36 of 126 (28.6 percent) | More full-time owners on the roll here |
| Minimum lease and pets | 30 days; 45 lb aggregate | 30 days; 45 lb aggregate | The same buyer pool for both |
| FEMA zone, our reading of the public map layers | AE, 10 to 11 ft, no VE on Club IV land | AE on the east side, VE crossing the Gulf-side footprints | Club IV has the simpler flood picture |
The just value and tax 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 the county’s valuation for tax purposes and not a sale price.
A buyer who wants the east side of the Club will look at both associations in the same weekend, so we know what that buyer sees next door. The three lowest qualified Club sales in 60 months were all in Club II’s east-side buildings, at $1,000,000, $1,050,000 and $1,137,500, so those sales are your nearest comparables and a buyer’s agent will bring them. Our Barefoot Beach Club II guide sets out its record, and if you own there, our Barefoot Beach Club II seller page is the page for you.
Selling a Barefoot Beach Club IV condo typically costs the seller negotiated brokerage compensation, deed documentary stamp tax at $0.70 per $100 of price, a lien search, the estoppel certificate and prorated property tax. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls.
Data updated: October 2026 (Florida Statute 201.02, Collier County Property Appraiser 2026 preliminary tax roll, Florida DBPR estoppel fee notice, read 2026-10-02)
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed. The contract controls both. We list no owner’s title policy as a seller cost. The address says Bonita Springs, but Club IV is in Collier County, so the Collier custom is the one to expect. For the statewide walk-through, see our guide to seller closing costs in Florida.
The first price is $1,150,000, the most recent qualified Club IV sale, recorded June 11, 2026, which we walked through above. The second is $1,300,000, the qualified sale of a 2,003 sq ft home in Building IX at 264 Barefoot Beach Blvd on April 24, 2025, which is also the median of the five sales in the window. The brokerage percentages are an illustration, not our fee, and the buyer-agent offer is optional and shown separately. The tax proration uses the $9,234.16 median 2026 preliminary bill across the 48 homes, which a homestead exemption lowers for some owners.
| Line | $1,150,000 sale (June 11, 2026) | $1,300,000 sale (April 24, 2025) |
|---|---|---|
| Sale price | $1,150,000 | $1,300,000 |
| Listing brokerage compensation, illustration at 2.5 percent | $28,750 | $32,500 |
| Optional buyer-agent offer, illustration at 2.5 percent | $28,750 | $32,500 |
| Deed documentary stamp tax, $0.70 per $100 (section 201.02) | $8,050 | $9,100 |
| Municipal lien search, our estimate (typical range $100 to $250) | $175 | $175 |
| Property tax proration at a June 30 closing, 181/365 of the $9,234.16 median 2026 preliminary bill | $4,579 | $4,579 |
| Association estoppel certificate | Capped by statute, not in total | Capped by statute, not in total |
| Total with the buyer-agent offer | $70,304 (6.11%) | $78,854 (6.07%) |
| Net before mortgage payoff, with the offer | $1,079,696 | $1,221,146 |
| Total without the buyer-agent offer | $41,554 (3.61%) | $46,354 (3.57%) |
| Net before mortgage payoff, without the offer | $1,108,446 | $1,253,646 |
The arithmetic is plain. At $1,150,000, 2.5 percent is $28,750, and $1,150,000 divided by 100 times $0.70 is $8,050. The tax proration is 181 divided by 365 of $9,234.16, which is $4,579. Adding $28,750, $28,750, $8,050, $175 and $4,579 gives $70,304, or 6.11 percent of the price, and net before payoff is $1,150,000 minus $70,304, or $1,079,696. At $1,300,000, 2.5 percent is $32,500, doc stamps are $9,100, and $32,500, $32,500, $9,100, $175 and $4,579 add to $78,854, or 6.07 percent.
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, which is why the sheet shows both outcomes.
Florida has no state personal income tax, so a Barefoot Beach Club IV 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 $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. With homestead on 18 of the 48 homes, a minority of owners here are primary-residence sellers, so many sellers will want their basis and holding period checked before they set a price. A tax adviser should run your numbers, and a foreign seller should ask the closing agent about federal withholding.
Florida Statute 201.02 puts the deed tax at 70 cents on each $100 of consideration, which is $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 IV owners net more by listing with an experienced agent, because the association, flood and insurance 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 approval 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, estoppel and approval ordered on listing day | 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 |
| Who should choose it | Most Club IV sellers | Owners who value speed over price | Owners with a buyer in hand and strong paperwork |
You get a free Barefoot Beach Club IV valuation by using our valuation page form or calling Jesse direct at (239) 898-6072. You receive a price range built from recorded comparables on your side of the boulevard, each labelled by source and date, and a net sheet. It is free, 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 IV explains how a value is built, and the range we send you uses the qualified sales nearest your plan, level and building, with the 12-month and 60-month counts beside every figure. Where fewer than 10 sales exist we list them and do not average them. A walk-through adds condition, outlook and finish, which no public record holds.
Some figures a seller might expect here are not in any public record we could read, and the Southwest Florida MLS, pulled October 3, 2026, does not carry all of them. This section lists each gap and the document or route that would settle it, so that a seller or our own team can close it.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Barefoot Beach Club IV closings in the 12 months to that date and 6 in 60 months, 4 active listings, none pending and an indicative 24 months of supply. The two 12-month sales took 182 and 180 days on market and closed at $1,200,000 and $1,150,000 on final list prices of $1,300,000 and $1,290,000; with 2 sales we publish no median or ratio. MLS living area is 1,726 or 2,003 square feet. Our own team’s Barefoot Beach Club IV closings in those 60 months: none, on either the listing or the buying side. The pull records the final list price only, so earlier price changes are read listing by listing when we prepare a valuation.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida listing agents, and every client review is public on our Google Business Profile. The four reviews below are genuine five-star Google reviews from Southwest Florida clients, reproduced word for word. None describes a Barefoot Beach Club IV 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
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
Sellers in Barefoot Beach Club IV ask the questions below most often, and each answer is built from the county record, recorded association documents and the Florida statutes. Where a fact is not published we say so and name the document that answers it, and Southwest Florida MLS figures are dated to the pull of October 3, 2026.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The county’s qualified record shows 5 Club IV sales in the last 60 months, from $1,150,000 to $2,370,000, and the three most recent were $1,300,000, $1,200,000 and $1,150,000. Your condo sits in that range depending on plan, level and condition. Our free valuation ties a figure to your building.
The county recorded 2 qualified sales in the 12 months since October 2025, at $1,200,000 on December 1, 2025 and $1,150,000 on June 11, 2026. County dates can lag a closing by weeks. The Southwest Florida MLS, pulled October 3, 2026, also shows 2 closings in the 12 months to that date, at $1,200,000 on December 2, 2025 and $1,150,000 on June 12, 2026; the two sources count differently.
It is a condominium. You own your home as a unit plus a one forty-eighth share of the common elements, and chapter 718 of the Florida Statutes governs your resale. The chapter 720 disclosure summary applies to homeowners associations such as the nearby villas, not to Club IV.
No. Both buildings stand on the east side of Barefoot Beach Boulevard, facing the bay and preserve side by our reading of the county map. We never describe Club IV as Gulf front, and buyers price it against the other east-side buildings.
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. Our Bonita Springs guide explains the difference.
The 2026 preliminary millage is 9.4020 mills, and the median bill across the 48 homes is $9,234.16, from $2,739.79 to $14,939.16. After a sale, state law resets your buyer’s assessment to just value as of the next January 1, so your bill is not a forecast of theirs.
No dollar assessment appears in any recorded document we read, for the condominium association, the Club umbrella or the Master Association. Your estoppel certificate states the current assessment and the budget shows what it funds. We publish no estoppel fee dollars.
At your expense, 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 under Florida Statute 718.503.
Possibly. A resale contract must carry a conspicuous clause that lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer acknowledges already having them. Delivering the package early starts that clock early.
The fee is capped by statute, with add-ons for faster delivery and delinquent accounts, and adjusted every five years, so we publish no dollars. Under Florida Statute 718.116 the association must issue it within 10 business days of a written request.
Yes. Under the master declaration the board approves a transfer within 10 business days and may disapprove only for listed good cause. Your buyer applies to the association, which may charge a transfer fee up to the legal maximum, so we build approval time into the contract dates.
A written disclosure, given at or before the contract is executed, of flooding that damaged the property during your ownership, insurance claims for flooding and assistance you received to repair flood damage. Keep your claim records and repair invoices beside the form.
Disclose what you know. Under Johnson v. Davis a seller must disclose known facts that materially affect value and are not readily visible, and storm damage, repairs and open permits qualify. We check the county permit record for your address before we list.
Both buildings are FEMA Zone AE, with a base flood elevation of 11 feet at 264 and 10 feet at 266 on Collier panel 12021C0179J, effective February 8, 2024. Our reading of the public map layers finds no Zone VE on Club IV’s land. Test your address on FEMA’s map service center.
If you do not have a current one, yes. The county’s index showed none on file for 264 on October 1, 2026, and one for 266. A buyer’s insurer and lender will ask for it, and having it ready avoids a delay late in the contract.
Expect requests for the elevation certificate, a wind-mitigation inspection, the age of the windows and doors, the association’s certificate of insurance and any flood or wind claim history. Florida lets insurers credit documented wind features under section 627.0629.
We state no building’s results, because those are association records. Buyers, lenders and insurers ask for the milestone summary and the reserve study where they apply, and a seller who has them on day one avoids delays. We request them by name for your building.
We cannot measure the effect without Southwest Florida MLS data, and we found no recorded Club IV special assessment. Buyers and lenders ask about every assessment, so a seller who has the notices and stated purposes ready removes uncertainty and protects the price.
It narrows it. The 30-day minimum, three leases a year and board approval of every lease exclude buyers who want weekly rentals and keep the pool to owner-occupants, seasonal residents and long-stay investors. State the rules in the listing.
Yes, within a 45-pound aggregate limit for dogs, cats and birds, with registration and no pets on the beach. Mention it, because a buyer with two large dogs may not qualify, and saying so saves you showings.
We found no deed or declaration that conveys membership in The Club at Barefoot Beach, a separate private club, and whether it can be transferred is a question for that club’s membership office. Do not advertise it as part of the sale without written confirmation.
The boulevard gate is staffed 24 hours a day under the recorded turnover agreement, but the guest and vendor procedure is not published. We confirm access with the association office and register buyers’ agents and inspectors in advance so no one waits at the guardhouse.
We cannot show a seasonal pattern from five county-qualified sales in 60 months, recorded in November, August, April, December and June, or from the 6 closings in the Southwest Florida MLS in the 60 months to October 3, 2026, which closed in August, March, May, April, December and June. A home with its documents, estoppel certificate and price ready is in the best position in any month.
Days on market: the two Club IV closings in the Southwest Florida MLS in the 12 months to October 3, 2026 took 182 and 180 days, and the five closings in 60 months that carry a figure ranged from 50 to 182 days. With so few sales we publish no median. The fixed steps are board approval within 10 business days and an estoppel certificate within 10 business days, which together set a floor on the closing timeline.
From the nearest like home on the east side, adjusted for plan, level, outlook and condition, with the five recorded Club IV sales and the east-side Club II sales on the table. We never price from a median or an automated estimate.
The county roll ranks higher floors higher, but the Club IV sales show no rule: penthouse-level homes sold at $1,310,000, $2,370,000 and $1,150,000, and 2,003 sq ft homes on residential floors at $1,300,000 and $1,200,000. We compare like with like and make no premium claim.
Not without an explanation. Three Building IX deeds from spring 2024, at $2,450,000 to $2,500,000, are recorded but not county-qualified, the file gives no reason, and they are roughly double the qualified 2025 sales of the same plan. We show them separately and never in a median.
It depends on condition and cost. Any work needs association approval and a county permit, and the Rules and Regulations are not recorded. We compare your home with the recent qualified sales and advise whether an update will return its cost.
Customarily the seller pays the deed’s documentary stamp tax at 70 cents per $100, any mortgage payoff, the estoppel fee, a lien search, any agreed commission and prorated dues and taxes, all subject to the contract. The owner’s title policy is customarily the buyer’s cost.
The buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the contract controls. We do not list the owner’s title policy as a seller cost.
Seventy cents per $100 of consideration under Florida Statute 201.02, customarily paid by the seller. On $1,150,000 that is 11,500 times $0.70, or $8,050, and on $1,300,000 it is $9,100.
Federal capital gains tax can apply to the gain, depending on your basis, holding period, use and income, and a main-home exclusion may apply. Florida has no state income tax. We are not tax advisors, so ask your CPA to model the sale before you list.
Yes. A cash buyer skips financing, which can shorten the timeline, but board approval of up to 10 business days and the estoppel certificate of up to 10 business days still apply. A prepared document package helps either way.
Mixed, on two pairs. Of the two resales with an earlier qualified resale, one closed above the same home’s previous price, in 2023 against 2018, and one closed below, in 2026 against 2021. Two pairs are too few to show direction.
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 every one of the 5 qualified sales here. 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, in Club IV, three layers of association paperwork on a 48-home condominium. 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 IV,” 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 IV guide holds the building record, our Barefoot Beach seller page covers every neighborhood, and our Barefoot Beach guide is the place to start.
Barefoot Beach Club IV sellers who talk to us before they list get a price built from the county’s recorded sales on their own side of the boulevard, a written plan for the document, flood, insurance and association questions buyers will ask, and a net sheet. The first conversation is free and is with a partner.
The county recorded 2 qualified Club IV sales in the last 12 months, so the next owner who decides to sell should call us first. Start with a free Barefoot Beach Club IV home valuation, or call Jesse direct at (239) 898-6072.
Use the Home Valuation form on our free Barefoot Beach Club IV 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 nearest Club IV and east-side sales and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your building, plan and level, whether you have an elevation certificate or wind-mitigation report, any renovation you have done, and whether the home took water in Ian. That is enough to start. A walk-through adds condition and outlook, 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 IV sales and, where they help, the east-side Club II sales, and where fewer than 10 sales exist 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 IV 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 IV 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 48 Barefoot Beach Club IV parcels and every one of the 5 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 IV home valuation. If you are buying as well, Call Marc at (239) 287-5873 and see how we represent Southwest Florida buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Every source below was read on October 1, 2026 or in the weeks before, and most references are primary documents: recorded instruments from the Collier County Clerk, 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 IV seller actually uses, each linked to its publishing authority: the Collier County Clerk, the Florida Legislature, FEMA or the IRS, so you can check any figure yourself.
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 IV, not an appraisal and not legal or tax advice. Brokered by Domain Realty.