Sell your bayfront Southport on the Bay home with the team that read all 29 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 home in Southport on the Bay at Barefoot Beach means selling a bayfront single-family home inside the Barefoot Beach gate, under a homeowners association governed by chapter 720 of the Florida Statutes, and not a condominium. The county recorded 14 qualified sales in the 24 months from October 2024, a median of $3,737,500, which is the first window with 10 or more sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this guide for owners who want to price from the public record. For the neighborhood itself, start with our Southport on the Bay guide, and for the whole community see our Barefoot Beach guide.
Three names get confused, so we separate them now. Southport Cove is a street inside Southport on the Bay, not a separate community. This neighborhood has nothing to do with Southport, North Carolina. And although the mailing address reads Bonita Springs, FL 34134, these homes 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. Our home valuation guide for Southport on the Bay explains how a value is built, and our guide to buying a home in Southport on the Bay covers the purchase side. Call Jesse direct at (239) 898-6072 or start with a free Southport on the Bay home valuation, and we will send you the comparable sales we used, each labelled by source and date.
You sell a Southport on the Bay at Barefoot Beach home in 2026 by pricing from the county’s recorded sales on your own street and build year, presenting the chapter 720 disclosure summary before the buyer signs, and having your dock, flood and insurance answers ready. The county recorded 14 qualified sales in the last 24 months.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Southport on the Bay is the largest single-family neighborhood in Barefoot Beach by improved-home count. The county roll shows 112 parcels: 100 improved homes, three vacant lots and nine lake, common and nominal parcels. Homes were built from 1990 to 2025, and 47 of the 100 carry a roll year built of 2016 or later. We tracked every one of the 112 parcels and read every one of the 29 qualified sales in the county record since October 2021, so each figure below comes with its window and its sample size beside it.
Southport on the Bay is four recorded plats on four streets: Topanga Dr, San Mateo Dr, Malibu Cv and Southport Cv. It is Tract H of the Lely Barefoot Beach planned unit development, behind the Barefoot Beach Boulevard gate, about 0.7 mile by road from Bonita Beach Road by our routing estimate from 200 Topanga Dr. Two associations serve it: the Southport on the Bay Property Owners’ Association and the Southport on the Bay Dock Owners’ Association. Above both sits the Barefoot Beach Master Association, which owns the roughly 1.8 mile boulevard and staffs the gate around the clock.
| Item | What the record says |
|---|---|
| Homes | 100 improved homes on 112 roll parcels; 106 platted homesite lots |
| Streets | Topanga Dr (36 homes), Southport Cv (41), San Mateo Dr (17), Malibu Cv (6) |
| Built | 1990 to 2025 on the county roll; 47 of 100 dated 2016 or later |
| Legal form | Single-family homes in a homeowners association, chapter 720 (not a condominium) |
| Leasing | 60-day minimum, no more than three leases a year (2019 recorded rules) |
| FEMA flood zone | AE, base flood elevation 10 to 11 feet NAVD88 at the addresses we tested, FIRM panel 12021C0179J, effective February 8, 2024 |
| Evacuation zone | Zone A |
| 2026 preliminary millage | 9.4020 mills, the same on every parcel |
| Median 2026 preliminary tax bill | $19,827 across the 100 improved homes |
| County qualified sales | 14 in 24 months since October 2024, median $3,737,500 |
In the 24 months from October 2024 the county recorded 14 qualified sales, a median of $3,737,500, a range of $2,175,000 to $7,000,000 and a median of $1,312 per square foot of county base area. All 14 were resales and none was builder-direct. In the last 12 months it recorded 6, from $2,800,000 to $6,000,000. Over 60 months it recorded 29, with a median of $3,850,000. Those are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings, and the sections below list every sale.
Jump to any section of this Southport on the Bay at Barefoot Beach 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 Southport on the Bay listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Here that matters because dock rules, flood facts and association paperwork are public, specific and routinely missed.
We are the partners who price your home, 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 Southport on the Bay 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 Southport on the Bay closing claimed on this page. McGreevy and Comisar closed no sale at Southport on the Bay through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side, so our share of the 35 MLS closings in that window is 0 of 35. 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 29 Southport on the Bay sales in the county’s qualified record since October 2021.
A listing agent here has to know that Southport Cove is a street and not a plat, that the neighborhood has two associations and a master association above them, that the covenants were revived under Part III of chapter 720 in 2021, that the shoreline carries a recorded conservation easement, and that the Barefoot Beach Boulevard gate is staffed by a different body than either neighborhood association. Buyers, their lenders and their insurers raise those points, so we put the answers in front of them first.
The Southport on the Bay market for sellers in 2026 is thin but documented: the county recorded 14 qualified sales in the last 24 months, a median of $3,737,500, and 6 in the last 12 months, from $2,800,000 to $6,000,000. Every sale was a resale, and none was builder-direct. County records show what closed, not how long it took.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We count back from October 1, 2026 and widen the window until it holds at least 10 qualified sales. The 12-month window holds 6, so the first window with 10 or more is the last 24 months, and it leads this page. Each row below names its window and its count.
| Window | Qualified sales | Median | Low | High | Total volume | Median price per sq ft (county base area) | Builder-direct | Resale |
|---|---|---|---|---|---|---|---|---|
| 12 months since October 2025 | 6 | $3,925,000 (n under 10, sales listed below) | $2,800,000 | $6,000,000 | $24,800,000 | $1,413 | 0 | 6 |
| 24 months since October 2024 (leading window) | 14 | $3,737,500 | $2,175,000 | $7,000,000 | $54,575,000 | $1,312 | 0 | 14 |
| 36 months since October 2023 | 19 | $3,850,000 | $2,175,000 | $7,000,000 | $75,750,000 | $1,269 | 0 | 19 |
| 60 months since October 2021 | 29 | $3,850,000 | $2,175,000 | $7,000,000 | $114,430,000 | $1,349 | 0 | 29 |
The 24-month count is even, so its median is the mean of the two middle sales. Sorted by price, the 7th is $3,625,000 and the 8th is $3,850,000, and their mean is $3,737,500. The 60-month count is 29, so its median is the 15th sale, $3,850,000. The county’s qualified series excludes transfers the state does not treat as arm’s length, and recording can lag a closing by weeks.
A county sale file records a deed date, a price and a qualification flag. It does not record days on market, the list price, price reductions, concessions, how many offers there were or what a home’s dock was worth. For a Southport on the Bay seller those gaps are real. The Southwest Florida MLS, pulled October 3, 2026, adds these figures for this neighborhood: 10 closings in the 12 months to that date, a median of 158.5 days on market, a median sale-to-list ratio of 93.3% of the final list price, eight active listings, none pending, 9.6 months of supply and living areas of 1,888 to 6,525 square feet. The pull records the final list price only, so price changes and concessions are read listing by listing when we prepare a valuation. We do not blend the MLS figures with the county record, because the two sources measure different things.
The county recorded 6 qualified Southport on the Bay 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 Southport on the Bay 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 Southport on the Bay.
Southport on the Bay homes recorded 14 qualified sales in the last 24 months, from $2,175,000 to $7,000,000, and 29 in 60 months, all resales. The tables below list every one with its date, street address, price, county base area and Official Records book and page, so you can find the sales nearest your own home.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
These 14 sales are the ones behind the leading median. The year built is today’s county roll value, so a sale of an older house that was later rebuilt shows the newer year. Price per square foot uses the county’s base area for the largest building, which is not the living area the Southwest Florida MLS reports.
| Date | Address | Recorded price | Year built on roll | County base area (sq ft) | Price per sq ft (base area) | Official Records |
|---|---|---|---|---|---|---|
| Nov 14, 2024 | 226 Malibu Cv | $7,000,000 | 2022 | 2,906 | $2,409 | 6420/963 |
| Feb 5, 2025 | 207 San Mateo Dr | $2,175,000 | 2000 | 2,227 | $977 | 6440/1078 |
| Feb 7, 2025 | 65 Southport Cv | $4,150,000 | 2019 | 2,529 | $1,641 | 6438/2207 |
| Feb 19, 2025 | 199 Topanga Dr | $2,950,000 | 2009 | 3,306 | $892 | 6442/2666 |
| Jun 2, 2025 | 54 Southport Cv | $3,450,000 | 2025 | 2,545 | $1,356 | 6476/2558 |
| Jun 11, 2025 | 50 Southport Cv | $2,350,000 | 1996 | 2,168 | $1,084 | 6481/2490 |
| Jul 28, 2025 | 41 Southport Cv | $4,600,000 | 2023 | 1,918 | $2,398 | 6493/3938 |
| Aug 6, 2025 | 49 Southport Cv | $3,100,000 | 1998 | 3,461 | $896 | 6498/3124 |
| Jan 15, 2026 | 171 Topanga Dr | $6,000,000 | 2020 | 2,927 | $2,050 | 6548/1249 |
| Feb 25, 2026 | 47 Southport Cv | $3,625,000 | 2010 | 2,856 | $1,269 | 6567/2464 |
| Mar 6, 2026 | 195 Topanga Dr | $3,850,000 | 2011 | 2,330 | $1,652 | 6566/2076 |
| Mar 27, 2026 | 66 Southport Cv | $4,000,000 | 2024 | 3,774 | $1,060 | 6570/2530 |
| May 15, 2026 | 198 Topanga Dr | $2,800,000 | 2022 | 4,139 | $676 | 6590/1094 |
| Jun 25, 2026 | 179 Topanga Dr | $4,525,000 | 2025 | 2,908 | $1,556 | 6604/330 |
The 60-month window adds 15 qualified sales from October 2021 to September 2024. We list them so that no sale in the five-year record is hidden behind a median.
| Date | Address | Recorded price | Year built on roll | County base area (sq ft) | Price per sq ft (base area) | Official Records |
|---|---|---|---|---|---|---|
| Oct 15, 2021 | 193 Topanga Dr | $2,900,000 | 1995 | 2,149 | $1,349 | 6037/905 |
| Dec 23, 2021 | 207 San Mateo Dr | $2,400,000 | 2000 | 2,227 | $1,078 | 6064/1557 |
| Jan 28, 2022 | 75 Southport Cv | $3,300,000 | 2004 | 2,485 | $1,328 | 6079/2843 |
| Mar 4, 2022 | 58 Southport Cv | $4,600,000 | 2015 | 2,880 | $1,597 | 6096/959 |
| Apr 7, 2022 | 210 Topanga Dr | $4,250,000 | 2022 | 3,154 | $1,348 | 6112/2850 |
| May 18, 2022 | 222 Malibu Cv | $5,875,000 | 2017 | 2,701 | $2,175 | 6139/671 |
| Jun 6, 2022 | 65 Southport Cv | $4,505,000 | 2019 | 2,529 | $1,781 | 6140/3471 |
| Jun 24, 2022 | 203 San Mateo Dr | $3,675,000 | 1997 | 1,868 | $1,967 | 6146/1301 |
| Dec 2, 2022 | 67 Southport Cv | $2,675,000 | 2017 | 3,399 | $787 | 6197/680 |
| Dec 16, 2022 | 191 Topanga Dr | $4,500,000 | 2022 | 1,827 | $2,463 | 6200/2252 |
| Jan 11, 2024 | 175 Topanga Dr | $4,000,000 | 2003 | 3,595 | $1,113 | 6322/465 |
| Feb 14, 2024 | 179 Topanga Dr | $4,950,000 | 2025 | 2,908 | $1,702 | 6332/3860 |
| Jun 28, 2024 | 201 San Mateo Dr | $2,900,000 | 2006 | 2,404 | $1,206 | 6378/1294 |
| Aug 7, 2024 | 96 Southport Cv | $6,500,000 | 2024 | 2,395 | $2,714 | 6390/2212 |
| Sep 5, 2024 | 196 Topanga Dr | $2,825,000 | 2016 | 3,632 | $778 | 6399/1337 |
The 29 sales fall unevenly across the four streets. Topanga Dr and Southport Cv account for 23 of them, so a street median exists only for those two larger streets, and the smaller streets are read as individual sales.
| Street | Qualified sales, 60 months | Low | High | Median |
|---|---|---|---|---|
| Malibu Cv | 2 | $5,875,000 | $7,000,000 | Two sales, no median |
| San Mateo Dr | 4 | $2,175,000 | $3,675,000 | Median $2,650,000 (n under 10, directional) |
| Southport Cv | 12 | $2,350,000 | $6,500,000 | $3,812,500 (n=12) |
| Topanga Dr | 11 | $2,800,000 | $6,000,000 | $4,000,000 (n=11) |
| All four streets | 29 | $2,175,000 | $7,000,000 | $3,850,000 (n=29) |
The sale counts add to 29 (2, 4, 12 and 11). A single recorded sale says what one buyer paid on one day for one house, so we treat the Malibu Cv row as two examples and not as a street price.
The county file also lists 8 recorded improved-home deeds over $100,000 in the last 60 months that it did not mark qualified, from $2,400,000 to $4,100,000. 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 | Address | Recorded price | Official Records |
|---|---|---|---|
| Jan 27, 2022 | 72 Southport Cv | $2,995,000 | 6079/236 |
| Apr 12, 2023 | 187 Topanga Dr | $2,400,000 | 6239/3418 |
| Feb 13, 2024 | 39 Southport Cv | $2,900,000 | 6330/3792 |
| Nov 11, 2024 | 65 Southport Cv | $4,100,000 | 6414/790 |
| Mar 25, 2025 | 188 Topanga Dr | $2,400,000 | 6452/2272 |
| Jun 10, 2026 | 210 Topanga Dr | $2,600,000 | 6600/1228 |
| Jul 7, 2026 | 175 Topanga Dr | $3,700,000 | 6608/130 |
| Aug 11, 2026 | 94 Southport Cv | $2,600,000 | 6620/1642 |
In the county’s qualified record, 15 of 18 Southport on the Bay resales since October 2021 closed above the same home’s previous qualified resale, and 3 closed below. The sample is small, many homes were rebuilt between sales, and the figures ignore what owners spent, so we report observations and make no claim about direction.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Each row pairs a qualified sale in the last 60 months with the same address’s previous qualified resale. We left out earlier sales that were builder-direct, because a lot purchased from a developer is not comparable to a finished home.
| Later sale | Address | Earlier recorded sale | Later price | Change | Percent | Years between | Year built on roll |
|---|---|---|---|---|---|---|---|
| Dec 23, 2021 | 207 San Mateo Dr | Sep 22, 2014, $1,275,000 | $2,400,000 | +$1,125,000 | +88.2% | 7.3 | 2000 |
| Mar 4, 2022 | 58 Southport Cv | Feb 11, 2019, $2,050,000 | $4,600,000 | +$2,550,000 | +124.4% | 3.1 | 2015 |
| Jun 24, 2022 | 203 San Mateo Dr | Jun 3, 2021, $2,995,000 | $3,675,000 | +$680,000 | +22.7% | 1.1 | 1997 |
| Dec 2, 2022 | 67 Southport Cv | Jun 7, 2006, $1,480,000 | $2,675,000 | +$1,195,000 | +80.7% | 16.5 | 2017 |
| Dec 16, 2022 | 191 Topanga Dr | May 5, 2005, $1,490,000 | $4,500,000 | +$3,010,000 | +202.0% | 17.6 | 2022 |
| Jan 11, 2024 | 175 Topanga Dr | Dec 28, 2012, $1,950,000 | $4,000,000 | +$2,050,000 | +105.1% | 11.0 | 2003 |
| Feb 14, 2024 | 179 Topanga Dr | Jul 31, 2020, $3,625,000 | $4,950,000 | +$1,325,000 | +36.6% | 3.5 | 2025 |
| Jun 28, 2024 | 201 San Mateo Dr | Nov 14, 2011, $1,000,000 | $2,900,000 | +$1,900,000 | +190.0% | 12.6 | 2006 |
| Aug 7, 2024 | 96 Southport Cv | Feb 11, 2021, $2,100,000 | $6,500,000 | +$4,400,000 | +209.5% | 3.5 | 2024 |
| Nov 14, 2024 | 226 Malibu Cv | Jun 13, 2019, $1,915,000 | $7,000,000 | +$5,085,000 | +265.5% | 5.4 | 2022 |
| Feb 5, 2025 | 207 San Mateo Dr | Dec 23, 2021, $2,400,000 | $2,175,000 | -$225,000 | -9.4% | 3.1 | 2000 |
| Feb 7, 2025 | 65 Southport Cv | Jun 6, 2022, $4,505,000 | $4,150,000 | -$355,000 | -7.9% | 2.7 | 2019 |
| Feb 19, 2025 | 199 Topanga Dr | Dec 12, 2014, $2,500,000 | $2,950,000 | +$450,000 | +18.0% | 10.2 | 2009 |
| Jun 2, 2025 | 54 Southport Cv | Sep 30, 2008, $1,250,000 | $3,450,000 | +$2,200,000 | +176.0% | 16.7 | 2025 |
| Jun 11, 2025 | 50 Southport Cv | Jun 8, 2004, $1,700,000 | $2,350,000 | +$650,000 | +38.2% | 21.0 | 1996 |
| Jul 28, 2025 | 41 Southport Cv | Aug 29, 2017, $1,900,000 | $4,600,000 | +$2,700,000 | +142.1% | 7.9 | 2023 |
| Mar 6, 2026 | 195 Topanga Dr | Dec 6, 2018, $2,650,000 | $3,850,000 | +$1,200,000 | +45.3% | 7.2 | 2011 |
| Jun 25, 2026 | 179 Topanga Dr | Feb 14, 2024, $4,950,000 | $4,525,000 | -$425,000 | -8.6% | 2.4 | 2025 |
The 18 pairs span holding periods from 1.1 to 21.0 years, with a median of 7.2 years. In 8 of the 18, the home standing today carries a roll year built later than the earlier sale, so the buyer in the second sale paid for a different house than the first. The three declines were 207 San Mateo Dr, 65 Southport Cv and 179 Topanga Dr, each of which had traded within the previous three and a half years. One unqualified deed of $4,100,000 at 65 Southport Cv, recorded November 11, 2024, sits between its two qualified sales and is not in the table.
What a seller should take from this is narrow. Most owners who sold had paid less years earlier, and some who bought in 2021, 2022 or 2024 sold for less. Eighteen pairs across 100 homes cannot support a statement about where prices are going, and we make none.
The highest recorded sale in Southport on the Bay was $7,000,000 at 226 Malibu Cv on November 14, 2024, for a home the county roll dates to 2022. 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 $7,000,000, recorded at Official Records book 6420, page 963, as a qualified resale of a 2,906 square foot base area home on Lot 20, which is $2,409 per square foot of base area. The same address sold on June 13, 2019 for $1,915,000, 5.4 years earlier. Its first recorded sale, in February 1989, was a builder-direct deed for $66,600, a lot purchase. The roll dates the home standing there today to 2022, which is after the 2019 sale, so we infer, and the record does not say, that the buyer in 2019 bought a lot or an older house and that the home was replaced. We did not read the permits.
The $7,000,000 sale is $3,262,500 above the 24-month median of $3,737,500, and $2,409 per square foot compares with a 24-month median of $1,312. Malibu Cv has six homes, the smallest street in the neighborhood, and it recorded two qualified sales in 60 months, $5,875,000 in 2022 and $7,000,000 in 2024. Two sales are examples, not a street price, and the county’s 2026 preliminary just value for this home, $5,320,730, is the Property Appraiser’s valuation for tax purposes and not a sale price. It is 76.0 percent of the recorded price.
We price a Southport on the Bay home from the nearest like home in the county’s recorded sales, matching street, build year, size, dock and elevation, 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 24-month median of $3,737,500 describes no particular home. Qualified sales in the last 60 months ran from $2,175,000 for a home on San Mateo Dr to $7,000,000 on Malibu Cv. We start with sales on your own street and build year, and where the street has few sales we read each one individually, as the tables above show.
On the county’s base area, the 29 sales in 60 months ran from $676 to $2,714 per square foot, a spread of four to one on the same four streets. That spread comes from rebuilt homes beside older ones, large lots beside small ones and different docks. A median of $1,349 per square foot (60 months, n=29) is useful context, but it is not a price for your home, and the base area is not the living area. On MLS living area, the Southwest Florida MLS (pulled October 3, 2026) shows a median of $816 per square foot for the 10 closings in the 12 months to that date, on living areas of 1,888 to 6,525 square feet. The pull records the final list price only, so price changes are read listing by listing when we prepare a valuation.
The county record carries a base area and a price. It says nothing about the finish, the roof age, the dock’s condition and permits, the water depth behind the lot, the view, or whether the home has an elevation certificate. Buyers weigh all of these. We do not publish a dollar premium for any of them, because the samples are too thin to support one, and we adjust from the sales we can show you.
In a market of six 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 give the appraiser the same comparables. See our home valuation guide for Southport on the Bay for the full method.
Five things move value most in Southport on the Bay: build year and rebuild potential, the street, the dock and the water behind it, the flood footprint and elevation certificate, and the lease rule that shapes your buyer pool. The county record shows build year and street clearly, and it is silent on docks, depth and finish.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll; recorded documents read October 1, 2026)
The roll dates 17 homes to the 1990s, 25 to the 2000s, 11 to 2010 through 2015 and 47 to 2016 or later. Twenty-eight are dated 2022 to 2025. We infer, and the roll does not say, that many of the newer homes replaced older ones, because the year-built spread is the only evidence we have. The planned unit development ordinance for Tract H allows four habitable floors over one parking level, and the county roll does not record how many floors any home has. A buyer for an older home may price the land first, so we compare your home with both the rebuilt and the original homes that sold nearby.
Topanga Dr has 36 homes, Southport Cv 41, San Mateo Dr 17 and Malibu Cv 6. Median 2026 preliminary just values by street run from $2,143,788 on Topanga Dr to $4,519,865 on Malibu Cv, which reflects the newer homes on a six-home street more than any street premium. On the sales record, the Southport Cv and Topanga Dr medians over 60 months are $3,812,500 (n=12) and $4,000,000 (n=11), close enough that we would not tell a seller one street is worth more.
A private dock is a large share of a bayfront home’s appeal and the part the county record prices least. Individual lot docks are permitted in Tracts H and I of the planned unit development. Under Collier County Land Development Code section 5.03.06 a dock that would extend more than 20 feet into a waterway 100 feet or wider needs approval from the county Hearing Examiner, and the shoreline carries a recorded conservation easement at Official Records book 1756, page 1358. Ordinance 85-83 requires bayfront shorelines to remain in their existing state, so the PUD does not allow new seawalls on that shoreline. We cover the rules in more detail below, and our Southport on the Bay guide has the boating run to Wiggins Pass.
Every address we tested is Zone AE at a base flood elevation of 10 or 11 feet, and Collier County records list 82 elevation certificates across the four streets. By our reading of the public map layers, two of the eleven homes we tested, 171 and 193 Topanga Dr, have a Limit of Moderate Wave Action line crossing the building footprint, and the rest sit landward of it. A current elevation certificate is the single most useful document a buyer’s insurer can see, and we gather it before listing.
Your Southport on the Bay at Barefoot Beach buyer will pay county property tax, assessments to the neighborhood association and its master association above it, and any dock charges. Only the tax has a published figure: a median 2026 preliminary bill of $19,827 at 9.4020 mills. No dollar assessment appears in the recorded documents we read.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Buyers and their lenders add the layers together before they offer, so we lay them out for you first. Each row shows who levies the layer, what the documents say and whether a dollar amount is published.
| Layer | Who levies it | What the documents say | Published amount |
|---|---|---|---|
| Neighborhood assessment | Southport on the Bay Property Owners’ Association | Association expenses include Master Association amounts (Restated Declaration, OR 2594 PG 259) | None found |
| Master level | Barefoot Beach Master Association, through its member entities | Boulevard, gate and speed humps (bylaws, OR 4675 PG 2424) | None found |
| Dock association | Southport on the Bay Dock Owners’ Association | Docks and slips are handled by this association | None found |
| Special assessments | Either association | None found in recorded documents | None found |
| County taxes | Collier County and its taxing districts | 9.4020 mills on the 2026 preliminary roll | Median bill $19,827 |
| Transfer or capital-contribution fees | Not confirmed | Not found in the documents we read | None found |
Three documents hold the numbers. The estoppel certificate, which Florida Statute 720.30851 requires an association to issue within 10 business days of a written request, states the regular assessment, what it is paid through and any special assessment. The disclosure summary under Florida Statute 720.401 has a blank for the current assessment. The budget shows what the money funds. We publish no estoppel fee dollars and no assessment estimate, because the statute sets caps that adjust over time and any figure we gave would be a guess.
Buyers insure a Southport on the Bay at Barefoot Beach home with wind and flood policies, and their insurer will ask for the roof date, wind-mitigation report and elevation certificate. Every address we tested is in a FEMA Special Flood Hazard Area, so a lender will expect flood coverage proof. We found no published premium and estimate none.
Data updated: October 2026 (Florida Statutes sections 627.351 and 627.0629, FEMA National Flood Hazard Layer queried October 1, 2026, Collier County map layers)
An insurer prices wind coverage from the roof’s age, shape and covering, opening protection and construction year, and Florida lets insurers credit documented wind features under Florida Statute 627.0629. The county’s Florida Building Code contours give an ultimate design wind speed of 161 mph for ordinary homes here. A current wind-mitigation inspection and a dated roof record let your buyer get a quote inside the inspection period instead of after it.
Flood coverage is priced per address, and the elevation certificate is the document that prices it. Unincorporated Collier County holds a Community Rating System Class 5 rating, which gives a 25 percent discount on National Flood Insurance Program policies but not on private flood policies, and FloodSmart is the program’s consumer site. Collier County records list 82 elevation certificates across the four streets. They count certificates, not homes, so we ask you first whether yours is on file. What a lender requires is the lender’s own rule, and we do not speak for any lender.
Florida Statute 627.351 governs Citizens. A Citizens personal-lines policy on a home inside a FEMA special flood hazard area requires flood coverage, from issuance for new policies since April 1, 2023 and at renewal since July 1, 2023. A risk is not eligible for Citizens unless the private-market premium is more than 20 percent greater than the Citizens premium for comparable coverage. By our reading of the public map layers, no Coastal Barrier Resources System unit covers a Southport on the Bay home, and the 1989 control line sits seaward of the neighborhood.
A Southport on the Bay seller must present the section 720.401 association disclosure summary before the buyer signs, complete the section 689.302 flood disclosure and disclose known material facts that are not readily visible. This is a homeowners association governed by chapter 720, so the condominium resale package does not apply. A closing agent or attorney confirms your sale.
Data updated: October 2026 (Florida Statutes sections 720.401, 720.30851, 689.302 and 201.02, read 2026-10-02)
Section 720.401(1)(a) says a prospective parcel owner in a community must be presented a disclosure summary before executing the contract for sale. If it is not provided before the buyer signs, section 720.401(1)(c) lets the buyer void the contract by written notice within 3 days after receiving the summary or before closing, whichever occurs first, a right that cannot be waived and ends at closing. A summary presented before signing means that right never arises, which is why we put it in the first offer package.
Section 720.401 lists no duty to deliver the declaration, the rules or the budget. Buyers and their attorneys ask for them anyway, and so we gather the Restated Declaration, the 2019 rules, the 2021 Certificate of Revitalization, the budget and the estoppel certificate before you list. Delivering a document the statute does not require is a business choice that shortens the buyer’s review, and we make it for you.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is executed, covering flooding that damaged the property during your ownership, insurance claims for flooding and assistance you received to repair it. Section 689.261 separately requires a property tax disclosure 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 bayfront home that has been through Hurricane Ian, that includes storm damage, repairs, open permits and anything you know about the dock. We say nothing on this page about any particular home’s damage that a public record does not support.
Southport on the Bay is a neighborhood of single-family homes under a homeowners association, so the condominium resale package and its 7-day clause do not apply to your sale. The covenants were also revived in 2021 under Part III of chapter 720. A revived declaration binds every parcel and replaced the older text, so a buyer’s attorney will want the 2021 certificate alongside the 1999 declaration, and we hand both over together. This page is information, not legal advice.
Buyers of a Southport on the Bay at Barefoot Beach home ask for the elevation certificate, flood history, insurance quotes and the permit record. Every address we tested is FEMA Zone AE at 10 or 11 feet 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 eleven 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, never one community-wide zone, so your buyer will test your lot.
| Address | Zone at the address point | Base flood elevation (ft NAVD88) | Building footprint by zone (our reading of the public map layers) |
|---|---|---|---|
| 171 Topanga Dr | AE | 10 | AE 10, 100%, wave-action line crosses the footprint |
| 193 Topanga Dr | AE | 11 | AE 11, 72%; AE 10, 28%, wave-action line crosses the footprint |
| 215 Topanga Dr | AE | 10 | AE 10, 100%, landward of the line |
| 195 San Mateo Dr | AE | 10 | AE 10, 100%, landward of the line |
| 212 San Mateo Dr | AE | 10 | AE 10, 100%, landward of the line |
| 222 Malibu Cv | AE | 10 | AE 10, 100%, landward of the line |
| 39 Southport Cv | AE | 10 | AE 10, 100% (the parcel carries a 1% sliver of VE 12 at the water) |
| 58 Southport Cv | AE | 10 | AE 10, 100%, landward of the line |
| 75 Southport Cv | AE | 10 | AE 10, 100%, landward of the line |
| 86 Southport Cv | AE | 10 | AE 10, 100%, landward of the line |
| 98 Southport Cv | AE | 10 | AE 10, 100%, landward of the line |
The wave-action line is our reading of the public map layers, not a surveyor’s determination. FEMA’s map service center has panel 12021C0179J, effective February 8, 2024. Across all 112 parcels, by our reading, all are in AE 10, 29 also touch AE 11 and one touches a 1 percent sliver of VE 12. Our Southport on the Bay guide has the full flood and storm record.
The U.S. Geological Survey filed a high-water mark of 11.76 feet NAVD88, 4.5 feet above ground, at the northwest corner of Barefoot Beach Boulevard and Anguilla Ln, inside the gates and roughly 100 meters from 193 Topanga Dr by our measurement. FEMA’s base flood elevation there is 10 feet, so the mark was about 1.76 feet above it (11.76 minus 10), and it includes some wave effect. The National Hurricane Center report on Ian reports maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. We state no damage to any building.
Collier County’s Floodplain Management Ordinance 2019-01 applies a 50 percent rule: a repair or improvement that costs 50 percent or more of the structure’s value, as the ordinance counts it, triggers current elevation standards. The county’s freeboard is one foot above the base flood elevation, so an AE 10 address is built to 11 feet. A buyer planning a major renovation will ask about this, and your elevation certificate and permit record answer it before the question becomes a price cut.
Collier County is the permitting authority for a Southport on the Bay home. An open or unclosed permit can delay a buyer’s closing, and a buyer’s attorney will ask for the permit history of any storm repair, roof, window or dock work. We search the county’s permit portal for your address before we list and tell you what we find, so that a surprise comes to you and not to the buyer on day nine of the inspection period.
Four sets of rules touch a Southport on the Bay sale: the 2019 recorded lease rules, the Restated Declaration’s pet and size terms, the architectural and dock approvals, and the Barefoot Beach Boulevard gate. The leasing rule is the one that most changes your buyer pool: leases must run at least 60 days, with no more than three a year.
Data updated: October 2026 (recorded Collier County Clerk documents OR 2594 PG 259 and OR 5640 PG 3564, read October 1, 2026)
The Amended and Restated Rules require a lease of at least 60 days, no more than three leases per calendar year, and a copy of each lease to reach the board 10 days before the tenant takes possession. That rules out nightly and weekly rentals and suits a seasonal-lease pattern. Collier County’s short-term rental registration under Ordinance 2021-45 applies to rentals of fewer than 30 consecutive days, so by those rules it should not be triggered, though the rules and the ordinance are separate sources.
The Restated Declaration permits dogs and cats, sets a minimum of 2,500 square feet under air with a two-car garage, and states that association expenses include Master Association amounts. We found no age restriction in the documents we read. Numeric pet limits, weight caps and leash rules were not in the documents, so a buyer with a large dog asks for the full rules, and you can save them the trip.
The approval process for exterior changes, fences, docks and landscaping, the fee schedule and the review timeline are not confirmed in the sources we could read. We also could not confirm a buyer-approval step on a sale. Rather than guess, we ask the manager in writing, for you, before listing, and we tell you the answer. The same goes for whether the Dock Owners’ Association has its own approval step for dock work.
The turnover agreement at OR 4519 PG 1839 has the Master Association staff the guardhouse around the clock. Guest pre-registration, vendor rules and decal rules for Southport on the Bay are not confirmed, so we confirm each showing’s access with the gatehouse beforehand and register buyers’ agents in advance. Membership in The Club at Barefoot Beach is separate from your deed, and we found no rule making it mandatory for Southport on the Bay owners.
The county record cannot name a best month for a Southport on the Bay sale, because 29 qualified sales over 60 months is too few to separate a season from chance. Twelve recorded in January through April, 12 in May through September and 5 in October through December. 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, 29 sales in all. June has the most with 6, and February has 5. No month has more than six, and four months have one. That is a pattern in a small record, not proof of seasonality, and we draw no trend or premium conclusion from it.
| Month | Qualified sales recorded in that month, 60 months | Month | Qualified sales recorded in that month, 60 months |
|---|---|---|---|
| January | 3 | July | 1 |
| February | 5 | August | 2 |
| March | 3 | September | 1 |
| April | 1 | October | 1 |
| May | 2 | November | 1 |
| June | 6 | December | 3 |
We cannot say a winter listing sells faster or for more, because the county file holds deed dates and prices and not listing dates. The Southwest Florida MLS, pulled October 3, 2026, shows a median of 158.5 days on market for the 10 Southport on the Bay closings in the 12 months to that date, from 49 days to 371 days, a sample too small to split by season. What we can say is that many owners are seasonal, that a home ready to show in winter meets them in town, and that a well-documented listing can sell in any month.
We market a Southport on the Bay at Barefoot Beach home to the boating and seasonal buyer it attracts, with professional photography, drone and twilight footage of the water and dock, a documented listing file and exposure on the Southwest Florida MLS, our team site and our buyer database. The file answers flood, dock and association questions first.
Data updated: October 2026 (no Southwest Florida MLS figure is used in this section)
Here the water is the product. Twilight photography, drone views of the bay and a clear photograph of the dock, lift and mooring show a buyer what the lot offers before a showing. We shoot the living areas that face the water in the light buyers will live in, and we write the dock’s length, lifts and permit status into the listing only where a document supports each word.
Before a Southport on the Bay listing goes live we assemble the elevation certificate, the section 689.302 flood disclosure, the wind-mitigation report, the roof date, the estoppel certificate, the budget and rules, the dock permit and as-built drawings, and the section 720.401 summary. We publish the headline facts and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.
Your listing appears on the Southwest Florida MLS and on DomainRealtyGroup.com, and goes to our database of qualified buyers across Southwest Florida. Buyers cannot drive past a sign inside a gated boulevard, so marketing does the work. 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.
We negotiate a Southport on the Bay at Barefoot Beach contract with documents, not concessions, as Top 1% Real Estate Agents Nationally Since 2008. The partners who priced your home answer the inspection, insurance, dock and association questions from the listing file, and protect your net at the repair-credit stage.
Data updated: October 2026 (Florida Statutes sections 720.401 and 689.302, read 2026-10-02)
Most renegotiation follows the inspection, usually over the roof, air conditioning, windows, a past water event or the dock. 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 or dock depth is asking for documents. We answer with the elevation certificate, the wind-mitigation report, the dock permit and the carrier quotes the buyer can obtain. We make no claim about a home’s flood history 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. 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 Southport on the Bay shows the other side of the table.
A buyer choosing between Southport on the Bay and Bayfront Gardens, the two bay-side single-family neighborhoods inside the Barefoot Beach gate, weighs choice against exclusivity. Southport on the Bay offers 100 homes and a deeper sales record. Bayfront Gardens offers 27 homes, a higher median just value and, by our reading of the public map layers, one flood zone.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Every figure in the Bayfront Gardens column comes from the same county files and the same windows as ours, and each names its window.
| Question | Southport on the Bay | Bayfront Gardens | What it means for your sale |
|---|---|---|---|
| Homes on the roll | 100 improved homes on 112 parcels | 27 improved homes on 35 parcels | You compete in a larger pool of resales |
| Qualified sales, leading window | 24 months: 14 sales, median $3,737,500 | No window reaches 10 sales; 6 in 60 months | Our record supports a median; theirs does not |
| Qualified sales, 60 months | 29, range $2,175,000 to $7,000,000 | 6, range $3,026,000 to $6,650,000 | Six sales are too few to compare medians |
| Median just value, 2026 preliminary | $2,603,340 ($1,108,598 to $8,118,752) | $3,108,994 ($1,731,270 to $4,626,093) | The county values Bayfront Gardens homes higher at the median |
| Median 2026 preliminary tax bill | $19,827 | $24,822 | Your buyer’s carrying cost is lower here |
| Leasing | 60-day minimum, three leases a year | Bayside lots 1 to 10: 30-day minimum, three a year; lots 11 to 33 not published | Ask the other association for its clause |
| Dock association | Separate Dock Owners’ Association, incorporated 1994 | Not confirmed | Know what your dock right transfers |
| FEMA zone, our reading of the public map layers | AE, 10 to 11 ft; one parcel with a 1% VE sliver | AE, 10 ft on all 35 parcels | A simpler flood picture is their argument |
| Homestead exemption | 61 of 100 | 14 of 27 | More full-time owners on the roll here |
The just value and tax differences are arithmetic on the county’s files: $3,108,994 minus $2,603,340 is $505,654, and $24,822 minus $19,827 is $4,995. Just value is the county’s valuation for tax purposes and not a sale price.
A buyer who loves the bay and a dock will look at both neighborhoods in the same weekend, so we know what that buyer sees next door. Our Bayfront Gardens guide sets out its record, and if you own there, our Bayfront Gardens seller page is the page for you. We price your home against its own street and build year first, then explain the Bayfront Gardens alternative to the buyer on your terms.
A buyer who wants the Gulf instead of the bay looks at the Villas at Barefoot Beach, the Cottages at Barefoot Beach or the Barefoot Beach Club, which are different legal forms with different fee layers. Barefoot Bay is a nine-home court outside the gate. For the whole community, see our Barefoot Beach guide.
Selling a Southport on the Bay at Barefoot Beach home typically costs the seller negotiated brokerage compensation, deed documentary stamp tax at $0.70 per $100 of price, a lien search and prorated property tax. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls.
Data updated: October 2026 (Florida Statute 201.02, Collier County Property Appraiser 2026 preliminary tax roll, Florida DBPR estoppel fee notice, read 2026-10-02)
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed. The contract controls both. We list no owner’s title policy as a seller cost and give no figure for it. For the statewide walk-through, see our guide to seller closing costs in Florida.
The first price is $3,850,000, the median of the 29 qualified sales in 60 months and a real sale at 195 Topanga Dr. The second is $2,800,000, the lowest sale in the last 12 months, at 198 Topanga Dr. The brokerage percentages are an illustration, not our fee, and the buyer-agent offer is optional and shown separately.
| Line | $3,850,000 sale (the 60-month median, 195 Topanga Dr, March 6, 2026) | $2,800,000 sale (198 Topanga Dr, May 15, 2026) |
|---|---|---|
| Sale price | $3,850,000 | $2,800,000 |
| Listing brokerage compensation, illustration at 2.5 percent | $96,250 | $70,000 |
| Optional buyer-agent offer, illustration at 2.5 percent | $96,250 | $70,000 |
| Deed documentary stamp tax, $0.70 per $100 (section 201.02) | $26,950 | $19,600 |
| Municipal lien search, our estimate (typical range $100 to $250) | $175 | $175 |
| Property tax proration at a June 30 closing, 181/365 of the $19,827 median 2026 preliminary bill | $9,832 | $9,832 |
| Association estoppel certificate | Capped by statute, not in total | Capped by statute, not in total |
| Total with the buyer-agent offer | $229,457 (5.96%) | $169,607 (6.06%) |
| Net before mortgage payoff, with the offer | $3,620,543 | $2,630,393 |
| Total without the buyer-agent offer | $133,207 (3.46%) | $99,607 (3.56%) |
| Net before mortgage payoff, without the offer | $3,716,793 | $2,700,393 |
The arithmetic is plain. At $3,850,000, 2.5 percent is $96,250, and $3,850,000 divided by 100 times $0.70 is $26,950. The tax proration is 181 divided by 365 of $19,827, which is $9,832. Adding $96,250, $96,250, $26,950, $175 and $9,832 gives $229,457, or 5.96 percent of the price. Net before payoff is $3,850,000 minus $229,457, or $3,620,543.
The sheet omits your mortgage payoff, association prorations, repair credits, any special assessment, moving costs and the estoppel certificate fee, which statute caps and adjusts over time. We publish no estoppel fee dollars, and no association dues figure is published to prorate. We build a net sheet from your actual payoff letter and association 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, which is why the sheet shows both outcomes.
Florida has no state personal income tax, so a Southport on the Bay 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 home as a main home for two of the last five years can exclude up to $250,000, or $500,000 filing jointly.
Data updated: October 2026 (IRS Publication 523, Florida Statutes sections 193.155 and 201.02, read 2026-10-02)
IRS Publication 523 explains the exclusion. Gain above it is taxed, and a second home or a rental does not qualify the same way. With homestead on 61 of the 100 homes, many owners here are primary-residence sellers, but your basis, holding period and use decide your own result. A tax adviser should run your numbers before you set a price, 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 $26,950 on $3,850,000. 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 Southport on the Bay owners net more by listing with an experienced agent, because the dock, flood, insurance and association questions that stall a 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 720.401 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 | 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 |
| Who should choose it | Most Southport on the Bay 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 dock with permits, an elevation certificate, a documented roof or a clean association file. Choose a cash sale if speed matters more than price. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the section 720.401 summary. We cannot say from the public record how common cash buyers are here, because the county file does not record financing.
You get a free Southport on the Bay at Barefoot Beach 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 street, each labelled by source and date, and a net sheet. It is free, with no obligation, from Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Our free valuation for Southport on the Bay explains how a value is built, and the range we send you uses the qualified sales on your street and build year, with the 12-month and 24-month counts beside every figure. Where a street has fewer than 10 sales we list them and do not average them. A walk-through adds condition, dock and finish, which no public record holds.
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 Southport on the Bay 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.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
Sellers in Southport on the Bay at Barefoot Beach 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 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 14 Southport on the Bay sales in the last 24 months, from $2,175,000 to $7,000,000, with a median of $3,737,500. Your home sits somewhere in that range depending on street, build year, dock and condition. Our free valuation gives a figure tied to your address and your street’s sales.
The county recorded 6 qualified sales in the 12 months since October 2025, from $2,800,000 to $6,000,000, and 14 in the last 24 months. County dates can lag a closing by weeks. The Southwest Florida MLS, pulled October 3, 2026, shows 10 closings in the 12 months to that date, from $2,600,000 to $6,250,000, and 19 in the last 24 months. The two sources count differently.
No. It is a neighborhood of single-family homes under a homeowners association governed by chapter 720 of the Florida Statutes. You own your house and your lot. The condominium resale package and its 7-day clause do not apply, and your buyer receives the section 720.401 disclosure summary instead.
No. Southport Cove, recorded as Southport Cv, is one of four streets inside Southport on the Bay, with 41 of the 100 improved homes.
The mailing address reads Bonita Springs, FL 34134, but the homes sit in unincorporated Collier County. That means Collier County taxes, permits and closing customs apply, and not Lee County’s. Our Bonita Springs guide explains how the mailing address and the county line differ.
The 2026 preliminary millage is 9.4020 mills on every parcel, and the median bill across the 100 improved homes is $19,827, from $3,067 to $74,828. 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 either the neighborhood association or the Dock Owners’ Association. Your estoppel certificate states the regular assessment, and the disclosure summary has a blank for it. We publish no estoppel fee dollars. Ask the association manager for both documents before you list.
Section 720.401 requires that the buyer be presented a disclosure summary before signing the contract. The statute lists no duty to deliver the declaration, rules or budget, but buyers ask for them, so we gather them early. A closing agent or attorney can confirm what applies to your sale.
Only if the disclosure summary was not provided before the buyer signed. In that case section 720.401 lets the buyer cancel by written notice within 3 days after receiving the summary or before closing, whichever occurs first, and that right cannot be waived. Presenting the summary with the offer means the right never arises.
A seller of residential property gives the buyer a written flood disclosure at or before the contract is executed. It covers 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. Open permits can also delay a buyer’s closing, so we check the county permit record for your address before we list.
Every address we tested is FEMA Zone AE with a base flood elevation of 10 or 11 feet NAVD88, on panel 12021C0179J effective February 8, 2024. By our reading of the public map layers, all 112 parcels are in AE 10 and 29 also touch AE 11. Flood is per address, so test yours on FEMA’s map service center.
If you do not have a current one, yes. Collier County records list 82 elevation certificates across the four streets, which count certificates and not homes. A buyer’s insurer and lender will ask for it, and having it ready avoids a delay at the worst moment of the contract.
Expect requests for the roof’s age and covering, a wind-mitigation inspection, the construction year, the elevation certificate and any flood or wind claim history. Florida lets insurers credit documented wind features under section 627.0629.
They matter for insurance. A buyer’s carrier prices wind coverage from roof age, shape and opening protection, and the county’s building code contours give 161 mph as the ultimate design wind speed for ordinary homes here.
A boater reads the dock as closely as the house. Pilings, decking, lifts, power and permits matter, and so does depth at low tide, which no published survey gives for the whole waterway.
It can, depending on where the lot sits. A conservation easement runs along the shoreline, recorded at OR 1756 PG 1358, and the county’s 2025 dock case involved a platted easement on one Topanga Dr lot. Ask your title company which easements touch your parcel and disclose them early.
It is a separate Florida not-for-profit corporation, incorporated December 14, 1994, that handles docks and slips apart from the neighborhood association. We could not confirm what it owns, what it charges or how a dock right transfers. We ask for that statement before listing and give it to your buyer.
It shapes the pool. The 2019 recorded rules require leases of at least 60 days with no more than three a year, which rules out nightly rentals and suits seasonal owners.
The Restated Declaration permits dogs and cats, and we found no breed list. Numeric limits and leash rules were not in the documents we read. Say pets are permitted and refer buyers to the full rules.
Membership in The Club at Barefoot Beach is separate from your deed, and we found no rule making it mandatory for Southport on the Bay owners. Terms are not confirmed in what we read.
The Master Association staffs the Barefoot Beach Boulevard gate around the clock. Guest and vendor procedures for Southport on the Bay are not confirmed, so we confirm each showing’s access with the gatehouse beforehand and register buyers’ agents and inspectors in advance, so that buyers arrive without delay.
The county record cannot say. Of 29 qualified sales in 60 months, 12 recorded in January through April, 12 in May through September and 5 in October through December, a small sample and not proof of seasonality. A home ready in winter meets seasonal owners in town, but a documented listing can sell in any month.
The Southwest Florida MLS, pulled October 3, 2026, shows a median of 158.5 days on market for the 10 Southport on the Bay closings in the 12 months to that date, from 49 days to 371 days. The county file records only deed dates. The county’s six qualified sales in the last 12 months on 100 homes, which the MLS counts differently, mean a thin market where each listing is read closely, so preparation matters more than speed.
Price from the recorded sales on your street first, then adjust for build year, elevation, dock and position. The 24-month record runs from $2,175,000 for a 2000-built home on San Mateo Dr to $7,000,000 for a 2022-built home on Malibu Cv.
Both can be true on one street. The roll dates 47 of the 100 improved homes to 2016 or later, which we read as an inference and not from permits, as common new construction here. A buyer for an older home may price the land first, so we compare your home with both rebuilt and original homes that sold nearby.
Renovate only where a buyer will clearly pay for it. Roof, dock and mechanical items often return more through a smoother inspection than cosmetic work does. The record shows a 2022-built home on Topanga Dr selling for $2,800,000, so a finished home sets a bar.
Sellers customarily pay the documentary stamp tax on the deed, any mortgage payoff, prorated association and property tax charges, a lien search and negotiated brokerage compensation. The owner’s title policy is not a seller cost in Collier County, because the buyer customarily pays it.
The buyer customarily pays for the owner’s title policy and chooses the closing agent in Collier County. Southport on the Bay sits in unincorporated Collier County, so that is the custom to expect. The contract controls, and a negotiated contract can allocate it 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 $3,850,000 that is $26,950, and on $2,800,000 it is $19,600. Your closing statement shows the exact figure from your recorded price.
It depends on your basis, your holding period and whether the home 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.
Brokerage compensation is negotiable by law, and we publish no commission figure for Southport on the Bay. Our net sheet above shows an illustration at 2.5 percent, not our fee. Call Jesse direct at (239) 898-6072 for a written proposal that shows every line before you sign anything.
Yes. Buyers can close remotely with a power of attorney or a mobile notary.
We cannot say from the public record. The county deed file shows prices and dates but not how a buyer financed the purchase, and the Southwest Florida MLS pull of October 3, 2026 carries prices, dates and days on market, not how a buyer paid. We do not guess.
In the county’s repeat-sale record, 15 of 18 later sales were above the owner’s earlier recorded price, and 3 were below it, by 7.9 to 9.4 percent. Eighteen pairs is a small sample, so we read it as an observation and not a trend. Our repeat-sale section lists every pair.
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 29 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, in Southport on the Bay, two associations, a conservation easement and a dock association. 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 house in Southport on the Bay,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Barefoot Beach, Bonita Springs, Naples, Estero and Collier County. Our Southport on the Bay guide holds the neighborhood record, our Barefoot Beach seller page covers every neighborhood, and our Barefoot Beach guide is the place to start.
Southport on the Bay sellers who talk to us before they list get a price built from the county’s recorded sales on their own street, a written plan for the dock, flood, insurance and association questions buyers will ask, and a net sheet from their own numbers. The first conversation is free, carries no obligation and is with a partner.
The county recorded 14 qualified Southport on the Bay sales in the last 24 months, so a home comes up here about every other month and the next owner who decides to sell should call us first. Start with a free Southport on the Bay home valuation, or call Jesse direct at (239) 898-6072.
Use the Home Valuation form on our free Southport on the Bay 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 on your own street from the county record and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your address, your roof date, whether you have an elevation certificate or wind-mitigation report, and whether the home took water in Ian. That is enough to start. A walk-through adds condition and dock, 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 Southport on the Bay, by street where the sample allows, and where a street has fewer than 10 sales we list them instead of averaging them.
No. The valuation is free, and you owe us nothing unless you later sign a listing agreement.
Call Marc at (239) 287-5873, and see our guide to buying in Southport on the Bay 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 Southport on the Bay 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 112 Southport on the Bay parcels and every one of the 29 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 Southport on the Bay home valuation. If you are buying as well, Call Marc at (239) 287-5873 and see how we represent Southwest Florida buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Every source below was read on 1 October 2026 or in the weeks before, and all are primary documents: Florida Statutes, state and federal agencies, Collier County and its Clerk’s recorded documents. County figures are Collier County Property Appraiser public data files, 2026 preliminary roll, qualified improved sales through 2026-08-24, our calculation.
Every document behind the figures on this page is public and free. These are the ones a Southport on the Bay seller actually uses, each linked to its publishing authority: the Collier County Clerk, the state, the National Hurricane Center or the IRS.
Updated October 2026. County figures are from the Collier County Property Appraiser public data files, 2026 preliminary roll (newest recorded sale 2026-08-24, qualified improved sales), and statutes were read on 2026-10-02. Southwest Florida MLS figures are not published on this page. This page is general information about selling a home in Southport on the Bay, not an appraisal and not legal or tax advice. Brokered by Domain Realty.