Sell your Villas at Barefoot Beach home with the team that reads every county-qualified sale. 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.
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Selling a villa at Barefoot Beach means selling one of 50 fee-simple, party-wall villas on Barefoot Cir, under a homeowners association governed by chapter 720 of the Florida Statutes, and not a condominium. The county recorded 4 qualified Villas sales in the last 60 months, from $1,500,000 to $3,500,000, and only 1 in the last 12 months, so we list every sale and publish no median. 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 Villas at Barefoot Beach guide, and for the whole community see our Barefoot Beach guide.
Three names get confused, so we separate them now. Barefoot Beach Club is the 348-unit condominium community on the boulevard, and the Villas are not part of it. The Club at Barefoot Beach, at 105 Shell Dr, is a separate private beach and tennis club whose membership does not pass with a deed. Barefoot Beach Club is also the name of unrelated hotels elsewhere in Florida. And although the mailing address reads Bonita Springs, FL 34134, these villas sit in unincorporated Collier County, inside neither the City of Bonita Springs nor the City of Naples, 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 the Villas at Barefoot Beach explains how a villa value is built, and our guide to buying a home in the Villas at Barefoot Beach covers the purchase side. Call Jesse direct at (239) 898-6072 or start with a free Villas at Barefoot Beach home valuation, and we will send you the comparable sales we used, each labelled by source and date.
You sell a villa at Barefoot Beach in 2026 by pricing from the nearest like villa in the county’s recorded sales, presenting the chapter 720 disclosure summary before the buyer signs, and sending the association Board its 30-day sale notice the day the contract is signed. The county holds only four qualified Villas sales in five years, so the documents matter as much as the price.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
A seller in a 300-unit building can price from dozens of recent sales. A Villas seller prices from a handful of recorded deeds, and the 50 villas differ by plan, row and building campaign, so the work moves from the market to the documents. We tracked every one of the 50 villa parcels on the county roll and read every one of the 110 qualified sales in the county’s all-history file for this page, so each figure below carries its window and its sample size.
These are the eight facts a Villas at Barefoot Beach seller should know in October 2026, each explained in the section that covers it.
Each link below jumps to its part of this page.
McGreevy and Comisar is the #1 real estate team in Southwest Florida since 2012, and a Villas listing gets the two partners themselves. Before we price a villa we read the recorded 2002 declaration, the county’s sales file and the flood maps, and we write down what we could not confirm, because that is what a buyer’s attorney will read.
We are the partners who price your villa, 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 the Villas, 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.
Villas at Barefoot Beach recorded 4 county-qualified sales in the 60 months since October 2021, between $1,500,000 and $3,500,000, all resales, and 1 of them, $1,500,000 on February 24, 2026, fell in the last 12 months. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings, and four sales cannot set a price.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Our method widens the window to 12, 24, 36 and then 60 months until it holds at least 10 qualified sales, and it lists the sales instead of quoting a median whenever a window holds fewer than 10. The Villas never reach 10 inside five years, so each window below shows its count and range, and the sales follow in the next section. The county file was built from Collier County Property Appraiser files dated August 29 and August 31, 2026, and the newest recorded sale in it is dated August 24, 2026.
| Window | Qualified sales (n) | Lowest | Highest |
|---|---|---|---|
| Last 12 months (since October 2025) | 1 | $1,500,000 | $1,500,000 |
| Last 24 months (since October 2024) | 2 | $1,500,000 | $2,000,000 |
| Last 36 months (since October 2023) | 3 | $1,500,000 | $3,500,000 |
| Last 60 months (since October 2021) | 4 | $1,500,000 | $3,500,000 |
A qualified sale is one the county coded as an arm’s-length sale for the Department of Revenue. Qualified sales are a county record, not an MLS record, and the county can lag a closing by weeks.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Villas closings in the 12 months to that date and 9 in the 60 months, at $1,500,000 to $5,500,000. Nine sales are too few for a median, so we print the sales: the two in the last 12 months closed at $5,500,000 on May 8, 2026, after 320 days on market against a final list price of $5,995,000, and $1,500,000 on February 25, 2026, after 108 days against a final list price of $1,650,000. Three villas were active on October 3, 2026, listed at $1,495,000, $2,699,900 and $2,995,000, and none was pending, an indicative 18.0 months of supply on 2 closings a year. MLS living area on the 9 closings ran from 1,946 to 2,755 square feet. The pull records the final list price only, so price changes, views and condition are read listing by listing when we prepare a valuation. McGreevy and Comisar closed no sale at Villas at Barefoot Beach through the Southwest Florida MLS in the 60 months to October 3, 2026, on either the listing or the buying side. These are MLS counts, a different measure from the county record, and we do not blend the two.
One qualified sale in 12 months on 50 villas is 1 divided by 50, or 2.0 percent a year. Four qualified sales in 60 months is 4 divided by 50 divided by 5 years, or 1.6 percent a year. Add the six unqualified deeds in the same 60 months and the count is higher, but the county does not class those deeds, so we do not blend them. Turnover is low for a community of 50, which means a villa that reaches the market competes with very few others, and also that a buyer’s agent has very few recent villa sales to point to. That is why we hand the buyer’s side the evidence.
Because only about one qualified Villas sale a year reaches the county record, the next owner who decides to sell should call us first. Start with a free Villas at Barefoot Beach home valuation, or call Jesse McGreevy direct at (239) 898-6072 and we will walk through your row, plan and paperwork. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Villas at Barefoot Beach homes sold for $1,500,000 to $3,500,000 across the 4 county-qualified sales in the last 60 months, at $447 to $1,639 per square foot of county base area. The four are different villas, from a 2002 plan of 3,352 square feet to a 1990 plan of 2,136, so they show a range and not a price.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
We tracked every one of the 4 qualified Villas sales in the last 60 months. All four are resales and none is builder-direct. Price per square foot is the sale price divided by the county base area, which is the roll’s building area and not a measured heated area or an MLS living area.
| Date | Address | Year built | County base area | Price | Per sq ft | Official Records |
|---|---|---|---|---|---|---|
| Oct 12, 2021 | 105 Barefoot Cir | 2002 | 3,352 sq ft | $1,500,000 | $447 | OR 6026 PG 3578 |
| Dec 26, 2023 | 145 Barefoot Cir | 1990 | 2,136 sq ft | $3,500,000 | $1,639 | OR 6318 PG 2998 |
| Mar 25, 2025 | 166 Barefoot Cir | 1998 | 2,460 sq ft | $2,000,000 | $813 | OR 6454 PG 2963 |
| Feb 24, 2026 | 117 Barefoot Cir | 1997 | 2,528 sq ft | $1,500,000 | $593 | OR 6557 PG 1636 |
The four sales span a 3.7-to-1 range of price per square foot, $447 to $1,639 ($1,639 divided by $447), because they are four different villas. For a seller the lesson is narrow. Four sales show how wide the range is, and they do not say what your villa is worth, so we pair them with the county’s roll values and with the nearest like villa.
The county file also holds six recorded deeds over $100,000 in the same 60 months that carry no qualified flag. They are real recorded transfers. We list them separately and never fold them into the qualified four, average them or treat them as a price guide. The county file notes that its qualified flag is thin in 2022 and 2024, years of major storm damage on this coast, and our reading that the two facts may be connected is an inference, because the file does not carry the disqualification reason.
| Date | Address | County base area | Recorded price | Per sq ft | Official Records |
|---|---|---|---|---|---|
| Feb 24, 2022 | 162 Barefoot Cir | 2,136 sq ft | $1,850,000 | $866 | OR 6100 PG 2413 |
| Apr 27, 2022 | 121 Barefoot Cir | 2,664 sq ft | $1,500,000 | $563 | OR 6130 PG 3567 |
| May 13, 2022 | 164 Barefoot Cir | 1,959 sq ft | $3,000,000 | $1,531 | OR 6130 PG 1966 |
| Dec 18, 2023 | 170 Barefoot Cir | 2,466 sq ft | $2,000,000 | $811 | OR 6315 PG 3955 |
| Aug 28, 2025 | 123 Barefoot Cir | 2,330 sq ft | $1,750,000 | $751 | OR 6504 PG 3181 |
| May 7, 2026 | 145 Barefoot Cir | 2,136 sq ft | $5,500,000 | $2,575 | OR 6586 PG 1811 |
One villa appears in both lists. The 2,136 square foot villa at 145 Barefoot Cir has a county-qualified sale of $3,500,000 on December 26, 2023 and a recorded deed of $5,500,000 on May 7, 2026 that carries no qualified flag. The two prices differ by $2,000,000. The county does not say why the second deed is unqualified, so a seller or appraiser who sees $5,500,000 as a comparable should first ask for the deed’s context, and a buyer’s agent who quotes it to you should do the same.
In the county’s qualified record, all 11 Villas resales since January 2016 that had an earlier qualified resale closed above that villa’s previous resale price, and none closed below. The sample is small, holding periods run from 66 days to 26.6 years, and the figures ignore what owners spent on the villa, 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 since 2016 with the same address’s previous qualified resale. Earlier builder-direct sales are left out, because a villa bought new from the builder in 1989 to 2002 is not comparable to a resale. Two villas appear more than once, 170 Barefoot Cir three times and 161 Barefoot Cir twice, because each traded in quick succession in 2020 and 2021.
| Later sale | Address | Earlier recorded resale | Later price | Change | Percent | Years between | Roll year built |
|---|---|---|---|---|---|---|---|
| Apr 24, 2017 | 170 Barefoot Cir | Apr 14, 2003, $625,000 | $775,000 | +$150,000 | +24.0% | 14.0 | 1998 |
| Oct 12, 2017 | 138 Barefoot Cir | Sep 2, 2005, $862,500 | $875,000 | +$12,500 | +1.4% | 12.1 | 1990 |
| Aug 22, 2018 | 140 Barefoot Cir | Aug 12, 2003, $600,000 | $950,000 | +$350,000 | +58.3% | 15.0 | 1990 |
| Dec 28, 2020 | 161 Barefoot Cir | Apr 21, 1999, $380,000 | $850,000 | +$470,000 | +123.7% | 21.7 | 1991 |
| Mar 4, 2021 | 161 Barefoot Cir | Dec 28, 2020, $850,000 | $1,051,000 | +$201,000 | +23.6% | 0.2 | 1991 |
| Apr 6, 2021 | 170 Barefoot Cir | Apr 24, 2017, $775,000 | $1,200,000 | +$425,000 | +54.8% | 4.0 | 1998 |
| Sep 30, 2021 | 170 Barefoot Cir | Apr 6, 2021, $1,200,000 | $1,680,000 | +$480,000 | +40.0% | 0.5 | 1998 |
| Oct 12, 2021 | 105 Barefoot Cir | Dec 24, 2014, $908,400 | $1,500,000 | +$591,600 | +65.1% | 6.8 | 2002 |
| Dec 26, 2023 | 145 Barefoot Cir | May 9, 1997, $689,000 | $3,500,000 | +$2,811,000 | +408.0% | 26.6 | 1990 |
| Mar 25, 2025 | 166 Barefoot Cir | Mar 14, 2005, $825,000 | $2,000,000 | +$1,175,000 | +142.4% | 20.0 | 1998 |
| Feb 24, 2026 | 117 Barefoot Cir | Jun 27, 2013, $749,200 | $1,500,000 | +$750,800 | +100.2% | 12.7 | 1997 |
The most recent county-qualified Villas sale was $1,500,000 at 117 Barefoot Cir on February 24, 2026, a villa the county roll dates to 1997. 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 $1,500,000, recorded at Official Records book 6557, page 1636, as a qualified resale of a villa with a county base area of 2,528 square feet, which is $593 per square foot ($1,500,000 divided by 2,528). The roll dates the villa to 1997, so it belongs to the second building campaign, and it is one of two villas with that base area. The same address sold on June 27, 2013 for $749,200, 12.7 years earlier, and on March 7, 2000 for $450,000. The 2026 price is 2.00 times the 2013 price ($1,500,000 divided by $749,200), and the 2013 price is 1.66 times the 2000 price ($749,200 divided by $450,000). The county file lists no unqualified deed for this address in the last 60 months.
Days to contract, the list price, the price changes and the sale-to-list ratio come from the Southwest Florida MLS, not from a deed. The pull of October 3, 2026 carries a final list price and days on market for each of the 9 Villas closings in the 60 months to that date: sold prices of $1,500,000 to $5,500,000 against final list prices of $1,600,000 to $5,995,000, each below its final list price, after 1 day to 425 days on market. The pull records the final list price only, so price changes are read listing by listing when we prepare a valuation.
A recorded price is a fact about one villa on one day. A buyer’s agent will look at this sale and the other three, and will adjust for plan size, building campaign, condition and the date, and the seller who has already made those adjustments, with the sales in hand, controls the conversation. The county’s 2026 bill on this villa, $12,486 on a non-homestead basis, also shows a buyer what the carrying cost looks like at the median just value, and we put that figure next to the price in the listing file. We would prepare your villa’s file the same way: its own sales, its own adjustments and its own paperwork.
We price a Villas at Barefoot Beach home from the nearest like villa in the county’s recorded sales, matching plan size, building campaign and row, 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)
No average describes a particular villa. Qualified sales in the last 60 months ran from $1,500,000 for a 3,352 square foot villa built in 2002 to $3,500,000 for a 2,136 square foot villa built in 1990, and the second sold for more than three times the first per square foot of base area. We start with the villa that matches yours on plan and campaign, and where nothing close has sold recently we say so and read the four sales one at a time, as the tables above do.
The county’s 2026 preliminary just value is the Property Appraiser’s valuation for tax purposes, not a sale price. Across the 50 villas it runs from $1,117,000 to $2,449,200, and for the villa at 145 Barefoot Cir, the 2026 just value of $2,342,200 is 66.9 percent of its $3,500,000 qualified sale in December 2023 ($2,342,200 divided by $3,500,000) and 42.6 percent of its $5,500,000 recorded deed in May 2026 ($2,342,200 divided by $5,500,000). An automated estimate that leans on the roll, or on condominium comparables because the roll says condominium, can sit far from what a buyer pays.
Six things move the value of a Villas at Barefoot Beach home most: the row, the plan and building campaign, the exterior and roof record, the flood elevation and insurance position, the villa’s condition and approvals, and the lease rules that shape the buyer pool. The county record shows the first two clearly and is silent on the rest.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Sorting the 50 villas by 2026 preliminary just value produces three groups.
| Group | Villas | 2026 preliminary just value | Median | Homestead |
|---|---|---|---|---|
| Addresses 133 to 151 (odd), built 1989 to 1990 | 10 | $2,259,925 to $2,449,200 | $2,352,200 | 2 of 10 |
| The eight 2002 villas, addresses 101 to 115 (odd), 3,244 to 3,352 sq ft | 8 | $1,640,072 to $1,705,776 | $1,648,856 | 3 of 8 |
| All other villas | 32 | $1,117,000 to $1,376,000 | $1,253,660 | 13 of 32 |
The groups add to 10 + 8 + 32 = 50 villas and 2 + 3 + 13 = 18 homesteads. The 133 to 151 row is the unusual one. Nine of its ten villas are the same 2,136 square foot plan as sixteen villas in the third group, yet the county values those nine at a median of $2,354,200 and the sixteen at $1,117,000 to $1,337,008. Across all 25 villas of the 2,136 plan the high is $2,449,200 and the low is $1,117,000, a ratio of 2.19 to 1 ($2,449,200 divided by $1,117,000). Why would the assessor value an identical plan at twice the figure? Location is the obvious candidate, but we read the 133 to 151 row as the Gulf-side row only by inference from the value step itself, with no map check, so we do not assert that it faces the Gulf. Ask for the survey and look at where your villa sits. The recorded sales cannot isolate a location premium either: the unqualified $3,000,000 deed in 2022 was for 164 Barefoot Cir, outside that row.
Every villa address we tested sits in FEMA Zone AE at a base flood elevation of 10 or 11 feet NAVD88, and 12 of the 50 parcels touch an AE 12 band by our reading of the public map layers. A current elevation certificate, a wind mitigation report and a clean claims history are among the strongest facts a seller can hand a buyer’s insurer, and we cover them in the insurance section below.
A Villas at Barefoot Beach buyer pays the county tax bill, the owner’s own wind and flood insurance, the regular assessment and any exterior or pest-control charges billed to that villa, plus one-time approval, estoppel and recording costs. No dollar assessment is published in any primary document we found, so the estoppel certificate is the route to that number.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
Buyers ask every seller for these numbers, so we put them in the listing file. Each row comes from the 2002 Amended and Restated Declaration, recorded at OR 2970 PG 2281, which we read in full.
| Cost layer | What the recorded documents say | Dollar figure |
|---|---|---|
| Regular assessment | One-fiftieth share of common expenses, billed quarterly in advance on January 1, April 1, July 1 and October 1 (Declaration 8.3, Bylaws 6.5) | Not published; the budget and estoppel certificate give it |
| Exterior painting, roofs, repairs | The association does the work and bills the owner of the villa served, secured by a lien (Declaration 4.3(C)) | Not published |
| Pest control inside the villa | The association may supply it at the owner’s cost; the owner may decline unless the Board finds it necessary (Declaration 4.3) | Not published |
| Special assessments | Bylaws cap the year’s special assessments at 15 percent of the annual budget unless a majority of voting interests consent; Declaration 6.12(B) lets the association levy a casualty deficiency assessment without an owner vote | None found in public sources |
| Sale approval fee | Up to $100 per applicant or the legal maximum, whichever is greater (Declaration 10.6) | Up to $100 |
| Estoppel certificate | Capped by Florida Statute 720.30851, adjusted every five years | Confirm with the manager |
| Capital contribution, resale or transfer fee | None appears in the declaration we read; the statutory estoppel form asks the question | The certificate will answer |
| Master Association layer | Funds the boulevard and security; how it reaches a villa owner is not stated in the documents we read | Not published |
| Owner’s insurance | Owner insures villa and contents (Declaration 6.2) | Premiums not published |
Association fee as entered in MLS listings: Listings in the Southwest Florida MLS on October 3, 2026 show an association fee of $2,100 quarterly, $8,400 a year, on all 3 active Villas listings, as entered by the listing agents. The 9 closed listings in the 60 months to that date were entered at $1,350 to $2,100 quarterly, so the entries differ by listing and by year. The association budget and the estoppel certificate are the binding sources.
The owner insures a Villas at Barefoot Beach home. Section 6.2 of the declaration puts the villa and its contents on the owner’s own policy, and the association insures only the common areas. A buyer’s insurer will ask for the roof age, window protection and an elevation certificate, and a federally regulated lender will require flood coverage because every villa we tested is in a special flood hazard area.
Data updated: October 2026 (Collier County and FEMA map layers, queried October 1, 2026; Florida Statutes read October 2, 2026)
Section 6.2 of the declaration says each owner insures his own parcel, villa and contents and bears the financial responsibility for damage that insurance would cover. The owner must deliver a copy of the policy to the association when taking title and evidence of renewal each year, and if an owner does not carry the insurance the association may buy it and charge the owner as a special assessment with interest. Section 6.1 says the association carries property insurance on common areas and association property, general liability and flood insurance for its own property as and if available. A buyer therefore needs a property policy covering wind and other hazards and, because the villa sits in a special flood hazard area, a flood policy, either federal or private. National Flood Insurance Program coverage has dollar caps on a residential building and its contents, so a villa valued above the caps needs excess flood coverage.
Buyers ask for the documents, so we gather them before listing:
Our reading of the public map layers puts the Villas 20 to 158 meters seaward of the 1989 state Coastal Construction Control Line. Florida Statute 627.351 bars Citizens Property Insurance Corporation from covering a major structure that is newly built, or enlarged by more than 25 percent, seaward of the line under a permit applied for after July 1, 2015. Because the villas were built from 1989 to 2002, the rule matters only if a villa is rebuilt or substantially enlarged. Citizens is also a last-resort insurer: a risk is not eligible unless the premium from an authorized private insurer is more than 20 percent greater than comparable Citizens coverage, and a Citizens personal-lines policy on a home in a special flood hazard area requires flood coverage, from issuance for new policies since April 1, 2023 and at renewal since July 1, 2023. The line itself is the Florida Department of Environmental Protection’s, so confirm it there.
A Villas at Barefoot Beach 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. The Villas are a chapter 720 community, 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, 689.261 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, and the contract must carry a conspicuous clause about it. If the summary 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. Florida Statute 720.401 is the source.
Under Florida Statute 720.30851 the association must issue the estoppel certificate within 10 business days of a request, the fee is capped by statute and adjusted every five years, and the certificate is effective for 30 days if hand delivered or emailed. It states the assessments due and whether the Board must approve the transfer. The declaration’s own certificate on assessments is due within 15 days (Section 8.9), so we plan the calendar around the shorter statutory period. We publish no estoppel fee dollars here, and the manager gives the current amount.
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 villa that has been through Hurricane Ian and Hurricane Milton, that includes storm damage, repairs, open permits, a party-wall problem and anything you know about the roof. We say nothing on this page about any particular villa’s damage that a public record does not support.
Buyers at Villas at Barefoot Beach ask about FEMA Zone AE, the base flood elevation, the Hurricane Ian record and the villa’s permit and claim file. Every address we tested sits in Zone AE at 10 or 11 feet NAVD88, the community is in Hurricane Evacuation Zone A, and we found no recorded or government document reporting storm damage to any individual villa.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Collier County layers, queried October 1, 2026)
We queried the FEMA National Flood Hazard Layer on October 1, 2026 at five Villas addresses spread across Barefoot Cir. The county address point at each falls in the zone shown, and the footprint shares in the last column are our reading of the public map layers, not a survey. The current maps took effect February 8, 2024.
| Address | Flood zone | Base flood elevation (ft NAVD88) | FIRM panel | Share of building footprint in the zone |
|---|---|---|---|---|
| 101 Barefoot Cir | AE | 10 | 12021C0179J | 100 percent AE 10 |
| 121 Barefoot Cir | AE | 10 | 12021C0178J | 100 percent AE 10 |
| 140 Barefoot Cir | AE | 11 | 12021C0178J | 98 percent AE 11 and 2 percent AE 10 |
| 160 Barefoot Cir | AE | 10 | 12021C0178J | 100 percent AE 10 |
| 179 Barefoot Cir | AE | 10 | 12021C0179J | 100 percent AE 10 |
The five rows are a sample, not a community-wide zone. A screen of all 50 parcels found that 31 touch an AE 10 area, 21 touch AE 11 and 12 touch AE 12, with overlapping counts because some parcels span more than one band, and none touches a coastal high hazard (VE) area. One of the 16 county elevation-certificate records on Barefoot Cir, filed under the address 169 Barefoot Cir, carries a V-zone label in the county’s index. We did not open it, and our parcel screen of the current map found no villa parcel touching a VE area, so the seller of that address should pull its current elevation certificate before listing.
The U.S. Geological Survey recorded a Hurricane Ian high-water mark of 11.76 feet NAVD88 inside the gates at Barefoot Beach Blvd and Anguilla Ln, which is 4.5 feet above the ground there and about 1.8 feet above the base flood elevation of 10 feet (11.76 minus 10 is 1.76). For Hurricane Milton in 2024, the Survey’s mark near the community, just north of Bonita Beach Road, was 6.8 feet NAVD88. Those marks come from government measurements. We did not find any recorded or government document that reports storm damage to any individual Villas building, and we do not assert any.
We did not retrieve a Collier County permit history for any Villas address for this page, and a search we did not run is not a finding that a villa has no permits. A buyer can search a villa’s permit history on the county’s permit history search page, and we run it for your address before listing. The file we assemble holds:
The recorded Villas declaration requires Board approval of every sale on 30 days’ notice, caps leases at four a year of 30 days to one year, lets an owner keep two dogs or cats, bars tenants from keeping any pet, and bars for-sale signs. Each rule shapes your buyer pool or your calendar, and we plan around all of them.
Section 10.2 says no owner may dispose of a villa by sale or gift, including an agreement for deed, without the Board’s prior written approval, and Section 10.3 sets the procedure.
We write a Villas contract with a Board-approval condition and a closing date that leaves at least 30 days after the notice goes in, and we send the notice the day the contract is signed. The statutory estoppel form asks whether the rules require Board approval for a transfer and whether the Board has approved this one, so the certificate shows where the approval stands. A buyer who pays cash still needs the Board’s approval, so the fastest realistic timeline is set by the notice and the estoppel period, not by financing.
The 30-day floor rules out weekend and weekly rentals under the recorded rules. Separately, Collier County Ordinance 2021-45 requires registration of a short-term vacation rental, and the county applies it to a property rented in increments of less than 30 consecutive days more than three times in a calendar year, according to the Collier County short-term vacation rental page. A buyer who plans to rent will ask about all of this, and a seller who can state the lease history clearly sells to that buyer faster.
Section 9.5 bars for-sale and for-rent signs, except two open-house signs at locations the Board approves, so your listing is carried by the Southwest Florida MLS and by us, not by a sign at the curb. The gate has a documented part and an undocumented part. Documented: Section 3.8 makes the entryway and interior roadway system common area owned by the Villas association and lets the association establish a security gate, the Master Association’s recorded bylaws say the Master owns and controls the roughly 1.8-mile roadway and provides security, and a recorded 2009 turnover agreement requires the guardhouse to be staffed around the clock. Not documented: whether a visitor to a villa passes the Master’s guard gate before turning onto Barefoot Cir, whether the Villas have a second gate, and the guest and vendor procedure. We confirm the procedure with the guard house and the manager before the first showing.
The county record cannot name a best month to sell a Villas at Barefoot Beach home, because 4 qualified sales in 60 months is too few to separate a season from chance. Across all 110 recorded Villas sales since 1989, deeds recorded in March, April, May and September lead, but that is a 37-year pattern and not a forecast.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The four qualified sales of the last 60 months were recorded in October, December, March and February, one each, which says nothing about a season. The table counts the recording month of all 110 qualified Villas sales in the county file, builder-direct and resale, from 1989 to 2026.
| Month | Sales recorded | Month | Sales recorded |
|---|---|---|---|
| January | 6 | July | 4 |
| February | 5 | August | 9 |
| March | 12 | September | 13 |
| April | 14 | October | 11 |
| May | 14 | November | 9 |
| June | 5 | December | 8 |
By season the 110 split as 37 in January through April, 45 in May through September and 28 in October through December (37 + 45 + 28 = 110). That is a pattern in a long, mixed record that includes the original builder sales of 1989 to 2002, and it is not proof of seasonality.
A Villas at Barefoot Beach home is marketed to the buyer it actually attracts: a seasonal buyer who wants a deeded home with its own garage inside a gated community, a buyer who wants the larger 2002 plans, or an investor who can use four leases a year. Every listing gets professional photography, aerial footage and a documented listing file, and no sign at the curb.
Before a Villas listing goes live we assemble the elevation certificate where one exists, the flood disclosure, the wind mitigation report, the roof date and exterior billing history, the current budget, the rules, the Board approval timetable, the lease rules and the section 720.401 summary. We publish the headline facts in the listing and hand the full file to serious buyers. Our listing copy states plainly that the villa is a fee-simple home in a chapter 720 community, so a lender or an appraiser who reads the roll’s condominium use code gets the correction at the first look.
Villas at Barefoot Beach negotiations are won with documents and a calendar, not concessions. We negotiate as the partners who priced your villa, answering insurance, flood, association and inspection questions from the listing file and protecting your net at the inspection, estoppel, Board approval and repair-credit stages.
Most renegotiation follows the inspection, usually over the roof, the air-conditioning equipment, windows, doors or a past water event. Because the association paints and repairs the exterior and bills the owner, we ask what is the owner’s cost and what is the association’s before we answer a request. When the file already answers the question, the buyer’s leverage shrinks. When a repair request is fair, we price it. When it is a second negotiation on price, we say so and hold.
With about one qualified sale a year, a second offer is rare, but when it comes we lay the offers side by side: price, financing, the buyer’s insurance readiness, the inspection period and whether the Board can approve in time. If you are also buying, we help sequence both, and our guide to buying a home in the Villas at Barefoot Beach shows the purchase side. For purchases elsewhere, see how we represent buyers in Southwest Florida.
A buyer who wants fee-simple title, a lower county value and up to four leases a year chooses the Villas at Barefoot Beach, and a buyer who wants detached homes in a 15-home condominium chooses The Cottages at Barefoot Beach. The county’s 2026 preliminary median just value is $1,328,000 for the Villas and $2,868,554 for the Cottages, and neither has a deep sales record.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
The Cottages are the closest comparison on size and gate, and our Cottages at Barefoot Beach guide audits their record. Owners there have their own seller page, how we sell Cottages at Barefoot Beach homes, because the legal form and the paperwork differ.
| Yardstick | Villas at Barefoot Beach | The Cottages at Barefoot Beach |
|---|---|---|
| Homes | 50 party-wall villas | 15 detached homes |
| Form of ownership | Fee simple, chapter 720 homeowners’ association | Recorded condominium, chapter 718 |
| Location | North end, Barefoot Cir | South end, Shell Dr |
| Roll years built | 1989 to 2002 | 1997 (1) and 2023 (14) |
| County base area, median | 2,136 sq ft | 2,962 sq ft |
| 2026 preliminary median just value | $1,328,000 | $2,868,554 |
| 2026 preliminary median tax bill | $11,846 | $25,482 |
| Homestead share | 18 of 50 | 11 of 15 |
| County-qualified sales, last 60 months | 4, $1,500,000 to $3,500,000 | 1, $5,500,000 on June 24, 2026 |
| Papers a seller delivers | Disclosure summary, Florida Statute 720.401 | Condominium documents, Florida Statute 718.503 |
| Leasing | 4 leases a year, 30-day minimum | Not confirmed |
Each window holds fewer than 10 sales, so these are two short records and not a ranking. The roll’s 2023 date for 14 Cottages is consistent with a rebuild after Hurricane Ian, which is our inference and not a permit finding.
| If your buyer wants | Better fit |
|---|---|
| Fee-simple title and no condominium interest | Villas |
| The lower county value, $1,328,000 against $2,868,554 | Villas |
| To rent a few times a year | Villas, within the four-lease cap |
| Detached walls and the smallest enclave | Cottages |
| Homes the county dates to 2023 | Cottages, after verifying age and insurance |
| A budget that starts near $2.9 million | Cottages |
A Villas buyer usually also considers the Barefoot Beach Club condominiums, Southport on the Bay, Bayfront Gardens and Barefoot Bay, and the county roll puts the Villas at the lowest median just value of the community’s places, $1,328,000. Only the Club, Southport and the community as a whole have a window with 10 or more county-qualified sales.
Data updated: October 2026 (Collier County Property Appraiser public data files, 2026 preliminary roll, sales through August 24, 2026)
| Place | Homes | Window | 60-month n (range) | Median just value (range) | Median tax |
|---|---|---|---|---|---|
| Villas at Barefoot Beach | 50 | no window reaches 10, list the sales | 4 ($1,500,000 to $3,500,000) | $1,328,000 ($1,117,000 to $2,449,200) | $11,846 |
| Barefoot Beach Club (all four associations) | 348 | 12 months: 12 sales, median $1,300,000 | 32 ($1,000,000 to $3,335,000) | $1,582,030 ($519,040 to $2,339,440) | $13,060 |
| Southport on the Bay | 100 | 24 months: 14 sales, median $3,737,500 | 29 ($2,175,000 to $7,000,000) | $2,603,340 ($1,108,598 to $8,118,752) | $19,827 |
| Bayfront Gardens | 27 | no window reaches 10, list the sales | 6 ($3,026,000 to $6,650,000) | $3,108,994 ($1,731,270 to $4,626,093) | $24,822 |
| Barefoot Bay | 9 | no window reaches 10, list the sales | 3 ($1,950,000 to $3,475,000) | $2,407,512 ($1,879,666 to $3,418,192) | $22,635 |
| All Barefoot Beach residential | 635 | 12 months: 25 sales, median $2,800,000 | 85 ($1,000,000 to $15,350,000) | $1,878,934 ($519,040 to $15,245,478) | $15,001 |
Where no window reaches 10 sales, we list the sales and print no median. The Villas’ entry range overlaps the Club’s, so a buyer who wants a condominium with a larger amenity set will compare the two, and a buyer who wants a bay-side single-family setting will look at Southport. Your listing should answer the question each of those buyers will ask. For the community as a whole, see our Barefoot Beach guide and our Barefoot Beach seller page.
Selling a Villas at Barefoot Beach home typically costs the seller negotiated brokerage compensation, the deed’s 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, so a negotiated contract can allocate them differently. We never list the owner’s title policy as a seller cost and give no figure for it. For the statewide walk-through, see our guide to seller closing costs in Florida.
The first price is $1,500,000, the most recent qualified Villas sale, at 117 Barefoot Cir on February 24, 2026. The second is $2,000,000, the March 25, 2025 sale at 166 Barefoot Cir. The brokerage percentages are an illustration, not our fee, and the buyer-agent offer is optional and shown separately.
| Line | $1,500,000 sale (117 Barefoot Cir, February 24, 2026) | $2,000,000 sale (166 Barefoot Cir, March 25, 2025) |
|---|---|---|
| Sale price | $1,500,000 | $2,000,000 |
| Listing brokerage compensation, illustration at 2.5 percent | $37,500 | $50,000 |
| Optional buyer-agent offer, illustration at 2.5 percent | $37,500 | $50,000 |
| Deed documentary stamp tax, $0.70 per $100 (section 201.02) | $10,500 | $14,000 |
| Municipal lien search, our estimate (typical range $100 to $250) | $175 | $175 |
| Property tax proration at a June 30 closing, 181/365 of the $11,846 median 2026 preliminary bill | $5,874 | $5,874 |
| Association estoppel certificate | Capped by statute, not in total | Capped by statute, not in total |
| Total with the buyer-agent offer | $91,549 (6.10%) | $120,049 (6.00%) |
| Net before mortgage payoff, with the offer | $1,408,451 | $1,879,951 |
| Total without the buyer-agent offer | $54,049 (3.60%) | $70,049 (3.50%) |
| Net before mortgage payoff, without the offer | $1,445,951 | $1,929,951 |
The arithmetic is plain. At $1,500,000, 2.5 percent is $37,500, and $1,500,000 divided by 100 times $0.70 is $10,500. The tax proration is 181 divided by 365 of $11,846, which is $5,874. Adding $37,500, $37,500, $10,500, $175 and $5,874 gives $91,549, or 6.10 percent of the price, and the net before payoff is $1,500,000 minus $91,549, or $1,408,451. At $2,000,000 the same steps give $50,000, $50,000, $14,000, $175 and $5,874, a total of $120,049 and a net of $1,879,951. On the record sale of $3,500,000 the deed stamps alone are $24,500.
Florida has no state personal income tax, so a Villas at Barefoot Beach seller owes deed 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 villa 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 18 of the 50 villas, 36 percent, a minority of owners are primary-residence sellers, so many Villas sellers should expect to run a gain calculation. Your basis, improvements, holding period and use decide your own result, and the repeat pairs above show how large a gain can be after decades. A tax adviser should run your numbers before you set a price, and a foreign seller should ask the closing agent about federal withholding under FIRPTA.
Florida Statute 201.02 puts the deed tax at 70 cents on each $100 of consideration, which is $10,500 on $1,500,000. Section 193.155 limits assessment growth for a homesteaded owner and, after a sale, assesses the property at just value as of January 1 of the following year, so your buyer’s bill will not match yours. At the county’s 9.4020 mills, $1,500,000 of taxable value would be $14,103, which is arithmetic and not a forecast, because the county sets its own valuation.
Most Villas at Barefoot Beach owners net more by listing with an experienced agent, because the Board approval, flood and insurance questions that stall a sale are the ones an agent resolves in advance. A cash sale trades price for speed, selling by owner leaves every disclosure to you, and renting keeps the villa within the four-lease cap.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner | Rent it out |
|---|---|---|---|---|
| Exposure to the full buyer pool | Southwest Florida MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange | Tenant market only |
| Price discipline | Priced from recorded sales and defended at appraisal | Offer typically discounted for speed and risk | Set without the county record | Not a sale; the value risk stays with you |
| Board approval | Planned into the contract on day one | Still required | Still required, handled by you | Lease approval and rules apply |
| Florida disclosures | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided | Not a sale |
| Lease limits | Not applicable | Not applicable | Not applicable | Four leases a year, 30-day minimum, no tenant pets |
| Who should choose it | Most Villas sellers | Owners who value speed over price | Owners with a buyer in hand and strong paperwork | Owners who want to keep the villa and accept the lease limits |
You get a free Villas at Barefoot Beach valuation by using the valuation form on our valuation page or calling Jesse direct at (239) 898-6072. You receive a price range built from recorded comparables, 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 the Villas at Barefoot Beach explains how a villa value is built, and the range we send uses the four qualified sales, the row and plan adjustments and the county roll values, with the window and count beside every figure. Because the Villas never reach 10 sales in any window, we list them and do not average them. A walk-through adds condition, finish and the roof and exterior record, which no public record holds. To start, send your address, the year your roof was installed, whether you have an elevation certificate or a wind mitigation report and whether the villa took water in Hurricane Ian.
We could not verify the Villas association’s assessment, budget, reserves, rules and regulations, minutes, insurance certificates or manager duties, because none is posted publicly. Southwest Florida MLS figures on this page are from the pull of October 3, 2026. Each item below names the document or route that answers it.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida listing agents, and every client review is public on our Google Business Profile. The four reviews below are genuine five-star Google reviews from Southwest Florida clients, reproduced word for word. None describes a Villas at Barefoot Beach 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
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
These are the questions Villas at Barefoot Beach owners ask before they list, answered from the recorded declaration, Florida statutes and the county record. Where a figure comes from the Southwest Florida MLS, it is from our pull of October 3, 2026, and we print counts and actual sales, not estimates.
It depends on the row, plan, campaign year and condition. The county shows four qualified sales since October 2021 from $1,500,000 to $3,500,000 and 2026 just values from $1,117,000 to $2,449,200, but the nearest like villa matters more than any average. Send us your address through our free valuation form.
No. Each villa is a separately deeded parcel held in fee simple, and the association is a homeowners association under chapter 720. The county roll codes all 50 villas as condominium use, but that is a classification and does not change the deed or the statutes that govern your sale.
The mailing address is Bonita Springs, but the villas sit in unincorporated Collier County, not in either city. Collier County taxes, permits and flood rules apply at a 2026 preliminary millage of 9.4020 mills, and Lee County customs and rules do not.
The county record cannot say, because four qualified sales in 60 months is too few. The Southwest Florida MLS, pulled October 3, 2026, shows 9 Villas closings in the 60 months to that date, a different count because the two sources count sales differently: 3 in May, 2 in March, 2 in December, 1 in February and 1 in August, still too few to call a season. Days on market for the 2 closings in the last 12 months were 108 and 320. The Board’s 30-day notice period adds weeks, so we list early enough that approval does not collide with a buyer’s season.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Villas closings in the 12 months to that date, after 108 and 320 days on market, and 9 in the 60 months, from 1 day to 425 days. Nine sales are too few for a median. The calendar we can state is the approval step: 30 days’ notice before closing, and the Board has 30 days after complete information, or 60 days after notice, to act.
A seller who is not the developer must present the Florida Statute 720.401 disclosure summary before the buyer signs. Buyers will also want the declaration, bylaws, budget, rules and the estoppel certificate, plus the section 689.302 flood disclosure at or before contract. Condominium documents under chapter 718 do not apply.
Under Florida Statute 720.30851 the association must issue the estoppel certificate within 10 business days, and the fee is capped by statute and adjusted every five years. We publish no dollar figure, so confirm the current amount with the manager. The certificate is effective for 30 days if hand delivered or emailed.
Yes. Section 10.2 of the declaration requires prior written Board approval of any sale or gift, and a sale that skips it is void or voidable by the association. Approval can be withheld only for good cause on a closed list, and silence after the time limit counts as approval.
The owner gives notice at least 30 days before closing. The Board then has 30 days after complete information, or 60 days after notice, whichever comes first, and silence counts as approval. A prompt, complete buyer application can shorten it, and the Board may require a buyer interview.
We cannot promise either way, and we have no MLS data to measure it. Buyers will ask about every assessment, and a seller who has the notices and stated purposes ready removes uncertainty. We found no public special assessment notice, and the estoppel certificate lists any assessment due or scheduled.
No. Those statutes cover condominium and cooperative buildings, and the Villas are a chapter 720 community. A buyer will instead read the association’s annual financial report for the statutory reserve warning and ask about the roof and exterior paint cycle.
Possibly, for investors. The recorded rules cap leases at four a year with a 30-day minimum, bar tenant pets and bar the owner from the pools while a lease is in force. Owner-occupant buyers are less affected. We have no MLS data to measure the effect, so we position each villa to the buyer it fits.
Owners may keep two dogs or cats, so most pet-owning buyers are within the rule, and an owner’s guest may bring one. The restriction bites on tenants, who may not keep any pet. A verified assistance animal is a separate legal question from a pet.
Typical seller items are the deed’s documentary stamp tax at 70 cents per $100, the estoppel certificate fee, any association approval fee the contract assigns, a lien search, payoff of liens, prorated taxes and assessments, and brokerage compensation, which is negotiable. The owner’s title policy is not on that list, because the buyer customarily pays it.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls. We never present the owner’s title policy as a seller cost, and an unusual contract can shift the allocation, so read that clause before you sign.
Under Florida Statute 201.02 the tax on a deed is 70 cents per $100 of consideration. On $1,500,000 that is 15,000 times $0.70, or $10,500, on $2,000,000 it is $14,000, and on $3,500,000 it is $24,500. The seller customarily pays it, and the contract controls.
A second home does not qualify for the federal primary-residence exclusion unless you owned it and used it as your main home for two of the five years before the sale, and the gain is taxed as a capital gain. Florida levies no state income tax on it. Ask your CPA about basis and improvements.
All four, starting with the nearest like villa in the county record. County just value for the same 2,136 square foot plan varies 2.19 to 1, and four qualified sales in five years are too few to average, so comparing like with like is the only reliable method.
The recorded sales cannot measure one. The county’s 2026 just values run about twice as high on the 133 to 151 Barefoot Cir row as on the same plan elsewhere, and we infer a location reason only from that value step, with no map check. Just value is not a sale price.
Check approvals first. Exterior changes, including windows, doors, garage doors and paint, need prior written approval from the Architectural Review Board, and the association itself paints and repairs the exterior and bills the owner. Without MLS data we cannot measure return on renovation, so we compare the cost with what the nearest like villa sold for.
Stage the interior and show the garage and lanai, and follow the declaration while you do it: no towels or garments hung from windows or railings, no laundry equipment or interior furniture on the lanai, and no refuse outside. Photograph on a clear day, and mention the exterior upkeep the association provides.
Yes, we list on the Southwest Florida MLS so buyers’ agents and the portals see the villa. A gated community changes access, not exposure, so we arrange gate and guest entry with the guard house and the manager for each showing. Section 9.5 bars for-sale signs, so the listing carries the marketing.
Yes. Nothing in the recorded declaration at OR 2970 PG 2281 restricts a furnished sale, and the contract and a bill of sale list what conveys. Section 9.11 bars interior furniture on the lanai, so items staged there do not belong in the home.
No. The Club at Barefoot Beach, Inc. is a separate private club, and its membership does not convey with a deed, so a buyer must apply to it. Do not advertise a club membership as part of the villa without the club’s written confirmation.
Buyers ask for the flood zone and base flood elevation, any elevation certificate, wind and flood claim history, roof age and replacement records, window and shutter protection and the current policy. Gather those before you list, because the villa is in a special flood hazard area and the owner, not the association, insures the structure.
Keep every repair invoice and permit, because Florida Statute 689.302 requires a flood disclosure at or before contract that asks about flood damage, flood claims and flood assistance. Unpermitted work is a disclosure and insurance problem, so resolve it before you list.
At minimum, the Florida Statute 720.401 disclosure summary, the Florida Statute 689.302 flood disclosure, and every known fact that materially affects the villa’s value and is not readily observable, such as a roof leak, a party-wall problem or an open code violation. Ask your attorney if a fact is uncertain.
It can. The roll codes all 50 villas as condominium use, and the zoning district is named a condominium PUD. We send the lender and appraiser the recorded declaration and the deed form, and our listing copy states that the villa is fee simple under a chapter 720 association.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with the Top 1% Real Estate Agents Nationally Since 2008 recognition. For this page we read the recorded declaration, tracked every county-recorded Villas sale and queried the flood layer by address. Call Jesse at (239) 898-6072.
Florida law does not set brokerage fees. They are negotiable and written in the listing agreement. We explain our fee, what it covers and what costs the seller pays separately at a listing consultation, before you sign anything. Call Jesse at (239) 898-6072 and we will walk through it for your villa.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Villas closings in the 12 months to that date, at $5,500,000 on May 8, 2026 and $1,500,000 on February 25, 2026, too few for a median. Collier County’s qualified record shows one Villas sale in the last 12 months, $1,500,000 on February 24, 2026, and a $5,500,000 recorded deed on May 7, 2026 that carries no qualified flag, which we do not blend with it. The county and the MLS count sales differently.
We do not forecast prices. The facts to weigh are that sales are rare, four qualified sales in 60 months, so a well-presented villa faces little direct competition; that insurance, flood and assessment costs affect what buyers can pay; and that your own plans decide the rest. We can run both scenarios with your numbers.
We coordinate with the guard house and the manager to register each showing, because the guest and vendor procedure is not published. You can sign electronically, and the Board approval notice can be sent while you are away. Section 9.5 bars for-sale signs, so showings come through the MLS and our team.
Yes, but a cash buyer still needs Board approval, so the fastest realistic timeline is set by the approval notice and the statutory estoppel period, not by financing. A prompt Board can approve sooner, and the buyer’s file should go in on contract day.
Regular assessments are billed quarterly in advance on January 1, April 1, July 1 and October 1, so the closing statement prorates the quarter in progress, and the estoppel certificate states the paid-through date. Property taxes prorate to the day of closing, and any unpaid assessment or exterior charge is paid from your proceeds.
Both, depending on the buyer. A Villas buyer wants a deeded home with its own garage and lot and compares it with the 348-unit Barefoot Beach Club condominiums, whose county median just value is $1,582,030 against the Villas’ $1,328,000, and with the wider Barefoot Beach record.
The Villas are 50 fee-simple villas with a county median just value of $1,328,000, and the Cottages are a 15-home condominium at $2,868,554. See the side-by-side table above, and the Cottages guide for that community.
A Barefoot Beach specialist matters because the value and the paperwork sit in details most agents never learn: two master-level bodies, a private boulevard with a recorded State easement, flood zones that change by address and a county roll that calls the Villas a condominium. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read all of it before we list.
We tracked every one of the 4 county-qualified Villas sales in the last 60 months and the six unqualified deeds beside them. Buyers weighing the other side can read our Villas at Barefoot Beach buyer guide. Call Jesse direct at (239) 898-6072.
Villas at Barefoot Beach sellers who talk to us before they list get a price built from the county’s recorded sales, a written plan for the Board approval, flood and insurance questions buyers will ask, and a net sheet from their own numbers. The first conversation is free, there is no obligation, and you speak to a partner.
Use the Home Valuation form on our free Villas at Barefoot Beach home valuation page, or call Jesse McGreevy direct at (239) 898-6072. You will receive a price range built from recorded comparables, each labelled by source and date, and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, “I need someone to sell my Villas at Barefoot Beach home,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Barefoot Beach, Bonita Springs, Naples, Collier County and Lee County. Whether you are selling a villa, a Club condominium, a Cottages home or a home in Southport on the Bay, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. If you are buying next, call Marc at (239) 287-5873 and read our guide to buying in the Villas at Barefoot Beach.
McGreevy and Comisar are the Southwest Florida listing team Villas at Barefoot Beach 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.
For this page we tracked all 50 Villas parcels and every one of the 110 county-qualified Villas sales on record, so the figures here 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, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Follow us on Facebook, Instagram, YouTube and LinkedIn. For the wider area, see our Bonita Springs area guide.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with your free Villas at Barefoot Beach 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 figure on this page traces to a county, state or federal record or a public agency page, retrieved by October 2, 2026. We do not cite brokerage or listing sites. Sale figures are from the Collier County Property Appraiser’s public data files, cited as text because the site turns away automated requests.
These are the public instruments and official forms behind the declaration, estoppel and tax sections of this page, each linked to the publishing authority.
| Document | Recorded or published | What it is |
|---|---|---|
| Amended and Restated Declaration, OR 2970 PG 2281 | January 28, 2002 | The governing declaration, 46 pages |
| Master Association bylaws, OR 4675 PG 2424 | April 27, 2011 | Boulevard, security and member entities |
| Florida DBPR estoppel certificate fee notice | Current notice | The statutory caps on estoppel fees |
| IRS Publication 523, Selling Your Home | Current edition | The home-sale exclusion and basis rules |
| Collier County substantial improvement worksheet | January 2026 | The 50 percent rule worksheet |
Southwest Florida MLS figures pulled October 3, 2026. County recorded sales checked October 1, 2026. This page is general information about selling a home at Villas at Barefoot Beach, not an appraisal and not legal or tax advice.
McGreevy and Comisar, Best Realtor for Villas at Barefoot Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.