Bonita Springs · Barefoot Beach · Villas at Barefoot Beach

50 fee-simple villas on Barefoot Circle at the Gulf end of Barefoot Beach Boulevard: listings, MLS closings, recorded sales, the 2002 declaration, lease and approval rules, flood zones and taxes. Updated October 2026.

Villas at Barefoot Beach in Bonita Springs, Florida is a 50-villa homeowners' association at the north end of Lely Barefoot Beach, the gated Barefoot Beach community on Little Hickory Island: three-level party-wall villas on Barefoot Circle, off Barefoot Beach Boulevard just south of Bonita Beach Road, in unincorporated Collier County, ZIP 34134. The villas were built in two waves from 1989 to 2002, and the county records 1,723 to 3,352 square feet of heated area. In the five years to October 21, 2026, the Southwest Florida MLS counted 9 closings at a $2,000,000 median, from $1,500,000 to $5,500,000, and on that date 4 villas were active, asking $1,495,000 to $5,795,000. Collier County recorded 4 qualified sales in the same five years. For the wider community, see Barefoot Beach homes for sale. Data updated: October 2026.

Villas at Barefoot Beach at a glance

Measure	Villas at Barefoot Beach	Source and date
Where	Barefoot Cir, off the north end of Barefoot Beach Blvd, about 0.11 mile by straight line from Bonita Beach Road; the parcels run west to the Gulf beach	Collier County GIS parcel layer and aerial geometry, October 28, 2026
County and jurisdiction	Unincorporated Collier County, millage area 167, no city levy; mailing city Bonita Springs, ZIP 34134	Collier County GIS parcel layer, October 28, 2026
Homes	50 fee-simple villas on individual parcels, plus one 5.23-acre association common parcel; 13 buildings per the association's 2022 engineering letter	Collier County GIS and association publication, October 2026
Built	1989 to 2002: 32 villas from 1989 to 1992 and 18 villas from 1997 to 2002; median year 1991	Collier County roll, October 28, 2026
Size	County heated area 1,723 to 3,352 sq ft, median 2,136; MLS living area on the four active listings 2,200 to 2,800 sq ft	Collier County roll and Southwest Florida MLS, October 2026
Association	The Villas at Barefoot Beach Homeowners' Association, Inc., Sunbiz N31594, filed 1989; Amended and Restated Declaration OR 2970 PG 2281, recorded 2002; a member of the Barefoot Beach Master Association, Sunbiz N37101, with 50 of 716 doors	Florida Division of Corporations and Collier Clerk, read October 28, 2026
Gate	The Master Association staffs a guardhouse 24 hours a day under the 2009 Turnover Agreement	Collier Clerk, Turnover Agreement, read October 2026
MLS closings, 60 months	9 closings, median $2,000,000, from $1,500,000 to $5,500,000, median sold-to-list 88.2 percent	Southwest Florida MLS, pulled October 21, 2026
County qualified sales, 60 months	4 sales, from $1,500,000 to $3,500,000	Collier County recorded qualified sales, window ending October 2, 2026
On the market	4 active, asking $1,495,000 to $5,795,000; none pending	Southwest Florida MLS, October 21, 2026
2026 county just value	Median $1,328,000, from $1,117,000 to $2,449,200	Collier County Property Appraiser export, 2026 roll
Homesteaded villas	18 of 50	Collier County Property Appraiser export, 2026 roll
FEMA flood zone	Zone AE at all 51 Barefoot Cir parcels, base flood elevation 10 ft (30 parcels), 11 ft (13) and 12 ft (8); FIRM panels effective February 8, 2024	FEMA National Flood Hazard Layer, queried October 28, 2026
2026 property tax rate	9.3696 mills in millage area 167, plus a $269.77 Collier solid waste assessment	Collier County adopted 2026 millage resolutions and solid waste rate resolution

USDA NAIP aerial of the Villas at Barefoot Beach, flown February 13, 2023, about four and a half months after Hurricane Ian, with the 50 villa parcels and the association's common parcel outlined in white: the Gulf beach at left, Bonita Beach Road along the top and the bay waters at right (public domain).

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Recorded sales, MLS closings, flood maps and association documents checked against county, state and federal records in October 2026. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows villas at the Villas at Barefoot Beach, and the tables below are the checks we run before a first tour: what sold, what the recorded documents say, what the flood map shows and what the paperwork costs. We tracked all 51 Barefoot Cir parcels on the 2026 Collier roll, every Collier recorded sale of a villa since 1989 and every MLS closing of the last five years for this page.

Key takeaways for Villas at Barefoot Beach buyers

• Two price layers, never mixed. The Southwest Florida MLS counted 9 Villas at Barefoot Beach closings in the 60 months to October 21, 2026, at a $2,000,000 median, from $1,500,000 to $5,500,000. Collier County recorded only 4 qualified sales in the same window.
• On October 21, 2026, 4 villas were active, asking $1,495,000 to $5,795,000, and none was pending. That is 26.7 months of supply on the 60-month closing pace, from thin data.
• The 50 villas are fee-simple villas on individual parcels under a homeowners' association, not a condominium. Chapter 720 applies, and the condominium milestone inspection and reserve-study statutes do not apply by their terms.
• Collier's 2026 just values split the villas: the ten at 133 to 151 Barefoot Cir run $2,259,925 to $2,449,200, and the other 40 run $1,117,000 to $1,705,776. Just value is an assessment, not a price.
• Leasing is in flux. The recorded 2002 declaration allows four leases a year with a 30-day minimum, and the association put a change to three leases and 90 days to a member vote on April 6, 2024. We found no outcome, so ask for any recorded amendment before you write an offer.
• The Board approves every sale, and the declaration sets 30 days of written notice before closing.
• No first-party association fee figure is public. Listing records in 2025 and 2026 showed $1,800 to $2,100 a quarter, or $7,200 to $8,400 a year, and the estoppel certificate states the exact current amount.
• A worked 2026 tax bill on the $1,328,000 median just value, without homestead, is $12,712.60 a year (9.3696 mills plus the $269.77 solid waste assessment).

Where are the Villas at Barefoot Beach, and what exactly are they?

The Villas at Barefoot Beach are 50 fee-simple villas on Barefoot Circle, at the north end of the gated Barefoot Beach community, about a tenth of a mile south of Bonita Beach Road in unincorporated Collier County. The Villas at Barefoot Beach Homeowners' Association governs them under a recorded 2002 declaration. Data updated: October 2026.

The surrounding market is covered on our Bonita Springs homes for sale page. This page covers only the 50 villas, and the table below separates them from the similar names that appear in searches and listings.

Table 1. Names you will see for the Villas at Barefoot Beach

Name you will see	What it is	Same as the Villas at Barefoot Beach?
The Villas at Barefoot Beach	The 50 villas on Barefoot Cir	Yes
The Villas at Barefoot Beach Homeowners' Association, Inc.	The association, Sunbiz N31594	Yes, the association of these 50 villas
"Villas on Barefoot Beach"	The name the association's own website uses	Yes
Barefoot Beach / Lely Barefoot Beach	The whole gated community, covered on Barefoot Beach homes for sale	No, it contains the Villas
Barefoot Beach Club	The 348 condominium units down the boulevard, covered on Barefoot Beach condos for sale	No
Southport on the Bay	A bay-side single-family neighborhood, covered on Southport on the Bay homes for sale	No
The Club at Barefoot Beach	A separate private beach club with optional membership	No
Barefoot Beach Preserve	A Collier County park at the south end of the island	No
"Barefoot Beach Villas" in Pompano Beach	A different place on the Atlantic coast	No

The Barefoot Beach Club count is the sum of the four Club roll groups on the county file: 82, 126, 92 and 48 condominium parcels, which total 348.

Are the Villas at Barefoot Beach condos or townhomes?

No. The Villas at Barefoot Beach are fee-simple villas on individual parcels under a homeowners' association (The Villas at Barefoot Beach Homeowners' Association, Inc., Sunbiz N31594, filed 1989-04-07, active), governed by the Amended and Restated Declaration recorded 2002-01-28 at OR 2970 PG 2281. The declaration says "Every owner of a parcel shall be a member of the Association" (section 2.1), and its Articles describe a corporate residential community homeowners' association.

County records can mislead a searcher. The Collier roll codes the 50 parcels as condominium use, and the zoning tract is named "Lely Barefoot Beach Condo" PUD (Ordinance 87-52, approved July 21, 1987, 9.15 acres, 50 units, closed out). We found no document that explains why the Property Appraiser chose that roll code. The recorded documents create a homeowners' association, and the only Chapter 718 reference in the declaration is a borrowed lien foreclosure procedure.

Searchers sometimes call attached villas townhomes. The recorded structure is party walls between fee-simple parcels (declaration Article VII), with each villa on its own tiny parcel and the roads, pools and common land owned by the association. For a buyer, the form changes four things. Chapter 720 and its disclosure summary apply, the condominium milestone and reserve-study statutes do not apply by their terms, each owner insures his or her own villa (section 6.2), and a lender may ask which project type applies, which the financing section covers.

Is the Villas at Barefoot Beach in Bonita Springs or Naples?

The mailing address is Bonita Springs, ZIP 34134, but the land is unincorporated Collier County. The county parcel layer shows no municipal levy on any of the 51 Barefoot Cir parcels, so the City of Bonita Springs does not tax or govern them. Lee County's Bonita Beach Park lies just north, across Bonita Beach Road.

Collier County services apply: North Collier Fire Control and Rescue District, the Collier County Sheriff's Office, Collier County Public Schools and Collier's solid waste program. The Villas sit about 0.16 mile by road from Bonita Beach Road (a routing estimate), and searchers who type Naples or North Naples are looking at the same Collier County side of the barrier island.

How many buildings and villas are there?

There are 50 villas in 13 buildings. The 13 comes from the association's own 2022 engineering letter, which reviewed 13 buildings at 101 to 179 Barefoot Circle after Hurricane Ian. Each villa shares a common wall with one or two neighbors (declaration Article VII), so no building holds more than three. A separate 5.23-acre parcel at 116 Barefoot Cir is the association's common land, valued by the county at $100, and it is not a villa.

Table 2. Villas at Barefoot Beach by year built (Collier County roll, October 28, 2026)

Year built	Villas
1989	1
1990	23
1991	5
1992	3
Subtotal, first wave 1989 to 1992	32
1997	4
1998	3
1999	3
2002	8
Subtotal, second wave 1997 to 2002	18
All villas	50

The median year built is 1991, the average of the 25th and 26th of 50 sorted years, which are both 1991. The 2025 year that appears on the roll belongs to the common parcel at 116 Barefoot Cir, not to a rebuilt villa.

How big are the villas?

County heated area runs from 1,723 to 3,352 square feet, with a median of 2,136. Exactly 25 of the 50 villas are recorded at 2,136 square feet. The eight villas at 101 to 115 Barefoot Cir, built in 2002, are the largest at 3,244 to 3,352. Data updated: October 2026.

Table 3. Villas at Barefoot Beach by county heated area (50 villas)

County heated area	Villas
Under 2,000 sq ft	7
2,000 to 2,249 sq ft	25
2,250 to 2,499 sq ft	6
2,500 to 2,749 sq ft	4
2,750 to 2,999 sq ft	0
3,000 sq ft or more	8

The seven under 2,000 are one villa at 1,723 square feet (131 Barefoot Cir) and six at 1,959 (133, 138, 140, 155, 157 and 164). No source we read publishes plan names for these villas, so this page sorts them by size and year built instead.

The Southwest Florida MLS reports living area under air, and it runs higher than the county figure on renovated villas. For example, 145 Barefoot Cir is 2,136 square feet on the county roll and 2,755 on the MLS, and 137 Barefoot Cir is 2,136 on the roll and 2,566 on the MLS. Listings also report total area including garage and lanai, which reaches 4,062 and 4,162 square feet on two villas (supporting, listing records). Every dollars-per-square-foot figure below names the area it uses.

How many levels do the villas have, and do they have elevators?

Listings describe three levels: a ground-level garage, a living level and a top-floor bedroom suite (supporting, not an association publication). Some MLS fields enter 2 stories on two villas, so the entries are not uniform. The declaration says a garage may not be permanently enclosed or converted (section 9.6), and listings describe two-car and three-car garages (supporting).

Some villas have a private elevator per their listings, at 105, 109 and 166 Barefoot Cir, and the MLS data for 123 Barefoot Cir says none (supporting). Not all villas have one, so ask for the specific villa's listing and for the permit history of any elevator.

Are the villas on the beach?

Not all of them are directly on the sand. The 50 villa parcels and the association's common parcel run from the Bonita Beach Road end of Barefoot Beach Boulevard west to the Gulf beach, a footprint of about 7.7 acres on the Collier GIS geometry. Within it, only the westernmost row sits close to the water, and listing remarks describe just two villas, 137 and 145 Barefoot Cir, as beachfront (supporting).

The county's 2026 just values show the split. The ten villas at 133, 135, 137, 139, 141, 143, 145, 147, 149 and 151 Barefoot Cir carry values of $2,259,925 to $2,449,200, and the other 40 carry $1,117,000 to $1,705,776. That is an assessment pattern, and it matches the westernmost row by position (our inference from the parcel geometry).

A recorded fact about access: in January 2019 the association granted Collier County a temporary 820-square-foot construction easement at the community's northwest corner for the Barefoot Beach Boardwalk project (OR 5595 PG 1933). Listings describe a community boardwalk with sunset seating (supporting). The county's own page places the public Barefoot Beach Access "20 feet off Bonita Beach Road on Lely Barefoot Boulevard", beside the Villas. We found no recorded beach right for the Villas, so ask the association what the owners may use.

What Villas at Barefoot Beach homes are for sale right now?

On October 21, 2026, the Southwest Florida MLS showed 4 Villas at Barefoot Beach villas active, asking $1,495,000 to $5,795,000, and none pending. Months of supply were 26.7 on the 60-month closing pace and 24 on the 24-month pace, both from thin data. Data updated: October 2026.

The supply arithmetic is 4 active divided by 9 closings over 60 months, or 0.15 a month, which is 26.7 months, and 4 active divided by 4 closings over 24 months, or 0.1667 a month, which is 24.0 months. With 9 and 4 closings behind them, treat both as a rough guide and not a forecast. The median of the four asks is $2,847,450, the average of the middle two, $2,699,900 and $2,995,000.

Table 4. Villas at Barefoot Beach listings, Southwest Florida MLS, October 21, 2026

Address (number and street)	Status	List price	MLS living area (sq ft)	Ask per MLS sq ft	Days on market
137 Barefoot Cir	Active	$5,795,000	2,566	$2,258	0
109 Barefoot Cir	Active	$2,995,000	2,800	$1,070	36
121 Barefoot Cir	Active	$2,699,900	2,425	$1,113	317
175 Barefoot Cir	Active	$1,495,000	2,200	$680	26

What do the four active listings say?

The remarks below are listing records, which are supporting and not an association publication or a county record. We leave out the listing brokers.

• 137 Barefoot Cir, $5,795,000. Four bedrooms and four baths as listed, 2,566 square feet of living area and 3,562 total. The listing describes direct beachfront with a Gulf view, a beach access point for residents, impact windows and sliders from 2017, electric shutters, new floors and paint in 2023, HVAC from 2022 and a water heater from 2023. It lists a $2,100 quarterly association fee, four leases a year and a $100 application fee, and notes optional Club at Barefoot Beach membership.
• 109 Barefoot Cir, $2,995,000. Built 2002, three bedrooms plus a den and three full baths plus a half bath as listed, about 2,800 square feet of living area and 3,900 total. The listing describes a private elevator to all three levels, 11 to 12 foot ceilings, impact windows, a partial Gulf view, two pools, a spa and a community boardwalk to the beach. It is listed unfurnished.
• 121 Barefoot Cir, $2,699,900. Built 1997, listed as totally renovated and designer furnished, three bedrooms plus a den, 2,425 square feet of living area and 3,797 total, with a partial Gulf view and a pool. The villa last sold on May 16, 2022 at $1,500,000, and the listing price was cut 9.9 percent from $2,995,000 on June 23, 2026.
• 175 Barefoot Cir, $1,495,000. Built 1992, listed as an end unit with bay views and a renovation, three bedrooms plus a den, 2,200 square feet of living area and 4,062 total. The listing mentions a metal roof from 2015, an EV charger and dock rental availability. The county records this villa at 2,136 square feet.

How do asking prices compare with what sold?

Asking prices run above closings. The 60-month MLS median sold-to-list ratio is 88.2 percent, and the 24-month median is 87.3 percent. The only price cut in the four listings is 121 Barefoot Cir at 9.9 percent: $2,995,000 less $2,699,900 is $295,100, or 9.85 percent of the first price. Five of the 9 closings sold at 83.3 to 88.2 percent of the last list price, so a villa listed at a round number may close well below it, and the table of closings in the next section shows each ratio.

Start your search here:

• All Villas at Barefoot Beach homes for sale
• Barefoot Beach homes for sale
• Barefoot Beach condos for sale

What do Villas at Barefoot Beach homes sell for?

The Southwest Florida MLS counted 9 Villas at Barefoot Beach closings in 60 months at a $2,000,000 median, from $1,500,000 to $5,500,000, and Collier County recorded 4 qualified sales in the same window. The two layers are thin and never combined here. Data updated: October 2026.

The county layer is Collier County Property Appraiser sales that the Collier qualified flag, the Florida Department of Revenue arm's-length screen, marks Y, with the newest qualified sale in the file on October 2, 2026. The MLS layer is Southwest Florida MLS closings pulled October 21, 2026. The two layers end on different dates, so each has its own table. County rows use the recording date, MLS rows use the sold date, and they differ by 1 to 21 days in the tables below. County dollars per square foot use county heated area, and MLS dollars per square foot use MLS living area.

Table 5. Southwest Florida MLS closings by window, pulled October 21, 2026

Window	Closings	Median price	Low	High	Median $ per MLS sq ft	Median days on market	Median sold-to-list
Last 12 months (October 22, 2025 to October 21, 2026)	2	not printed	$1,500,000	$5,500,000	not printed	not printed	not printed
Prior 12 months	2	not printed	$1,750,000	$2,000,000	not printed	not printed	not printed
Last 24 months	4	$1,875,000	$1,500,000	$5,500,000	$762	214	87.3%
Last 60 months (October 22, 2021 to October 21, 2026)	9	$2,000,000	$1,500,000	$5,500,000	$813	35	88.2%

Medians print only where there are 3 or more closings. The 24-month median of $1,875,000 is the midpoint of $1,750,000 and $2,000,000, the two middle prices of the four closings.

Table 6. Every MLS closing in the last 60 months, with the county's record of the same transfer

Sold (MLS)	Price	Last list price	Address	MLS living area (sq ft)	$ per MLS sq ft	Days on market	Sold-to-list	County record
2026-05-08	$5,500,000	$5,995,000	145 Barefoot Cir	2,755	$1,996	320	91.7%	Recorded by the county but not qualified as a market sale (recorded 2026-05-07)
2026-02-25	$1,500,000	$1,650,000	117 Barefoot Cir	2,654	$565	108	90.9%	Qualified (recorded 2026-02-24)
2025-08-29	$1,750,000	$2,100,000	123 Barefoot Cir	2,463	$711	425	83.3%	Recorded but not qualified (recorded 2025-08-28)
2025-03-31	$2,000,000	$2,390,000	166 Barefoot Cir	2,460	$813	46	83.7%	Qualified (recorded 2025-03-25)
2023-12-29	$3,500,000	$3,975,000	145 Barefoot Cir	2,136	$1,639	20	88.1%	Qualified (recorded 2023-12-26)
2023-12-12	$2,000,000	$2,395,000	170 Barefoot Cir	2,654	$754	35	83.5%	Recorded but not qualified (recorded 2023-12-18)
2022-05-16	$1,500,000	$1,600,000	121 Barefoot Cir	2,495	$601	1	93.8%	Recorded but not qualified (recorded 2022-04-27)
2022-05-16	$3,000,000	$3,400,000	164 Barefoot Cir	2,285	$1,313	11	88.2%	Recorded but not qualified (recorded 2022-05-13)
2022-03-17	$1,850,000	$1,875,000	162 Barefoot Cir	1,946	$951	3	98.7%	Recorded but not qualified (recorded 2022-02-24)

The county did not qualify six of these nine transfers, which means it recorded the deed and price but did not treat the sale as an arm's-length market sale. Four qualified transfers are in the county's file for the same 60 months, and one of them, the October 12, 2021 sale of 105 Barefoot Cir, falls before the MLS window opens. County recording dates and MLS sold dates differ, so the pairs above are matched by address and price.

Table 7. Collier County qualified sales in the last 60 months (window ending October 2, 2026)

Recorded	Price	Address	Year built	County heated area (sq ft)	$ per county heated sq ft
2026-02-24	$1,500,000	117 Barefoot Cir	1997	2,528	$593
2025-03-25	$2,000,000	166 Barefoot Cir	1998	2,460	$813
2023-12-26	$3,500,000	145 Barefoot Cir	1990	2,136	$1,639
2021-10-12	$1,500,000	105 Barefoot Cir	2002	3,352	$447

Four sales is below the county's five-sale floor for printing a median, so this page prints the four sales and their $1,500,000 to $3,500,000 range and no county median for any window under 60 months or for 60 months. The county's qualified sales were 1 in the last 12 months, 1 in the prior 12 months, 2 in the last 24 months and 3 in the last 36 months.

Worked arithmetic for the MLS layer. The nine closing prices in order are $1,500,000, $1,500,000, $1,750,000, $1,850,000, $2,000,000, $2,000,000, $3,000,000, $3,500,000 and $5,500,000. The median is the 5th, $2,000,000. The sum is $22,600,000, so the mean is $22,600,000 divided by 9, or $2,511,111. Eight distinct villas closed, because 145 Barefoot Cir closed twice, so turnover is 8 of 50 villas, or 16.0 percent, over five years.

Why do Villas at Barefoot Beach prices range from $565 to $1,996 a square foot?

On MLS living area, the nine closings run from $565 to $1,996 a square foot, with a median of $813. Two recorded closings define the ends, and the documented facts explain part of the gap, not all of it. The 145 Barefoot Cir sale at $1,996 is in the westernmost row, and listing remarks describe it as beachfront and renovated throughout, with a new staircase, electrical, plumbing, air conditioning, a metal roof and impact windows (supporting listing remarks). The county's permit scope for that work is unverified.

At the other end, the 117 Barefoot Cir sale at $565 is a 1997 end unit that the listing called move-in ready and did not describe as rebuilt. The MLS shows 2,654 square feet of living area and 4,162 square feet in total, so a large covered area sits behind a modest living-area figure. The other seven closings fall between, from $601 to $1,639, and the two 2022 sales at $951 and $1,313 closed in 3 and 11 days. We make no claim about any buyer's reasons.

How have Villas at Barefoot Beach prices moved since 1989?

County records show the villas' recorded qualified sales rising from the $250,000 to $650,000 range in 1989 to 1991 to a single-sale pattern in the 2020s, and the thin count is the main finding. The county qualified 26 sales from 1989 to 1991, from $258,500 to $655,100, then 13 in 2005 at a $855,000 median, and only 4 in the 60 months to October 2, 2026.

Table 8. Collier County qualified sales by calendar year, 2009 to 2026 (medians print only for 5 or more sales)

Year	Sales	Median	Low	High
2009	3	not printed	$584,000	$950,000
2010	1	not printed	$525,000	$525,000
2011	2	not printed	$600,000	$710,000
2012	6	$950,000	$590,000	$1,725,000
2013	4	not printed	$645,000	$750,000
2014	2	not printed	$908,400	$1,550,000
2015	1	not printed	$850,000	$850,000
2016	0	not printed	not printed	not printed
2017	2	not printed	$775,000	$875,000
2018	1	not printed	$950,000	$950,000
2019	0	not printed	not printed	not printed
2020	1	not printed	$850,000	$850,000
2021	4	not printed	$1,051,000	$1,680,000
2022	0	not printed	not printed	not printed
2023	1	not printed	$3,500,000	$3,500,000
2024	0	not printed	not printed	not printed
2025	1	not printed	$2,000,000	$2,000,000
2026 (to October 2)	1	not printed	$1,500,000	$1,500,000

The county file has no qualified sale in 2022 or 2024, while the MLS shows 3 closings in 2022 and none in 2024. The county recorded three unqualified transfers in 2022 over $100,000, at $1,500,000, $1,850,000 and $3,000,000. The county's all-history count is 116 qualified sales since 1989, with a $604,000 median and a $255,000 to $3,500,000 range, and that line is history, not a current value.

What does the county value the villas at?

The county's 2026 just value for the 50 villas has a median of $1,328,000 and runs from $1,117,000 to $2,449,200. The 2025 median was $1,261,800, so the median rose about 5.2 percent (1,328,000 divided by 1,261,800 is 1.0525). The ten villas at 133 to 151 Barefoot Cir run $2,259,925 to $2,449,200, and the other 40 run $1,117,000 to $1,705,776.

Just value is a mass-appraisal assessment as of January 1, not a price. The recent recorded closings at $1,500,000 to $5,500,000 sit above the roll's median, and a seller's current tax bill is not a buyer's bill, because Florida Statute 689.261 requires the contract to say so. The 18 homesteaded villas carry exemptions and Save Our Homes caps that a new buyer does not inherit.

What do you own, and what does the Villas at Barefoot Beach association cover?

Each Villas at Barefoot Beach owner holds the villa and its parcel in fee simple, the association owns the common land and maintains the roads, pools and spa, and the Barefoot Beach Master Association runs the main boulevard and guardhouse. Exteriors and roofs are billed back to the villa owner. Data updated: October 2026.

The recorded 2002 declaration (OR 2970 PG 2281) gives every owner a perpetual non-exclusive easement over the common areas for the recreational facilities (section 3.1) and makes the entryway and interior roadway system common area owned by the association (section 3.8). The association also holds the right to establish a security gate at its own entryway. The community guardhouse that visitors pass at the Barefoot Beach Boulevard entrance is the Master Association's.

What are the Villas at Barefoot Beach HOA fees?

No first-party dollar figure exists in any public record we could read, because the association keeps budgets behind a member login. The recorded structure is public: each of the 50 villas pays an equal 1/50 share of annual and special assessments (section 8.3), billed quarterly in advance on January 1, April 1, July 1 and October 1 (Bylaws 6.5). The estoppel certificate states the exact current amount.

Listing records in 2025 and 2026 showed $1,800 to $2,100 a quarter ($7,200 to $8,400 a year), and the 2021 to 2026 listings ranged $5,400 to $8,400 a year across 12 listings, with a $7,200 median (agent-entered, supporting, not an association publication). Listings describe the fee as including cable, internet, grounds, pest control, reserves, road, sewer, street lights and security. Two of those items conflict with the recorded documents: the declaration says the owner supplies interior pest control (section 4.3(D)), and the Bylaws say the Board "may establish" reserves (6.4). Ask the association for the current budget.

The fee also carries the Master Association's share. The Master assesses each member association by door count, and the Villas count 50 of 716 doors, or 6.98 percent (50 divided by 716), of each Master budget. Owners pay that share inside Villas dues.

Under Florida Statute 720.30851, the association must issue an estoppel certificate within 10 business days of a written or electronic request, and it is valid 30 days (35 if mailed). The statute caps the fee at $250 when nothing is owed, plus $100 if issued within 3 business days and up to $150 more if the account is delinquent. The Department of Business and Professional Regulation's adjusted amounts are $299, $119 and $179, with the next update due by July 1, 2027 (supporting source). The declaration lists only a processing fee of up to $100 or the legal maximum if greater (section 10.6) and no capital contribution, resale or transfer fee, and the estoppel form asks about any such fee. On the standard Florida Realtors and Florida Bar contract, the estoppel fee defaults to the seller and the association application or transfer fee to the buyer, and the contract controls.

Have there been special assessments at the Villas at Barefoot Beach?

Yes, after Hurricane Ian, though no amount is public. The association's own agenda for the April 6, 2024 annual meeting listed an "Ian Expense Summary (2022 to 2024)" and described a 2024 budget of "Quarterly dues and no more Capital assessments", so capital assessments were levied before then. Dates, amounts and any installment schedule sit behind the member login. Candidate statements in the same packet describe post-Ian rebuilding work and two pool renovations (first-party statements, not findings).

The recorded Bylaws cap a special assessment at 15 percent of the annual budget unless a majority of the voting interests consents (Bylaws 6.6). The estoppel certificate must state any assessment levied or scheduled, so read it, the budget and the last two years of Board minutes before the inspection period ends. We found no litigation or lien record naming the association, and the Collier Clerk's civil and lien searches could not be run from our research tools, so confirm with a title search.

Who maintains roofs, exteriors and party walls?

The association paints, maintains and repairs exterior surfaces, including roofs, but bills that cost to the villa owner, and the cost is secured by a lien. Owners maintain windows and storm shutters and insure their own villa. Party walls are a joint duty of the two neighbors. The table lists each item with the declaration section that governs it.

Table 9. Who does the work and who pays, per the recorded 2002 declaration

Item	Who does the work	Who pays	Section
Roads, driveways, sidewalks, footpaths, pools, spa and retention ponds	Association	All owners, as a common expense	4.3(A), (B), 8.3
Landscaping and irrigation on villa parcels	Association	All owners, as a common expense	4.3(A), (B)
Exterior surfaces: walls, doors, steps, gutters and roofs	Association paints, maintains and repairs	The villa owner, as a particular expense secured by lien	4.3(C)
Windows and storm or hurricane shutters	Owner	Owner	4.1
Interior pest control	Owner supplies; association may arrange and bill it, and may require service	Owner	4.3(D)
Party walls	The two adjoining owners, jointly	Both owners, with lien rights for a non-paying co-owner	7.1
Insurance on the villa and parcel	Owner insures; a copy goes to the association at title and annually	Owner	6.2
Insurance on common areas and association property	Association (all-risk including wind, flood through the NFIP if available, liability); master policy summaries available for inspection	Association	6.1, 6.7
Repairs after a casualty	Owner starts within 90 days and finishes within nine months; the association may step in after 30 days' notice	Owner	6.3, 6.4
Exterior changes	Board approval after Architectural Review Board review	Owner applies	Article V, 4.1

The declaration also gives each villa owner an eight-foot air-conditioning easement around the parcel perimeter (section 3.3). Sections 6.9 to 6.11 refer to association policies for villa damage, so the practical insurance split must be confirmed in writing before you rely on it.

What amenities do Villas at Barefoot Beach owners use?

The declaration names pools, spas, roadways and footpaths as common areas. Listings describe two heated pools and a spa, and a community boardwalk toward the beach with sunset seating (supporting). The Master Association adds the guardhouse, the boulevard, street lighting and speed humps, and the association's committees cover items such as architectural review, landscape and pools (supporting, not visible on the public pages of the association website).

The Club at Barefoot Beach is a separate private club with optional membership, and it is not part of the Villas association. A villa's listing may mention optional Club membership, so ask what is included and what is separate.

What does the Barefoot Beach Master Association do?

The Barefoot Beach Master Association, Inc. (Sunbiz N37101, filed March 15, 1990, active, 2026 annual report filed April 9, 2026) owns and maintains the roadway from Bonita Beach Road to the entrance of the Collier County Park and Preserve for about 1.8 miles, and it provides security. Membership is mandatory, with eight member entities, and the Villas association has one delegate and one weighted vote of 17.

Under the 2009 Turnover Agreement dated November 11, 2009 (OR 4519 PG 1839), the Master maintains the roadway at its sole cost and staffs the guardhouse 24 hours a day, seven days a week, with "a trained, licensed and insured security guard". The agreement also covers landscaping, sidewalks, street lighting and 20 mph speed humps, bars public parking on or next to the main roadway and recites a permanent easement for access to and parking at the boat docks lying next to it. The Master bills each member association quarterly by door count, with default interest at 18 percent, and the Villas pay 50 of 716 doors. We do not say where the guardhouse sits relative to the Villas' entrance, because no record we read settles it.

Do the condominium milestone and reserve-study laws apply to the villas?

Not by their terms. Florida Statute 553.899 applies to buildings of three or more habitable stories that are subject, in whole or in part, to the condominium or cooperative form of ownership. Florida Statute 718.112(2)(g) requires a structural integrity reserve study of a residential condominium association. The Villas at Barefoot Beach are three-story buildings, but they are fee-simple parcels under a Chapter 720 homeowners' association, so neither statute applies by its terms.

That conclusion rests on the ownership form. We found no condominium declaration, and the Sunbiz name list returns only the homeowners' association, but a Collier Clerk name search for a recorded condominium declaration was not run, so the negative is a strong inference. Chapter 720 requires reserves only if the documents do, and the recorded Bylaws make them optional, so ask for the current budget and any reserve schedule. The 2022 engineering letter described under the storm questions below is not a milestone report.

What must a seller give a buyer before signing?

Under Florida Statute 720.401, the buyer must receive the association disclosure summary before signing. If it was not given first, the contract is voidable by written notice within 3 days after the buyer receives it or before closing, whichever comes first, and the right cannot be waived. The estoppel certificate is a separate document, and the association's Certificate of Approval of the sale comes from the Board (section 10.3(B)).

Under Florida Statute 720.3085, the buyer is jointly and severally liable with the seller for unpaid assessments up to the transfer, and the declaration says the same (section 8.1). The seller must also deliver the flood disclosure required by Florida Statute 689.302 at or before the time the contract is signed, covering flooding during the seller's ownership, any flood claim and any federal assistance, which matters for a seller who owned through Hurricane Ian. Contracts carry the radon notice required by Florida Statute 404.056 and the property-tax warning required by Florida Statute 689.261. Florida's Johnson v. Davis decision adds a duty to disclose known facts that materially affect value and are not readily observable.

What rules apply to Villas at Barefoot Beach owners?

Owners of the Villas at Barefoot Beach live under a 2002 recorded declaration that requires Board approval of every sale and every lease, limits leases to four a year at 30 days or longer, allows two household pets and restricts parking and signs. A 2024 vote on a stricter lease rule has no public outcome. Data updated: October 2026.

The table is dated as of the instrument, recorded January 28, 2002. Anything amended later is not captured, so ask for every recorded amendment and the current rules before you write an offer.

Table 10. Recorded rules in the Amended and Restated Declaration, OR 2970 PG 2281 (recorded 2002-01-28)

Recorded rule	What the 2002 declaration says	Section
Use	Residential use by one household at a time; no business or commercial activity in or from a villa, though personal records and calls are allowed	9.1
Leasing, form	Written lease of the entire villa only, to a natural person, after association approval; no subleasing; the lessee may not keep pets	11, 11.2, 9.3
Leasing, notice and approval	Notice at least 10 days before first occupancy with the signed lease; the Board has 10 days; silence is deemed approval; approval fee up to $100 per application or the legal maximum if greater	11.1, 11.6
Leasing, term and frequency	No more than four leases in a calendar year; minimum term 30 days; maximum one year; no renewal option, though the Board may re-approve year to year	11.2
Occupancy of a leased villa	Two persons per bedroom plus two	11.3
Owner of a leased villa	May not use the recreation facilities or common areas during the lease term	11.7
Pets	An owner may keep two household pets, dogs or cats, leashed or carried outside; guests one pet; the Board may order removal of a nuisance pet	9.3
Other guests when the owner is absent	A parent or child of the owner may occupy; other house guests are one group of up to six, for up to two weeks, four occasions a calendar year, with Board hardship exceptions	9.12, 9.13
Vehicles	Residents' vehicles park overnight in the enclosed garage; larger vehicles may use the driveway but not common areas; trucks, motorcycles, RVs, boats, trailers, racing cars and commercial vehicles may not park overnight on driveways or common areas	9.8
Garages	May not be permanently enclosed or converted	9.6
Signs	No For Sale or For Rent signs except for sales of originally constructed villas; two Open House signs at Board-approved locations during open hours	9.5
Construction hours	7:00 a.m. to 5:00 p.m. Monday to Friday; 8:00 a.m. to 4:00 p.m. Saturday	9.9
Exterior changes	Written Board approval after Architectural Review Board review before any change to exterior appearance, color, landscaping, screen enclosure or window coverings visible outside	Article V, 4.1
Shutters	Owner maintains windows and shutters at own cost; the declaration does not spell out shutter style, so ask for the Architectural Planning Criteria	4.1
Fines	Up to $100 per violation after 14 days' notice and a hearing before a panel of at least three persons who are not officers, directors or employees	9.14

Can you rent out a villa at the Villas at Barefoot Beach?

Under the recorded 2002 text, yes with limits: the Board approves each lease, the lease covers the whole villa and goes to a natural person, the term runs 30 days to one year, no more than four leases are allowed in a calendar year, subleasing is barred and the lessee may not keep pets (section 11.2). Owners of a leased villa may not use the recreation facilities during the lease (section 11.7).

Do not treat those numbers as the current rule. The association's own election packet for the April 6, 2024 annual meeting put an amendment to section 11.2 to a member vote, which would set three leases a year and a 90-day minimum from recording. We found no vote result and no recorded amendment, and the Clerk's name search form could not be run from our research tools. Ask for any recorded amendment before you write an offer.

Two public layers sit on top of the covenant. Collier Ordinance 2021-45, effective January 3, 2022, requires owners in unincorporated Collier County to register short-term vacation rentals, and registration applies when a property is rented in increments under 30 consecutive days more than 3 times in a calendar year. The county lists fines up to $500 per violation per day and requires a state vacation rental license where state law does. A lease of 30 days or longer is outside the county's under-30-day trigger, and the recorded declaration already bars shorter leases.

State and county taxes apply to rentals of six months or less: Florida sales tax of 6 percent and Collier tourist development tax of 5 percent, for 11 percent together, with no Collier discretionary sales surtax on the calendar 2025 form (we did not read the 2026 edition). A 1 percent increase in the tourist tax is on the November 3, 2026 county ballot, with the result after November 3. Florida Statute 509.032(7)(b) limits local governments from regulating the duration or frequency of vacation rentals, and by its words it does not address a recorded private covenant. That is our plain reading of the text and not legal advice.

How does Board approval of a sale work?

The Board must approve every sale or gift in writing before it happens. The buyer or seller gives the Board written notice at least 30 days before closing with the contract, and the Board may hold a personal interview. The Board decides within 30 days after it has a complete file, or within 60 days after the notice, whichever comes first, and silence is deemed approval (sections 10.2 and 10.3). The processing fee is up to $100 or the legal maximum if greater.

If the Board disapproves a sale without good cause and the seller demanded it in writing, the association must name an approved purchaser at the same price and terms, within 30 days, with closing within 60 days (section 10.3(C)(2)). That is a substitute-purchaser mechanism, not a conventional right of first refusal, and the estoppel form still asks the question. A sale without approval is void or voidable (section 10.5). Two exceptions are stated: a first mortgagee acquiring title and the first sale of a villa after original construction (section 10.4). Ask the listing side for the approval form at the start of the contract period, not at the end.

Can the rules change after you buy?

Yes. The declaration is amended by two-thirds of the voting interests present and voting at a meeting called for the purpose, effective on recording (section 12.2). The 2002 restatement itself was approved on November 17, 2001 by at least two-thirds of the voting interests, and the 2024 leasing proposal is the live example of the process. A Board interpretation binds unless "wholly unreasonable" (section 13.8), and the prevailing party in enforcement recovers attorney fees (section 13.4).

The declaration runs 30 years from its original April 1989 recording, to April 2019, then renews automatically for 10-year terms unless two-thirds vote to end it (section 12.1). On that arithmetic the next renewal date is about April 2029. Where documents conflict, the declaration prevails over the Articles and Bylaws (section 13.12).

What do the pet, vehicle and sign rules mean in practice?

An owner may keep two household pets, a dog or cat, and the declaration names prohibited animals: reptiles, monkeys, rodents, amphibians, poultry, swine and livestock. Pets are leashed or carried outside, guests may bring one pet, and lessees may not keep any (section 9.3). Assistance animals are handled under fair housing law, separately from any pet rule.

Vehicles overnight go in the enclosed garage, and a mini-van or SUV that does not fit may use the driveway. Trucks, motorcycles, RVs, boats, trailers and commercial vehicles, including commercial vans, may not park overnight on driveways or common areas (section 9.8). Because a garage may not be enclosed (section 9.6), the garage and driveway are the only parking the declaration contemplates. Ask for the current rules, which may add detail the 2002 text lacks.

What should Villas at Barefoot Beach buyers know about flood zones and storms?

FEMA's map effective February 8, 2024 puts all 51 Barefoot Cir parcels, the Villas at Barefoot Beach and the association's common parcel, in Zone AE, with a base flood elevation of 10, 11 or 12 feet by parcel. The villas are in Evacuation Zone A, and Collier County holds a Community Rating System Class 5. Data updated: October 2026.

Table 11. FEMA flood zone and base flood elevation by parcel group (point-in-polygon at each parcel centroid, queried October 28, 2026)

Zone and base flood elevation (ft NAVD88)	Parcels	Barefoot Cir house numbers	FIRM panel (effective February 8, 2024)
AE, 10 ft	22 (21 villas and the common parcel)	101, 103, 105, 107, 109, 111, 113, 115, 116 (common land), 163, 165, 166, 167, 168, 169, 170, 172, 174, 175, 176, 177, 179	12021C0179J
AE, 10 ft	8	117, 119, 121, 123, 160, 161, 162, 164	12021C0178J
AE, 11 ft	13	125, 127, 129, 136, 138, 139, 140, 141, 143, 153, 155, 157, 159	12021C0178J
AE, 12 ft	8	131, 133, 135, 137, 145, 147, 149, 151	12021C0178J
VE	0	none of the 51 parcels	not applicable

The split is 30 parcels at 10 feet, 13 at 11 feet and 8 at 12 feet, which adds to 51 parcels and to 50 villas without the common parcel. All carry the coastal floodplain subtype. The FEMA panel query also returns Lee County panels 12071C0653G and 12071C0654G because the panel rectangles overlap at the county line, but the zone polygons at the Villas carry the Collier identifier, so the Collier panels govern.

VE polygons lie close. Measured from parcel centroids to polygon vertices, the nearest VE polygon is 9 meters from the centroid at 135 Barefoot Cir and the farthest of the nearest-distance set is 184 meters from 101 Barefoot Cir, and the county's Limit of Moderate Wave Action line lies 9 to 71 meters from the centroids. One point per parcel is not a survey, so a lender's zone determination and the villa's elevation certificate settle the zone for any one villa.

What happened at the Villas at Barefoot Beach in Hurricane Ian?

Hurricane Ian made landfall in southwestern Florida as a Category 4 storm on September 28, 2022. The National Hurricane Center reports maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with the worst effects contained to the immediate coastline. It reports water-level sensors from San Carlos Island south through Delnor-Wiggins Pass State Park measuring more than 9 feet above mean higher high water.

The association published an engineering letter from Socotec dated October 13, 2022. It was a limited visual review of 13 buildings at 101 to 179 Barefoot Circle, and it found ground-floor break-away stucco walls blown out, slab settlement, and damaged entry stairs and meter panels. The engineer called the buildings structurally sound at that time and saw no damage to the main foundation or ground-level concrete frames. It is not a milestone report and not a current certification.

The Florida Department of Environmental Protection rated Barefoot Beach monuments R1 to R16 as Condition IV, major beach and dune erosion, after Ian, and its March 2025 report on Helene and Milton again graded the same stretch Condition IV (we read that second grade through a secondary summary, so confirm it in the report). No Collier or FEMA damage record by address was found for the villas, and the 2022 to 2024 Ian expense summary on the association's 2024 agenda has no public dollar figure. The sales pattern is in the record: the county did not qualify three of the 2022 transfers, and the MLS counted 3 closings in 2022.

Which elevation certificates exist for the villas?

Collier County keeps public elevation certificates for 16 Barefoot Cir addresses in its GIS layer: 101, 103, 105, 107, 109, 111, 113, 115, 123, 166, 168, 169, 170, 172, 174 and 176. The county's flood information line is (239) 252-2942. The one we read, for 107 Barefoot Cir, is dated May 13, 2002 and uses the 1986 map, which showed Zone VE at 14.0 feet on the older NGVD 1929 datum.

Do not subtract that figure from today's AE values, because the datums differ. It does show that the lowest enclosed level in a 2002 villa, a garage and entry level, sat below the flood elevation then in force. Ask the seller for the newest certificate and get an insurance quote before the inspection period ends.

Do you need flood insurance for a villa here?

A lender will expect flood coverage on a financed villa in a FEMA special flood hazard area, and every Barefoot Cir parcel is in Zone AE, so confirm the requirement with your lender. The National Flood Insurance Program covers a residential building up to $250,000 and contents up to $100,000, far below the $1,500,000 to $5,500,000 closings, so full structure cover needs private or excess flood insurance.

Collier County has participated in the Community Rating System since October 1992 and holds Class 5, which gives eligible NFIP policies a 25 percent discount. Private flood policies price on their own. Citizens Property Insurance does not write flood, and for a Citizens policy that includes wind in a special flood hazard area the owner must carry flood insurance. We print no premium, because none was found from a public source. Ask a licensed agent for quotes per villa, using that villa's elevation certificate.

What are the rules for rebuilding or renovating?

In Collier County's flood zones, if a structure does not meet the current elevation requirement and a repair or improvement costs 50 percent or more of its market value before the work, the building must be brought up to current elevation rules. Collier's permitting pages set residential freeboard at one foot above the base flood elevation for new work. Inside the association, any change to exterior appearance needs Board approval after Architectural Review Board review (Article V), and after a casualty an owner must start repairs within 90 days and finish within nine months (section 6.3).

The Gulf also adds a state layer. All 51 parcel centroids lie seaward of the 1989 state Coastal Construction Control Line for Collier County, by 33 to 223 meters, so Florida Statute 161.053 and the Department of Environmental Protection's coastal permits apply to new construction and major work such as decks, walkways or pools. The county has a separate coastal construction line, and every centroid lies landward of it by 7 to 196 meters, so name the line when a seller or contractor cites one. State law also requires a permit before work within 25 feet of a gopher tortoise burrow.

What evacuation zone are the villas in?

The Collier County evacuation layer places the villas in Evacuation Zone A, and Zone A applies at all 668 Barefoot Beach parcels in our parent community research. Confirm the current zone and any order with Collier County Emergency Management before a storm.

Where do Villas at Barefoot Beach owners reach the beach and the water?

The Villas at Barefoot Beach sit beside the Gulf beach, and Collier County's public Barefoot Beach Access is next to them on the boulevard. Barefoot Beach Preserve, a county park, is about 2.3 miles south by road (routing estimate) and charges $10 to park without a resident permit. Data updated: October 2026.

Lee County closed the parking lots at Bonita Beach Park and Little Hickory Island Beach Park on September 8, 2026, for projects expected to take about 11 months, and the beaches stay open. Both parks sit across the county line, on the Lee side of the island north of Bonita Beach Road, which our Bonita Beach homes for sale page covers. The county's notice announces no road closure.

Table 12. Beach access near the Villas at Barefoot Beach, October 28, 2026

Place	Distance from the center of the Villas	Status and cost
Collier Barefoot Beach Access	About 0.05 mile by straight line (supporting map geometry); the county text says it is "20 feet off Bonita Beach Road on Lely Barefoot Boulevard"	Public Collier access beside the Villas
Barefoot Beach Preserve (Collier County), 505 Barefoot Beach Blvd	1.71 miles by straight line; about 2.34 miles by road (routing estimate)	Open year round, 8 a.m. to sunset; $10 pay-to-park without a Collier County Resident Beach Parking Permit; no dogs
Bonita Beach Park (Lee County), 27954 Hickory Blvd	0.13 mile by straight line; about 0.47 mile by road (routing estimate)	Site closed from September 8, 2026 for about 11 months; pedestrian access at Bonita Beach Access No. 1
Bonita Beach Access 1 (Lee County), 27890 Hickory Blvd	Not measured	Open until November 2026, when its parking lot closes for construction
Little Hickory Island Beach Park, Access 10 (Lee County), 26082 Hickory Blvd	Not measured	Parking lot closed from September 8, 2026
Delnor-Wiggins Pass State Park	3.50 miles by straight line; about 8.6 miles by road (routing estimate), because no road crosses Wiggins Pass	State park; check the state parks page

Collier's resident beach parking permit is free on proof of residency, according to the county's parking page read October 27, 2026, and it asks part-time owners for a current Collier tax bill or a warranty deed within 3 months of closing. The county's page still lists some Preserve concessions as coming soon, so check the page before you plan around them.

What shape is the beach in?

The state rates the Barefoot Beach shoreline as Condition IV after both Ian and the 2024 storms, and the county's recovery plan recommends dune recovery for R1 to R9 of about 36,948 cubic yards, about $1.79 million (we do not know whether it was built). No first-party record we found shows a beach fill project scheduled in front of the Villas, and the county's October 2026 renourishment news is for Naples Beach. Read the beach as natural and storm-reshaped.

The state parks notice dated September 25, 2026 says Wiggins Pass is undergoing a maintenance dredge. The county recorded the first sea turtle nest of 2026 on Barefoot Beach.

What are the sea turtle lighting rules near the beach?

Collier County's sea turtle season runs May 1 to October 31. Lights visible from the beach that can be turned off should be off by 9 p.m., and the county's shadow test says that if you can see your shadow on the beach at night the light is too bright. Staff inspect twice a month, and uncorrected violations go to Code Enforcement. Window coverings, exterior fixtures and any new lighting at a villa fall under this rule, and the Architectural Review Board's approval is a separate step.

Can you keep a boat at the Villas at Barefoot Beach?

Boat slips are not part of the Villas declaration. Ask about rentals in the community. Listings mention dock leases within the community on a separate lease (supporting), and no association, Master or county record we read confirms the terms.

Wiggins Pass, the usual route to the Gulf for small boats, is under a 2026 maintenance dredge notice, and we found no verified depth figure after the dredge. Florida's rule 68C-22.023 sets manatee speed zones for Collier County waters, including the Little Hickory Bay area and the Wiggins Pass area. Collier's Cocohatchee River Park boat ramp is about 4.2 miles by road (routing estimate). Dock setbacks under the Collier Land Development Code were not readable, so we print no dock numbers.

How far is the Villas at Barefoot Beach from I-75, the airport and shopping?

By road, from the Barefoot Circle road node, the routing estimates are about 2.4 miles to US 41 at Bonita Beach Road, 5.9 miles to the I-75 Exit 116 ramp, 4.7 miles to downtown Bonita Springs, 16.8 miles to downtown Naples (measured to the Naples Pier) and 24.6 miles to Southwest Florida International Airport. These are free-flow routing estimates, so we state no drive times.

The Bonita Beach Road bridge over the bay waters is mapped about 0.42 mile east of the Villas by straight line, and the road is the corridor you take off the island. A closure or crash there would affect every trip, so ask neighbors and your insurer how storms and traffic have affected access in your season.

Which public services and schools serve the Villas at Barefoot Beach?

The villas are in unincorporated Collier County, with no municipal levy. North Collier Fire Control and Rescue District serves them, and its Station 43 serves Barefoot Beach, according to the district. The Collier County Sheriff's Office patrols unincorporated Collier, and we did not read which patrol district holds Barefoot Beach. The 2026 bill carries a $269.77 Collier solid waste assessment on every Villas parcel.

Collier County Public Schools' own zone service returns Naples Park Elementary, North Naples Middle and Gulf Coast High at the Villas' center. Print that as the district's assignment and confirm it with Collier County Public Schools by address. Water, sewer, electric provider, garbage hauler and post office were not settled in a first-party record, so confirm the utility providers at the inspection and with the association's budget.

What does it cost to own a villa at the Villas at Barefoot Beach each year?

On the county's $1,328,000 median just value, a Villas at Barefoot Beach villa carries about $12,712.60 a year in property tax without homestead or $12,340.42 with it. Listing records put association fees at $7,200 to $8,400 a year, so tax plus fees run about $19,912.60 to $21,112.60 before insurance. Data updated: October 2026.

Table 13. Yearly carrying cost on a villa with a $1,328,000 county just value (worked example, not a quote)

Item	Non-homestead	Homestead
Property tax at 9.3696 mills plus the $269.77 solid waste assessment	$12,712.60	$12,340.42
Association fees if a villa matched the listing records ($1,800 x 4 to $2,100 x 4)	$7,200.00 to $8,400.00	$7,200.00 to $8,400.00
Exterior and roof costs billed to the villa owner	per villa, no number	per villa, no number
Flood and wind insurance	quote per villa	quote per villa
Total before insurance	$19,912.60 to $21,112.60 a year	$19,540.42 to $20,740.42 a year
Total before insurance, per month	$1,659.38 to $1,759.38	$1,628.37 to $1,728.37

The tax arithmetic is just value divided by 1,000 and multiplied by the mills. Without homestead, the county lines are 1,328 x 3.8969, or $5,175.08, the school lines are 1,328 x 4.1470, or $5,507.22, and the other lines (water management, mosquito control and North Collier Fire) are 1,328 x 1.3257, or $1,760.53. Those add to $12,442.83 of ad valorem tax, and the $269.77 solid waste assessment brings the bill to $12,712.60, or $1,059.38 a month. Paid in November with the 4 percent discount, $12,712.60 less $508.50 is about $12,204.10.

With homestead, the first $25,000 of assessed value is exempt from every levy, and an additional $26,411 for 2026 applies to non-school levies only. Taxable value is $1,276,589 for the county and other lines and $1,303,000 for the school line. That gives $4,974.74 plus $1,692.37 plus $5,403.54, or $12,070.65, and $269.77 brings the bill to $12,340.42, which is $372.18 less than the non-homestead bill in the first year. Each $100,000 of value adds $936.96 of ad valorem tax (9.3696 x 100). Bills arrive in November, are due November 1 and turn delinquent April 1.

A new owner is billed on the new assessment, not the seller's. After a sale the Property Appraiser sets the villa at just value as of the next January 1 (Florida Statute 193.1554(5)), and the contract must warn buyers not to rely on the seller's current taxes (Florida Statute 689.261). After that reset year, a non-homestead owner's non-school assessment can rise at most 10 percent a year, and in 2026 only 10 of the 50 villas carry such a cap benefit. The $12,712.60 figure is an example on the median, not a quote, and the Property Appraiser sets the real value.

What does closing cost a Villas at Barefoot Beach buyer?

Closing costs depend on the contract, which controls who pays what. State taxes are set by statute: deed documentary stamps of 0.70 percent of price, note stamps of 0.35 percent and intangible tax of 0.2 percent of a mortgage. On the Florida Realtors and Florida Bar standard contract, the seller pays deed stamps by default. Title and broker sources describe buyer-pays as the Collier custom for the owner's policy, and the contract checkbox decides.

Table 14. Worked closing figures at $1,500,000 and $2,000,000 (example, the contract controls)

Item	Basis	$1,500,000 price	$2,000,000 price
Deed documentary stamps (the seller by the contract default)	0.70 percent	$1,500,000 / 100 x $0.70 is $10,500	$2,000,000 / 100 x $0.70 is $14,000
Note stamps on an 80 percent loan	0.35 percent	$1,200,000 loan / 100 x $0.35 is $4,200	$1,600,000 loan / 100 x $0.35 is $5,600
Intangible tax on that loan	0.2 percent	$1,200,000 x 0.002 is $2,400	$1,600,000 x 0.002 is $3,200
State taxes on the loan, together	Note stamps plus intangible tax	$6,600	$8,800
Owner's title premium, promulgated rate (who pays is by contract)	$5.75 per $1,000 to $100,000, $5.00 per $1,000 to $1,000,000, then $2.50 per $1,000 to $5,000,000	$575 + $4,500 + $1,250 is $6,325	$575 + $4,500 + $2,500 is $7,575
Simultaneous lender's policy	Minimum	$25	$25

A cash buyer pays none of the note stamps or the intangible tax. Recording at the Collier Clerk costs $10 for the first page and $8.50 for each added page, so a three-page deed is $10 plus $17, or $27. The reissue rate may apply if the seller's prior policy is recent, which the seller's policy would show, and settlement fees, search, endorsements, survey with elevation certificate, appraisal and inspection vary and are not printed here. Ask for a Closing Disclosure estimate. The contract controls each of these lines.

Can you finance a villa at these prices?

Yes, with a jumbo loan or a large down payment. The 2026 conforming loan limit for Collier County is $832,750, the national baseline, since Collier is not a high-cost county. At 80 percent loan to value, that limit funds a price up to $1,040,937.50 ($832,750 divided by 0.80), below every Villas at Barefoot Beach closing in the last 60 months, whose lowest price is $1,500,000.

Table 15. Loan above the 2026 Collier conforming limit at an 80 percent loan to value

Price	Loan at 80 percent	Amount above the $832,750 limit
$1,500,000	$1,200,000	$367,250
$2,000,000	$1,600,000	$767,250
$5,500,000	$4,400,000	$3,567,250

A buyer would need about 44.5 percent down ($1,500,000 less $832,750 is $667,250, divided by $1,500,000) to stay inside the conforming limit at the lowest closing price. Jumbo rates, reserves and appraisal rules are lender-specific, and we print no rate, because none has a dated first-party source here.

FHA condominium-project approval does not apply to a fee-simple villa, and loan size is the practical limit, since the highest possible FHA limit of $1,249,125 sits below every closing price (the Collier FHA limit itself was not fetched). Ask a lender about VA, because we did not read VA's rules.

One lender point is specific to this community. The Collier roll codes the 50 parcels as condominium use, and a lender may ask which project type applies. Fannie Mae waives project review for units in a PUD project, and it treats a development as a condominium any time it is declared or filed as a horizontal property regime. If the lender applies condominium review to 50 attached villas, a full project review would apply, and the Master Association layer may bring a request for the Master budget and insurance. The recorded declaration is a homeowners' association document, and the lender decides the project type.

How does homestead change the tax bill?

In the first year, homestead saves about $372 on the $1,328,000 example, because the 2026 exemptions are small beside the value. The larger benefit is the Save Our Homes cap: after the first homestead year, assessed value cannot rise more than the lesser of 3 percent or the change in the consumer price index, and the 2026 county data show a 2.7 percent cap. Entitlement requires ownership and permanent residence on January 1 and an application to the Property Appraiser by March 1.

Portability moves up to $500,000 of the accumulated difference between just value and assessed value to a new Florida homestead established within three years. As an arithmetic example, a prior homestead with a $300,000 difference makes the new assessed value $1,328,000 less $300,000, or $1,028,000, and the bill about $9,529.54. The transferor's own records decide the real amount. Eighteen of the 50 villas are homesteaded, so most owners are non-homestead.

Florida Amendment 3 is on the November 3, 2026 ballot, with the result after November 3. As the Department of State's summary words it, the amendment would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, cut the non-homestead assessment cap from 10 to 5 percent, and give people who are not Florida residents on December 31, 2026 the existing exemption until their fifth exemption year. It needs 60 percent. We print no dollar example, because Collier's future millage is not known.

Which homeowners policy form fits a villa, and will Citizens insure it?

The declaration makes the owner insure the villa and the parcel (section 6.2), and the usual form for a fee-simple party-wall villa is a structure policy of the HO-3 type, not the HO-6 used in a condominium. Ask your agent which policy form fits, and ask the association for its master policy summary (section 6.7). We print no premium.

Citizens Property Insurance may not insure a dwelling with a replacement cost of $700,000 or more outside Miami-Dade and Monroe counties, and it may not issue where a private insurer offers coverage not more than 20 percent above Citizens' premium. Replacement cost depends on the insurer's estimate, so ask an agent, but for 1,723 to 3,352 square feet of coastal construction it is likely above the cap, so Citizens is probably not an option (our inference). The My Safe Florida Home grant also asks for an insured value of $700,000 or less, so most villas would likely not qualify (our inference).

What if the seller is a foreign person, or the buyer is?

Federal FIRPTA withholding applies when the seller is a foreign person: the buyer is the withholding agent and generally must withhold 15 percent of the amount realized, which would be $225,000 on a $1,500,000 sale. The Florida Realtors and Florida Bar contract puts the charges for FIRPTA withholding and reporting on the seller. A seller's non-foreign certification removes the withholding.

Florida Statutes 692.201 to 692.204 restrict only defined foreign principals, and only for agricultural land and for property on or within 10 miles of listed military installations and critical infrastructure facilities, with a purchaser affidavit in covered cases. Whether any Villas parcel falls inside a covered distance was not checked, and the closing agent will say if an affidavit is needed. We describe the law only, and counsel should confirm how it applies to a given purchase.

Villas at Barefoot Beach, Barefoot Beach Club or Southport on the Bay: how do they compare for buyers?

The Villas at Barefoot Beach are 50 fee-simple villas under a homeowners' association, Barefoot Beach Club is 348 condominium units, and Southport on the Bay is about 100 single-family homes. Collier's qualified sales in the 24 months to October 2, 2026 ranged from $1,500,000 to $2,000,000, $750,000 to $3,000,000 and $2,175,000 to $7,000,000. Data updated: October 2026.

Table 16. Villas at Barefoot Beach, Barefoot Beach Club and Southport on the Bay, in property terms

Item	Villas at Barefoot Beach	Barefoot Beach Club	Southport on the Bay
Form of ownership	Fee-simple villas on individual parcels under a Chapter 720 homeowners' association; county roll class condominium	County roll class condominium on four roll groups	County roll class single-family
Homes	50 villas	348 units (82, 126, 92 and 48 by roll group)	100 single-family parcels, plus 11 vacant and 1 other
Median year built (county roll)	1991, built 1989 to 2002	1991 to 1994 by roll group	2014
Median county heated area	2,136 sq ft	1,726 sq ft for three roll groups and 1,864 for the fourth	2,797 sq ft
Collier qualified sales, last 24 months	2 sales, $1,500,000 and $2,000,000	25 sales, $750,000 to $3,000,000	17 sales, $2,175,000 to $7,000,000, median $3,700,000
Collier qualified sales, last 60 months	4 sales, $1,500,000 to $3,500,000, no median	34 sales (12, 9, 8 and 5 by roll group)	32 sales, median $3,725,000
Lease minimum as recorded	30 days, four leases a year (2002 declaration; 2024 change proposed, outcome not found)	30 days, three leases a year (recorded lead, not re-read)	60 days, no more than three leases a year (2019 rules, OR 5640 PG 3564; recorded lead, re-verify)

The sales columns come from Collier recorded qualified sales with the window ending October 2, 2026, and the lease row from recorded leads that vary by neighborhood and may have been amended, so confirm with the association before you write an offer. Compare them as ranges, not a ranking, because the counts run from 2 to 34. For the neighbors, see Barefoot Beach condos for sale and Southport on the Bay homes for sale, for the whole gated community Barefoot Beach homes for sale, and for the city's other neighborhoods see Bonita Springs communities. The comparison is in property terms only: ownership form, size, recorded rules and recorded price.

Talk to a Domain Realty Group Villas at Barefoot Beach specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows villas at the Villas at Barefoot Beach. Before a tour we pull the estoppel certificate and budget, any recorded leasing amendment, the Board approval form, the villa's flood zone, elevation certificate and insurance quotes, and the roof and exterior billing history. We tracked every Villas at Barefoot Beach listing and closing in the October 21, 2026 MLS pull while writing this page. Data updated: October 2026.

★★★★★ "Lindsey consistently prioritized our customer experience. She was attentive, responsive, and made sure we felt well taken care of." Verified Google review. T N, a buyer, on working with Lindsey Moffat-Ridge of Domain Realty Group.

★★★★★ "Emily Prescott of Domain Realty was amazing to work with. Her superlative knowledge of the area and the home buying trends made all the difference in this highly competitive market. I wouldn’t hesitate to recommend her to anyone!" Verified Google review. Stephanie Corridori, a buyer, on working with Emily Prescott of Domain Realty Group.

Meet the team on our agents page, read our client reviews or see the story of Domain Realty Group.

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Ready to tour villas at the Villas at Barefoot Beach?

Contact Domain Realty Group or call 239-441-2816, and a Bonita Springs agent will line up showings at the Villas at Barefoot Beach, with the estoppel and budget, any recorded leasing amendment, the flood zone and the Board approval steps for each villa in hand before the first tour.

Own a villa at the Villas at Barefoot Beach?

If you already own at the Villas at Barefoot Beach and want to know where your villa stands against these recorded sales and the county's just values, Jesse and Marc's McGreevy and Comisar team will show you what your Villas at Barefoot Beach villa is worth.

Frequently asked questions about the Villas at Barefoot Beach

Short answers drawn from the sections above, current to October 2026.

Where are the Villas at Barefoot Beach?

The Villas at Barefoot Beach are 50 villas on Barefoot Circle, off the north end of Barefoot Beach Boulevard, about 0.11 mile by straight line south of Bonita Beach Road. They sit inside the gated Barefoot Beach community in unincorporated Collier County, on the Gulf side of the boulevard, with the parcels reaching the Gulf beach.

Are the Villas at Barefoot Beach in Bonita Springs or Naples?

The mailing address is Bonita Springs, ZIP 34134, but the land is unincorporated Collier County, not the City of Bonita Springs and not the City of Naples. The county parcel layer shows no municipal levy on any Barefoot Cir parcel, and Lee County lies across Bonita Beach Road to the north.

What county are the Villas at Barefoot Beach in?

Collier County. Lee County begins across Bonita Beach Road to the north, where Bonita Beach Park sits. The tax bill, permits, fire district, sheriff and schools for the Villas at Barefoot Beach are Collier County records, even though the mailing city is Bonita Springs and searchers sometimes say North Naples.

What ZIP code are the Villas at Barefoot Beach?

The Collier County roll shows ZIP 34134 on all 51 Barefoot Cir parcels, with Bonita Springs as the mailing city. The same county site address field carries that ZIP for the 50 villas and for the association's common parcel at 116 Barefoot Cir. Confirm the ZIP on any specific villa's record.

How many villas are in the Villas at Barefoot Beach?

There are 50 villas, each on its own parcel, plus a separate 5.23-acre association common parcel at 116 Barefoot Cir that the county values at $100 and that is not a home. The villas were built from 1989 to 2002, with 32 in 1989 to 1992 and 18 in 1997 to 2002.

How many buildings are there?

The association's 2022 engineering letter reviewed 13 buildings at 101 to 179 Barefoot Circle, and that is the count this page uses. Each villa shares a wall with one or two neighbors under Article VII of the declaration, so no building holds more than three villas. Ask for the recorded plat if you need building boundaries.

Is the Villas at Barefoot Beach a condo or an HOA?

A homeowners' association. The Villas at Barefoot Beach are fee-simple villas on individual parcels under a Chapter 720 association, governed by the declaration at OR 2970 PG 2281. The Collier roll codes the parcels as condominium use and the zoning tract is named a Condo PUD, but we found no condominium declaration.

How big are the villas?

County heated area runs from 1,723 to 3,352 square feet, with a median of 2,136, and 25 of the 50 villas are recorded at exactly 2,136. The 2002 villas at 101 to 115 Barefoot Cir are the largest, at 3,244 to 3,352. MLS living area runs higher on renovated villas, such as 2,755 at 145 Barefoot Cir.

How many levels do the villas have?

Listings describe three levels: a ground-level garage, a living level and a top-floor bedroom suite, though some MLS fields enter 2 stories. These are supporting listing records, not association publications. The declaration says a garage may not be permanently enclosed, so the ground level stays a garage (section 9.6).

Do the villas have elevators?

Some do. Listings for 105, 109 and 166 Barefoot Cir state a private elevator, and the MLS data for 123 Barefoot Cir says none. No first-party record settles it, so ask for the specific villa's listing and the permit history of any elevator. Do not assume that every villa has one.

When were the villas built?

County records show two waves. The first wave is 32 villas: 1 built in 1989, 23 in 1990, 5 in 1991 and 3 in 1992. The second wave is 18 villas: 4 built in 1997, 3 in 1998, 3 in 1999 and 8 in 2002. The median year is 1991, and the association was filed in April 1989.

How many villas are for sale at the Villas at Barefoot Beach?

On October 21, 2026, the Southwest Florida MLS showed 4 villas active and none pending, asking $1,495,000 to $5,795,000, with a $2,847,450 median ask. On the 60-month pace of 9 closings that is 26.7 months of supply, and on the 24-month pace it is 24 months, both from thin data.

What do the villas cost?

The MLS counted 9 closings in the 60 months to October 21, 2026, at a $2,000,000 median, from $1,500,000 to $5,500,000. Collier County recorded 4 qualified sales in the same window, from $1,500,000 to $3,500,000. Active asks run higher, from $1,495,000 to $5,795,000 on October 21, 2026.

What is the price per square foot at the Villas at Barefoot Beach?

On MLS living area, the nine closings in 60 months ran from $565 to $1,996 a square foot, with a median of $813, and the four active asks run $680 to $2,258. County heated area is a different base, and the four qualified sales ran $447 to $1,639 on it. Each table names its own area.

How long do the villas take to sell?

The median days on market for the nine MLS closings was 35, but the spread runs from 1 to 425 days, and the 24-month median was 214 days on four closings. The 145 Barefoot Cir sale took 320 days and closed at 91.7 percent of list, and the 60-month median sold-to-list ratio was 88.2 percent.

What does the county value the villas at?

The county's 2026 just value has a median of $1,328,000 and runs from $1,117,000 to $2,449,200. The ten villas at 133 to 151 Barefoot Cir run $2,259,925 to $2,449,200, and the other 40 run $1,117,000 to $1,705,776. Just value is an assessment as of January 1, not a price.

What are the Villas at Barefoot Beach HOA fees?

No first-party dollar figure is public. Each villa pays an equal 1/50 share, billed quarterly. Listing records in 2025 and 2026 showed $1,800 to $2,100 a quarter, or $7,200 to $8,400 a year, and the 2021 to 2026 listings ranged $5,400 to $8,400 a year (supporting). The estoppel certificate states the exact current amount.

What do the HOA fees cover?

Listings describe the fee as covering cable, internet, grounds, pest control, reserves, road, sewer, street lights and security (supporting). The recorded declaration has the association maintain common areas, roads, pools and landscaping, bill exteriors and roofs to the villa owner, and leave interior pest control to the owner. Ask for the current budget.

Are there special assessments?

After Hurricane Ian the association levied capital assessments, per its 2024 meeting agenda, but no amount or schedule is public. The recorded Bylaws cap a special assessment at 15 percent of the annual budget unless a majority of voting interests consents. The estoppel certificate must state any assessment levied or scheduled for the villa you are buying.

Does the Board approve a sale?

Yes. The Board must approve every sale in writing, the declaration sets at least 30 days of written notice before closing, and the Board decides within 30 days of a complete file or 60 days of notice, with silence deemed approval. The processing fee is up to $100 or the legal maximum if greater.

Can I rent out a villa?

Under the recorded 2002 declaration, yes with limits: Board approval, a written lease of the whole villa to a natural person, 30 days to one year, no more than four leases a year and no pets for a lessee. Owners voted on a stricter rule in April 2024, with no public outcome, so ask for any recorded amendment first.

What is the minimum lease?

The recorded 2002 minimum is 30 days, with no more than four leases in a calendar year (section 11.2). The association put a change to three leases a year and a 90-day minimum to a member vote on April 6, 2024, and we found no outcome. Ask for any recorded amendment before you write an offer.

Are pets allowed?

An owner may keep two household pets, dogs or cats, leashed or carried outside. Guests may bring one pet, lessees may not keep any, and the declaration bars reptiles, monkeys, rodents, amphibians, poultry, swine and livestock. The Board may order removal of a nuisance pet. Check for later amendments to section 9.3.

Is the Villas at Barefoot Beach gated?

The Villas at Barefoot Beach sit inside the gated Barefoot Beach community, which the Master Association staffs with a 24-hour guardhouse under the 2009 Turnover Agreement. We do not say where the guardhouse sits relative to the Villas' entrance, because no record we read settles it. The declaration also lets the Villas association establish its own entryway gate.

Are the villas on the beach?

Not all of them. The parcels run west to the Gulf beach, the ten villas at 133 to 151 Barefoot Cir carry the highest county values, and listing remarks call only 137 and 145 beachfront. Most villas are not directly on the sand, and the county's public Barefoot Beach Access is beside the Villas.

Do the villas come with boat slips?

Boat slips are not part of the Villas declaration. Ask about rentals in the community. Listings mention dock leases within the community on a separate lease, and no association, Master or county record we read confirms the terms. Ask before you assume that a villa comes with a slip.

Is the Club at Barefoot Beach included?

The Club at Barefoot Beach is a separate private club with optional membership, and it is not part of the Villas association. A villa listing may mention optional Club membership, so ask what is included and what costs extra. We found no first-party membership price, so we print none.

What flood zone are the villas in?

FEMA's map effective February 8, 2024 puts all 51 Barefoot Cir parcels in Zone AE, with a base flood elevation of 10 feet on 30 parcels, 11 feet on 13 and 12 feet on 8, and no VE. The panels are 12021C0178J and 12021C0179J. A lender's determination and an elevation certificate settle any one villa.

Do I need flood insurance at the Villas at Barefoot Beach?

A lender will expect flood coverage in Zone AE, so confirm the requirement with your lender. The National Flood Insurance Program covers a building up to $250,000, far below the $1,500,000 to $5,500,000 closings, so full structure cover needs private or excess flood. Collier's Class 5 rating gives eligible NFIP policies a 25 percent discount.

What happened at the Villas in Hurricane Ian?

Hurricane Ian made landfall in southwestern Florida as a Category 4 storm on September 28, 2022. An engineering letter the association published, dated October 13, 2022, reviewed 13 buildings and found blown-out ground-floor stucco walls and damaged stairs and meter panels, and it called the buildings structurally sound at that time. It is not a milestone report.

Do the milestone inspection and SIRS apply?

Not by their terms. Florida Statutes 553.899 and 718.112(2)(g) are written for buildings under the condominium or cooperative form, and the Villas at Barefoot Beach are fee-simple parcels under a Chapter 720 association. The conclusion rests on the ownership form, so ask for the budget and any reserve schedule, which the recorded Bylaws make optional.

What are the property taxes at the Villas at Barefoot Beach?

The 2026 rate in millage area 167 is 9.3696 mills, plus a $269.77 Collier solid waste assessment, and there is no city levy. On the $1,328,000 median just value, a non-homestead example bill is $12,712.60 a year. The Property Appraiser re-sets the value after a sale, so do not rely on a seller's bill.

How does homestead work?

Homestead exempts the first $25,000 from every levy and an additional $26,411 from non-school levies in 2026, which saves about $372 in the first year on the $1,328,000 example. The larger benefit is the Save Our Homes cap, 2.7 percent in the 2026 data. Apply by March 1. Eighteen of the 50 villas are homesteaded.

What are the closing costs?

The contract controls who pays. At $1,500,000, deed stamps are $10,500, customarily the seller's, and the promulgated owner's title premium is $6,325. A buyer financing 80 percent also pays $4,200 in note stamps and $2,400 in intangible tax. Recording is $10 for the first page and $8.50 for each added page.

Who pays for the owner's title policy?

Title and broker sources describe buyer-pays as the Collier County custom for the owner's title policy, the reverse of most Florida counties. It is custom, not law, and the contract checkbox decides who pays. At $1,500,000 the premium is $6,325, and at $2,000,000 it is $7,575.

Can I get a mortgage on a villa?

Yes, with a jumbo loan or a large down payment. The 2026 Collier conforming limit is $832,750, which funds a price up to $1,040,937.50 at 80 percent loan to value, below the lowest closing of $1,500,000. A lender may also ask whether the project is treated as a PUD or a condominium.

Is the Villas at Barefoot Beach the same as Barefoot Beach Club?

No. Barefoot Beach Club is 348 condominium units in four roll groups on the boulevard, and the Villas at Barefoot Beach are 50 fee-simple villas under their own homeowners' association. Both sit inside the gated community. Check the street address, because the names are close.

Is Barefoot Beach open to the public?

The Barefoot Beach community is private and gated, and the Villas are private homes. The public can use Collier County's Barefoot Beach Access beside the Villas on the boulevard, and Barefoot Beach Preserve, a county park open 8 a.m. to sunset, which charges $10 to park without a Collier resident beach parking permit.

About Domain Realty Group in Bonita Springs

Domain Realty Group is a team of about 40 agents founded in 2008, serving Lee, Collier and Charlotte County, Florida, led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the #1 team in Southwest Florida since 2012, has $2.5 billion in team production and 4,000+ transactions. RealTrends 2026: #1 in Bonita Springs and #5 in Florida.

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Sources

Dates and figures on this page come from the public records below, checked in October 2026. Market data from the Southwest Florida MLS and from Collier County recorded sales has no public link and is listed as plain text at the end.

County, state and federal

1. Collier County GIS: parcel layer
2. Collier County Property Appraiser
3. Collier County Tax Collector: real estate taxes
4. Collier County Tax Collector: property tax FAQ
5. Collier County Resolution 2026-164: fiscal year 2026-27 millage rates
6. North Collier Fire Control and Rescue District: annual budgets and final millage resolutions
7. North Collier Fire Control and Rescue District: fire stations
8. South Florida Water Management District: final fiscal year 2026-27 millage hearing
9. Collier County Public Schools: fiscal year 2026-27 final budget book
10. Collier County Public Schools: school zone locator
11. Collier County: fiscal year 2027 solid waste rate resolution
12. Collier County Clerk: notice of the annual solid waste assessment, fiscal year 2027
13. Collier County Clerk: recording fees
14. Collier County: short-term vacation rental registration, Ordinance 2021-45
15. Collier County Tax Collector: tourist development tax
16. Collier County: proposed 1 percent tourist development tax increase, September 2026
17. Collier County: planned unit development master list, June 11, 2026
18. Collier County Land Development Code, Appendix F: PUD ordinance list
19. Collier County: 2024 flood protection newsletter
20. Collier County: floodplain management and Community Rating System
21. Collier County: substantial improvement and substantial damage analysis
22. Collier County: floodproofing and permitting resources
23. Collier County GIS: elevation certificates layer
24. Collier County GIS: hurricane evacuation zone layer
25. Collier County GIS: fire district layer
26. Collier County GIS: county coastal construction line layer
27. Collier County Parks: Barefoot Beach Preserve
28. Collier County Parks: sea turtle lighting compliance
29. Collier County: first sea turtle nest of 2026 on Barefoot Beach
30. Collier County Sheriff's Office: patrol districts
31. Collier County: solid waste
32. Collier County: CityView permit portal
33. Lee County: beach park parking closures, news release of September 2, 2026
34. FEMA: National Flood Hazard Layer, flood hazard zones
35. FEMA: National Flood Hazard Layer, FIRM panels
36. FEMA: Flood Map Service Center
37. FEMA: Community Rating System
38. FEMA: National Flood Insurance Program manual appendices
39. FEMA FloodSmart: buy a policy and coverage limits
40. National Hurricane Center: Hurricane Ian tropical cyclone report
41. Florida Department of Environmental Protection: Hurricane Ian and Nicole report
42. Florida Department of Environmental Protection: Helene and Milton impact report, March 2025
43. Florida Department of Environmental Protection: 2024 hurricanes recovery plan
44. Florida Department of Environmental Protection: coastal construction control line
45. Florida Department of Environmental Protection: coastal construction control line layer
46. Florida State Parks: Delnor-Wiggins Pass State Park
47. Florida Fish and Wildlife Conservation Commission: gopher tortoise permits
48. Florida Administrative Code 68C-22.023, Collier County manatee zones
49. Federal Housing Finance Agency: conforming loan limits
50. Federal Housing Finance Agency: 2026 county loan limit list
51. Fannie Mae Selling Guide B4-2.1-02: waiver of project review
52. Fannie Mae Selling Guide B4-2.3-01: units in PUD projects
53. U.S. Department of Housing and Urban Development: Single Family Handbook 4000.1
54. Citizens Property Insurance: flood insurance requirements
55. Citizens Property Insurance: personal lines eligibility
56. My Safe Florida Home program
57. Florida Department of Business and Professional Regulation: estoppel certificate fees
58. Florida Department of Business and Professional Regulation: vacation rental guide
59. Florida Department of Revenue: sales and use tax
60. Florida Department of Revenue: discretionary sales surtax form DR-15DSS
61. Florida Department of Revenue: Save Our Homes and portability
62. Florida Department of Revenue: homestead exemption information
63. Florida Department of Revenue: homestead application form DR-501
64. Florida Department of State: Amendment 3 ballot summary, increased homestead exemption
65. Internal Revenue Service: FIRPTA withholding

Florida statutes, rules and codes

66. Florida Statutes 720.401, prospective purchasers, disclosure summary
67. Florida Statutes 720.30851, estoppel certificates
68. Florida Statutes 720.3085, assessments and lien claims
69. Florida Statutes 553.899, mandatory structural inspections
70. Florida Statutes 718.112, bylaws and structural integrity reserve study
71. Florida Statutes 509.032, vacation rental preemption
72. Florida Statutes 193.155, homestead assessments and portability
73. Florida Statutes 193.1554, non-homestead residential assessments
74. Florida Statutes 196.031, homestead exemption
75. Florida Statutes 689.261, property tax disclosure summary
76. Florida Statutes 689.302, seller flood disclosure
77. Florida Statutes 404.056, radon notice
78. Florida Statutes 201.02, tax on deeds
79. Florida Statutes 201.08, tax on notes and mortgages
80. Florida Statutes 199.133, intangible personal property tax
81. Florida Statutes 161.053, coastal construction and excavation
82. Florida Statutes 627.715, flood insurance
83. Florida Statutes 627.351, Citizens Property Insurance Corporation
84. Florida Statutes 692.201, foreign ownership of land definitions
85. Florida Statutes 692.203, restrictions near military installations and critical infrastructure
86. Florida Administrative Code 69O-186.003, title insurance premium rates
87. Florida Administrative Code 62B-34.160, Collier County coastal construction control line

Association and recorded documents

88. Collier County Clerk: Amended and Restated Declaration of the Villas at Barefoot Beach, OR 2970 PG 2281, recorded January 28, 2002
89. Collier County Clerk: temporary construction easement for the Barefoot Beach Boardwalk, OR 5595 PG 1933, January 2019
90. Collier County Clerk: Barefoot Beach Master Association Turnover Agreement, OR 4519 PG 1839, November 11, 2009
91. Collier County Clerk: Barefoot Beach Master Association amended and restated bylaws, OR 4675 PG 2424
92. Collier County Clerk: Southport on the Bay rules, OR 5640 PG 3564
93. Collier County Clerk: Official Records public access search
94. Florida Division of Corporations: The Villas at Barefoot Beach Homeowners' Association, Inc., document N31594
95. Florida Division of Corporations: Barefoot Beach Master Association, Inc., document N37101

Market data with no public link

96. Southwest Florida MLS closings, active and pending listings for the Villas at Barefoot Beach, pulled October 21, 2026, available to licensed members only (13 rows: 9 closed, 4 active).
97. Collier County recorded qualified sales for Barefoot Cir, through October 2, 2026, from the Collier County Property Appraiser export of October 27, 2026.
98. Collier County Property Appraiser 2026 roll and 2025 roll for the 51 Barefoot Cir parcels, export of October 27, 2026, with the county GIS parcel layer pulled October 28, 2026.
99. Collier County recorded qualified sales by Barefoot Beach neighborhood, window ending October 2, 2026, from the Barefoot Beach parent page research.
100. Association publications: the 2024 annual meeting election packet and the post-Hurricane engineering letter dated October 13, 2022, published on the association's member website (association publication, not linked).
101. Listing records from 2025 and 2026 for association fees, elevators, remarks and dock mentions (supporting, not linked).
102. Title and broker descriptions of the Collier County custom for the owner's title policy (supporting, not linked).
103. Brokerage and portal pages describing the community (supporting, not linked).
104. OpenStreetMap geometry for the public beach access polygon and gate points, and the OSRM routing estimates from the Barefoot Circle road node, run October 28, 2026 (supporting).

Tell us which villa, size and view you want, and we will pull the estoppel and budget, any recorded leasing amendment, the Board approval form, the flood zone and elevation certificate before your first tour.