Updated September 2026
One hundred forty-four Lennar Veranda condos in three plans, each with a detached garage and none with golf, and a fee stack the MLS understates. McGreevy and Comisar match your budget to a plan, floor and building, confirm the association from the recorded documents and read the flood record with you. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Avellino at Treviso Bay means buying one of 144 two-story Lennar Veranda condominiums on Avellino Way inside gated Treviso Bay in Naples, each with a detached one-car garage and none with golf, through two estoppels, a Master Association resale application and a fee stack the MLS understates. Fourteen sold in the 24 months to September 23, 2026 at a $566,250 median.
The full record of the neighborhood, the three Veranda condominiums, the garages, the elevation certificates and the permit history, is on our Avellino at Treviso Bay guide, which this buyer page sits beside, and the community around it is on our Treviso Bay community guide. This page is about the purchase: what to check, in what order, and what it costs to own. Owners on the other side of the table should read how we sell Avellino at Treviso Bay homes or start with a free Avellino at Treviso Bay home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific unit.
If you are searching for the best buyer’s agent for Avellino at Treviso Bay in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or downsizing from a house, including in Treviso Bay, Lely Resort and the US 41 East corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
“Avellino” is a street and MLS name, from Lennar’s 2014 phase name “Avellino Place.” On the Collier County record it is Veranda II, Veranda III and Veranda IV at Treviso Bay, 48 units each, each with its own association, board, budget, manager and estoppel, all under the Treviso Bay Property Owners Master Association. Treviso Bay is 1,431 units, all ages and gated, around the TPC Treviso Bay course.
The twelve buildings stand at 9509 through 9533 Avellino Way, Naples FL 34113, each two stories with twelve units and a lake behind it. Every building holds four Bromelias of 1,414 county square feet, four Diangelos of 1,454 and four Arabella end units of 1,661, all two bedrooms plus a den and two baths. Every unit has its own garage in a detached garage building.
Avellino has no golf membership, and no way to add one: the Master Association states that no additional golf memberships are available. It has no elevator documented, so second-floor units are reached by stairs. It has no pool of its own; owners use a Master Association pool on the street and the Club Rilassare campus. It allows no nightly or weekly rentals. A buyer who needs golf should look at Venezia’s golf buildings, and we cover those too.
Avellino at Treviso Bay buyers work with McGreevy and Comisar because an Avellino purchase turns on documents a general agent rarely reads: the recorded phase amendment that says which association a building belongs to, the Section 10.1 no-golf clause, the building’s elevation certificate, the Wentworth Estates CDD budget, the Master Association fee sheet and the Section 718.503 package. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Naples sets them side by side on the public record.
Your agent should tell you which plan’s sales your offer is really competing with, confirm the association from the recorded documents rather than the FAQ, show you the full fee stack with the CDD line, read the budget and reserve schedule with you inside the review period, and put the building’s elevation certificate in front of your insurance agent on day one. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: tours through the Treviso Bay gate, the garage walk, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Avellino at Treviso Bay market for a buyer from two independent records: the Southwest Florida MLS for closings, listings and fee disclosures, and Collier County’s recorded sales and 2026 preliminary roll for every qualified sale back to Lennar’s first closings in 2015. Each figure on this page names its window and date, and thin windows are widened rather than stretched.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium AVELLINO, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
In the last 24 months we tracked all fourteen Avellino closings in the MLS against the county record, and we tracked every one of the 47 Avellino closings in the five-year pull the same way, and every one of the 144 original Lennar sales on the county roll.
Only seven Avellino units closed in the twelve months to September 23, 2026. We publish a median only on ten or more sales, so the headline figures use 24 months, which holds fourteen, and each sale is listed below.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. A buyer needs the whole neighborhood’s record to judge a price, and the whole record is what follows.
The same-plan sales, the live competition in Avellino and Venezia’s non-golf buildings, the full fee stack, the building’s flood record, and the declaration’s rules, assembled before you tour, so that when the right unit comes up you can write a clean offer inside days rather than weeks.
The Avellino at Treviso Bay market favors a prepared buyer: the Southwest Florida MLS counts fourteen closings in the 24 months to September 23, 2026 at a $566,250 median and 97.1 percent of list, five listings were active that day with one pending, about 8.6 months of supply, and 2026 sales to date have run below 2024’s $605,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, 24-month window closed 23 Sep 2024 to 23 Sep 2026, pulled 23 Sep 2026; the 12-month window holds 7 closings, under 10, so it carries no median)
Closed | Building | Plan and county size | Floor | Sale price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
December 2024 | 9514 Avellino Way | Diangelo, 1,454 | 1 | $605,000 | 15 | 98.4% |
March 2025 | 9514 Avellino Way | Arabella, 1,661 | 1 | $625,000 | 0 | 98.4% |
April 2025 | 9513 Avellino Way | Arabella, 1,661 | 1 | $632,000 | 0 | 96.5% |
May 2025 | 9529 Avellino Way | Arabella, 1,661 | 1 | $630,000 | 12 | 97.7% |
June 2025 | 9525 Avellino Way | Diangelo, 1,454 | 2 | $565,000 | 141 | 95.0% |
July 2025 | 9529 Avellino Way | Diangelo, 1,454 | 1 | $575,000 | 48 | 96.0% |
August 2025 | 9517 Avellino Way | Diangelo, 1,454 | 2 | $530,000 | 177 | 96.5% |
November 2025 | 9510 Avellino Way | Diangelo, 1,454 | 2 | $560,000 | 103 | 99.1% |
January 2026 | 9509 Avellino Way | Diangelo, 1,454 | 2 | $564,000 | 32 | 94.2% |
February 2026 | 9510 Avellino Way | Diangelo, 1,454 | 2 | $525,000 | 8 | 100.0% |
April 2026 | 9528 Avellino Way | Arabella, 1,661 | 1 | $610,000 | 11 | 97.8% |
April 2026 | 9528 Avellino Way | Arabella, 1,661 | 2 | $567,500 | 97 | 90.2% |
May 2026 | 9529 Avellino Way | Diangelo, 1,454 | 1 | $539,000 | 2 | 98.2% |
August 2026 | 9510 Avellino Way | Arabella, 1,661 | 2 | $550,000 | 227 | 96.5% |
Fourteen sales, all two bedrooms plus a den, total $8,077,500. The last seven rows are the trailing twelve months.
On September 23, 2026 five Avellino listings were active: two Arabellas asking $599,000 on a first floor and $560,000 on a second floor, and three Bromelias asking $540,000, $539,000 and $499,000, with a 21-day median on market. A first-floor Bromelia listed at $510,000 was pending after 181 days. Four of the six are in Veranda III.
The 24-month median sale closed at 97.1 percent of list. Units that sold within 15 days closed at 96.5 to 100 percent; the five that sat 97 days or longer closed $5,000 to $61,500 under their last asking price. A listing that has sat is where a buyer has room.
Five listings against about seven sales a year is about 8.6 months of supply, which gives a buyer choices this fall. About four in five units carry no homestead exemption, so the street is quiet from May to October and full from January to April, and in the 24-month record every first-floor unit sold within 48 days.
Avellino condos cost, on five years of MLS sales, a $581,000 median for the Bromelia, $582,500 for the Diangelo and $625,000 for the Arabella end unit, and in the last 24 months Arabellas closed from $550,000 to $632,000 and Diangelos from $525,000 to $605,000. First-floor units carried the higher prices and sold far faster.
Data updated: September 2026 (Southwest Florida MLS Matrix, five-year and 24-month windows to 23 Sep 2026, plan read from unit position; Collier County Property Appraiser 2026 preliminary roll)
A unit number is the county building number, 18 to 29, then the floor, 1 or 2, then the position, 1 to 6. Positions 1 and 6 are Arabellas, 2 and 5 Bromelias, 3 and 4 Diangelos. Unit 2516 is county building 25, which is 9528 Avellino Way, first floor, an Arabella. The county building numbers do not follow the street numbers, so check before you compare.
Plan | Positions | County sq ft | Lennar A/C sq ft | Five-year MLS sales | Five-year median |
|---|---|---|---|---|---|
Bromelia | 2 and 5 | 1,414 | 1,355 | 12 | $581,000 |
Diangelo | 3 and 4 | 1,454 | 1,366 | 18 | $582,500 |
Arabella | 1 and 6, end units | 1,661 | 1,569 | 17 | $625,000 |
All three are two bedrooms plus a den and two baths, with a screened rear lanai per plan and an assigned one-car garage.
Five-year medians were $600,000 on the first floor and $586,000 on the second. The first floor offers stair-free entry, which matters for anyone planning to age in place; the second offers privacy and views, and the declarations limit hard flooring upstairs. In the last 24 months first-floor units sold in 0 to 48 days.
The county values every unit on one grid: a first-floor Bromelia at $447,990 up to a second-floor Arabella at $486,860, median $461,890. Recent sales have run about 20 percent above that grid, so an assessed value is not a price guide, and it is not what your tax bill will be based on after purchase either.
The steps to buy a home in Avellino at Treviso Bay are: identify the association and plan from the address and unit number, price the full fee stack, write the offer, read the condominium documents inside the review period, order both estoppels, file the Master Association resale application, inspect and insure with the building’s records, and close with the Master Association charges paid.
9509, 9510, 9513 and 9514 are Veranda II, managed by Tropical Isles; 9517, 9518, 9521 and 9525 are Veranda III, managed by Beachside Property Management since June 11, 2026; 9528, 9529, 9532 and 9533 are Veranda IV, managed by Tropical Isles. The 2024 Master Association FAQ swaps 9525 and 9528; the recorded amendments do not.
Add the condominium dues from the listing, the $7,420 master assessment and the $750 dining minimum, then the $2,441.75 CDD line the MLS total omits. Do it before you write, so the number you offer is the number you can carry.
Write to the plan’s and floor’s recent sales, not the asking price, with an inspection period long enough for the flood and HO-6 quotes and a closing date that leaves room for the Master Association application about 30 days ahead.
Florida’s condominium act entitles a resale buyer to the declaration, articles, bylaws and rules, the budget and financial report, and the frequently asked questions sheet. You may cancel within the statutory review period after receiving them. The Veranda budgets and the Veranda III and IV rules are not published online, so they arrive in this package.
The condominium estoppel comes from the association’s manager; the Master Association estoppel costs $299, or $418 for a rush, under the 2026 fee sheet. The estoppels state every charge on the unit, including any special assessment, and confirm that no golf line applies.
The Master Association publishes its Buyers (Resale) Application, with a $50 fee, due about 30 days before closing. None of the three Veranda declarations contains a condominium sale approval or a right of first refusal.
Bring the building’s elevation certificate, the unit’s A/C and water heater permit history and the association’s insurance declarations to your inspector and your insurance agent. Walk the garage as well as the unit.
Quote an HO-6 policy that covers the unit, the garage and storage space, with at least the $2,000 of special assessment coverage the declarations and Florida law require, plus flood coverage if your lender asks.
Pay the $7,500 Master Association capital contribution, the $250 Rookery Bay fee and the $200 set-up fee, then register your vehicle, guests and any pets with the Master Association and collect your gate credentials and member cards for the clubhouse and Club Rilassare.
An Avellino condo does not come with golf, and golf cannot be added later. Section 10.1 of each recorded Veranda declaration says golf membership is not appurtenant to any unit, the Golf Club’s recorded lands exhibit omits Veranda II, III and IV, and the Master Association states that 825 of Treviso Bay’s 1,431 properties carry golf and no additional golf memberships are available.
Data updated: September 2026 (recorded Veranda declarations and Golf Club instruments, Collier County Clerk; Treviso Bay Master Association 2024 and 2025 FAQ and 2026 Annual Fee Sheet)
Veranda III’s and IV’s declarations read: “Golf Club membership, as defined in the Golf Club Declaration, is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium.” Veranda II’s uses a shorter form of the same clause. No golf supplemental declaration has ever been recorded against the three condominiums.
A golf-bundled Treviso Bay owner pays the Golf Association’s $5,350 a year, and a resale buyer of a golf unit pays a $7,500 Golf Club capital contribution at closing. An Avellino owner pays neither. Over ten years that is $53,500 in dues at today’s rate, our arithmetic, before any increase.
Avellino owners hold Master Association social privileges: the Club Rilassare pool, spa and fitness campus, the clubhouse and its dining with a $750 annual food minimum, tennis, pickleball and bocce, and the Master Association’s satellite pool at 9522 Avellino Way. The Golf Club board may open the course to non-golf members in its off-season window, as the Master Association’s 2025 FAQ describes.
Then Avellino is the wrong purchase, and we will tell you so. The Veranda plan with golf exists only in Venezia’s buildings at 9836, 9840 and 9844 Venezia Circle, at a much higher price. The comparison is later on this page.
You will pay about $16,600 to $16,900 a year to own at Avellino before property tax and insurance, depending on the association: roughly $6,000 to $6,320 in condominium dues, $7,420 to the Master Association, $2,441.75 to the Wentworth Estates CDD on the tax bill and a $750 food minimum. There are no golf dues.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026; 2026 Avellino MLS listings for condominium dues)
Annual line | Veranda II | Veranda III | Veranda IV |
|---|---|---|---|
Condominium association dues, per 2026 MLS listings | $6,260 | $6,320 | $6,000 |
Master Association | $7,420 | $7,420 | $7,420 |
Golf Association | $0 | $0 | $0 |
Wentworth Estates CDD, operations and maintenance | $1,499.21 | $1,499.21 | $1,499.21 |
Wentworth Estates CDD, debt service | $942.54 | $942.54 | $942.54 |
Food and beverage minimum | $750 | $750 | $750 |
Total | $16,871.75 | $16,931.75 | $16,611.75 |
Per month | $1,405.98 | $1,410.98 | $1,384.31 |
The condominium dues are agent-entered MLS figures; the associations do not publish their budgets, and the condominium estoppel is the binding figure for a specific unit.
The 2026 fee sheet breaks the $7,420 into $5,523 for maintenance, $885 for bulk cable and internet, $812 for reserves and $200 for the capital reserve. It covers the common areas, the gate, the amenity campus and the satellite pools, including the one on Avellino Way.
Each declaration capped quarterly dues at $797.36 in the first developer-guarantee year. 2026 listings show $1,565 for Veranda II, $1,580 for Veranda III and $1,500 for Veranda IV. Two-story buildings carry no reserve-study mandate, so the increase is not a SIRS surcharge; the associations do not publish the breakdown, so ask for the budget.
The Wentworth Estates CDD assesses $1,499.21 for operations and $942.54 for debt service on each Avellino unit for fiscal 2027, at the two-story condominium rate. The bonds make their final principal payment on May 1, 2037, after which the debt line should end. Homestead does not reduce it.
The documents to read first when you buy at Avellino are your association’s recorded declaration, especially Sections 10.1, 3.14, 15, 18.9, 18.13, 18.14 and 18.19, the current budget and reserve schedule, the Veranda II rules if you buy in Veranda II, the Master Association’s 2026 fee sheet and rules, the CDD budget, and the building’s elevation certificate.
Section 10.1 settles golf. Section 3.14 assigns the garage, stairways, mailbox and other limited common elements. Section 15 splits insurance between the association and you. Section 18.9 sets leasing, 18.13 pets, 18.14 the post-tension slab and 18.19 upstairs flooring. The three declarations are one Lennar template with small differences in leasing wording and pet counts.
The budgets are not published. They arrive in the resale package, and they tell you the dues, the reserve funding and whether any special assessment is contemplated. A two-story building has no SIRS, which makes the ordinary reserve schedule the document that tells you how the first re-roof will be paid.
The Veranda II rules are public and specific: Home Watch for a unit vacant a month or longer, water heater replacement at least every ten years, yearly A/C service, licensed and insured vendors, trash procedures and a driveway-grill rule that conflicts with the declaration’s grill ban. The Veranda III and IV rules are not published, so ask for them.
The 2026 fee sheet sets the charges; the Master Rules of February 9, 2025 govern parking, guests, signs, golf carts and speed enforcement; the 2021 restated Master Declaration sets the master leasing and pet rules.
The two-story record means an Avellino buyer faces no milestone inspection deadline and no structural integrity reserve study funding plan: both Florida laws start at three habitable stories, Collier County’s registry lists no Avellino Way building, and the county’s permit files show no roof, structural or storm-repair permit on the street from January 2020 through August 2026.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone registry and Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026)
Section 553.899 requires milestone inspections of condominium buildings three habitable stories or more, and Section 718.112(2)(g) says the reserve-study requirement does not apply to buildings less than three stories. Every Avellino elevation certificate records a first floor and a second floor ten feet above it, and nothing higher.
A search of the county’s milestone registry for “Avellino” returns 21 buildings, all of them Avellino Isles in The Vineyards, a different community. If a report or an automated summary attaches a milestone deadline to Avellino at Treviso Bay, it is wrong.
The county issued 57 permits on Avellino Way from January 2020 through August 2026: 23 unit A/C replacements, other unit mechanical and plumbing work, four shutter or impact-opening jobs and twelve fire-alarm communicator replacements, one per building, on August 11, 2026. None was a roof, structural, exterior-wall or storm repair.
The concrete tile roofs date from 2015 to 2017. Ask for the reserve schedule and the association’s repair and insurance-claim history since 2017 in writing; unpermitted repairs and claims never appear in permit files.
You check flood zone and insurance for an Avellino condo from the building’s county-filed elevation certificate and FEMA’s map: all twelve buildings are in Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024, eight first floors sit 0.04 to 0.39 feet above it and four sit 0.06 to 0.26 feet below, and every building is in Evacuation Zone A.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J; FEMA preliminary panel 12021C0603K; county-filed elevation certificates; Collier County 2026 Flood Protection Newsletter)
Building | Association | Top of first floor | Against today’s 8.0 ft |
|---|---|---|---|
9509 | Veranda II | 8.14 ft | +0.14 ft |
9510 | Veranda II | 8.09 ft | +0.09 ft |
9513 | Veranda II | 8.04 ft | +0.04 ft |
9514 | Veranda II | 8.04 ft | +0.04 ft |
9517 | Veranda III | 8.39 ft | +0.39 ft |
9518 | Veranda III | 8.14 ft | +0.14 ft |
9521 | Veranda III | 7.74 ft | -0.26 ft |
9525 | Veranda III | 8.34 ft | +0.34 ft |
9528 | Veranda IV | 7.94 ft | -0.06 ft |
9529 | Veranda IV | 7.79 ft | -0.21 ft |
9532 | Veranda IV | 7.89 ft | -0.11 ft |
9533 | Veranda IV | 8.24 ft | +0.24 ft |
Every building cleared the 6.0 foot elevation of the 2012 map by 1.74 to 2.39 feet when it was certified; the four shortfalls come from the 2024 map revision. FEMA’s preliminary 2025 panel keeps Avellino Way at 8 feet.
The 24 detached garage buildings were surveyed at 7.34 to 7.84 feet, all below today’s line. Store accordingly, keep valuables inside the unit, and tell your insurance agent the garage is a separate structure.
Section 15.3.1 of each declaration has the association insure the buildings at 100 percent of full insurable replacement value, with flood and windstorm coverage at its election. Section 15.9 has you insure the interior coverings, fixtures, appliances, A/C, water heater, cabinets and the garage and storage space, with at least $2,000 of special assessment coverage, the same floor Florida Statutes 627.714 sets.
A federally backed mortgage requires adequate flood coverage, through the association’s condominium building policy or the unit. The NFIP condominium building policy limit is $250,000 per unit. Collier County’s Community Rating System Class 5 earns eligible policies a 25 percent discount. Citizens’ 2027 flood requirement does not apply to condominium unit-owner policies, which Citizens exempts by name.
No Avellino Way permit of any kind was issued in 2022, the year of Hurricane Ian, and no storm-repair permit appears from 2020 through August 2026. The nearest surveyed Ian marks, 3.66 miles away on Henderson Creek, were 1.3 to 2.0 feet below Avellino’s first floors. No mark was surveyed on Avellino Way itself.
Property taxes after you buy at Avellino will reset toward the unit’s full assessed value, so plan from the 2026 preliminary roll rather than from the seller’s bill: the median Avellino ad valorem tax figure is $4,587.10, and the $2,441.75 CDD line comes on top on the same county bill.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Wentworth Estates CDD FY2027 adopted budget)
Twenty-eight of the 144 Avellino units carry a Florida homestead exemption, and Save Our Homes caps a homestead’s assessed value growth. A long-held homestead’s bill can sit well below what a new owner will pay, which is why Florida law requires the property tax disclosure summary in your contract.
If Avellino will be your permanent Florida residence, you may apply for a homestead exemption with the Property Appraiser after you own and occupy it. The CDD line is not reduced by homestead.
The 2026 preliminary roll values Avellino units from $447,990 to $486,860. It is a tax figure; the market has run about 20 percent above it. Preliminary figures change when the roll is certified.
The Avellino rules that decide whether a unit works for you are the leasing limits, the pet counts by association, the upstairs flooring and post-tension slab rules, the grill ban, the vehicle rules and, in Veranda II, the Home Watch requirement, all set by the recorded Veranda declarations, the Veranda II rules and the 2021 restated Master Declaration.
Every lease must run at least 30 days, no unit may be leased more than four times in any twelve months under the Veranda II and III declarations or four times per year under Veranda IV’s, subleasing is barred, and the Master Association requires the lease 15 days ahead with a $100 fee per adult applicant. A tenant’s amenity transfer costs $400 to $850 on the 2026 fee sheet. Nightly and weekly rentals are not permitted.
Veranda II and III allow up to two domestic cats or dogs per unit; Veranda IV allows up to three, no more than two of them dogs. None sets a weight limit, and all ban pit bulls and other aggressive breeds. The 2021 restated Master Declaration allows up to three in aggregate with no weight limit. Venezia next door caps pets at 25 pounds.
Section 18.19 allows hard flooring above the ground floor only in foyers and bathrooms unless the board approves sound padding. Section 18.14 bars drilling the post-tensioned slabs and says the units are not designed for ceiling fans or ceiling lighting unless originally built in. Section 11 requires board approval for windows, doors, shutters and structural changes, with silence after 45 days treated as disapproval.
Section 18.3 prohibits barbecue grills on the condominium; the Veranda II rules allow driveway grilling ten feet from the garage, and a rule cannot override a recorded declaration, so get the association’s position in writing. Commercial vehicles, boats, trailers and RVs must be kept inside the garage, and golf carts must be garaged. Occupancy is capped at two persons per bedroom, and families with children are welcome.
The Veranda II rules require a Home Watch service with at least monthly inspections for a unit vacant a month or longer, and a named contact for hurricane shutters. Shutters may go up 48 hours before a storm and must come down within 72 hours after the watch or warning ends.
Avellino and Venezia are the only Lennar Veranda condominiums in Treviso Bay, the same three plans in the same twelve-unit, two-story buildings with detached garages. The choice turns on golf: 36 of Venezia’s 60 units carry it by recorded document and none of Avellino’s 144 do, which is why Venezia’s golf buildings trade far higher and its non-golf buildings trade beside Avellino.
Data updated: September 2026 (Southwest Florida MLS, 36-month window closed 23 Sep 2023 to 23 Sep 2026, the first window with 10 or more Venezia closings; Collier County Property Appraiser 2026 preliminary roll; recorded declarations and golf instruments; county-filed elevation certificates)
Question | Avellino (Veranda II, III and IV) | Venezia (Veranda I) |
|---|---|---|
Units and buildings | 144 in 12, on Avellino Way | 60 in 5, at 9828 to 9844 Venezia Circle |
Year built | 2015 to 2017 | 2013 and 2014 |
Floor plans | Bromelia, Diangelo, Arabella | The same three plans |
Golf by recorded document | None | 36 units at 9836, 9840 and 9844; none at 9828 and 9832 |
MLS closings, 36 months to September 23, 2026 | 28, median $600,000 | 14, median $760,000 |
Median price per sq ft, same window | $385 | $490 |
Median days on market, same window | 35 | 27 |
2026 preliminary county median value | $461,890 | $541,890 golf; $431,890 non-golf |
Golf charges | None | $5,350 a year and $7,500 at purchase on golf units |
Garage | Detached one-car | Detached one-car |
Nearest pool | Master Association pool at 9522 Avellino Way | Veranda I’s own pool at 9848 Venezia Circle |
Pets | Two or three cats or dogs by association, no weight limit | Two, each 25 pounds or less |
First floors against today’s 8.0 ft line | 8 of 12 buildings above | 4 of 5 buildings below |
Milestone inspection and reserve study | Not required | Not required |
Choose Avellino if you want the Veranda plan with a garage at the lower price, do not plan to play golf, own a larger dog, want first floors mostly above today’s flood line, or want the widest choice of twelve buildings and lake positions. Choose Venezia’s golf buildings if a deeded golf membership matters and your pets fit the 25-pound limit, because golf cannot be added to an Avellino unit. Venezia’s non-golf buildings, where four sales closed at $565,000 to $600,000 in the window, are the closest match to Avellino’s price.
A buyer who wants a third bedroom and an attached garage should also tour Casoria at Treviso Bay, the coach homes that also carry no golf. A buyer who can live without a garage and wants the lowest price of entry should tour Trevi at Treviso Bay, four-story non-golf Terrace condominiums with carports and elevators, which do fall under the milestone and reserve-study laws.
We find you the right Avellino condo by matching your budget to a plan, a floor and an outlook, watching a neighborhood of about seven sales a year so you hear about a listing the day it appears, touring through the gate with the building’s flood record in hand, and having the fee stack and documents ready before you write.
Your budget buys a plan, a floor and a building. We show you what each plan has actually sold for, so you know whether your number buys a first-floor Arabella or a second-floor Diangelo, and what the association’s dues mean each year.
The right unit may list once a season. We keep your criteria on file and alert you when an Avellino unit comes to market, and when a Venezia non-golf unit does, because many Avellino buyers weigh both.
Some Avellino owners prefer a quiet sale. We work the Naples condominium market every week and hear about units before they reach the MLS, and we will tell you when one fits.
Every showing is pre-authorized at the Treviso Bay gatehouse. On tour, look at the lanai outlook at the time of day you will use it, the stair if the unit is upstairs, the A/C and water heater ages, any hard flooring upstairs, and the garage and its distance to the door. Buildings 9521, 9525 and 9528 sit nearest the court complex at 9522, which some buyers like and some hear.
Ask Marc at (239) 287-5873 to set up a saved search for Avellino and Venezia, or call Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you at Avellino at partner level, with the same-plan sales in hand, the unit’s air conditioning, water heater and finishes priced from the inspection, the building’s flood certificate used to set your insurance cost before you go firm, and the condominium document review used to confirm the association’s finances before your deposit is at risk.
A list price above the plan’s and floor’s recent sales has to show why, with renovation, outlook or floor. If it cannot, we write to the sales. The 24-month record shows five listings that sat 97 to 227 days and closed $5,000 to $61,500 under their last asking price.
The A/C, water heater, appliances, interior finishes, garage door and opener are the owner’s under the declarations. An original 2015 to 2017 system near the end of its life is a fair credit, especially where a replacement may need a raised stand.
In 9521, 9528, 9529 and 9532, where the first floor sits below today’s line, we put the certificate in front of your insurance agent in the first days of the inspection period and price the flood premium before you go firm.
The condominium review period, the inspection period and the financing terms give you defined exits. We sequence them so your deposit is not at risk before you have read the budget, the reserve schedule and both estoppels.
Closing costs when you buy at Avellino include, under the 2026 fee sheet, the $7,500 Master Association capital contribution, the $50 resale application, the $250 Rookery Bay fee, the $299 master estoppel and the $200 set-up fee, $8,299 in all, plus the condominium estoppel, and by Collier County custom the owner’s title policy, your lender’s charges, prepaid insurance and prorations. There is no Golf Club capital contribution.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026)
One-time charge | Amount | Applies to Avellino? |
|---|---|---|
Master Association capital contribution | $7,500 | Yes |
Golf Club capital contribution | $7,500 | No, golf units only |
Master resale application | $50 | Yes |
Rookery Bay Environmental Grant fee | $250 | Yes |
Master estoppel certificate | $299, or $418 rushed | Yes, where the contract assigns it |
Post-closing set-up fee | $200 | Yes |
Condominium estoppel and any application fee | Not published | Yes; ask the manager |
Who pays which line is a contract term; in practice the buyer usually pays the capital contribution. The $250 Rookery Bay fee, created by the recorded 2012 Master Declaration, funds resource management on the reserve lands nearby.
In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. Florida sets the title premium by rule, so the rate is the same whichever title company is used. The contract controls the allocation.
A lender will send the association a condominium project questionnaire, such as Fannie Mae’s Form 1076, asking about reserves, insurance, special assessments, litigation and structural reports. Whether any Veranda condominium carries a federal project approval was not established from a public source, so ask your lender to check before you commit to a loan product.
Budget for your first year of HO-6 and any flood premium at closing, and for prorated condominium and master assessments from the closing date. The estoppels state what is due.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, $3,964.10 at the $566,250 24-month median, and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Avellino at Treviso Bay in 2026 follows the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, offers of compensation cannot be advertised in the MLS, and every commission is negotiable and not set by law.
Before we tour an Avellino unit with you, we sign a written buyer agreement that states what we will do and how we are paid. It is short, and we walk through it line by line.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. We tell you plainly which approach fits the unit and the seller before you write.
The same-plan sales, the full fee stack with the CDD line, the association confirmed from the recorded documents, the document review inside the statutory period, both estoppels read, the inspection priced against the declaration, the insurance quoted from the elevation certificate, and a closing that lands on time.
Life around Avellino at Treviso Bay runs through the Club Rilassare campus a quarter to half a mile away, the Master Association pool on the street, the lakes behind every building and the Sabal Bay preserve at the west end, and the Treviso Bay gate on US 41 East. The zoned public schools are Manatee Elementary and Manatee Middle, both graded A, and Lely High, graded B.
Data updated: September 2026 (Collier County Public Schools 2025-26 and 2026-27 attendance zone files and 2025-2026 School and District Grades; Collier County site address points)
From | Club Rilassare campus | TPC clubhouse | Main gate | Avellino Way pool |
|---|---|---|---|---|
9509, east end | 0.26 mi | 1.24 mi | 0.53 mi | 0.18 mi |
9518 | 0.37 mi | 1.23 mi | 0.64 mi | 0.08 mi |
9525 | 0.44 mi | 1.30 mi | 0.71 mi | 0.07 mi |
9533, west end | 0.52 mi | 1.37 mi | 0.78 mi | 0.15 mi |
Straight-line distances between county address points. The Master Association’s satellite pool at 9522 Avellino Way was built in 2016, with a court slab beside it.
Level | School | 2025-26 grade |
|---|---|---|
Elementary | Manatee Elementary School | A |
Middle | Manatee Middle School | A |
High | Lely High School | B |
All twelve buildings return the same three schools in the district’s zone files for 2025-26 and 2026-27. Confirm any specific address with the district’s school locator; boundaries can change.
The six north-side buildings back onto a lake of about 14 acres owned by the Wentworth Estates CDD, and the six south-side buildings onto two smaller lakes. At the west end, 9532 and 9533 sit about 100 meters from recorded conservation easements protecting the 1,346-acre Sabal Bay preserve. Casoria’s coach homes lie across the lake to the north.
Water and sewer come from Collier County, electricity from Florida Power and Light on individual meters, and cable and internet from the Master Association’s bulk contract. Building dumpsters and recycling corrals replace curbside carts; the county collects garbage Monday and Thursday and recycling Monday. Each unit has an assigned mailbox. Every visitor is pre-authorized at the gatehouse.
You get a personalized Avellino at Treviso Bay buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against each plan’s and floor’s sales, walk through the full fee stack and the no-golf status, and set up alerts for Avellino and Venezia’s non-golf buildings.
Your budget against the same-plan sales, which plan, floor and building fit how you will use the unit, the full fee stack with the CDD line, the flood and insurance picture for each building, the rules that affect you, and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy at Avellino, we sequence both sides with one calendar. Owners elsewhere in the community can read selling a Treviso Bay home, and buyers weighing the whole community can start with buying a home in Treviso Bay.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
An Avellino specialist matters when you buy because the price turns on plan, floor and outlook rather than size, the golf answer lives in a recorded declaration rather than a listing remark, the true carrying cost includes a CDD line the MLS omits, and each building’s association and flood margin sit in recorded amendments and county files a general agent rarely opens.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field, and like Jesse he is one of the Top 1% Real Estate Agents Nationally Since 2008. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may assume “Treviso Bay” means golf, budget from the MLS fee total without the CDD line, compare an Avellino unit with a Venezia golf sale, send document requests to the wrong association for 9525 or 9528, pull comparables from Avellino Isles, or let the elevation certificate surface in underwriting. Each one costs a buyer money or a closing date.
For the rest of the community, our Treviso Bay guide covers every neighborhood, our Treviso Bay home valuation page prices every product in it, and our Naples guide covers the city around it.
These are the questions buyers ask most about Avellino at Treviso Bay, answered from the recorded Veranda declarations and golf instruments, the Master Association’s fee sheet, the Wentworth Estates CDD budget, Collier County’s records, FEMA’s map and the Southwest Florida MLS, each with its window and source.
The MLS and street name for three Lennar condominiums, Veranda II, III and IV at Treviso Bay: 144 two-bedroom-plus-den units in twelve two-story buildings on Avellino Way, Naples FL 34113, built 2015 to 2017, each with a detached one-car garage.
The 24 months of sales to September 23, 2026 ran $525,000 to $632,000 at a $566,250 median. Over five years the Bromelia closed at a $581,000 median, the Diangelo at $582,500 and the Arabella at $625,000.
Five were listed on September 23, 2026, asking $499,000 to $599,000, with one pending. Ask Marc at (239) 287-5873 for the current list and alerts.
No. Section 10.1 of each Veranda declaration says golf membership is not appurtenant to any unit, and no golf supplement has been recorded against Veranda II, III or IV.
Not through the club. The Master Association states that 825 of 1,431 properties are bundled with golf and no additional golf memberships are available. If golf is a must, buy a golf unit elsewhere in Treviso Bay.
Only when the Golf Club opens it to non-golf members, which the Master Association’s 2025 FAQ describes as an off-season window. The course is not part of an Avellino deed.
The Master Association’s Club Rilassare pool, spa and fitness campus, the clubhouse and its dining, tennis, pickleball and bocce, and the satellite pool at 9522 Avellino Way. The Veranda condominiums own no recreation facilities of their own.
Yes. Each unit has one assigned one-car garage in a detached garage building, as a limited common element that cannot be sold apart from the unit, plus the driveway in front of it.
No. The county holds separate elevation certificates for 24 garage buildings, two beside each residential building, and every residential building’s certificate reads “NA” for an attached garage.
No elevator is documented in Lennar’s plan pages or the declarations. Second-floor units are reached by stairs, so a buyer planning to age in place should look at first-floor units.
The Arabella end unit is the largest at 1,661 county square feet and costs about $40,000 more on resale; the Bromelia and Diangelo are interior plans at 1,414 and 1,454. All three have two bedrooms, a den and two baths.
Five-year medians were $600,000 downstairs and $586,000 upstairs, so the premium is small, and first-floor units have sold much faster. The first floor avoids the stairs; the second floor offers privacy.
9509, 9510, 9513 and 9514 are Veranda II; 9517, 9518, 9521 and 9525 are Veranda III; 9528, 9529, 9532 and 9533 are Veranda IV, per the recorded amendments. The Master Association’s 2024 FAQ swaps 9525 and 9528.
Tropical Isles manages Veranda II and IV. Veranda III moved to Beachside Property Management on June 11, 2026, per its state filing.
About $16,600 to $16,900 a year before tax and insurance: $6,000 to $6,320 in condominium dues, $7,420 to the Master Association, $2,441.75 to the CDD and a $750 dining minimum.
Because the MLS total adds the condominium dues, the master assessment and the dining minimum and leaves out the $2,441.75 CDD line, which is collected on the county tax bill.
The Wentworth Estates Community Development District owns and maintains the lakes and irrigation. Its debt line, $942.54 a year on an Avellino unit, ends when the bonds retire in May 2037; the $1,499.21 maintenance line continues.
$8,299 under the 2026 fee sheet: the $7,500 Master Association capital contribution, the $50 application, the $250 Rookery Bay fee, the $299 master estoppel and the $200 set-up fee, plus the condominium estoppel. There is no Golf Club contribution.
None of the three Veranda declarations contains a sale-approval clause or a right of first refusal. The Master Association requires its resale application about 30 days before closing.
Under Florida Statutes 718.503: the declaration, articles, bylaws and rules, the budget and financial report, and the frequently asked questions sheet. You may cancel within the statutory review period after receiving them.
Section 720.401 does not apply to associations regulated under Chapter 718, which each Veranda association is, but the Treviso Bay Master Association is a Chapter 720 association. Your closing agent or attorney confirms how both apply; this is information, not legal advice.
No. Both requirements start at three habitable stories, and every Avellino building has two. Collier County’s registry lists no Avellino Way building.
No roof, structural, exterior-wall or storm-repair permit appears on Avellino Way from 2020 through August 2026. Ask the association for its repair and claim history since 2017 in writing.
Yes. All twelve buildings are in FEMA Zone AE with an 8.0 foot base flood elevation. Eight first floors sit above it and four, at 9521, 9528, 9529 and 9532, sit 0.06 to 0.26 feet below.
A federally backed mortgage requires adequate flood coverage, through the association’s condominium building policy or the unit. Ask the association for its flood declarations before you bind.
An HO-6 policy covering the unit’s interior, fixtures, appliances, A/C, water heater and the garage and storage space, with at least $2,000 of special assessment coverage, and no subrogation against the association.
Zone A, the first zone ordered out, per Collier County and the Florida Division of Emergency Management.
Yes, for 30 days or more, no more than four times in any twelve months, with the lease filed 15 days ahead and a $100 fee per adult applicant. Nightly and weekly rentals are not allowed.
Two cats or dogs in Veranda II and III; three in Veranda IV, no more than two dogs. None sets a weight limit, and aggressive breeds are banned.
Only in foyers and bathrooms unless the board approves sound padding under Section 18.19. First-floor units are not restricted.
The declarations prohibit grills on the condominium; the Veranda II rules allow driveway grilling ten feet from the garage. Get the association’s current position in writing before you plan on it.
No. Treviso Bay is all-ages, and the Veranda declarations count children and grandchildren as family who may live in a unit.
Manatee Elementary and Manatee Middle, both graded A for 2026, and Lely High, graded B, in both the 2025-26 and 2026-27 attendance files. Confirm on the district’s school locator.
Treviso Bay has no beach or marina inside the gate. From the community, a Publix is about 3.0 miles, Fifth Avenue South about 6.3 miles and Lowdermilk Park beach about 8.7 miles, free-flow.
Plan from the 2026 preliminary roll: the median Avellino ad valorem tax figure is $4,587.10, with the $2,441.75 CDD line on top. A homesteaded seller’s bill is not a guide.
Because 36 of Venezia’s 60 units carry golf by recorded document and none of Avellino’s do. Venezia’s non-golf units sold at $565,000 to $600,000 in the 36 months, beside Avellino.
For owners who bought from Lennar it has roughly doubled; for 2022 to 2024 buyers it is flat to down. The case for it is the garage, the two-story structure outside the post-Surfside mandates and the lower carrying cost without golf; the case against is the leasing cap, the CDD line to 2037 and thin flood margins.
Competition is greatest from January to April, when the seasonal owners and buyers are here. Fall gives the most choice against the fewest buyers, and in the 24-month record well-priced units went under contract within days in any season.
You sign a written agreement with your agent before touring; offers of compensation cannot be advertised in the MLS; every commission is negotiable. A seller may contribute, or you may pay.
Call Marc Comisar at (239) 287-5873, call Jesse McGreevy at (239) 898-6072 or use the buyer form on this page. We review your budget against each plan’s sales and set up alerts for Avellino and Venezia’s non-golf buildings.
Every Avellino at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, the school district and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Avellino at Treviso Bay buyer always opens the official, current copy. Clerk documents open as non-certified copies from the Collier County Clerk’s public records system. We host nothing ourselves.
Document | What it tells an Avellino buyer | Official authority |
|---|---|---|
Declaration of Condominium, Veranda II at Treviso Bay, OR 5123 PG 2183 | Golf, garage, insurance, leasing, pets, flooring and grills for 9509 to 9514 | |
Declaration of Condominium, Veranda III at Treviso Bay, OR 5215 PG 2377 | The same for 9517, 9518, 9521 and 9525 | |
Declaration of Condominium, Veranda IV at Treviso Bay, OR 5313 PG 3732 | The same for 9528 to 9533, with the three-pet rule | |
Golf Club amended golf declaration, OR 5582 PG 3518 | The golf lands exhibit, which omits Avellino | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, capital contribution, estoppel and transfer charges | |
Frequently Asked Questions, 2025 | The golf allocation and ownership rules | |
Master Rules and Regulations, February 2025 | Parking, signs, guests, golf carts and enforcement | |
Buyers (Resale) Application | The Master Association application you file | |
Veranda II Rules and Regulations | Home Watch, water heater, trash and grill rules | |
Wentworth Estates CDD FY2027 adopted budget | The $1,499.21 and $942.54 district lines on your tax bill | |
Elevation certificate, 9521 Avellino Way | The lowest first floor, 7.74 ft | |
Elevation certificate, 9528 Avellino Way | A first floor 0.06 ft below the line | |
Elevation certificate, 9529 Avellino Way | A first floor 0.21 ft below the line | |
Elevation certificate, 9532 Avellino Way | A first floor 0.11 ft below the line | |
Elevation certificate, 9517 Avellino Way | The highest first floor, 8.39 ft | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
2025-2026 School and District Grades | Grades for Manatee Elementary, Manatee Middle and Lely High | |
Florida Statutes 718.503, disclosure prior to sale | The documents you receive and your cancellation right |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Avellino at Treviso Bay sits inside the Naples gated-community market they work every week. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. The first conversation costs nothing, and with three associations, a no-golf deed and a fee stack this specific, it usually saves a buyer more than any negotiation later.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.