Updated September 2026
Sixty-eight Lennar coach homes on one quiet cul-de-sac, no golf dues, and listings so rare that none was on the market in September 2026. McGreevy and Comisar match your budget to a floor and side, read the flood and reserve records with you and alert you the day one lists. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Casoria at Treviso Bay means buying one of 68 two-story Lennar coach homes on Casoria Court inside gated Treviso Bay in Naples, recorded as Coach Homes II with no golf attached, usually waiting for a listing to appear, and reading two estoppels, a Master Association application and a fee stack the MLS understates. Twelve sold in 36 months at a $754,000 median.
The full record of the neighborhood, the declaration, the phase amendments, the elevation certificates and the permit history, is on our Casoria 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 Casoria at Treviso Bay homes or start with a free Casoria at Treviso Bay home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific home.
If you are searching for the best buyer’s agent for Casoria 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 and along 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.
“Casoria” is a street and MLS name. On the Collier County record it is Coach Homes II at Treviso Bay, a Phase Condominium, declared by Lennar in August 2015 and completed in 17 phases of one building each, governed by one association under the Treviso Bay Property Owners Master Association. Every home is at 9464 to 9497 Casoria Court, Naples FL 34113, on a single cul-de-sac entered from the east.
Every building holds four homes with their own entries: two ground-floor Florence homes, 1,741 square feet under air with a two-car garage, and two upper-floor Veronas, 2,110 square feet with a three-car tandem garage. Each has three bedrooms and two baths. The odd-numbered buildings back onto a 13.9-acre lake and the even-numbered onto a mapped wetland preserve.
Casoria has no golf membership, and none can be added. It has no pool, clubhouse or gym of its own; the nearest pool is the Master Association’s at 9522 Avellino Way, 0.18 to 0.26 mile away. There is no elevator to an upper-floor Verona, which is reached by its own stair. A buyer who wants golf should look at Coach Homes I, and a buyer who wants single-level living should look at the Florence.
Casoria at Treviso Bay buyers work with McGreevy and Comisar because a Casoria purchase turns on documents a general agent rarely reads: the section 10.1 golf clause, the matched record against Coach Homes I, 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 Casoria sales your offer is really competing with, show you in writing that golf is not included and what that saves, put the full fee stack with the CDD line in front of you, read the association’s reserve schedule with you inside the review period, and hand the building’s elevation certificate to 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, 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 Casoria 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 closing in 2015, including the sales that never reached the MLS. Each figure on this page names its window and date.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium CASORIA, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
In the last 36 months we tracked all 12 Casoria closings in the MLS, and each one matches a recorded Collier County deed at the same price. We tracked every one of the 14 Casoria closings in the five-year pull the same way, every one of the 68 original Lennar closings on the county roll, and the county-recorded Casoria sales the MLS never showed.
We publish a median only for a window with at least ten closings. Casoria held three MLS closings in the last 12 months and eight in 24 months, so 36 months is the first window that qualifies. The shorter windows are shown sale by sale rather than as a median, because three sales cannot tell you a market.
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-floor sales, the Coach Homes I comparison with the golf gap stated, the full fee stack, the building’s flood certificate and permit record, and the declaration’s rules, assembled before you tour, so that when a Casoria home finally lists you can write a clean offer inside days.
The Casoria at Treviso Bay market is thin and patient for buyers: the Southwest Florida MLS counts 12 closings in the 36 months to September 23, 2026 at a $754,000 median and 97.7 percent of list, and on that date no Casoria home was listed or pending. The buyer who is ready when one appears is the buyer who gets it.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026)
Closed | Address | Plan and floor | Sale price | Days on market | Sale-to-list |
|---|---|---|---|---|---|
October 2023 | 9468 Casoria Ct #201 | Verona, upper | $775,000 | 10 | 99.4% |
November 2023 | 9496 Casoria Ct #202 | Verona, upper | $825,000 | 10 | 99.9% |
March 2024 | 9468 Casoria Ct #102 | Florence, ground | $750,000 | 54 | 99.2% |
May 2024 | 9492 Casoria Ct #101 | Florence, ground | $758,000 | 53 | 99.7% |
March 2025 | 9468 Casoria Ct #201 | Verona, upper | $765,000 | 108 | 95.7% |
April 2025 | 9472 Casoria Ct #102 | Florence, ground | $650,000 | 245 | 93.0% |
May 2025 | 9484 Casoria Ct #102 | Florence, ground | $645,000 | 128 | 92.4% |
June 2025 | 9464 Casoria Ct #201 | Verona, upper | $840,000 | 24 | 94.5% |
June 2025 | 9468 Casoria Ct #102 | Florence, ground | $670,000 | 11 | 91.9% |
February 2026 | 9476 Casoria Ct #101 | Florence, ground | $620,000 | 1 | 98.4% |
April 2026 | 9496 Casoria Ct #101 | Florence, ground | $660,000 | 105 | 97.1% |
June 2026 | 9473 Casoria Ct #202 | Verona, upper | $870,000 | 1 | 102.4% |
Window: the 36 months to September 23, 2026. Twelve sales, median $754,000, total $8,828,000, median 38.5 days on market. The county also records a qualified $650,000 lake-side Florence sale at 9469 in August 2024 that never reached the MLS.
On September 23, 2026 the MLS showed no active and no pending Casoria listing. That is normal here: 33 of the 68 homes have never had a priced resale since Lennar sold them. Your search is set up to catch the next Casoria listing the day it appears, and some owners talk to us before they list.
The 36-month median sale closed at 97.7 percent of its final list price. The homes that sold fastest, in 1 to 10 days, closed at 98.4 to 102.4 percent; the ones that sat more than 100 days closed at 92.4 to 97.1 percent. A well-priced Casoria listing leaves little room, and one priced above its floor’s sales leaves more, given time.
In the 36 months, the seven ground-floor Florence sales ran from $620,000 to $758,000 and the five upper-floor Veronas from $765,000 to $870,000. The two bands do not overlap. Decide which floor you are shopping before you tour.
Casoria coach homes have cost $620,000 to $870,000 in the 36 months to September 23, 2026: ground-floor Florence homes from $620,000 to $758,000 and upper-floor Veronas from $765,000 to $870,000. The side of the street, the building and the condition move a price inside each band.
Data updated: September 2026 (Southwest Florida MLS Matrix, 36-month window to 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and Lennar closings 2015 to 2017)
Plan | Floor | Living space, declaration | County size | Garage | Homes | 36-month MLS sales |
|---|---|---|---|---|---|---|
Florence | Ground | 1,741 sq ft | 1,883 sq ft | Two-car | 34 | 7, $620,000 to $758,000 |
Verona | Upper | 2,110 sq ft | 2,099 sq ft | Three-car tandem | 34 | 5, $765,000 to $870,000 |
A unit number tells you the plan: x101 and x102 are ground-floor Florence homes, x201 and x202 upper-floor Veronas. Listings use a long form such as 46101 and a short form such as #101.
Collier County values every lake-side home exactly $30,000 above the same plan on the preserve side: $581,591 against $551,591 for a Florence and $641,423 against $611,423 for a Verona on the 2026 preliminary roll. Lennar charged about $35,000 for the lake. Both $870,000 Casoria sales on record were lake-side Veronas.
The buildings differ most on flood margin. The county-filed certificates put first floors from 7.74 feet at 9477 to 8.84 feet at 9469 and 9468, against today’s 8 foot base flood elevation, and your flood quote follows the certificate. The same plan can carry a different insurance cost in a different building.
Collier County’s 2026 preliminary roll values every Casoria home at one of four figures, from $551,591 to $641,423, with a $596,507 median down 5.7 percent on the year. The roll does not distinguish a renovated home from an original one. An assessment is not a price.
Lennar sold the Florence at a $342,000 median and the Verona at $371,700 from 2015 to 2017. Florence sales ran $740,000 to $758,000 in 2023 and 2024 and $620,000 to $670,000 since 2025; the Verona sales held, at $840,000 in 2025 and $870,000 in 2026. A Florence buyer today is buying below the 2024 level.
With no Casoria listing on the market and three sales a year, the buyer who is ready when the right floor lists gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Casoria at Treviso Bay home valuation or call Jesse at (239) 898-6072.
The steps to buy a home in Casoria at Treviso Bay are: confirm the plan and side from the address and unit number, price the full fee stack, write the offer against same-floor sales, read the condominium documents inside the review period, order both estoppels, file the Master Association resale application, inspect and insure with the building’s certificate, and close with the capital contribution paid.
The unit number gives the floor and plan; the street number gives the side, with odd numbers on the lake and even numbers on the preserve. Every Casoria home sits in the same condominium, Coach Homes II, managed by Tropical Isles Management, so every document request goes to one association.
Add the condominium dues from the listing, $1,842 a quarter on recent listings, the $7,420 Master assessment and the $750 dining minimum, then the $2,602.32 CDD line the MLS total omits. There is no golf line. Do it before you write, so the number you offer is the number you can carry.
Write to the same-floor Casoria sales, not to the asking price and not to Coach Homes I, with an inspection period long enough for flood and HO-6 quotes and a closing date that leaves room for the Master Association application.
Florida’s condominium act entitles a resale buyer to the declaration, articles, bylaws and rules, the year-end financial information and the frequently asked questions sheet. You may cancel within the statutory review period after receiving them. Ask for the reserve schedule and any reserve-waiver votes as well.
The Coach Homes II estoppel comes from Tropical Isles Management, and its fee is not published; the Master Association estoppel costs $299, or $418 for a rush, under the 2026 fee sheet. The Master estoppel should show no Golf Club charges, which confirms the home’s non-golf status.
The Master Association publishes its buyers application, with a $50 resale fee. The Coach Homes II declaration contains no condominium sale approval and no right of first refusal.
Bring the building’s elevation certificate, the association’s insurance declarations and reserve schedule, and the home’s air-conditioning and shutter permit history to your inspector and your insurance agent.
Quote an HO-6 policy with at least the $2,000 of special-assessment coverage the declaration and Florida law require, and more if the master deductible warrants it, plus flood coverage if your lender asks or your building sits below the base flood elevation.
Pay the $7,500 Master capital contribution, the $250 Rookery Bay fee and the $200 set-up fee, then register your vehicle and guests with the gate and collect your cards for the clubhouse and Villa Rilassare.
Golf is not included when you buy at Casoria, and it cannot be added. Section 10.1 of the recorded Coach Homes II declaration says Golf Club membership is not appurtenant to any unit, Lennar’s 2015 price sheet was headed “(NON GOLF)”, and the Master Association states that no additional golf memberships are available at Treviso Bay.
Data updated: September 2026 (recorded Coach Homes II declaration and Golf Club instruments, Collier County Clerk; Treviso Bay Master Association 2026 Annual Fee Sheet and 2025 FAQ)
The recorded declaration, Official Records Book 5186, Page 3430, reads that Golf Club membership “is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium,” and that an owner “does not receive and is not entitled to be a Golf Club Member by virtue of their ownership.” It adds that the condominium may sit next to Golf Club facilities and that any easements in the club’s favor still bind owners.
Golf attaches to a Treviso Bay home only through the Golf Club Declaration, Book 4774, Page 2841, its exhibits, a joinder or a supplement naming the property. The twelve supplements and amendments the Golf Club recorded from August 2015 to May 2023, including the 2018 restatement at Book 5582, Page 3518, add other neighborhoods; none adds Coach Homes II, Tract FD-1 or Casoria Court.
Every Casoria deed carries mandatory membership in the Treviso Bay Property Owners Master Association and with it the clubhouse and its dining, the Villa Rilassare pool, spa, salon and fitness campus, tennis, pickleball and bocce, and the satellite pools. There is no separate “social membership” to buy; the privileges come with the deed.
A Coach Homes I buyer pays $5,350 a year in Golf Association dues under the 2026 fee sheet and a $7,500 Golf Club capital contribution at closing. A Casoria buyer pays neither, and matched resales of the same plan have run about $274,375 lower since 2022.
Because no additional memberships are available, a Casoria owner who later wants golf has to buy a golf-bundled home, and a Casoria home cannot be upgraded. A non-member can play only as a member’s guest or when the club opens the course under the Golf Club Declaration. Decide before you buy.
A Casoria owner pays about $18,140 a year in condominium dues, the Master assessment, the Wentworth Estates CDD line and the dining minimum in 2026, about $1,512 a month, with no golf dues. The MLS fee total understates it by $2,602.32, because the district line is billed on the county tax bill.
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; Casoria MLS listings 2025 and 2026 for condominium dues)
Agents entered the Coach Homes II dues at $1,842 a quarter on 2025 and 2026 Casoria listings, $7,368 a year, up from $1,390 in 2023 and $1,725 in 2024. The association does not publish its budget; the estoppel is the binding figure for a specific home. The dues pay for management, lawn and landscape, building maintenance, building insurance, building-metered water and sewer, fire-alarm and sprinkler inspections and reserves.
$7,420 a year under the 2026 fee sheet: maintenance $5,523, cable and internet $885, or $362 for internet only, reserves $812 and a capital reserve of $200. It pays for the gate, the common roads and grounds, Villa Rilassare, the satellite pools and the bulk cable contract.
$0. The Golf Association line of $5,350 a year that a Coach Homes I owner pays does not apply to Casoria under declaration section 10.1. It is most of the difference in carrying cost between the two coach-home neighborhoods.
The Wentworth Estates Community Development District assesses $1,499.21 for operations and $1,103.11 for debt service at the coach-home rate on each Casoria home for fiscal 2027, $2,602.32 in all, collected on the county tax bill. The debt line has fallen from about $1,465.15 disclosed in 2015; the operations line has risen.
Annual line | Amount |
|---|---|
Coach Homes II dues, per 2025 and 2026 MLS listings | $7,368.00 |
Master Association | $7,420.00 |
Golf Association | $0 |
CDD operations and debt service | $2,602.32 |
Subtotal | $17,390.32 |
Food and beverage minimum | $750.00 |
Effective total | $18,140.32 |
The table excludes ad valorem property tax, the county solid-waste assessment on the tax bill, your HO-6 policy, any separate flood policy and electricity.
The MLS “total recurring fees” entry for a 2026 Casoria closing, $15,538, equals the condominium dues plus the Master assessment plus the dining minimum to the dollar. It does not include the CDD line, so a buyer who budgets from the MLS is short by exactly $2,602.32 a year.
Read the association’s current budget and reserve schedule first, then the insurance declarations and your building’s elevation certificate, then the declaration itself. Florida Statutes 718.503 entitles a resale buyer to the condominium package, and the current Coach Homes II budget is not public, so the package is the only place to see it.
The only public Coach Homes II budget is Lennar’s 2015 developer budget, which assumed a 30-year roof life and a four-year painting cycle. Ask for today’s budget, the reserve balances, the last painting date and any vote to waive or reduce reserves, because the roofs are original and no painting permit is on record.
Ask for the master policy declarations pages: carrier, limits, wind deductible and whether the association carries flood coverage on the buildings, as Lennar’s 2015 budget did. Your HO-6 loss-assessment coverage should be sized against the deductible.
The declaration is a Collier County official record, Book 5186, Page 3412, with sixteen phase amendments and one owner amendment, the 2018 grill rule. Read sections 10.1 on golf, 18.9 on leasing, 18.13 on pets, 18.14 on slabs, 18.19 on flooring and 15 on insurance before you write.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which Coach Homes II is, while the Treviso Bay Master Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms which disclosures apply to your contract. This is information, not legal advice.
The statutory review period excludes weekends and legal holidays and runs from when you have both signed and received the documents. We read them with you inside that window, not after it.
A Casoria home needs neither. Florida’s milestone inspection law reaches condominium buildings of three habitable stories or more, and the structural integrity reserve study requirement does not apply to buildings under three stories; every Casoria building is two stories, and Collier County’s milestone registry lists none of them. The questions that remain are about roofs, paint and reserves.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026)
Permit type, Casoria Court, 2020 to August 2026 | Count |
|---|---|
Air-conditioning replacement | 18 |
Fire-alarm communicator, one per building | 17 |
Shutters, impact windows and doors | 6 |
Interior building permits | 2, plus a revision |
Fire sprinkler, tied to a remodel | 2, plus a revision |
Radon mitigation | 1 |
Plumbing | 1 |
Entry sign | 1 |
Roof, structural, painting or storm repair | 0 |
Source: Collier County monthly issued-permit reports, about 50 records on Casoria Court from January 2020 to August 2026.
The roofs date from 2015 to 2017 and Lennar’s 2015 reserve plan budgeted $474,300 to replace all 17 over a 30-year life. No re-roof is due on that schedule for many years, but it is the largest future cost the association carries, so read what the reserve holds.
Florida still requires reserves for roofs, painting and pavement “regardless of the amount,” but an association not required to have a structural integrity reserve study may vote, by a majority of the total voting interests, to fund less or none in a year. A waived reserve today is a special assessment later.
Collier County’s milestone registry and its Buildings by Year list, which carry no Casoria building, are public, as are the monthly permit reports that list each permit by address. Notices of commencement are on the Collier Clerk’s official records site; the 18 filed on Coach Homes II are Lennar’s and owners’, none the association’s.
You check flood zone and insurance for a Casoria coach home against FEMA panel 12021C0603J, effective February 8, 2024, where every building sits wholly or partly in Zone AE with an 8 foot base flood elevation, then read your building’s county-filed elevation certificate, which puts first floors from 7.74 to 8.84 feet, and price the association’s master policy and your own HO-6 and flood coverage before you go firm.
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)
Address | First floor | A/C pad | Against today’s 8 ft |
|---|---|---|---|
9464 Casoria Ct | 8.44 ft | 8.27 ft | +0.44 ft |
9465 Casoria Ct | 8.34 ft | 8.25 ft | +0.34 ft |
9468 Casoria Ct | 8.84 ft | 8.93 ft | +0.84 ft |
9469 Casoria Ct | 8.84 ft | 8.86 ft | +0.84 ft |
9472 Casoria Ct | 8.44 ft | 8.42 ft | +0.44 ft |
9473 Casoria Ct | 8.04 ft | 7.92 ft | +0.04 ft |
9476 Casoria Ct | 7.89 ft | 7.64 ft | -0.11 ft |
9477 Casoria Ct | 7.74 ft | 7.69 ft | -0.26 ft |
9480 Casoria Ct | 7.84 ft | 7.74 ft | -0.16 ft |
9481 Casoria Ct | 7.79 ft | 7.54 ft | -0.21 ft |
9484 Casoria Ct | 8.34 ft | 8.28 ft | +0.34 ft |
9485 Casoria Ct | 8.34 ft | 8.34 ft | +0.34 ft |
9489 Casoria Ct | 8.34 ft | 8.34 ft | +0.34 ft |
9492 Casoria Ct | 7.94 ft | 7.97 ft | -0.06 ft |
9493 Casoria Ct | 7.84 ft | 7.79 ft | -0.16 ft |
9496 Casoria Ct | 7.84 ft | 7.94 ft | -0.16 ft |
9497 Casoria Ct | 7.94 ft | 7.89 ft | -0.06 ft |
Each building cleared the 2012 map’s 6 foot line by 1.74 to 2.84 feet when certified; the shortfall on eight buildings is the 2024 map revision. 9468 and 9472 also straddle the AE and shaded Zone X line.
Zone AE is a Special Flood Hazard Area, and a federally backed mortgage generally requires flood coverage. FEMA’s residential condominium building policy covers up to $250,000 per unit, $1,000,000 for a four-home Casoria building. The preliminary 2025 map keeps Casoria in Zone AE at 8 feet, with the same split through 9468 and 9472.
Section 15.3.1 requires the association to insure each building at full replacement value, excluding interior coverings, fixtures, appliances, water heaters and cabinets; Section 15.9 makes you insure those and your improvements, with at least $2,000 of special-assessment coverage. The current carrier and deductibles are not public; ask for the declarations pages. Citizens states that condominium unit-owner policies are not required to carry flood.
Garage slabs sit about half a foot below each first floor, below today’s base flood elevation at 15 of the 17 buildings, so garage contents are the most exposed thing you own. Every A/C pad sits below the 9 foot level Collier County requires for replacement equipment here, so ask whether your next replacement must be raised.
Every building came through Irma, Ian, Idalia, Helene and Milton, and no storm-repair, roof or structural permit appears on Casoria Court from 2020 to August 2026. No high-water mark was surveyed on the street, so we make no claim that it stayed dry. Every building is in Hurricane Evacuation Zone A, and the nearest listed potential shelter is Lely High School, about 3 miles away.
Property taxes after you buy at Casoria start from Collier County’s assessed value, not the seller’s bill. The 2026 preliminary roll puts the median Casoria tax figure at $5,990.87, against $7,000.14 at Coach Homes I, and the $2,602.32 Wentworth Estates CDD line rides on the same bill as a separate assessment.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Wentworth Estates CDD FY2027 adopted budget)
Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead. When you buy, the assessment resets toward full value in the following year. A homesteaded seller’s bill tells you little about yours.
The 2026 preliminary roll values a Florence at $551,591 on the preserve side and $581,591 on the lake side, and a Verona at $611,423 and $641,423. The county values Casoria from Casoria sales, not from the golf-bundled Coach Homes I, whose Florence carries $751,975. Preliminary figures change when the roll is certified.
If Casoria becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Twenty-three of the 68 Casoria homes, 33.8 percent, are homesteaded today.
The CDD’s $1,499.21 operations and $1,103.11 debt service assessments are collected on the tax bill as non-ad valorem assessments, which is why the MLS fee total leaves them out. Compare total bills, not millage, when you weigh Casoria against a community without a district.
The Casoria rules that decide fit are set by the recorded Coach Homes II declaration and the 2021 restated Master Declaration: two cats or dogs with no weight limit, leases of at least 30 days and no more than four a year, grills only on the driveway under the 2018 amendment, trucks and trailers inside the garage, slab and flooring limits, and occupancy of one family per home.
Section 18.13 allows up to two domestic cats or dogs, with no weight limit, plus fish and two indoor birds; pets must be leashed on the common elements and may not be left alone on a lanai. The Master Declaration bans pit bulls and other recognized aggressive breeds regardless of size. The stricter count of two governs, and the absence of a weight cap is unusual in Treviso Bay.
Only whole-home written leases are allowed, for at least 30 days. The Master Declaration allows no more than four leases in any 12 months, requires each lease 15 days before the term and charges $100 per adult. A tenant who wants the amenities takes a social transfer priced from $400 for a month to $850 for a year, and there is no golf to transfer.
Outside the garage, only non-commercial passenger vehicles with current registration. Commercial vehicles, campers, trailers, boats and vans must be kept inside the garage, with exceptions for SUVs up to 19 feet and clean pickups or vans up to three-quarter ton used as daily transport. A Verona’s tandem third bay is the practical answer for a golf cart or a second car.
The 2018 amendment at Book 5540, Page 2054 allows a grill only on your own driveway, at least 10 feet from the building, stored in the garage, with propane only in one-pound cylinders and no more than two in a garage. Older summaries that say grills are banned at Casoria are out of date.
Section 18.14 discloses post-tension slabs, bars penetrations without board consent and says the homes are not designed for added ceiling fans, soffits or ceiling lighting. Section 18.19 limits hard flooring in a Verona to foyers and baths unless the board approves sound-deadening underlayment. Exterior changes, including windows, doors and shutters, need the board’s written consent.
One family per home and no more than two people per bedroom apart from visiting guests. Casoria is all ages: the prospectus states there is no restriction on minors, and the declaration contains no 55-plus language. A home office is allowed only with no clients or business visitors.
Casoria and Di Napoli’s Coach Homes I are Treviso Bay’s two Lennar coach-home neighborhoods, with the same two plans at the same county sizes. Buy at Casoria for newer buildings, no golf dues and a price about $274,375 lower on matched resales since 2022; buy at Di Napoli for the bundled golf membership and a location beside the main gate.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2023 to 23 Sep 2026 for Casoria and 23 Sep 2025 to 23 Sep 2026 for Coach Homes I; Collier County Property Appraiser 2026 preliminary roll and recorded sales; recorded declarations; 2026 Annual Fee Sheet)
Question | Casoria (Coach Homes II) | Di Napoli (Coach Homes I) |
|---|---|---|
Homes and buildings | 68 in 17 | 116 in 29 |
Builder and years | Lennar, 2015 to 2017 | Lennar, 2012 to 2015 |
Plans and county sizes | Florence 1,883, Verona 2,099 sq ft | Florence 1,883, Verona 2,099 sq ft |
Golf by recorded document | No: declaration section 10.1 | Yes: Golf Club Declaration |
Recent MLS sales | 12 in 36 months, median $754,000 | 5 in 12 months, $825,000 to $1,130,000 |
Matched-resale gap since 2022 | about $274,375 lower | |
Condominium dues, per MLS listings | $1,842 a quarter | about $1,750 a quarter |
Golf dues, 2026 | $0 | $5,350 a year |
Golf capital contribution at closing | $0 | $7,500 |
Known community charges at closing | $8,299 | $15,799 |
Median 2026 preliminary property tax | $5,990.87 | $7,000.14 |
Flood zone, 2024 map | AE 8 ft; two buildings split with shaded Zone X | Shaded Zone X at the building points |
Median distance to the main gate | about 0.68 mile | about 0.18 mile |
Nearest pool | Avellino Way satellite pool | 9117 Prima Way pool and spa |
Condominium pet rule | Two, no weight limit | Two, each 25 pounds or less |
Choose Casoria if you want the Treviso Bay coach home, the gate, the clubhouse and the spa and you do not play golf, or play rarely enough that guest rounds will do: you save roughly $275,000 on the purchase and $5,350 a year in dues, and you get newer buildings, a quiet street and a lake or preserve behind the lanai. Choose Di Napoli if you will play regularly, because a membership cannot be bought at Treviso Bay except with a bundled home.
They barely do. The lowest Coach Homes I sale of the last 12 months, $825,000, sits above every Casoria Florence sale of the last 36 months. Only a Casoria Verona at $840,000 to $870,000 reaches the bottom of the Coach Homes I range, and a buyer there is choosing space and savings against golf.
If you want a non-golf Treviso Bay home in a condominium building rather than a coach home, look at Lennar’s other non-golf neighborhoods, Avellino and Trevi. Venezia is the mixed case, with golf attached by recorded document to 36 of its 60 homes.
We find you the right Casoria coach home by matching your budget to a floor and a side of the street, watching a street of about three sales a year so you hear about a listing the day it appears, touring through the gate with the building’s flood certificate in hand, and having the fee stack and documents ready before you write.
Your budget buys a floor and a side. We show you what each has actually sold for, so you know whether your number buys a lake-side Verona or a preserve-side Florence, and what the building’s flood margin will mean for your insurance each year.
The right Casoria home may list once a season or less. We keep your criteria on file and alert you when a Casoria home comes to market, and when a Coach Homes I home does, because many Casoria buyers weigh both before deciding golf is not worth the premium.
Some Casoria owners prefer a quiet sale. We work the Naples coach-home and golf-community market every week and hear about homes 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, walk to the back of the building to see the lake or the preserve, open the garage to see a Verona’s tandem bay, check the air conditioner’s age, look for hard flooring in a Verona and ask about its approval, and note the walk to the Avellino Way pool.
Ask Marc at (239) 287-5873 to set up a saved search for Casoria and Coach Homes I, 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 Casoria at partner level, with the same-floor sales in hand, the home’s air conditioning and finishes priced from the inspection, the building’s flood certificate used to set your insurance cost before you go firm, and the reserve schedule read inside the review period so your deposit is not at risk before you understand the association’s finances.
A list price above the floor’s recent Casoria sales has to show why, with a lake view, renovation or a building above the flood line. If it cannot, we write to the sales. The four Casoria listings of 2025 and 2026 that took more than 100 days all closed below their final list price.
A seller’s agent may price toward Coach Homes I. We answer with section 10.1 and the matched record: the same plan without golf has sold about $274,375 below the golf-bundled twin since 2022, and a Casoria buyer should not pay for access the home does not carry.
The air handler, water heater, screens, garage door and opener and the interior finishes are the owner’s under the declaration. An original 2015 to 2017 system near the end of its life is a fair credit, especially when a replacement may need to be raised.
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 Casoria include, under the 2026 fee sheet, the $7,500 Master Association capital contribution, the $50 resale application, the $250 Rookery Bay fee and the $200 set-up fee, plus, by Collier County custom, the owner’s title policy and settlement fee, 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 |
|---|---|
Master Association capital contribution | $7,500 |
Golf Club capital contribution | $0, not golf-bundled |
Master resale application | $50 |
Rookery Bay Environmental Grant fee | $250 |
Post-closing set-up fee | $200 |
Master estoppel, where the contract assigns it to you | $299, or $418 rushed |
Known total | $8,299 |
A Coach Homes I buyer pays the $7,500 Golf Club contribution on top, $15,799 in known charges. The Coach Homes II estoppel fee is not published. The $250 Rookery Bay fee funds resource management on the reserve lands next to Treviso Bay.
Some market summaries show a $3,750 transfer fee for Treviso Bay coach homes. It is an artifact of an MLS field in which some agents enter the $7,500 Master contribution and others leave it at zero. The Master fee sheet is the document to rely on.
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 and litigation. Whether Coach Homes II carries a federal project approval was not established from a reliable public source, so ask your lender to check before you commit to a loan product. Flood coverage will generally be required.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, $5,278 at the $754,000 36-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 Casoria 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 a Casoria home 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 home and the seller before you write.
The same-floor sales, the Coach Homes I comparison with the golf gap stated, the full fee stack with the CDD line, the document and reserve 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 Casoria at Treviso Bay runs along one quiet cul-de-sac between a lake and a preserve, with the Avellino Way pool a few minutes’ walk away, the Villa Rilassare spa and fitness campus about half a mile off and the TPC clubhouse about a mile and a half. 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)
The south-side buildings back onto the 13.9-acre lake, 21 to 32 meters away, whose far shore is the north row of Avellino. The north side backs onto a mapped wetland preserve of about 169 acres. The west end is the quiet end, with the neighboring Sabal Bay development boundary about 52 meters past 9497.
From Casoria Court to | Nearest building | Farthest building |
|---|---|---|
Avellino Way satellite pool, 9522 Avellino Way | 0.18 mi | 0.26 mi |
Villa Rilassare spa, fitness and pool campus | 0.33 mi | 0.53 mi |
Main gate, 9050 Treviso Bay Blvd | 0.57 mi | 0.77 mi |
TPC Treviso Bay clubhouse | 1.41 mi | 1.52 mi |
Straight-line distances from the county’s building address points; road distances are longer.
Level | School | 2025-26 grade |
|---|---|---|
Elementary | Manatee Elementary School | A |
Middle | Manatee Middle School | A |
High | Lely High School | B |
All 17 buildings return the same three schools in the district’s zone files for 2025-26 and 2026-27. Confirm any specific address with Collier County Public Schools Student Assignment; the district does not guarantee placement.
Water and sewer come from Collier County, metered by building and paid through the condominium dues; electricity comes from Florida Power and Light on individual meters; cable and internet come through the Master Association’s bulk contract. Garbage is collected Monday and Thursday and recycling Monday. Mail goes to an assigned box in a central kiosk, and every visitor is pre-authorized at the gatehouse.
You get a personalized Casoria 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 the same-floor sales, walk through the full fee stack and the golf question, and set up alerts for Casoria and Coach Homes I so you hear about the next listing first.
Your budget against the same-floor sales, which floor and side fit how you will use the home, the full fee stack with the CDD line, what you give up and save without golf, the flood and insurance picture building by 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 Casoria, 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
A Casoria specialist matters when you buy because the price turns on floor and side rather than size, the golf answer lives in a recorded declaration rather than a listing remark, the identical golf-bundled twin sits half a mile away at a far higher price, the true carrying cost includes a CDD line the MLS omits, and each building’s flood margin sits in a county file 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. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may let you pay toward a Coach Homes I price without the golf adjustment, budget from the MLS fee total without the CDD line, confuse a Casoria unit 30101 with the Coach Homes I unit of the same number, skip the reserve schedule inside the review period, 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 Casoria at Treviso Bay, answered from the recorded Coach Homes II declaration, 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 Coach Homes II at Treviso Bay, a Phase Condominium: 68 Lennar coach homes in 17 two-story buildings at 9464 to 9497 Casoria Court, Naples FL 34113, built 2015 to 2017.
Yes. Coach Homes II is the recorded condominium and association name; Casoria is the street and the MLS label. No entity called Casoria exists.
The 36 months to September 23, 2026 brought 12 MLS sales from $620,000 to $870,000 at a $754,000 median: Florence homes $620,000 to $758,000 and Veronas $765,000 to $870,000.
None was active or pending on September 23, 2026. Ask Marc at (239) 287-5873 to set up alerts so you hear about the next one the day it lists.
A two-story building of four homes, two up and two down, each with its own entry and attached garage. At Casoria each home is a condominium unit owned in fee simple with an equal share of the common elements.
The Florence is the entry point and the choice for single-level living; the Verona gives about 370 more square feet, no neighbor overhead and a three-car tandem garage. The best value is a home priced to its floor’s recent sales.
The declaration gives 1,741 square feet under air for the Florence and 2,110 for the Verona; the county measures 1,883 and 2,099. Every home has three bedrooms and two baths.
Yes. Every Florence has a two-car garage and every Verona a three-car tandem garage, assigned to the home as a limited common element.
No. A Verona is reached by its own stair from a private ground-floor entry. Buyers who want no stairs look at the Florence.
No. Declaration section 10.1, Book 5186, Page 3430, says Golf Club membership is not appurtenant to any unit, and Lennar’s 2015 price sheet was headed “(NON GOLF).”
No, under the club’s published policy. The Master Association’s 2025 FAQ states that no additional golf memberships are available at Treviso Bay; golf comes only with a bundled home.
Master Association membership with every deed: the clubhouse and dining, the Villa Rilassare pool, spa, salon and fitness campus, tennis, pickleball and bocce, and the satellite pools.
Golf. Coach Homes I at Di Napoli is the same Lennar plan with golf bundled by recorded document, and matched resales have run about $274,375 higher there since 2022.
Agents entered the Coach Homes II dues at $1,842 a quarter on 2025 and 2026 listings. Add the $7,420 Master assessment, the $750 dining minimum and the $2,602.32 CDD line; there are no golf dues.
About $18,140 a year in dues, Master assessment, CDD and dining minimum, or about $1,512 a month, before property tax, insurance and electricity.
Because the MLS total adds the condominium dues, the Master assessment and the dining minimum and stops. The $2,602.32 Wentworth Estates CDD line is collected on the tax bill and left out.
Under the 2026 fee sheet, $7,500 to the Master Association, the $50 application, the $250 Rookery Bay fee, the $200 set-up fee and the $299 Master estoppel where assigned, plus title, lender and insurance costs. No Golf Club contribution.
No. The Coach Homes II declaration contains no sale approval and no right of first refusal. The Master Association’s resale application is required.
Florida Statutes 718.503 gives a resale buyer a cancellation right for a set period after signing and receiving the documents, excluding weekends and legal holidays. Your closing agent confirms the period on your contract form.
No. Both laws start at three habitable stories and every Casoria building is two stories. Collier County’s milestone registry lists no Casoria building.
No. The roofs date from 2015 to 2017, and no roof permit appears on Casoria Court from 2020 to August 2026. Lennar’s reserve plan assumed a 30-year life; ask what the reserve holds.
None appears in a public record we searched, but special assessments are not recorded. The estoppel states any that is levied, and you should ask whether one is proposed.
Yes. Every building sits wholly or partly in FEMA Zone AE with an 8 foot base flood elevation on the map effective February 8, 2024, and first floors run from 7.74 to 8.84 feet.
With a federally backed mortgage, generally yes. Many cash buyers carry it too, especially in the eight buildings whose first floors sit just below today’s base flood elevation.
An HO-6 policy on the interior coverings, fixtures, appliances, water heater, cabinets and your improvements, with at least $2,000 of special-assessment coverage.
Hurricane Evacuation Zone A, like the rest of Treviso Bay, on both the county and state layers. The nearest listed potential shelter is Lely High School.
Yes, the whole home, for at least 30 days at a time and no more than four leases in any 12 months under the Master Declaration, with each lease filed 15 days ahead. Nightly and weekly rentals are not allowed.
Two cats or dogs, with no weight limit, under declaration section 18.13. Pit bulls and other recognized aggressive breeds are banned under the Master Declaration.
Yes, since 2018: on your own driveway, at least 10 feet from the building, stored in the garage, with propane only in one-pound cylinders.
Clean pickups up to three-quarter ton used as daily transport may park outside; commercial vehicles, trailers and boats must be kept inside the garage. A Verona’s tandem bay fits a golf cart.
No. The prospectus states there is no restriction on minors, the declaration has no housing-for-older-persons language, and Treviso Bay is all ages.
Not where they need penetrations of the post-tension slab. Section 18.14 says the homes are not designed for added ceiling fans, soffits or ceiling lighting.
The median 2026 preliminary tax figure is $5,990.87, your assessment resets after purchase, and the $2,602.32 CDD line rides on the same bill.
Manatee Elementary and Manatee Middle, both graded A for 2025-26, and Lely High, graded B, for all 17 buildings in the district’s zone files.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Since August 17, 2024, a written agreement with your agent is required before touring, and every commission is negotiable.
Same builder, same two plans and same county sizes. Casoria has no golf, newer buildings and a price about $274,375 lower on matched resales since 2022; Coach Homes I has golf and sits beside the main gate.
Decide your floor and budget, price the full fee stack with the CDD line, and call Marc Comisar at (239) 287-5873 for alerts on Casoria and Coach Homes I and the same-floor sales.
Every Casoria at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, Collier County Public Schools, Lennar’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Casoria at Treviso Bay buyer always opens the official, current copy. The Coach Homes II declaration and its amendments are Collier County official records, identified by book and page. We host nothing ourselves.
Document | What it tells a Casoria buyer | Official authority |
|---|---|---|
Declaration of Condominium for Coach Homes II at Treviso Bay, OR 5186 PG 3412 | Golf, leasing, pets, slabs, flooring, insurance and maintenance | |
Certificate of Amendment, section 18.3 grills, OR 5540 PG 2054 | The driveway grill rule | |
Second Amended and Restated Master Declaration, OR 5934 PG 2738 | Master leasing and pet rules | |
Coach Homes II prospectus, revised April 15, 2015 | Plans, the “NON GOLF” price sheet and the 2015 budget and reserve plan | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master assessment, capital contribution, estoppel and transfer charges | |
Frequently Asked Questions, 2025 | That no additional golf memberships are available | |
Master Rules and Regulations, February 2025 | Parking, signs, guests and enforcement | |
Buyers (resale) application | The Master Association application you file | |
Wentworth Estates CDD FY2027 adopted budget | The $1,499.21 and $1,103.11 district lines on your tax bill | |
Milestone Buildings by Year, January 2026 | That no Casoria building is listed | |
Elevation certificate, 9477 Casoria Ct | The lowest first floor on the street, building 36 | |
Elevation certificate, 9469 Casoria Ct | The highest first floor on the street, building 32 | |
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 Casoria at Treviso Bay sits inside the Naples golf-community market they work every week, even though Casoria itself carries no golf. The first conversation costs nothing, and on a street where listings are this rare, being ready early 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.