Updated September 2026
One hundred eighty golf-bundled Lennar condos in three plans, thirteen sales a year and a fee stack the MLS understates. McGreevy and Comisar match your budget to a plan, floor and building and prove the golf membership. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Giaveno at Treviso Bay means buying one of 180 golf-bundled Lennar condominiums in six four-story buildings inside gated Treviso Bay in Naples, with the golf membership attached by recorded supplement, two estoppels, a Master Association resale application and a fee stack the MLS understates. Thirteen sold in the last year at a $480,000 median.
The full record of the neighborhood, the three condominiums, the golf supplements, the elevation certificates and the roof permits, is on our Giaveno 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 Giaveno at Treviso Bay homes or start with a free Giaveno 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 Giaveno 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.
“Giaveno” is a street and MLS name. On the Collier County record it is Terrace IV, Terrace V and Terrace VI at Treviso Bay, a Phase Condominium, each with its own association, board, budget and estoppel, all under the Treviso Bay Property Owners Master Association. Treviso Bay is 1,431 units, all ages, gated, around the TPC Treviso Bay course, and 825 of those units carry golf membership.
The six buildings stand at 9815 Giaveno Court and 9816, 9820, 9826, 9830 and 9834 Giaveno Circle, Naples FL 34113, around a small interior lake, each with 30 units and an elevator. Every building holds eight A units of 1,194 county square feet, sixteen B units of 1,232 and six C end units of 1,408 with a study. Every plan has two bedrooms and two baths.
Giaveno has no garages, one assigned covered parking space and one storage room per unit, no grills anywhere on the condominium, and no nightly or weekly rentals. Terrace IV caps each of two pets under 25 pounds. A buyer who needs a garage, a larger dog or a private pool should look at the Veranda condominiums or Treviso Bay’s single-family streets, and we cover both.
Giaveno at Treviso Bay buyers work with McGreevy and Comisar because a Giaveno purchase turns on documents a general agent rarely reads: the golf supplement for the unit’s condominium, the building’s elevation certificate and roof permit, 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, prove the golf membership from the recorded supplement, show you the full fee stack with the CDD line, read the reserve study and budget 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, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association and club 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 Giaveno 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.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium GIAVENO, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
In the last 12 months we tracked all thirteen Giaveno closings in the MLS, and each one matches a recorded Collier County deed at the identical price within 45 days. We tracked every one of the 57 Giaveno closings in the five-year pull the same way, and every one of the 180 original Lennar closings on the county roll.
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 Giaveno and Alberi Acqua, the full fee stack, the building’s roof, milestone and flood records, 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 Giaveno at Treviso Bay market is balanced to slightly soft for buyers: the Southwest Florida MLS counts thirteen closings in the twelve months to September 23, 2026 at a $480,000 median and 95.2 percent of list, six listings were active that day with none pending, and the 2026 median sits 17.1 percent below the 2024 peak.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2025 to 23 Sep 2026, pulled 23 Sep 2026)
Closed | Building | Plan and county size | Floor | Sale price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
October 2025 | 9834 Giaveno Cir | A, 1,194 sq ft | 2 | $455,000 | 131 | 91.9% |
December 2025 | 9834 Giaveno Cir | B, 1,232 sq ft | 2 | $515,000 | 54 | 95.5% |
January 2026 | 9834 Giaveno Cir | B, 1,232 sq ft | 1 | $540,000 | 91 | 97.3% |
January 2026 | 9815 Giaveno Ct | A, 1,194 sq ft | 4 | $475,000 | 105 | 95.2% |
March 2026 | 9830 Giaveno Cir | A, 1,194 sq ft | 3 | $522,000 | 3 | 95.1% |
April 2026 | 9830 Giaveno Cir | B, 1,232 sq ft | 4 | $520,000 | 29 | 94.6% |
April 2026 | 9826 Giaveno Cir | B, 1,232 sq ft | 2 | $450,000 | 41 | 94.7% |
May 2026 | 9815 Giaveno Ct | B, 1,232 sq ft | 1 | $480,000 | 55 | 91.4% |
May 2026 | 9815 Giaveno Ct | B, 1,232 sq ft | 2 | $468,000 | 14 | 93.6% |
May 2026 | 9815 Giaveno Ct | C, 1,408 sq ft | 1 | $480,000 | 80 | 96.2% |
June 2026 | 9816 Giaveno Cir | B, 1,232 sq ft | 1 | $480,000 | 67 | 98.0% |
July 2026 | 9826 Giaveno Cir | C, 1,408 sq ft | 3 | $572,500 | 9 | 98.2% |
August 2026 | 9820 Giaveno Cir | C, 1,408 sq ft | 2 | $600,000 | Not reported | 100.0% |
Window: the 12 months to September 23, 2026. Thirteen sales, median $480,000, total $6,557,500. The August sale was a special-circumstance sale with no days on market, so the 54.5-day median is of twelve.
On September 23, 2026 the MLS showed six Giaveno listings, asking $489,000 to $525,000, median $518,500, none pending, with a median of 170.5 days on market. Listings change weekly; your search is set up to catch the next one the day it appears.
The twelve-month median sale closed at 95.2 percent of its final list price, down from 97.5 percent over five years, and the lowest was 91.4 percent. On the six current listings, a 95.2 percent ratio applied to the $518,500 median ask points to about $493,000, which is our arithmetic, not a forecast. Giaveno buyers negotiate, with the plan’s sales in hand.
Six listings against thirteen closings a year is about 5.5 months of supply. That gives a prepared buyer room to negotiate on a unit priced above its plan’s recent sales, and little room on one priced right, which will be gone in days, as the 3-day and 9-day sales show.
Seven of the thirteen sales closed between $450,000 and $499,999, four between $500,000 and $549,999, one at $572,500 and one at $600,000. Decide which plan and band you are shopping before you tour.
Giaveno condos have cost $450,000 to $600,000 in the last twelve months, and qualified county resales since January 2024 put the A plan at a $504,000 median, the B plan at $520,000 and the C end unit at $615,000. Floor, building and condition move a price inside each plan by tens of thousands of dollars.
Data updated: September 2026 (Collier County Property Appraiser qualified resales since January 2024 and 2026 preliminary roll; Southwest Florida MLS Matrix five-year window to 23 Sep 2026)
Plan | County size | Layout | Units | Qualified resale median since 2024 |
|---|---|---|---|---|
A | 1,194 sq ft | Two bedrooms, two baths, center stack | 48 | $504,000 on 5 |
B | 1,232 sq ft | Two bedrooms, two baths, kitchen beside the lanai | 96 | $520,000 on 18 |
C | 1,408 sq ft | Two bedrooms plus study, two baths, end unit | 36 | $615,000 on 4 |
A unit number tells you the plan: on floors one to three, positions 1 and 8 are C units, 4 and 5 are A units and the rest are B; on the fourth floor, positions 3 and 4 are A and the rest B. C units exist on floors one to three only.
On the five-year MLS record, floors three and four traded about 8 to 11 percent above floors one and two per square foot, and the second floor was the weakest. A second-floor B unit is Giaveno’s value entry; an upper-floor C unit is its top.
Since 2024 qualified resales have run from $393.70 a county square foot at 9815 to $458.10 at 9820. Terrace V, 9820 and 9826, has traded highest by condominium and Terrace IV, 9815 and 9816, lowest, and Terrace IV carries the highest condominium assessment. The same plan costs more in one building than another.
Collier County’s 2026 preliminary roll values every building on one grid: a first-floor A unit at $402,380, $5,000 more per floor, up to $475,160 for a third-floor C unit, with a $417,640 median. The roll does not distinguish renovated from original, or a roofed building from one awaiting a roof. An assessment is not a price.
Lennar sold all 180 units from 2015 to 2017 at a $250,350 median. Resales stayed near those prices until 2021; since 2022 every qualified resale has closed above its original price, and the MLS median ran $547,000 in 2022, $578,700 in 2024 and $480,000 in 2026 to date. Today’s buyer is buying below the 2024 peak.
With six listings and thirteen sales a year, the buyer who is ready when the right plan 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 Giaveno at Treviso Bay home valuation or call Jesse at (239) 898-6072.
The steps to buy a home in Giaveno at Treviso Bay are: identify the condominium 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 capital contributions paid.
9815 and 9816 are Terrace IV, managed by Tropical Isles; 9820 and 9826 are Terrace V and 9830 and 9834 are Terrace VI, both managed by Resort Management. The unit number gives the plan and floor. Every document request goes to the right association.
Add the condominium dues from the listing, the $7,420 master, $5,350 golf and $750 dining minimum, and then the $2,288.83 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 recent sales, not the asking price, with an inspection period long enough for the insurance 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 budget and financial report, the frequently asked questions sheet, and the structural integrity reserve study and any milestone inspection summary. You may cancel within the statutory review period after receiving them.
The condominium estoppel comes from Tropical Isles or Resort Management; the Master Association estoppel costs $299, or $418 for a rush, under the 2026 fee sheet. Ask the master estoppel to show the Golf Club charges, which confirms the unit’s golf status.
The Master Association publishes its buyers application, with a $50 resale fee. The Terrace IV and Terrace VI declarations contain no condominium sale approval and no right of first refusal, and Terrace V follows the same template.
Bring the building’s elevation certificate, its roof permit or the board’s roof plan, the unit’s air-conditioning permit history and the association’s insurance declarations to your inspector and your insurance agent.
Quote an HO-6 policy naming the association as additional insured, with at least the $2,000 of loss-assessment coverage Florida law requires and more if the master wind deductible warrants it, plus unit-owner flood coverage if your lender asks.
Pay the $7,500 master and $7,500 golf capital contributions, the $250 Rookery Bay fee and the $200 set-up fee, then register your vehicle and guests with the gate and collect your member cards for the clubhouse and Villa Rilassare.
The golf membership at Giaveno is mandatory and runs with every unit: Lennar recorded a supplemental declaration submitting all 60 units of each Giaveno condominium to the Treviso Bay Golf Club declaration, whose restated text makes membership mandatory for every unit so submitted. You become the golf member at closing, pay a $7,500 capital contribution and $5,350 a year.
Data updated: September 2026 (recorded Golf Club instruments, Collier County Clerk; Treviso Bay Master Association 2026 Annual Fee Sheet and 2025 FAQ)
Condominium | Supplemental declaration | Recorded |
|---|---|---|
Terrace IV, 9815 and 9816 | OR 5047 PG 2219 | June 12, 2014 |
Terrace V, 9820 and 9826 | OR 5305 PG 2575 | August 18, 2016 |
Terrace VI, 9830 and 9834 | OR 5305 PG 2581 | August 18, 2016 |
The Golf Club declaration was restated on December 17, 2018 at OR 5582 PG 3518, and its Section 1.13 reads, “Membership is mandatory for the Owners of all Lots or Living Units submitted to this Declaration.”
The Master Association’s FAQ states that 825 of Treviso Bay’s 1,431 properties are bundled with golf and that no additional golf memberships are available. Trevi next door is not golf-bundled: its declarations say golf membership is not appurtenant to any unit. If you want golf in a Treviso Bay condominium, Giaveno and Alberi Acqua are the two Terrace choices.
The 2026 fee sheet sets golf at $5,350 a year, dues $3,850, reserves $1,400 and capital $100, plus a one-time $7,500 Golf Club capital contribution from the resale buyer. Golf dues rose from $3,680 in 2021 to $5,350 in 2026, faster than the master assessment.
The 2018 restated golf declaration’s legal exhibit reprints the supplements through late 2014, including Terrace IV’s, but not the 2016 Terrace V and VI supplements. Nothing we found releases them, and the Golf Club continues to treat Terrace V and VI units as members. Have the title agent confirm golf status on the estoppel rather than the listing.
A Giaveno owner who leases may transfer the golf privileges to the tenant for $250 under the fee sheet; the transfer is optional. While a tenant holds the social transfer, the owner uses the amenities only as a guest.
TPC Treviso Bay was designed by Arthur Hills with Hal Sutton as player consultant, opened in 2008 and is managed under Troon Privé. The clubhouse sits about a quarter mile from the Giaveno buildings, with dining carrying a $750 annual food and beverage minimum.
A Giaveno owner pays about $20,190 to $21,200 a year in association, golf and district charges before property tax and insurance, plus a $750 dining minimum, depending on whether the unit is in Terrace IV, V or VI. That is $1,745 to $1,829 a month with the dining minimum included, and the MLS fee total understates it by $2,288.83.
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 Giaveno MLS listings for condominium dues)
Agents entered the 2026 condominium assessment at $1,535 a quarter for Terrace IV, $1,283 for Terrace V and $1,295 for Terrace VI, which is $6,140, $5,132 and $5,180 a year. The associations do not publish their budgets, which are owner-portal documents; the condominium estoppel is the binding figure for a specific unit, and no public record explains why Terrace IV’s is higher.
$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. The master assessment has risen from $5,480 in 2021 to $7,420 in 2026.
$5,350 a year, attached by recorded supplement to every Giaveno unit. This is the line a Trevi owner does not pay, and it is most of the difference in carrying cost between the two blocks.
The Wentworth Estates Community Development District assesses $1,499.21 for operations and $789.62 for debt service on each Giaveno unit for fiscal 2027, $2,288.83 in all, collected on the county tax bill. The homestead exemption does not apply to it, and the refunding bonds amortize to November 1, 2037.
Annual line | Terrace IV | Terrace V | Terrace VI |
|---|---|---|---|
Condominium dues, per 2026 MLS listings | $6,140 | $5,132 | $5,180 |
Master Association | $7,420 | $7,420 | $7,420 |
Golf Association | $5,350 | $5,350 | $5,350 |
CDD operations and debt service | $2,288.83 | $2,288.83 | $2,288.83 |
Subtotal | $21,198.83 | $20,190.83 | $20,238.83 |
Food and beverage minimum | $750 | $750 | $750 |
Effective total | $21,948.83 | $20,940.83 | $20,988.83 |
The table excludes ad valorem property tax, your HO-6 policy and any separate flood policy.
The 2026 MLS “total recurring fees” entries for Giaveno, $19,660 for Terrace IV, $18,652 for Terrace V and $18,700 for Terrace VI, each equal the condominium dues plus master, golf and dining minimum to the dollar. None includes the CDD line, so a buyer who budgets from the MLS is short by exactly $2,288.83 a year.
Read the structural integrity reserve study and the current budget first, then the roof and insurance records for your building, then the declaration for your condominium. Florida Statutes 718.503 entitles a resale buyer to the condominium package, and the Giaveno budgets and studies are not public, so the package is the only place to see them.
Section 718.112 required associations with buildings of three or more habitable stories to complete a structural integrity reserve study, with a December 31, 2025 deadline after the 2025 changes. Terrace IV, V and VI all appear in the state’s list of filings made in July 2025 and after. Read what the study schedules and how the reserves are funded.
Compare the budget with the quarterly assessment you were quoted and ask what drives Terrace IV’s higher figure if you are buying in 9815 or 9816. Ask whether any special assessment is levied or proposed; the estoppel states it.
The Terrace VI declaration, with its articles, bylaws and rules, is publicly readable as a Clerk copy hosted by the club; the Terrace IV and V declarations are Collier County official records. We found no post-turnover amendment or restatement of any of the three. Read the pets, leasing, flooring and insurance sections before you write.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which each Terrace association 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.
Collier County’s milestone registry shows every Giaveno building as not due, with first inspections in 2039 to 2042 under the county’s 25-year saltwater rule, and its permit files show 2025 or 2026 re-roof permits on four of the six buildings. Florida’s milestone and reserve-study laws reach condominium buildings of three or more habitable stories, and Giaveno’s four-story buildings are within both.
Data updated: September 2026 (Collier County milestone registry and Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026)
Building | Condominium | County certificate of occupancy | Next milestone inspection | Re-roof permit | County status |
|---|---|---|---|---|---|
12, 9815 Giaveno Ct | Terrace IV | March 2015 | 2040 | July 2025 | Finaled |
13, 9816 Giaveno Cir | Terrace IV | May 2015 | 2040 | None through August 2026 | None |
14, 9820 Giaveno Cir | Terrace V | October 2014 on the county record | 2039 | March 2025 | Finaled |
15, 9826 Giaveno Cir | Terrace V | May 2016 | 2041 | None through August 2026 | None |
16, 9830 Giaveno Cir | Terrace VI | August 2016 | 2041 | June 2025 | Inspections commenced |
17, 9834 Giaveno Cir | Terrace VI | August 2017 | 2042 | March 2026 | Issued |
All four roof permits went to MooreCorp Roofing under association permits, $734,698 declared in total, every one after Hurricanes Helene and Milton.
Section 553.899 sets a 30-year first inspection and lets a county choose 25 years for buildings near salt water; Collier County adopted the 25-year option in Ordinance 2023-41 with a three-mile saltwater buffer. Giaveno is 3.19 to 3.30 miles from the Gulf beach but only 0.85 to 0.94 miles from Sand Hill Bay in the Rookery Bay estuary, so it is inside the buffer.
The county records 9820’s certificate of occupancy as October 13, 2014, although its elevation certificate is dated August 17, 2015 and its first Lennar closings came in August 2015. The October 2014 date matches its permit month. Until the county corrects it, 2039 is the deadline it will enforce.
The other 45 Giaveno permits since 2020 are unit-level: 24 air-conditioning replacements dated 2023 to 2026, 12 other mechanical permits, six interior alterations, one shutter permit and one water heater. There is no structural, concrete, balcony or flood-repair permit on any Giaveno building after Ian, Helene or Milton.
Collier County’s milestone registry and its Buildings by Year list carry every Giaveno building, and the monthly permit reports list each re-roof by permit number. The recorded notices of commencement for the roofs are on the Collier Clerk’s official records site.
You check flood zone and insurance for a Giaveno condo against FEMA panel 12021C0603J, effective February 8, 2024, where all six buildings sit in Zone AE with an 8.0 foot base flood elevation, then read your building’s county-filed elevation certificate, which puts every first floor at 7.74 to 7.94 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)
Building | Top of first floor | A/C pads | Against today’s 8.0 ft |
|---|---|---|---|
9815 Giaveno Ct | 7.84 ft | 7.59 ft | -0.16 ft |
9816 Giaveno Cir | 7.74 ft | 7.22 ft | -0.26 ft |
9820 Giaveno Cir | 7.84 ft | 7.27 ft | -0.16 ft |
9826 Giaveno Cir | 7.94 ft | 7.74 ft | -0.06 ft |
9830 Giaveno Cir | 7.94 ft | 7.79 ft | -0.06 ft |
9834 Giaveno Cir | 7.84 ft | 7.74 ft | -0.16 ft |
Each building cleared the 6.0 foot elevation in force at certification by 1.74 to 1.94 feet; the shortfall is the 2024 map revision.
Zone AE is a Special Flood Hazard Area. A federally backed mortgage requires flood coverage, either an adequate association building policy or a unit-owner policy. FEMA’s residential condominium building policy covers up to $250,000 per unit, $7.5 million for a 30-unit Giaveno building. The preliminary 2025 map leaves Giaveno at Zone AE, 8 feet.
Section 15.3 of the recorded Terrace VI declaration requires the association to insure the building at full replacement value, with flood and wind at the board’s election; Section 15.9 makes you insure floor, wall and ceiling coverings, fixtures, appliances, air conditioning, the water heater, built-in cabinets and contents, naming the association as additional insured. Which carriers the associations use and their wind deductibles are not public; ask for the declarations pages.
Section 627.714 requires every HO-6 policy to carry at least $2,000 of loss-assessment coverage, which pays your share when the association assesses owners after a covered loss. Quote more against the actual wind deductible. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums.
Every Giaveno A/C pad sits at 7.22 to 7.79 feet, below the county’s standard of one foot above the base flood elevation for new or replacement mechanical equipment. The air conditioning belongs to the unit under the declarations, so ask Collier County Floodplain Management whether a replacement must be raised before you budget for one.
No Giaveno building needed a flood-repair permit from 2020 to August 2026. The nearest surveyed Ian marks, 6.38 and 6.39 feet at Henderson Creek 2.14 miles away, were 1.3 to 1.6 feet below Giaveno’s first floors, but no mark was surveyed at Giaveno. Every building is in Hurricane Evacuation Zone A.
Property taxes after you buy at Giaveno start from Collier County’s assessed value, not the seller’s bill. The 2026 preliminary roll puts the median Giaveno tax figure at $4,185.60, from $1,613.23 on a homesteaded unit to $4,942.61, and the $2,288.83 Wentworth Estates CDD line rides on the same bill.
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 figures across the 180 units run from $1,613.23 to $4,942.61. Trevi’s median on the same roll is $3,460.10, roughly what the $80,000 gap in assessed value predicts. Preliminary figures change when the roll is certified.
If Giaveno becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Thirty-one of the 180 Giaveno units, 17.2 percent, are homesteaded today. The exemption does not apply to the CDD line.
The CDD’s $1,499.21 operations and $789.62 debt service assessments are collected on the ad valorem tax bill, which is why the MLS fee total leaves them out. Compare total bills, not millage, when you weigh Giaveno against a community without a district.
The Giaveno rules that decide fit are set by the recorded Terrace IV, V and VI declarations and the 2021 restated Master Declaration: two pets per unit and a 25-pound cap in Terrace IV, leases of at least 30 days and no more than four a year, one covered parking space, no grills, flooring and slab limits, and occupancy of one family per unit.
The Master Declaration allows up to three cats or dogs with no weight limit, but the condominium rule governs inside Giaveno: two cats or dogs per unit, each under 25 pounds in Terrace IV and with no condominium weight figure in Terrace V and VI. Pit bulls, pit bull mixes and other recognized aggressive breeds are banned regardless of size, and pets are prohibited on the golf course property.
Every lease must run at least 30 days; the Master Declaration allows no more than four leases in any rolling 12 months and charges $100 per adult applicant, and Terrace IV’s declaration adds four per calendar year. Leases must be for the whole unit on association forms, and a tenant who wants the amenities takes a social transfer priced from $400 for a month to $850 for a year.
Each unit conveys one assigned covered parking space and there are no garages. Only non-commercial vehicles may use exterior parking; clean non-working pickups and vans up to three-quarter ton and SUVs up to 19 feet used as daily transport are allowed, while boats, trailers, campers and commercial vehicles are not. Overnight street parking is prohibited community-wide except in marked spaces.
“Barbecue grills are prohibited on any portion of the Condominium,” under Section 18.3. Bicycles live inside the unit. Each unit conveys one assigned storage area outside the unit, and combustibles beyond ordinary household materials are prohibited there.
Section 18.14 discloses post-tensioned slabs and bars any penetration into them, which rules out anchored ceiling fans and recessed lights. Section 18.19 allows hard flooring above the ground floor only in foyers and bathrooms unless the board approves sound-deadening underlayment. Any alteration to the structure or common elements needs the board’s written consent and permits.
One family per unit and, except for visiting guests, no more than two people per bedroom. Giaveno is all ages: the declarations define family to include children and grandchildren and contain no 55-plus restriction. Timeshares are prohibited, and a home office is allowed only with no business visitors.
Giaveno and Alberi Acqua are the two golf-bundled Terrace condominium blocks in Treviso Bay, with the same three Lennar plans. Buy at Giaveno for newer buildings, four fresh roof permits, later milestone deadlines and the shortest walk to the clubhouse, at about $20,000 less; buy at Alberi Acqua for first floors at or above today’s flood elevation.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2025 to 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; recorded declarations and golf supplements; county-filed elevation certificates; Collier County permit files, milestone registry and site address points)
Question | Giaveno (Terrace IV to VI) | Alberi Acqua (Terrace I to III) |
|---|---|---|
Units and buildings | 180 in 6 | 180 in 6 |
Year built, county roll | 2015 to 2017 | 2012 to 2014 |
Golf by recorded document | Golf-bundled, OR 5047 PG 2219 and OR 5305 PG 2575 and PG 2581 | Golf-bundled, Golf Club declaration exhibit and supplements |
12-month median sale | $480,000, 13 sales | $500,000, 11 sales |
Median price per sq ft | $397.8 | $405.8 |
Median days on market | 54.5 | 68.0 |
Median sale-to-list | 95.2% | 96.0% |
2026 preliminary county median value | $417,640 | $417,640 |
2026 median MLS total recurring fees | $18,700 | $18,620 |
First floors against today’s 8.0 ft base flood elevation | 7.74 to 7.94 ft, below | 8.00 to 8.24 ft, at or above |
Building re-roof permits, 2020 to August 2026 | 4 of 6 | 0 of 6 |
First milestone inspections due | 2039 to 2042 | 2038 to 2039 |
Distance to the clubhouse address point | 0.24 to 0.41 mi | 0.40 to 0.65 mi |
Condominium pet cap | Two; under 25 lb each in Terrace IV | Two, under 25 lb each in Terrace II and III |
Club membership | Golf, mandatory by supplement | Golf, mandatory by supplement |
Choose Giaveno if you want the golf membership at the lowest entry price in Treviso Bay, the shortest walk to the TPC clubhouse, newer buildings with milestone deadlines a year or more later, and a building whose roof has already been replaced. Choose Alberi Acqua if flood margin matters more to you than age, since its surveyed first floors sit at or above today’s base flood elevation, and you accept older roofs and a slightly higher price.
The county values both blocks identically, and the market separates them by $20,000 on eleven and thirteen sales. A budget near $480,000 to $520,000 buys either; the decision is age, roof and clubhouse walk against flood margin.
Trevi at Treviso Bay is the same Lennar building without golf: its declarations say golf is not appurtenant, its twelve-month median was $407,500 on sixteen sales, and it carries no $5,350 golf line. If you will not play, Trevi costs less to buy and to own.
We find you the right Giaveno condo by matching your budget to a plan, a floor and a building, watching a neighborhood of about thirteen sales a year so you hear about a listing the day it appears, touring through the gate with the building’s roof and 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 an upper-floor C unit in Terrace VI or a second-floor B unit in Terrace IV, and what the difference in assessment means each year.
The right unit may list once a season. We keep your criteria on file and alert you when a Giaveno unit comes to market, and when an Alberi Acqua unit does, because most Giaveno buyers weigh both.
Some Giaveno owners prefer a quiet sale. We work the Naples condominium and golf-community 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 air conditioner’s age, any hard flooring above the ground floor, the assigned parking space and storage room, and the building’s roof, and walk to the Giaveno pool inside the loop.
Ask Marc at (239) 287-5873 to set up a saved search for Giaveno and Alberi Acqua, 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 Giaveno at partner level, with the same-plan sales in hand, the unit’s air conditioning and finishes priced from the inspection, the building’s roof and flood record 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 recent sales has to show why, with renovation, floor, building or roof. If it cannot, we write to the sales. The six listings on September 23, 2026 had a 170.5-day median on market, which is the market’s own evidence of how Giaveno treats a price above its sales.
The air conditioning, water heater, appliances and interior finishes are the owner’s under the declarations. An original 2015 to 2017 condenser near the end of its life is a fair credit, especially when a replacement may need to be raised.
In 9816 and 9826, where no re-roof permit shows, we ask the board for its plan and funding before you go firm, and we price any contemplated assessment. In every building we put the elevation certificate in front of your insurance agent in the first days of the inspection period.
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 reserve study, the budget and both estoppels.
Closing costs when you buy at Giaveno include, under the 2026 fee sheet, the $7,500 Master Association and $7,500 Golf Club capital contributions, 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.
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 | $7,500 |
Master resale application | $50 |
Rookery Bay Environmental Grant fee | $250 |
Post-closing set-up fee | $200 |
Subtotal | $15,500 |
Master estoppel, where the contract assigns it to you | $299, or $418 rushed |
A Trevi buyer, with no golf capital contribution, pays $7,500 less on the same lines. The $250 Rookery Bay fee funds resource management on the reserve lands next door.
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 Giaveno condominium 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.
Budget for your first year of HO-6 and any flood premium at closing, and for prorated condominium, master and golf 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, $3,360 at the $480,000 median, and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Giaveno 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 Giaveno 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 golf proof, 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 Giaveno at Treviso Bay runs through the TPC clubhouse a quarter mile away, the Giaveno pool inside the loop, preserve and Rookery Bay reserve land on three sides, 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)
The six buildings sit 0.24 to 0.41 miles from the county’s clubhouse address point, the closest Terrace block to the TPC clubhouse, and 1.46 to 1.62 miles from the Villa Rilassare spa, fitness and resort pool campus. The Master Association’s pool parcel at 9837 Giaveno Circle, with a 1,204 square foot pool, sits inside the loop.
Level | School | 2025-26 grade |
|---|---|---|
Elementary | Manatee Elementary School | A |
Middle | Manatee Middle School | A |
High | Lely High School | B |
All six 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.
A South Florida Water Management District conservation easement sits within 9 to 53 meters of every building, state land held for the Rookery Bay reserve 18 meters from 9826, and the golf course 85 meters from 9815. Nothing will be built between Giaveno and the reserve.
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. Garbage is collected Monday and Thursday and recycling Monday. The ZIP code is 34113, and every visitor is pre-authorized at the gatehouse.
You get a personalized Giaveno 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 sales, walk through the full fee stack and the golf membership, and set up alerts for Giaveno and Alberi Acqua.
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 golf membership and its costs, the flood and insurance picture, 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 Giaveno, 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 Giaveno specialist matters when you buy because the price turns on plan, floor and building rather than size, the golf membership lives in a recorded supplement rather than a listing remark, the true carrying cost includes a CDD line the MLS omits, and each building’s flood margin and roof status sit in 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. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Giaveno unit off the Treviso Bay median, budget from the MLS fee total without the CDD line, confuse a Giaveno B unit with a Trevi B unit that carries no golf, skip the reserve study 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 Giaveno at Treviso Bay, answered from the recorded condominium and golf documents, 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, Terrace IV, V and VI at Treviso Bay: 180 two-bedroom units in six four-story buildings on Giaveno Court and Giaveno Circle, Naples FL 34113, built 2015 to 2017.
The last twelve months of sales ran $450,000 to $600,000 at a $480,000 median. By plan since 2024, A units carried a $504,000 median, B units $520,000 and C end units $615,000.
Six were listed on September 23, 2026, asking $489,000 to $525,000, with none pending. Ask Marc at (239) 287-5873 for the current list and alerts.
A second-floor B unit has been the value entry; the C end unit carries the premium for its study and corner lanai. The best value is the unit priced to its plan’s recent sales in a building with its roof done.
The county measures the A plan at 1,194 square feet, the B plan at 1,232 and the C plan at 1,408. The declarations give air-conditioned space of 1,107 to 1,284 square feet, and MLS listings mix both systems.
No. Each unit conveys one assigned covered parking space and one assigned storage room as limited common elements that cannot be sold separately.
Golf membership is mandatory and attached to every Giaveno unit by recorded supplement: OR 5047 PG 2219 for Terrace IV and OR 5305 PG 2575 and PG 2581 for Terrace V and VI. It costs $5,350 a year and a $7,500 capital contribution at purchase.
No. The restated Golf Club declaration makes membership mandatory for every unit submitted to it. If you do not want golf, Trevi next door has the same plans without it.
Agents entered 2026 condominium assessments of $1,535 a quarter for Terrace IV, $1,283 for Terrace V and $1,295 for Terrace VI. Add $7,420 master, $5,350 golf, $750 dining minimum and the $2,288.83 CDD line.
About $20,190 to $21,200 a year in association, golf and district charges before tax and insurance, or $1,745 to $1,829 a month with the dining minimum.
Because the MLS total adds the condominium, master, golf and dining lines and stops. The $2,288.83 Wentworth Estates CDD line is collected on the tax bill and left out.
Under the 2026 fee sheet, $7,500 to the Master Association, $7,500 to the Golf Club, the $50 application, the $250 Rookery Bay fee and the $200 set-up fee, plus title, lender and insurance costs.
The Terrace IV and Terrace VI declarations contain no sale approval and no right of first refusal, and Terrace V follows the same template. 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.
All three Giaveno associations appear in the state’s public list of SIRS filings made in July 2025 and after. The lists show names only; read the study itself in the resale package.
In 2039 to 2042, building by building, under Collier County’s 25-year saltwater rule: 9820 in 2039, 9815 and 9816 in 2040, 9826 and 9830 in 2041 and 9834 in 2042.
9815, 9820, 9830 and 9834 carry 2025 or 2026 re-roof permits. 9816 and 9826 show none through August 2026; ask the board for its plan.
Yes. All six buildings are in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024, and every first floor sits at 7.74 to 7.94 feet.
With a federally backed mortgage, yes: flood coverage is required, either an adequate association building policy or a unit-owner policy. Many cash buyers carry it too.
An HO-6 policy on the interior finishes, fixtures, appliances, air conditioning, water heater, cabinets and contents, naming the association as additional insured, with at least $2,000 of loss-assessment coverage under Florida law.
Yes, for at least 30 days at a time, no more than four leases in any 12 months under the Master Declaration, and four per calendar year in Terrace IV. Nightly and weekly rentals are not allowed.
Two cats or dogs per unit, each under 25 pounds in Terrace IV and with no condominium weight figure in Terrace V and VI. Aggressive breeds are banned, and pets are prohibited on the golf course property.
No. Treviso Bay is all ages, and the Giaveno declarations define family to include children and grandchildren with no age restriction.
Above the ground floor, hard flooring is allowed only in foyers and bathrooms unless the board approves sound-deadening underlayment. Get the approval before the work.
Not if they need anchors in the slab. Section 18.14 discloses post-tensioned slabs and bars any penetration into their top or underside.
No. Barbecue grills are prohibited anywhere on the condominium under Section 18.3. The clubhouse and Villa Rilassare cover the dining.
Talk to your title agent and lender before you write: the Master Association application and the condominium’s leasing and occupancy rules apply to any owner, and lenders treat entity ownership differently.
The 2026 preliminary figures run from $1,613.23 on a homesteaded unit to $4,942.61, median $4,185.60, and your assessment resets after purchase. The 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 six 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.
Both are golf-bundled with the same plans. Giaveno closed at a $480,000 twelve-month median against $500,000, with newer buildings and four new roofs; Alberi Acqua’s first floors sit at or above today’s flood elevation.
Decide your plan and budget, price the full fee stack with the CDD line, and call Marc Comisar at (239) 287-5873 for the current listings, the same-plan sales and alerts for Giaveno and Alberi Acqua.
Every Giaveno 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 and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, Collier County Public Schools 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 Giaveno at Treviso Bay buyer always opens the official, current copy. The Terrace IV and V declarations and the three golf supplements are Collier County official records identified above by book and page. We host nothing ourselves.
Document | What it tells a Giaveno buyer | Official authority |
|---|---|---|
Declaration of Condominium for Terrace VI at Treviso Bay, OR 5292 PG 2404, with articles, bylaws and rules | Every rule on this page: plans, parking, storage, pets, leasing, insurance, flooring, grills | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, golf, capital contribution, estoppel and transfer charges | |
Frequently Asked Questions, 2025 | The 825-of-1,431 golf allocation and ownership rules | |
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 $789.62 district lines on your tax bill | |
Milestone Buildings by Year, January 2026 | Each building’s first milestone year | |
Elevation certificate, 9815 Giaveno Ct | First-floor elevation, building 12 | |
Elevation certificate, 9816 Giaveno Cir | First-floor elevation, building 13 | |
Elevation certificate, 9820 Giaveno Cir | First-floor elevation, building 14 | |
Elevation certificate, 9826 Giaveno Cir | First-floor elevation, building 15 | |
Elevation certificate, 9830 Giaveno Cir | First-floor elevation, building 16 | |
Elevation certificate, 9834 Giaveno Cir | First-floor elevation, building 17 | |
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 Giaveno at Treviso Bay sits inside the Naples golf-community market they work every week. The first conversation costs nothing, and with a fee stack and golf membership 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.