Bonita Springs, Florida
Buying a Matera at Vasari condo? We read the estoppel, board approval, CDD line, flood zone and recorded sales for your condominium and floor first. Call Marc at (239) 287-5873. McGreevy and Comisar, Domain Realty.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer’s guide to Matera at Vasari, a village of four condominiums and 128 two-bedroom, two-bath homes inside the gated Vasari Country Club in Bonita Springs, Florida. The Matera at Vasari community guide covers the history, the buildings and the governance. What follows is the buyer’s side: what a Matera condo costs to buy and to carry, which records you must hold before you sign, how the condominium board’s approval of a buyer works, what lenders look at, and the flood, insurance and closing arithmetic. Call Marc at (239) 287-5873, see how we represent buyers, or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for buying a home in Matera at Vasari because a four-condominium village in Bonita Springs is bought on its documents: before an offer we read the recorded declaration for the exact condominium, the CDD line, the flood layer at the building and the recorded sales for the same floor and plan.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, newest recorded sale September 25, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026.
If you are searching for the best realtor for Matera at Vasari and you are ready to buy a home in Matera at Vasari, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and both of us have been Top 1% Real Estate Agents Nationally Since 2008. Buyers comparing agents can read our look at the best real estate agents in Bonita Springs and then ask each one to show the record on a specific Matera condo: the recorded sales for that condominium, floor and plan, the CDD line, and the flood zone at the building.
Honors and recognition:
Recent Matera at Vasari market (last 12 months): In the 12 months to September 25, 2026, Lee County recorded 10 Matera at Vasari sales, all resales, at a median of $332,500 (n = 10, even, the mean of the middle pair $330,000 and $335,000), a range of $190,000 to $400,000 and $224.95 per square foot of county heated area. We pulled every recorded sale in Matera at Vasari for the 12 months to September 25, 2026, and matched each of the 10 closings to its condominium, street, floor and plan before writing this page. The Southwest Florida MLS Matrix, Development VASARI (pull of October 21, 2026), is a separate record from the county deeds: 7 Matera condos closed through the MLS in the 12 months at a $330,000 median, and 4 were active on October 21, 2026, at list prices from $272,000 to $348,500. Because 12 months is thin, Matera’s days on market and sold-to-list ratio come from the 24-month row: 10 closings, a median of 128 days on market and a median sold-to-list ratio of 92.9 percent.
Selling a home to buy in Matera at Vasari? Read how we sell Matera at Vasari condos, start with a free Matera at Vasari home valuation, or call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 for a buyer consultation built on the record. Buying elsewhere in the club? Our Vasari Country Club buyer guide covers all six condominium sections and the single-family homes.
In Matera the expensive mistakes are rarely cosmetic. They are writing an offer before the estoppel and resale package are in hand, assuming the dues from a number someone repeated, forgetting that the CDD bill arrives on the county tax bill, comparing a ground-floor home with an upper-floor home as if the floor never mattered, or submitting a buyer application to the wrong condominium board. With 128 homes under five associations, Matera also rewards a buyer who knows that a $190,000 sale and a $400,000 sale can sit within the same year and the same plan. Our job is to price those differences into the offer while you can still act on them.
Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse’s direct line is (239) 898-6072 and Marc’s is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from the Vasari gate.
These ten points shape every offer we write in Matera at Vasari, the 128-home condominium village in Bonita Springs. Each comes from a recorded declaration, a public budget, a federal map or a county sale record, and each is sourced in the section that explains it.
Data updated: October 2026. Sources: Lee County recorded sales through September 25, 2026; the association’s 2026 fee schedule, read October 28, 2026; Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; FEMA National Flood Hazard Layer queried October 12, 2026; recorded Matera declarations.
This Matera at Vasari buyer guide for Bonita Springs runs from the buying sequence and the market, through the cost of owning, the documents and the board approval, to the Trieste comparison, building checks, financing, closing costs, flood and insurance, and negotiation. Use the list to jump to the question you need first, and call Marc at (239) 287-5873 if you would rather talk it through.
You buy a condo in Matera at Vasari, Bonita Springs, in a short sequence: set the monthly number, choose the condominium and floor, sign a written buyer agreement, write the offer subject to the estoppel, resale package and board approval, inspect, finance, and close at a Lee County title company. Each step has a deadline, and the documents set the price.
Data updated: October 2026. Source: Florida Realtors and The Florida Bar AS IS contract (ASIS-7); recorded Matera declarations, Section 14; Lee County recorded sales, our analysis, through September 25, 2026; the association’s 2026 fee schedule, read October 28, 2026.
We start with the full monthly cost you are comfortable with: the mortgage at today’s rate, the county tax bill at your purchase price, the CDD assessment, the master association dues, the village share, the condominium association dues, and your homeowner’s (HO-6) and any flood insurance. In Matera the association dues are in the association’s 2026 fee schedule and quarterly fee sheet, and the estoppel confirms them for your address, so we price the home only after the estoppel is in hand and we tell you which number is still open. The worked carrying-cost tables below show the tax and CDD layers so you can see what the dues add.
Matera is four separate condominiums on two streets: Matera I and II on Matera Lane, Matera III and IV on Altessa Way. Each has its own declaration, its own association and its own board that approves buyers. Matera I, II and IV share a 1,467 square foot plan, Matera III has 1,597 and 1,621 square foot plans, and half the homes are ground floor and half upper floor. The product decision comes before the price decision, because the condominium sets which board you apply to and the recorded sales you compare against.
Since the August 2024 National Association of Realtors practice changes, a buyer who tours a home with a participating agent signs a written agreement first, and compensation is negotiated and stated in it. We cover the terms in the compensation section below and give you the Florida Realtors form to read before you sign anything.
On the Florida AS IS contract the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). For Matera we add a rider that makes the purchase subject to your review of the estoppel certificate, the resale package, the governing documents and the CDD line, with a termination right if they differ from what you were told. Each Matera declaration also requires the board’s written approval of the buyer, with the seller giving notice at least 20 days before closing, so the application goes in as soon as the contract is signed.
Inspection, insurance quotes, the lender’s flood determination and the lender’s condominium project review run inside the contract’s review periods. We calendar every deadline in writing on day one. Closing happens at a title company, and the closing-cost section below shows the Florida taxes and fees that apply.
The Matera at Vasari market in Bonita Springs recorded 10 sales in the 12 months to September 25, 2026, at a $332,500 median, from $190,000 to $400,000, or $224.95 per square foot of county heated area, in Lee County records. Over 60 months, 33 sales closed at a $400,000 median, $260.80 per square foot.
Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026)
These figures are Lee County’s DOR-qualified recorded sales, the deed price the county records, matched to the 128 Matera parcels on the roll. They are not MLS figures. Medians use the mean of the middle pair when the count is even, and square-foot figures use the county’s heated area, which can differ from the living area in a listing.
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 10 | $332,500 (mean of $330,000 and $335,000) | $190,000 | $400,000 |
| 24 months | 15 | $345,000 | $190,000 | $400,000 |
| 36 months | 18 | $342,500 | $190,000 | $416,500 |
| 60 months | 33 | $400,000 | $190,000 | $594,300 |
The 12-month window is the first with ten or more sales, so it carries the headline. The 60-month window reaches back to September 2021 and carries the 2022 run, which is why its median is $67,500 higher than the 12-month median. For a buyer the lesson is plain: price an offer from the last 12 months, not from the peak.
Ten sales in a year is a small market, so we read it sale by sale. Here is each one by month, street, floor, plan and price only.
| Month | Street | Floor | Condominium | County heated sq ft | Recorded price |
|---|---|---|---|---|---|
| November 2025 | Matera Lane | Ground | Matera I | 1,467 | $389,000 |
| January 2026 | Altessa Way | Upper | Matera IV | 1,467 | $400,000 |
| March 2026 | Altessa Way | Upper | Matera IV | 1,467 | $325,000 |
| April 2026 | Altessa Way | Upper | Matera IV | 1,467 | $345,000 |
| April 2026 | Altessa Way | Ground | Matera III | 1,597 | $312,000 |
| May 2026 | Matera Lane | Upper | Matera II | 1,467 | $352,000 |
| May 2026 | Altessa Way | Ground | Matera III | 1,597 | $310,000 |
| May 2026 | Altessa Way | Upper | Matera III | 1,597 | $330,000 |
| July 2026 | Matera Lane | Ground | Matera I | 1,467 | $190,000 |
| August 2026 | Altessa Way | Upper | Matera IV | 1,467 | $335,000 |
Eight of the ten fell between $300,000 and $400,000. The $190,000 sale in July 2026, a ground-floor Matera Lane home, was the lowest recorded sale in all of Vasari Country Club for the 12 months. A sale that far below its neighbors usually reflects condition, terms or circumstances the deed does not show, so a buyer reads it as one data point and asks what the discount bought, not as a price level.
| Price band | 12 months | 60 months |
|---|---|---|
| Under $200,000 | 1 | 1 |
| $200,000 to $300,000 | 0 | 1 |
| $300,000 to $400,000 | 8 | 14 |
| $400,000 to $500,000 | 1 | 9 |
| $500,000 to $750,000 | 0 | 8 |
A buyer shopping Matera today is shopping the $300,000 to $400,000 band. Over 60 months, 17 of the 33 sales landed in the $400,000-and-up bands, and in the last 12 months only one sale closed at $400,000 or more.
| Calendar year | Recorded sales | Median |
|---|---|---|
| 2019 | 9 | under 10, no median ($137,000 to $225,000) |
| 2020 | 10 | $178,700 |
| 2021 | 19 | $250,000 |
| 2022 | 10 | $532,050 |
| 2023 | 6 | under 10, no median ($280,000 to $532,500) |
| 2024 | 2 | two sales, $340,000 and $416,500 |
| 2025 | 6 | under 10, no median ($335,000 to $400,000) |
| 2026, to September 25 | 9 | under 10, no median ($190,000 to $400,000) |
The 12-month median of $332,500 (10 sales to September 25, 2026) sits about 38 percent below the 2022 median of $532,050 and still nearly double the 2020 median of $178,700. Years with fewer than ten sales show their count and range, not a median; the 2024 count of two sales is the thinnest year on the record. Turnover has recovered: nine recorded sales in 2026 through September 25 against six in all of 2025.
The county’s recorded sales give the price and date of every deed. The Southwest Florida MLS adds days on market, list price, sale-to-list ratio, concessions and active inventory. From the Southwest Florida MLS Matrix, Development VASARI (pull of October 21, 2026): days on market, 24 months, a median of 128 days across 10 closings; sold-to-list ratio, 24 months, a median of 92.9 percent across the same closings; MLS closings in the 12 months, 7 at a $330,000 median; active Matera listings on October 21, 2026, 4, at list prices from $272,000 to $348,500. We use a 24-month window for days on market and sold-to-list because 12 months is thin, and a median hides a wide range from one home to the next. These MLS figures are never blended with the county deed figures above. To see the homes on the market today, use Domain Realty Group’s Matera at Vasari page, where our team lists homes for sale in the community.
Owning a Matera at Vasari condo in Bonita Springs means paying the master association’s club and community dues, a share of the Matera village budget, the condominium association’s dues, the Vasari CDD’s $1,969.38 fiscal 2026 Matera assessment and county property tax. The CDD line, the millage and the association dues are in public or association documents, and the estoppel confirms each for an address.
Data updated: October 2026 (Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets, documents page checked October 30, 2026; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the association’s 2026 fee schedule and quarterly fee sheet, read October 28, 2026; recorded declarations read October 12, 2026)
| Line | Fiscal 2026 amount | Who sets it | Paid how |
|---|---|---|---|
| Master association (club and community) | $13,601.02 per home in 2026 ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025 | Master board | Billed by the master association |
| Matera village share | $1,625 a quarter for Matera I and $1,575 for each of Matera II, III and IV, per the associations’ 2026 quarterly fee sheet | Village board, split by unit count | Through the condominium’s common expenses, billed quarterly in advance |
| Condominium association | One thirty-second of the condominium’s common expenses per home; whether the quarterly dues include building insurance, water, sewer or reserves is not verified | The condominium’s board | As the bylaws set |
| Vasari CDD, Matera (“Condo IIâ€) | $1,969.38 (operations $1,100.00, debt $869.38) | CDD board | November county tax bill |
| County, city, school and district taxes | 12.7942 mills (2026) | Taxing authorities | November county tax bill |
| Capital contribution (Resale Transfer Fee) | $12,000 for a buyer new to Vasari, $6,000 for an existing member, per the association’s 2026 fee schedule; the 2024 declaration lets the board set a Resale Transfer Fee, which reads as that contribution (our inference) | Master board | At closing, paid by the buyer |
| Rental processing fee | $532.50, per the association’s 2026 fee schedule | Master board | When a home is rented |
The Master Association’s dues are in the association’s 2026 fee schedule, a document held on a third-party site and not on the club’s public site: $13,601.02 per home in 2026 ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025. The village and condominium quarterly dues are in the associations’ 2026 quarterly fee sheet. What condominium dues include, such as building insurance, water, sewer or reserves, differs by association and is not verified. The association’s budget page nets a $258 surplus credit against the assessment to $13,343, and which figure is billed is settled only by the estoppel or a Master Association statement. The developer’s 2004 guarantee of $770.00 a quarter for condominium common expenses is history, not a current fee. As fixed-carry arithmetic, and not a bill, the Master Association’s $13,601.02 plus four quarterly payments plus the CDD line is $22,070.40 a year for Matera I ($1,839.20 a month) and $21,870.40 a year for Matera II, III and IV ($1,822.53 a month) on the fiscal 2026 CDD line, or $21,720.03 and $21,520.03 on the fiscal 2027 proposed CDD line; it excludes tax, insurance, utilities, food and beverage, cart fees and any assessment balance.
| Purchase price | Tax at 12.7942 mills (2026), before exemptions | CDD fiscal 2026 | Subtotal a year | Per month |
|---|---|---|---|---|
| $190,000 (the low 12-month sale) | $2,430.90 | $1,969.38 | $4,400.28 | $366.69 |
| $332,500 (12-month median) | $4,254.07 | $1,969.38 | $6,223.45 | $518.62 |
| $400,000 (the 12-month high) | $5,117.68 | $1,969.38 | $7,087.06 | $590.59 |
This is arithmetic on the sale price as an illustration, before any exemption. A new owner’s tax bill follows the county’s assessed and taxable value, not the price paid, so treat the figures as illustrations. The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026 to Lee County tax district 017, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025. The 2026 components add up to 12.7942 mills: Lee County 3.7623, school local 2.2480, school state 3.0230, the City of Bonita Springs 0.8411 (its rolled-back rate, adopted on September 23, 2026, Resolution 26-027), library 0.4218, South Florida Water Management District 0.0948, 0.0327 and 0.1026, Bonita Springs Fire 1.9999, hyacinth control 0.0190, mosquito control 0.2096 and inland navigation 0.0394. The subtotal leaves out the master, village and condominium dues, the Resale Transfer Fee, your insurance and your mortgage payment.
| Purchase price | Tax at 12.7942 mills (2026) | CDD fiscal 2027 proposed | Subtotal a year | Per month |
|---|---|---|---|---|
| $190,000 | $2,430.90 | $1,619.01 | $4,049.91 | $337.49 |
| $332,500 | $4,254.07 | $1,619.01 | $5,873.08 | $489.42 |
| $400,000 | $5,117.68 | $1,619.01 | $6,736.69 | $561.39 |
The June 15, 2026 proposed budget lowers the Matera CDD line by $350.37 a year, all of it from the debt line, which falls from $869.38 to $519.01. The district’s documents page lists only the proposed fiscal 2027 budget, and the adopted budget was not posted when we checked on October 30, 2026, so the proposed figure is a proposal. The November 2026 bill carries the 2026 millage with the district’s fiscal 2027 assessment, so this second table is the one closest to that bill.
The Lee County Property Appraiser’s parcel layer, read October 12, 2026, carries a just value for each Matera home from $271,729 to $329,097, with a median of $282,780, about $50,000 below the 12-month sales median. Just value is the appraiser’s mass-appraisal estimate for the tax roll, not a sale price. The county reassesses for the new owner, and the homestead section below explains how an exemption and the Save Our Homes cap work after you buy.
Matera at Vasari is a 128-home condominium village inside Vasari Country Club, and its ten recorded sales in the last 12 months ran from $190,000 to $400,000. Call Marc at (239) 287-5873 for a Matera buyer consultation built on the record, or see how we represent buyers across Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and if you are selling a home to buy here, Jesse is on (239) 898-6072 or you can start with a free Matera at Vasari home valuation.
The Vasari Community Development District bills each Matera at Vasari home in Bonita Springs $1,969.38 for fiscal 2026, made up of $1,100.00 for operations and maintenance and $869.38 toward bond debt, on the November county tax bill. The proposed fiscal 2027 total is $1,619.01, and the bonds mature May 1, 2027.
Data updated: October 2026. Source: Vasari CDD fiscal 2026 final adopted budget and fiscal 2027 proposed budget (June 15, 2026 update), read October 10, 2026.
The Vasari CDD is a Chapter 190 special district, not an association. It owns and maintains the stormwater system of 25 lakes, the preserves, the perimeter wall and buffer landscaping, and the irrigation pump house and mains; it does not own the golf course or clubhouse (Vasari CDD). Its five supervisors meet the second Tuesday of the month at 9:00 a.m. at the clubhouse. A Matera buyer pays the CDD line in addition to the county taxes, and it appears on the same bill.
| Item | Fiscal 2026 adopted | Fiscal 2027 proposed |
|---|---|---|
| Operations and maintenance | $1,100.00 | $1,100.00 |
| Debt service | $869.38 | $519.01 |
| Total per Matera home | $1,969.38 | $1,619.01 |
| Per month | $164.12 | $134.92 |
Operations and maintenance is the same for all 766 Vasari homes. The debt line differs by bond class, and Matera sits in the class the budget labels “Condo II†and spells “Materraâ€. That is why a Matera home pays $260.04 more a year than a Trieste home in fiscal 2026 ($1,969.38 against $1,709.34), a gap that narrows to $155.24 in the fiscal 2027 proposal ($1,619.01 against $1,463.77).
The district’s Series 2012 refunding bonds have a final maturity of May 1, 2027. Assuming no new borrowing, no CDD debt line is scheduled after the fiscal 2027 bill, which would leave the operating line. If the board kept operations at $1,100.00, that is $91.67 a month. The board sets the operating line each year, and the adopted fiscal 2027 budget was not posted when we checked on October 10, 2026, so that is arithmetic on an assumption, not a promise.
Ask the estoppel and the seller’s tax bill to confirm the CDD class for the home you are buying, and ask the title agent to prorate the CDD assessment to the closing date. Florida’s section 190.048 requires a district notice in contracts for the initial sale of a home in a CDD (Section 190.048, Florida Statutes); a Matera purchase is a resale, so the buyer’s protection is reading the district’s budget, which is why we put it in the contract rider. The Lee County Tax Collector allows a discount of up to 4 percent for early payment of the November bill (Lee County Tax Collector).
A buyer in Matera at Vasari, Bonita Springs, chooses among four condominiums on two streets, three plans and two floors. Matera I, II and IV share a 1,467 square foot plan, Matera III has 1,597 and 1,621 square foot plans, and 64 homes are ground floor and 64 upper floor. The recorded sales show small gaps between them.
Data updated: October 2026. Source: Lee County recorded sales and Property Appraiser roll, our analysis (September 25, 2026); Lee County building footprint layer, read October 12, 2026.
| Condominium | Street | Homes | County heated sq ft | 12-month sales | 12-month range | 60-month sales | 60-month median |
|---|---|---|---|---|---|---|---|
| Matera I | Matera Lane | 32 | 1,467 | 2 | $190,000 and $389,000 | 6 | under 10, no median ($190,000 to $440,000) |
| Matera II | Matera Lane | 32 | 1,467 | 1 | $352,000 | 6 | under 10, no median ($280,000 to $465,000) |
| Matera III | Altessa Way | 32 | 1,597 or 1,621 (16 each) | 3 | $310,000 to $330,000 | 14 | $395,000 |
| Matera IV | Altessa Way | 32 | 1,467 | 4 | $325,000 to $400,000 | 7 | under 10, no median ($325,000 to $565,000) |
Over 60 months the four condominiums trade in overlapping ranges (Matera III at a $395,000 median on 14 sales; the other three under ten sales each, so ranges only), so the condominium matters less to price than to paperwork: it decides which declaration, which association and which board you deal with. Matera IV was the busiest in the last 12 months with four sales, all upper floor, all 1,467 square feet, at $325,000, $335,000, $345,000 and $400,000.
Matera’s floor split runs against the usual assumption. Over 60 months, 16 ground-floor homes sold at a $405,000 median ($272.32 per square foot) and 17 upper-floor homes at a $390,000 median. The ground floor carried the three highest prices of the 2022 run, $594,300, $565,000 and $560,000, four of the six 2022 sales above $520,000, and also the lowest recent sale. In the last 12 months the four ground-floor sales were $389,000, $312,000, $310,000 and $190,000, and the six upper-floor sales were $400,000, $352,000, $345,000, $335,000, $330,000 and $325,000. Both 12-month samples are under ten, so they are listed rather than reduced to a median. Over 36 months, the first window with ten or more upper-floor sales, 11 upper-floor homes sold at a $352,000 median, or $235.17 per square foot.
For a buyer the floor is a physical choice more than a price signal. The declarations require upper-floor owners to keep carpet over padding except in kitchens, baths and laundry rooms, and hard flooring needs a sound-absorbent underlayment and the board’s prior written approval, so the flooring you find in an upper-floor home may or may not be approved. A buyer touring an upper-floor home with tile asks for that approval; a buyer touring a ground-floor home asks about the lanai and the view instead.
Matera III, built in 2005, has the two largest plans, 1,597 and 1,621 square feet, about 130 to 150 square feet more than the 1,467 plan. In the 2022 run it produced the highest Matera price on record, $594,300, and a $560,000 sale, both ground-floor homes. In 2026 its three sales ran from $310,000 to $330,000, while 1,467 square foot Matera IV homes closed at $325,000 to $400,000. The larger plans have not carried a consistent premium in the recent record, so a buyer compares price per county square foot and not the sticker price alone. The county heated area is the comparison number, and a listing’s living area can differ.
Matera I and II, 64 homes in eight buildings, sit on Matera Lane. Matera III and IV, the other 64 homes in eight buildings, sit on Altessa Way. In the last 12 months seven of the ten sales were on Altessa Way and three on Matera Lane. Altessa Way is also the address of the Altessa condominiums, most of Cassia and the Unit Six single-family homes, so a buyer who searches “Altessa Way†sees four different sections. Confirm the recorded condominium name before comparing prices: Matera’s 12-month median of $332,500 is less than half the $749,000 median that Altessa’s garage-parked condominiums reached over 36 months.
“Matera, a Condominium†on Lazio Way in Fort Myers is a separate 102-unit condominium on the Florida register with its own association, and it is not part of this page. Inside Vasari, Matera is also not Trieste, the other carport section, and not Toscana, the six-unit garage buildings. Search results blur these names, which is one reason we match every candidate to its recorded condominium before we send it to you.
A Matera at Vasari buyer in Bonita Springs should hold the estoppel certificate, the resale package, the declaration for the specific condominium, the village covenants, the current budgets, the insurance documents and the CDD line before the inspection period ends. Florida law entitles a condominium buyer to many of these, and the contract should make the purchase subject to reviewing them.
Data updated: October 2026. Source: Fla. Stat. 718.116, 718.503 and 718.111 (2026 statutes); Florida DBPR estoppel fee schedule; recorded Matera declarations; Amended and Restated Declaration, Instrument 2024000237003; the association’s 2026 fee schedule, read October 28, 2026.
An estoppel certificate states what an owner owes the association on the date it is issued. For a condominium, section 718.116 governs it. The certificate is due within 10 business days of a written request. The statute sets a base fee of $250 when nothing is owed, plus $100 if expedited and $150 if delinquent, adjusted for inflation every five years; the Department of Business and Professional Regulation currently publishes not more than $299, plus $119 if expedited within three business days and an additional fee not to exceed $179 if delinquent, with the next update by July 1, 2027 (DBPR estoppel certificate fee schedule; Stewart Title bulletin FL2022001). An association’s actual fee may be lower. In Matera you can expect more than one estoppel: one from the condominium association and one from the master association, and the master estoppel is where the club-level dues and any balance from an earlier assessment appear. The club’s Questions and Answers says some owners paid an earlier assessment in full while others may carry a balance, which the estoppel shows (Vasari Country Club Q&A, club marketing). The amount, date and purpose of that assessment are not public.
Ask for the declaration and amendments for the condominium, the articles and bylaws, the rules, the current budget and year-end financial statement, the reserve schedule, recent meeting minutes, the master insurance documents and any inspection or reserve study report the association holds. For Matera, add the village covenants (OR 4445/3734) and the village budget, because the village share is passed through each condominium’s common expenses. Florida law requires an association managing a condominium of 25 or more units to post listed official records online within 30 days; each Matera condominium has 32 units, so that duty applies to each (Section 718.111). We found no public Matera association website in our search, so the manager is asked for the owner-portal location and the current documents.
For a condominium resale, section 718.503 entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, and the association’s most recent structural integrity reserve study or a statement that none has been completed. The resale contract must either acknowledge delivery more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or make the contract voidable by the buyer within 7 such days after receipt. We ask the seller for the full set and let the title agent confirm the statute governs the unit.
Under each declaration a buyer is jointly and severally liable with the seller for unpaid assessments (Section 10.4). That is the plain reason the estoppel matters: an unpaid balance can follow the home, and the title search will pick up any recorded association lien, which must be paid at closing.
The master declaration levies a Resale Transfer Fee on the buyer at closing, in an amount the master board sets from time to time (Amended and Restated Declaration, recorded August 23, 2024); the association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that contribution (our inference). The club states no separate initiation fee, so both statements stand together: no initiation fee, and a board-set transfer fee the buyer pays. We confirm that fee against the estoppel.
When the estoppel arrives, send it to Marc at (239) 287-5873. We read the dues, the balance and the transfer fee against your monthly number, and we negotiate who pays what inside the contract’s review period, not after it.
Each of the four Matera at Vasari declarations in Bonita Springs requires the condominium board’s prior written approval of every sale. The seller gives written notice at least 20 days before closing, the board may interview the buyer, and it must decide within 20 days of a complete application or 60 days of the notice; silence counts as approval.
Data updated: October 2026. Source: Matera declarations Sections 14.1 to 14.3 (OR 4445/3769, 4445/3847, 4808/1544, Instrument 2005000157358); Section 718.112(2)(k), Florida Statutes, read October 12, 2026.
“No Unit Owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors†(Matera III Declaration Sec. 14.2). The text is the same in all four declarations. Approval is issued as a recordable Certificate of Approval. If a majority of the whole board disapproves, the association must furnish an approved buyer at the same price and terms within 30 days, or the sale is deemed approved.
The application fee in the 2004 declaration text is the legal maximum then in force, $100 per applicant. The current statute, section 718.112(2)(k), allows not more than $150 per applicant, adjusted for inflation by DBPR every five years, with a married couple counted as one applicant (Section 718.112). The actual fee is on the association’s application.
| Day | What happens |
|---|---|
| Day 0 | Contract effective; deposit due within 3 days; board application begins |
| Day 10 | Latest day to give notice for a Day 30 closing (notice is due at least 20 days before closing) |
| Day 15 | Default inspection period ends |
| Day 10 to 15 | A complete application delivered by now puts the end of the board’s 20-day decision window at Day 30 to 35 |
| Day 30 | Default loan approval period ends; earliest closing consistent with a Day 10 notice |
This is the arithmetic of the declaration and the AS IS defaults, not a promise about any board. The 20 days run from a complete application, so an incomplete package restarts the clock in practice, which is why we assemble the buyer’s package the day the contract is signed and ask the manager for the form before the offer.
A Matera home may be owned by one person, by co-owners, or by a trust or company, but co-owners other than spouses and any trust or company must name one approved person as the primary occupant, and that designation may change only once in 12 months except on death or incapacity (Section 14.1). A buyer planning to hold title in a trust or an LLC raises this before the offer, because it limits who may live in the home.
Board approval of the sale is separate from approval of any lease, alteration or flooring change you make later, and it is separate from the club’s own membership, which begins automatically on taking title. A buyer who plans to rent the home goes through the leasing approval described below.
A Matera at Vasari buyer in Bonita Springs takes on automatic Class A membership in Vasari Country Club Master Association, Inc., which comes with the home. The club’s Questions and Answers states there is no separate initiation fee and no food and beverage minimum, and that dues cover the golf course, courts, fitness center and gatehouse.
Data updated: October 2026. Source: Matera declarations Section 4.6; Vasari Country Club Questions and Answers, golf and lifestyle pages (club marketing, read October 10, 2026); the association’s 2026 fee schedule, read October 28, 2026.
Each Matera declaration says that by taking title an owner “automatically becomes a Class ‘A’ member of the Club.†The club’s Questions and Answers says “since Vasari is a bundled community, your club membership and amenities are included with your ownership,†with no separate initiation fee and no food and beverage minimum (Vasari Country Club Q&A, club marketing). The master declaration defines the Club Facilities as the golf course, practice area, racquet courts, pool, exercise, restaurant and social facilities. Membership passes with title: the buyer becomes a member and the seller stops being one, and the bundled model carries no equity refund to collect.
The club says food and beverage, events, golf cart fees when applicable, lessons, clinics, personal services, certain guest fees and optional upgrades are billed on use. The club lists the 18-hole golf course, driving range, tennis, pickleball, bocce and clubhouse among what dues cover, along with the 24-hour manned gatehouse and cable and internet service. The master dues are $13,601.02 a year in the association’s 2026 fee schedule, and the estoppel confirms them.
The course is 18 holes, par 72, credited in golf directories to Gordon G. Lewis (2002) with a 2010 update. The club books tee times through the Chelsea point system, a rolling six-day point count, with requests up to 30 days ahead. Guest golf is limited to noon or later from January through March and is not allowed on Fridays from January through April (Vasari Country Club golf page, club marketing). A buyer who expects to host golfing guests in season reads those limits first.
The club lists tennis, pickleball, bocce, a fitness center with cardio, weights and personal training, a pool area and a social calendar of holiday parties, themed nights, wine dinners, leagues and tournaments (Vasari Country Club lifestyle page, club marketing). The club announced a $6.1 million Renaissance Project in 2019 and 2020 covering a Grill and Bar expansion, a lower-level Piazza and a new golf shop building (Club + Resort Business, press).
There is no marina, dock or boat storage in the club or district records, and boats may be kept in Matera only inside an enclosed garage, which Matera homes do not have. A buyer with a boat, a trailer or a golf cart keeps it elsewhere.
Matera at Vasari and Trieste at Vasari are Vasari Country Club’s two carport-parked condominium sections in Bonita Springs, close in price per square foot. Matera offers newer 2004 to 2006 buildings of eight and Matera III’s larger plans; Trieste offers more plan sizes, buildings of eight and twelve, and the lowest Vasari CDD line.
Data updated: October 2026. Source: Lee County recorded sales and roll, our analysis to September 25, 2026; Vasari CDD budgets; FEMA NFHL; Lee County building layer; recorded declarations.
| Factor | Matera at Vasari | Trieste at Vasari |
|---|---|---|
| Homes | 128 | 108 |
| Buildings | 16 two-story buildings of 8 | 10 two-story buildings of 8 and 12 |
| Built | 2004 to 2006 | 2002 to 2007 |
| Plans (county heated sq ft) | 1,467 (96 homes); 1,597 and 1,621 (Matera III) | 1,412, 1,450, 1,461, 1,551, 1,603, 1,651, 1,660 |
| Bedrooms on the roll | 2 in every home | 2 in every home |
| Parking | One assigned carport space | Carport |
| Streets | Matera Lane and Altessa Way | Corsia Trieste Way |
| Associations | Village association plus four condominium associations | Village association plus three condominium associations |
| CDD fiscal 2026 / fiscal 2027 proposed | $1,969.38 / $1,619.01 | $1,709.34 / $1,463.77 |
| 12-month recorded sales | 10, median $332,500 | 6 (under 10, no median) |
| 24-month recorded sales | 15, median $345,000 | 10, median $350,000 |
| 60-month recorded sales | 33, median $400,000, $260.80 per sq ft | 33, median $425,000, $263.48 per sq ft |
| FEMA zone at sampled buildings | Shaded Zone X, panel 0659G | Shaded Zone X, panel 0659G |
| Evacuation zone | B | B |
The CDD line is the cleanest difference: Matera pays $260.04 more a year than Trieste in fiscal 2026 and $155.24 more in the fiscal 2027 proposal, because the two sections carry different bond classes (“Condo II†and “Condo Iâ€). After the bonds mature in 2027, assuming no new borrowing, both would carry only the operations line, which is $1,100.00 for every Vasari home in fiscal 2026 and in the fiscal 2027 proposal. The second difference is turnover: Matera recorded 10 sales in the last 12 months to Trieste’s 6, which gives a Matera buyer more recent comparable sales to negotiate from. The third is plan choice: Matera is mostly one plan, so Matera homes compare to each other cleanly, while Trieste spreads across seven plans from 1,412 to 1,660 square feet.
Matera fits a buyer whose priorities are a lower entry price in a bundled club, a single well-traded plan with many recent comparable sales, and buildings of eight homes. Trieste at Vasari fits a buyer whose priorities are the lowest CDD line in Vasari, a wider choice of plan sizes, and a different side of the community. Both are carport sections with the same club and the same Zone X result. A buyer whose priorities are a garage and a third bedroom looks past both to Toscana at Vasari, whose 24-month median of $500,000 sits $155,000 above Matera’s $345,000; the trade is more house for more money. We describe the homes, and you decide which priorities rank first.
On the county record, every Matera at Vasari building in Bonita Springs is recorded at two stories, below the three-habitable-story threshold of Florida’s milestone inspection and structural integrity reserve study laws, so neither trigger is met on this record. This is the record, not a legal opinion, and reserve, records and budget rules for every Florida condominium still apply.
Data updated: October 2026. Source: Section 553.899 and Section 718.112, Florida Statutes (2026); Lee County GIS building footprints, read October 12, 2026; Florida DBPR condominium register, downloaded October 12, 2026.
Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height†by December 31 of the year it reaches 30 years from its certificate of occupancy (Section 553.899). Section 718.112(2)(g) requires a structural integrity reserve study for “each building on the condominium property that is three habitable stories or higher in height†(Section 718.112). The Lee County building layer records all 16 Matera buildings at two stories.
The appraiser’s story field is not the Florida Building Code’s count of habitable stories, which is the legal test, and no certificate of occupancy was read for any Matera building. The Florida Division of Condominiums register lists all four Matera projects as approved, with the secondary status “Recordedâ€, meaning the annual state fee is shown as paid (DBPR condominium register). Whether an association has completed any inspection or study is in that association’s own records.
Every Florida condominium budget must include reserves for roof replacement, building painting and pavement resurfacing, though a unit-owner-controlled association may vote to reduce or waive them. Whether each Matera association funds or waives reserves is in its budget and minutes, which are member records. That matters here because the association maintains the roofs, exterior walls and carports, so a thin reserve is a future special assessment risk a buyer prices in.
| The condominium association maintains | The owner maintains |
|---|---|
| Roofs | Windows, glass and screens |
| All exterior building walls, including painting, waterproofing and caulking | The entry door and its interior surface, and other doors |
| Carports and parking spaces | All air conditioning and heating equipment serving the home |
| Wiring to the home’s breaker panel and water pipes to its shutoff valve | Appliances, water heater, smoke alarms and vent fans |
| Sewer and condensate lines up to the home | Floor coverings, shower pans, locks and hardware |
| Pest control for each home (a common expense) | Interior walls and all decorating |
Source: Matera declarations Sections 10.1, 11.1 and 11.2. A later recorded amendment, if any, controls over the text quoted here.
Ask each association for the current budget with its reserve schedule, the last two years of financial statements, any engineering or roof reports, insurance declarations and the minutes that discuss roofs, painting or carports. Those are the documents that show whether a future special assessment is likely. The club says, “At this time, there are no planned assessments,†and each Matera condominium may still levy special assessments for unbudgeted common expenses under its declaration, so the minutes and the estoppel are where a buyer looks.
Financing a Matera at Vasari condo in Bonita Springs starts with a lender’s loan estimate and adds a project review of the condominium by the lender. Fannie Mae publishes a Condo Project Status Finder and a list of ineligible project types, including one for mandatory memberships, that a lender uses; whether a given Matera project qualifies is the lender’s call.
Data updated: October 2026. Source: Fannie Mae Selling Guide B4-2.1-03 (08/05/2026) and Condo Project Status Finder, read October 12, 2026; Freddie Mac Primary Mortgage Market Survey; Consumer Financial Protection Bureau.
A lender reviewing a condominium loan looks at the project, not just the borrower. Fannie Mae’s Selling Guide, section B4-2.1-03 “Ineligible Projectsâ€, lists categories that make a project ineligible, among them litigation or pre-litigation activity, projects in need of critical repairs, single-entity ownership, non-incidental business arrangements, and “Recreational Leases and Mandatory Memberships†(Fannie Mae Selling Guide B4-2.1-03). The Condo Project Status Finder shows one of four results for a project: no findings, ineligible conditions, no project, or multiple projects found, and “no findings†does not mean Fannie Mae has reviewed or approved the project (Fannie Mae Condo Project Status Finder). A lender selling the loan to Fannie Mae or Freddie Mac applies that agency’s project requirements; this page reads Fannie Mae’s published text only.
Every Matera owner is automatically a member of Vasari Country Club Master Association, Inc. under the declarations, which makes membership mandatory with the home. The Selling Guide’s section on mandatory memberships addresses memberships that require association members to pay dues to a third-party organization, allows certain exceptions where associations share amenities under a shared amenities agreement, and requires the lender to evaluate a mandatory membership managed through a master association, so how it reads on a Matera loan is a project-level underwriting question. We do not know the status of any Matera project and print none. Ask your lender to run each Matera condominium early, because the answer can differ by project, and ask it to send the result in writing before the inspection period ends.
A project review draws on the budget and reserves, delinquencies, litigation, insurance and owner-occupancy, which is the same document set as the resale package. This is another reason to request the budget and reserve documents with the estoppel, and to ask the manager about any pending litigation. A cash purchase skips the lender’s project review but not the estoppel, the inspection or the insurance questions.
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender’s written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
On the Florida AS IS contract the loan application is due within 5 days and the loan approval period defaults to 30 days. A cash buyer skips the financing contingency, and we review the condominium documents for a cash buyer the same way we do for a financed one.
A Matera at Vasari buyer in Bonita Springs who finances pays Florida’s documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any association charges the contract assigns. In Lee County the seller customarily pays the owner’s title policy and deed stamps.
Data updated: October 2026. Source: Florida Department of Revenue documentary stamp tax and nonrecurring intangible tax pages; Florida Administrative Code rule 69O-186.003; Lee County Clerk fee schedule; Lee County recorded sales, our analysis; the association’s 2026 fee schedule, read October 28, 2026.
On a financed purchase with 20 percent down, the loan is 80 percent of the price. The mortgage documentary stamp tax is $0.35 per $100 of the loan, and the nonrecurring intangible tax is 2 mills on the loan. The deed documentary stamp tax of $0.70 per $100 of the price falls on the seller by Lee County custom (Florida Department of Revenue, documentary stamp tax; nonrecurring intangible tax). The owner’s title premium follows rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million.
| Purchase price (20 percent down) | Loan | Mortgage stamps | Intangible tax | Deed stamps (seller, by custom) | Owner’s title premium (seller, by custom) |
|---|---|---|---|---|---|
| $190,000 (low 12-month sale) | $152,000 | $532.00 | $304.00 | $1,330.00 | $1,025.00 |
| $332,500 (12-month median) | $266,000 | $931.00 | $532.00 | $2,327.50 | $1,737.50 |
| $400,000 (12-month high) | $320,000 | $1,120.00 | $640.00 | $2,800.00 | $2,075.00 |
The title premium at $332,500 is $575.00 on the first $100,000 plus $1,162.50 on the next $232,500. At $190,000 it is $575.00 plus $450.00 on the next $90,000, and at $400,000 it is $575.00 plus $1,500.00 on the next $300,000. Recording fees at the Lee County Clerk are $10.00 for the first page and $8.50 for each additional page (Lee County Clerk, fees and costs). Lender fees, appraisal, inspections, the survey and prepaid items are quotes from your lender and title agent, and this page prints none of them. The contract controls who pays what.
| Down payment | $190,000 | $332,500 | $400,000 |
|---|---|---|---|
| 3 percent | $5,700 | $9,975 | $12,000 |
| 5 percent | $9,500 | $16,625 | $20,000 |
| 10 percent | $19,000 | $33,250 | $40,000 |
| 20 percent | $38,000 | $66,500 | $80,000 |
This is multiplication, not a statement of what any loan program requires. Your lender sets the minimum that applies, and a condominium loan carries the project review described above. At the median with 20 percent down, the down payment plus the two Florida mortgage taxes is $66,500 plus $931.00 plus $532.00, or $67,963.00, before lender fees, prepaid items, inspections, the association charges below and any reserves your lender requires.
On a resale the buyer typically pays the Resale Transfer Fee set by the master board, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference that it is that contribution), and the board’s application fee of up to $150 per applicant. The contract assigns the estoppel fees, which may run up to the statutory caps described above for each association that issues one. Taxes, the CDD assessment and association dues are prorated to the closing date. We read the estoppel line by line and negotiate who pays each item inside the review period.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamps of $0.70 per $100, which is $2,327.50 on a $332,500 sale. The contract can say otherwise, and in Collier County, a few miles south, the custom is reversed for the owner’s title policy, so a buyer who has read about Naples closings should not carry that assumption into a Bonita Springs contract.
After you buy in Matera at Vasari in Bonita Springs, the county reassesses the property for the new owner, applies the 12.7942 mill district 017 rate for 2026 plus the CDD assessment on the November bill, and gives a homestead exemption only if you apply by March 1. Save Our Homes then caps annual increases in assessed value for a homestead.
Data updated: October 2026. Source: Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026) and parcel layer; Fla. Stat. 193.155; Lee County Property Appraiser homestead and portability pages; Vasari CDD fiscal 2026 budget.
A recent sale price is not your tax bill. The bill follows the county’s assessed and taxable value, which for a new owner can differ from the previous owner’s value. The worked examples above apply the millage to the sale price as an illustration before exemptions. All 129 Matera parcels sit in tax district 017, the City of Bonita Springs and Bonita Springs Fire, so Matera is inside the city and the city’s permits and services apply. The City adopted an operating millage of 0.8411 for fiscal 2026-27, and Bonita Springs voters approved up to $35 million of general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, to be repaid from ad valorem taxes over up to 30 years; the cost per home had not been published when we checked on October 12, 2026.
A Florida homestead exemption requires an application filed by March 1 of the year you qualify, online or in person with the Lee County Property Appraiser (Lee County Property Appraiser, homestead). Under section 193.155, a homestead’s assessed value may rise each year by no more than the lesser of 3 percent or the change in the consumer price index. The parcel layer shows a homestead exemption on 26 of the 128 Matera homes, about one in five, which marks those homes as the owner’s permanent Florida residence; the rest are second homes, investment homes or homes whose owners have not filed.
An owner who sold a Florida homestead and qualifies may transfer part of the accumulated Save Our Homes difference to the new home, up to $500,000, by applying with the Property Appraiser (Lee County Property Appraiser, portability). The statute requires a homestead exemption as of January 1 of any of the 3 immediately preceding years. If you are selling a Florida home to buy in Matera, read selling a home in Matera at Vasari and call Jesse direct at (239) 898-6072.
A constitutional amendment on the November 3, 2026 ballot would, by its own summary, increase the homestead exemption and revise the limit on annual assessment increases for specified real property (the Florida Senate record, CS/HJR 1-F). We state no dollar effect, because the result of the vote and the implementing rules are not known when this page is published.
Buyer’s agent compensation in Matera at Vasari, Bonita Springs, is negotiated and written into a buyer agreement before you tour a home. Since the National Association of Realtors practice changes of August 2024, offers of compensation no longer appear on the MLS, and the amount can be paid by the seller, the buyer or both.
Data updated: October 2026. Source: National Association of Realtors, Written Buyer Agreements 101 and settlement FAQs; Florida Realtors Exclusive Buyer Brokerage Agreement EBBA-8sa.
A buyer who tours a home with a participating agent signs a written agreement that states the services, the term and how the agent is paid (NAR, Written Buyer Agreements 101). Florida Realtors publishes the single-agent form, EBBA-8sa, which we give you to read before you sign anything.
Compensation is negotiable, and a seller may agree in the contract to pay some or all of it, or to give a concession toward your costs. NAR explains the changes in its settlement FAQs and in what the settlement means for home buyers and sellers. We state our terms in writing at the first meeting, so there is no surprise at the table.
Matera at Vasari in Bonita Springs returned FEMA shaded Zone X, the 0.2 percent annual chance area with no base flood elevation and outside the special flood hazard area, at every building point we queried, on panel 12071C0659G effective November 17, 2022. Every point also sits in Lee County evacuation Zone B, inland of the coast.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026; Lee County 2018 LiDAR spot elevations)
We queried FEMA’s live National Flood Hazard Layer at one building location in each Matera condominium on October 12, 2026 (FEMA NFHL). Each point is a building, not a unit.
| Sample point | FEMA zone | Special flood hazard area | Base flood elevation | FIRM panel (effective) | Lee evacuation zone | Ground elevation, ft NAVD88 |
|---|---|---|---|---|---|---|
| Matera I, Matera Lane | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.4 |
| Matera II, Matera Lane | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.2 |
| Matera III, Altessa Way | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.9 |
| Matera IV, Altessa Way | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.6 |
All four agree, and the Vasari community research found the same shaded Zone X at nine more Matera points on October 10, 2026. Ground elevations are the mean of the 2018 county LiDAR spot heights within 75 feet of each point (Lee County elevation layer). Lee County’s FIRM update effective March 2, 2027 revises other panels, not 0659G. Confirm the zone for an exact address on the FEMA Flood Map Service Center before closing.
Shaded Zone X is a moderate flood hazard area, between the 1 percent and 0.2 percent annual chance floodplains. A federally backed lender does not require flood insurance there, and the City of Bonita Springs’ 50 percent substantial-improvement rule applies only in a mapped special flood hazard area. Flood insurance is still available, and in Florida it is often priced well below special flood hazard area rates. The lender’s own flood determination for the exact address is what governs your loan.
Lee County places every Matera point in evacuation Zone B (surge zone 2). The county’s Zone B sheet says, “Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf†(Lee County Zone B sheet). The National Hurricane Center’s SLOSH worst-case envelope at the Matera points shows no inundation for category 1 and 2 storms, up to about 2 feet above ground for category 3, about 8 to 9 feet for category 4 and about 12 to 13 feet for category 5. That is a planning envelope for evacuation, not a forecast.
Hurricane Ian made landfall at category 4 on Cayo Costa on September 28, 2022; the National Hurricane Center measured inland high-water marks of 5 to 7 feet above ground in Bonita Springs and North Naples (NHC Hurricane Ian report). Irma’s final landfall near Marco Island was at category 3 on September 10, 2017. We found no Vasari-specific or Matera-specific damage report in public records; a buyer asks the associations for their claim and repair history.
The county places Matera in the 160 mph design wind speed zone and the wind-borne debris region of the Florida Building Code, which took effect statewide on March 1, 2002, before any Matera building was built. Under each declaration, shutters must meet the board’s specifications, and an owner who will be away during hurricane season must clear the lanai and entry of furniture, plants and loose objects and name a firm or person the association accepts to look after the home. A buyer who will be a seasonal owner budgets for a home-watch arrangement.
Insurance at Matera at Vasari in Bonita Springs splits in two: each condominium association insures its buildings and common elements on an all-risk form including windstorm, and the owner insures the inside with an HO-6 type policy that includes loss assessment protection. Citizens’ 2027 flood requirement exempts condominium unit-owner policies, per its page.
Data updated: October 2026. Source: Matera declarations Section 15; Citizens Property Insurance flood requirement; Florida OIR form OIR-B1-1802; City of Bonita Springs FEMA Community Rating System; read October 10 to 12, 2026.
No public source gives a Matera-wide premium, so this page prints none. Quotes depend on the home, its contents, its improvements and its claim history, and the only number that matters is a binding quote for the exact address.
Each Matera condominium association insures its buildings and common elements in amounts the board sets each year. The owner insures the inside: appliances, air conditioning, water heater, cabinets, floor, wall and ceiling coverings and improvements. The declarations say each owner “is expected to carry Homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss Assessment protection.†Ask for the association’s insurance declarations in the resale package and review them with an insurance professional before closing.
Loss assessment coverage helps with the part of a master-policy deductible or uncovered loss that the association charges to owners. Because the roof, exterior walls and carports are the association’s to maintain and insure, the association’s deductible and reserves bear on that exposure. We ask for the deductible terms and the reserve schedule together.
Citizens Property Insurance states that most of its new and renewing personal residential policies that carry wind coverage must also carry flood insurance by January 1, 2027, under a phased-in approach, but that condominium unit-owner policies, tenant contents policies and policies that exclude windstorm or hail are not required to carry it. So the rule does not reach a Matera owner’s own unit-owner policy; the association’s master policy is a separate commercial question.
The City of Bonita Springs holds Community Rating System Class 5 in the National Flood Insurance Program, which gives NFIP policyholders in the city a 25 percent premium discount (City of Bonita Springs CRS). Matera is inside the city, tax district 017, so the discount applies to NFIP policies there.
Florida’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802) records the features of a structure for insurance discounts, and section 627.711 directs the form and requires insurers to accept a valid one. In a condominium the roof and openings features are often the association’s, so ask the association whether a current form exists for the building.
Every Matera at Vasari building in Bonita Springs was built from 2004 to 2006, so a buyer is inspecting a condo that is 20 to 22 years old. We ask for permits, the association’s roof and reserve records and the owner’s own systems, because the declarations split what the association keeps from what you keep.
Data updated: October 2026. Source: Lee County Property Appraiser roll and building layer, October 2026; recorded Matera declarations Sections 10 to 12.
A general inspection of the unit covers the air-conditioning system and its age, since the owner maintains all equipment serving the home; the water heater; appliances; windows, glass and screens, also the owner’s; plumbing and electrical inside the unit; the entry door; the lanai; and flooring. Add the carport space assigned to the home, which the association maintains, and visible signs of water intrusion at ceilings, exterior walls and the lanai.
Ask the seller for the air-conditioning replacement date, the permit history for windows, doors, air conditioning and water heater, any four-point or insurance inspection on file, the claim history, and the board’s written approval for any hard flooring in an upper-floor home. Matera is inside the City of Bonita Springs, so permits come from the city, and a buyer checks the permit history of a specific home in the city’s online permit system. For the building, ask the association for roof age and repair records, because no public record of Matera roof replacements exists in the sources we read.
On an upper floor the declarations require carpet over padding except in kitchens, baths and laundry rooms, and hard flooring needs a sound-absorbent underlayment and the board’s prior written approval. An inspector can see the floor but not the paperwork. If the home has tile or wood upstairs, the buyer asks for the approval and proof of the underlayment, because without them the board can require carpet or removal.
Depending on the home, a buyer may add a wind mitigation inspection, a termite inspection, a sewer scope, a mold or moisture assessment after any past water event, and a survey. The association pays for pest control as a common expense, so ask what the contract covers before ordering a separate treatment.
An air-conditioning system near the end of its life, an unapproved floor or a reserve schedule that is thin are negotiating points. They carry more weight inside the contract’s 15-day inspection period than after it, which is why we calendar the inspection before the offer is signed.
Daily rules in Matera at Vasari in Bonita Springs run through a 24-hour manned gate, the four declarations, the village covenants and the master declaration: up to two pets, no yard signs, one carport space, board approval of alterations and leases, and a hurricane-season duty to clear the lanai. There is no age restriction.
Data updated: October 2026. Source: Matera declarations Sections 11, 12 and 13; Declaration of Covenants for Matera at Vasari Village (OR 4445/3734); Vasari Country Club Questions and Answers.
Each declaration allows “no more than two (2) commonly accepted household pets such as a dog or cat, not more than two (2) caged birds, and reasonable numbers of tropical fish,†subject to reasonable rules by the club or the association, and bars reptiles, amphibians, poultry and livestock (Matera I Declaration). Pets must be carried or leashed outside the home, never left alone on a lanai, and kept at least 25 feet from the village swimming pool. Fair housing law treats a service animal or an assistance animal as a reasonable accommodation, not a pet, so the two-pet limit does not decide those requests (HUD, assistance animals).
Each home has one assigned carport space, and no home may hold more than one. The village covenants limit parking to private cars and passenger vans in carports, driveways or designated spaces, and bar on-street and lawn parking. Trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats may be kept only in an enclosed garage, and Matera homes have none, so a buyer with those vehicles keeps them off site.
An owner needs the condominium board’s written approval for any material alteration, any change visible from outside and any landscaping change, and the club’s Architectural Review Committee must also approve. A lanai may not be carpeted, covered or enclosed without board approval, and hurricane shutters must meet the board’s specifications, which follow the club’s. Window coverings visible from outside must be neutral in color.
No owner may post “For Saleâ€, “For Rent†or “Open House†signs on the condominium property without the club reviewer’s written consent, and the village covenants bar realtor signs without village board and ARC permission. Matera homes are shown by appointment through the gate’s guest process, which a buyer should expect when touring.
The declarations treat a guest as someone staying without paying, on a temporary basis of no more than 60 days in a calendar year. A stay for money is a lease and goes through approval.
Matera at Vasari is not a 55+ community on the recorded record. All four declarations state, in Section 12.3, “There is no restriction on the ages of occupants of Units,†and the Vasari master declaration we read contains no age restriction. Occupants under 18 must be supervised by an adult.
A Matera at Vasari condo in Bonita Springs can be rented, but only the whole home, only to a natural person, only with the condominium association’s approval, for no less than 30 days, no more than six times in a calendar year and no longer than one year per lease, under Section 13 of each recorded Matera declaration.
Data updated: October 2026. Source: Matera declarations Section 13; Vasari Country Club Questions and Answers (club marketing, read October 10, 2026); Section 718.112(2)(k), Florida Statutes.
“No Unit may be leased for a period of less than thirty (30) days nor more than six (6) times per calendar year,†and no lease may run more than one year or be renewed without board approval (Matera IV Declaration Sec. 13.3). The master declaration’s leasing section sets the same 30-day minimum and six-lease cap for all of Vasari, and the club adds that a lease covering all of February is accepted despite the short month.
The owner gives the board written notice at least 20 days before the tenant moves in, with the signed lease and the tenant’s name and address; the board may interview the tenant and has 20 days to act, and silence counts as approval. A lease may be refused only by a majority of the whole board. The association may charge an application fee up to the legal cap, now $150 per applicant under section 718.112(2)(k).
Nightly and weekly vacation rentals are not allowed in Matera: the 30-day minimum and the six-lease cap rule them out. A Matera home works as a seasonal rental of one to several months, inside the six-lease limit. The owner stays legally responsible for the condominium assessments and cannot hand that duty to the tenant, and under the master declaration an owner who leases assigns the club-facility rights to the tenant for the term, so the owner does not use the club during the lease. Because a buyer’s first lease needs approval with 20 days’ notice, a buyer who wants to rent from the first season plans the lease application into the closing calendar. This page prints no rental income figures, because no public source gives a Matera rental rate.
Matera at Vasari in Bonita Springs is assigned by the School District of Lee County to South Zone 3: elementary zone Q, middle zone GG and high school South Zone 3, per the district’s lookup at a Matera Lane building on October 10, 2026. The drive to NCH North Hospital is about 15 minutes, to Bonita Beach Park 16 and to Southwest Florida International Airport 28, without traffic.
Data updated: October 2026. Source: School District of Lee County zone lookup; Florida Department of Education 2025-26 school grades (as of September 1, 2026); open-source routing without traffic from the Matera Lane sample point, run October 10, 2026.
| Level | Zone | Schools in the zone | 2025-26 state grade |
|---|---|---|---|
| Elementary | Q | Bonita Springs, Pinewoods, San Carlos Park, Spring Creek, Three Oaks | C, A, A, B, A |
| Middle | GG | Bonita Springs, Three Oaks | B, A |
| High | South Zone 3 | Bonita Springs, Estero, South Fort Myers | B, B, C |
Sources: School District of Lee County zone lookup and school zones; grades from the Florida Department of Education 2025-26 school grades. A zone lists several schools a student can choose from; it sets busing and choice lists, not one fixed school. The district lists high school transportation for South Zone 3 to Bonita Springs, Estero and South Fort Myers high schools (district transportation). The Altessa Way buildings were not tested one by one; run the exact address in the district tool.
| Destination | Minutes, no traffic |
|---|---|
| Bonita Springs High School | 12 |
| NCH North Hospital | 15 |
| Bonita Beach Park | 16 |
| Southwest Florida International Airport (RSW) | 28 |
| Downtown Naples | 32 |
Real drive times run longer in season. Across five sample points in Vasari, the same routing gives Lovers Key State Park 23 to 27 minutes, Barefoot Beach Preserve 20 to 24 minutes and Coconut Point 16 to 20 minutes; the Matera Lane point gave the longest time in nearly every row.
Lee County closed the Bonita Beach Park lot and amenities to patrons from September 8, 2026, and the Bonita Beach Access #1 lot closes from November 1, 2026; pedestrian beach access stays open and Accesses #2 to #9 remain free to park (Lee County Parks, Bonita Beach Park). Little Hickory Island Beach Park (Beach Access #10) has also had its lot and amenities closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access open (Lee County Parks, Little Hickory Island Beach Park, read October 12, 2026). Lovers Key State Park charges $8 per vehicle (Florida State Parks, Lovers Key).
From the five Vasari sample points, NCH North Hospital is 12 to 15 minutes, the NCH Bonita Springs freestanding emergency department 15 to 18 minutes, Lee Health’s Coconut Point emergency department 16 to 19 minutes and Gulf Coast Medical Center, the area’s Level II trauma center, 29 to 33 minutes (NCH emergency services). Lee Health goes out of network with UnitedHealthcare on January 1, 2027, per Lee Health’s notice, which matters to buyers on that plan; the notice says the change will not affect Medicare Supplement coverage.
Vasari’s entrance is off Imperial Parkway, about a mile south of Bonita Beach Road, and the dues cover the 24-hour manned gatehouse. Bonita Springs Fire Station 24 and Lee County EMS Medic 6 share a station about 0.9 mile from the nearest Vasari parcel (Bonita Springs Fire Control and Rescue District). The Florida Department of Transportation’s project 452544-1 widens I-75 from north of Golden Gate Parkway to south of Alico Road, with construction anticipated to start in fall 2026 (FDOT project 452544-1); FDOT’s September 2026 plot shows Vasari on the Exit 116 sheet with its existing privacy wall along I-75 and no proposed noise wall drawn on that side. Midtown at Bonita on Bonita Beach Road has opened its 400 apartments with retail to follow.
We find the right Matera at Vasari home in Bonita Springs by screening each listing for what it hides before you tour: the condominium, the floor, the plan, the CDD line, the flooring approval, the lanai and the recorded sales for that condominium and floor. Then we tour the few that survive.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Vasari CDD fiscal 2026 budget.
We match every candidate to its recorded condominium, because the street names mislead: Altessa Way serves four sections, and Matera III and IV share it with Altessa, Cassia and the Unit Six homes. A listing’s condominium sets the declaration, the board that approves you and the recorded sales to compare. We also rule out the Fort Myers condominium with the same name.
For every home that survives we pull the floor and plan from the county roll, the CDD line, the FEMA zone and panel, the evacuation zone, the permit history on the county record and the recorded sales for the same condominium and floor. Listings we hear about before they reach the market go through the same screen.
A Matera tour looks at the air-conditioning age, the windows, the lanai and screens, the flooring (and its approval, upstairs), the carport space and the water-intrusion signs at ceilings. We ask the manager for the owner-portal location and the budget, and we ask the club for the facility details the club does not publish.
We negotiate Matera at Vasari purchases in Bonita Springs from the county record. Lee County recorded 10 sales in 12 months at a $332,500 median, 8 of them between $300,000 and $400,000, so a price that sits outside that band needs a reason you can name. In the MLS record (pull of October 21, 2026), Matera closings over 24 months had a median of 128 days on market and a median sold-to-list ratio of 92.9 percent across 10 closings, and the median hides a wide range from one home to the next.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026.
We price from recorded sales of the same condominium, floor and plan, and we say in writing which sales we excluded and why. A $332,500 Matera median and a $749,000 Altessa median describe different markets, and a community-wide median describes neither. A ground-floor Matera I sale at $190,000 and another at $389,000 in the same year show why one number is not enough.
On a resale, price is one term among several. We look at the inspection period, repairs or credits, who pays the estoppel fees, the closing date, the personal property that stays, any assessment balance the estoppel shows, and the timing of the board application. A buyer who has read the declaration and the CDD budget can ask for the right credits, and a seller who has the documents ready removes a source of doubt.
On the AS IS form the initial deposit is due within 3 days, the additional deposit within 10 days, the inspection period is 15 days, the loan application is due within 5 days and the approval period defaults to 30 days. We set those dates to fit the estoppel, the insurance quotes, the lender’s condominium review and the board’s approval window, and we never let a deadline pass on a deposit without a written extension in hand. The deposit is held in escrow and is returned if you terminate in time under the inspection or financing provisions.
An estoppel balance, a Resale Transfer Fee higher than expected, a reserve schedule that is thin, a CDD class different from the one you were told, an unapproved upstairs floor or a lender’s project review that comes back with a condition are negotiating points. They carry more weight inside the contract’s review periods than after them.
Buying in Matera at Vasari in Bonita Springs brings bundled club membership at the lowest condominium price point in Vasari, shaded Zone X, two-story buildings outside the milestone and SIRS triggers, and association-kept exteriors; it also brings carport-only parking, layered dues ($13,601.02 a year to the Master Association plus quarterly village and condominium dues), approval of every sale and lease, and a market that has fallen from its 2022 peak.
Data updated: October 2026. Source: the records cited in the sections above, read October 10 to 12, 2026; the association’s 2026 fee schedule, read October 28, 2026; Lee County recorded sales, our analysis, windows to September 25, 2026.
None of these is a reason to walk away, and each is a reason to ask for a document before a contract is signed. A buyer who wants a second set of eyes on those documents can read how we represent buyers.
If you are also selling a home to buy in Matera at Vasari, Bonita Springs, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the board’s approval window, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
Data updated: October 2026. Source: Fla. Stat. 193.155; Lee County Property Appraiser portability page; Lee County recorded sales, our analysis.
If you are moving within the community, start with a free Matera at Vasari home valuation built on the county’s recorded sales by condominium and floor. When you are ready to list, read how we sell Matera at Vasari condos. Call Jesse direct at (239) 898-6072. If you are trading up from Matera inside the club, our Vasari Country Club buyer guide covers the garage-parked sections and the single-family homes.
We map both closing dates before you sign: a contingency on the sale, a rent-back after closing or a bridge-loan conversation with your lender, depending on your position. Jesse leads the listing strategy and Marc leads the purchase, so one team holds both calendars. Jesse’s direct line is (239) 898-6072, and Marc’s is (239) 287-5873.
For a home elsewhere in Bonita Springs, read our guide to selling a home in Bonita Springs or start with a Bonita Springs home valuation. Our buyer’s guide to Bonita Springs sets the city picture beside Matera.
A custom Matera at Vasari listing alert in Bonita Springs tells you about the right condo the day it reaches the market. With 10 recorded sales in 12 months across 128 homes, the buyers who see a correctly priced home first are the ones who tour it and write the first offer.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026.
Price and bedrooms are the least useful filters in Matera, because every home is two bedrooms. The ones that matter are the condominium (I, II, III or IV), the street, the floor and the county square footage, because they set the board, the plan and the comparable sales.
To see every active home, browse our team’s search on DomainRealtyGroup.com or the Matera at Vasari listings page, or tell us your criteria and we will build the saved search. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873.
The Matera at Vasari buyer consultation in Bonita Springs is a working session, not a sales meeting: we take your monthly carrying number, compare the four condominiums and two floors, flag the documents that need a closer look, and give you the list for the addresses you like. There is no charge and no obligation.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Vasari CDD fiscal 2026 and fiscal 2027 proposed budgets.
A carrying-cost model with the CDD, taxes and association layers separated from the mortgage; the recorded comparables for the condominium and floor you are considering; the FEMA zone and panel for any address you name; a read of the estoppel when it arrives; and an estimate of your cash to close from the Florida figures in this guide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your timing, whether you are financing, whether you intend to homestead, whether you plan to rent, whether you are selling a Florida home and might have portability to carry, and whether the entry price, the club, the flood picture or the drive to the airport decides it for you.
See how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word for readers weighing Matera at Vasari in Bonita Springs. They are not Matera transactions unless the client says so, and we display no aggregate rating.
Data updated: October 2026. Source: McGreevy and Comisar Google Business Profile reviews.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.†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.†Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.†Verified Google review
These are the Matera at Vasari questions a Bonita Springs buyer will ask that no public primary source we could read on October 12, 2026 answered. Each item names the document or office that settles it, so you can close the gap before you sign rather than after.
Data updated: October 2026. Source: public records read October 10 to 12, 2026; the association’s 2026 fee schedule, read October 28, 2026; the Vasari CDD documents page, checked October 30, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026.
The questions below are the ones Matera at Vasari buyers in Bonita Springs ask us most, from what Matera is and what it costs to the board approval, the estoppel, the lender’s condominium review, flood, insurance, closing costs and compensation. Each answer draws on a source, and where a fact is not public the answer says so and names the document that holds it.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, through September 25, 2026; Vasari CDD budgets; recorded Matera declarations; FEMA National Flood Hazard Layer, queried October 12, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; the association’s 2026 fee schedule, read October 28, 2026.
Matera at Vasari is a village of four recorded condominiums, Matera I, II, III and IV at Vasari, inside Vasari Country Club in the City of Bonita Springs. It holds 128 two-bedroom, two-bath homes in 16 two-story buildings of eight, built 2004 to 2006, with one carport space per home and bundled club membership. Our Matera at Vasari community guide covers the whole village.
No. “Matera, a Condominium†on Lazio Way in Fort Myers is a separate 102-unit condominium on the Florida register with its own association. Matera at Vasari is in the City of Bonita Springs, ZIP 34135, inside the Vasari Country Club gate.
In the 12 months to September 25, 2026, Lee County recorded 10 Matera sales at a $332,500 median, from $190,000 to $400,000, or $224.95 per square foot of county heated area. Over 60 months, 33 sales closed at a $400,000 median. These are county recorded sales, not MLS figures.
Down from the peak. The calendar-year median rose from $178,700 in 2020 to $532,050 in 2022, and the 12-month median to September 25, 2026 is $332,500 on 10 sales, about 38 percent below 2022 and still nearly double 2020. Turnover has recovered, with nine recorded sales in 2026 against six in all of 2025.
The Southwest Florida MLS showed 4 active Matera listings on October 21, 2026, at list prices from $272,000 to $348,500. See the current list on Domain Realty Group’s Matera at Vasari page.
Matera I, II and IV homes carry 1,467 square feet of county heated area. Matera III homes carry 1,597 or 1,621 square feet. Every home has two bedrooms and two baths on the roll; listing living areas can differ from the county figure.
No. Each home has one assigned covered carport space as a limited common element, and no home may hold more than one. Boats, golf carts, trailers and commercial vehicles must be kept in an enclosed garage, so owners keep them off site.
The association’s 2026 fee schedule lists $13,601.02 a year per home for the Master Association, and the associations’ quarterly fee sheet lists $1,625 (Matera I) or $1,575 (Matera II, III and IV) a quarter; what condominium dues include is not verified. The Vasari CDD’s fiscal 2026 Matera assessment is $1,969.38, proposed at $1,619.01 for fiscal 2027, on the county tax bill. The estoppel and budgets confirm the dues during the contract.
The tax and CDD layers at the $332,500 median come to $6,223.45 a year, or $518.62 a month, before association dues, insurance and your mortgage: $4,254.07 in county tax at 12.7942 mills for 2026, before exemptions, plus the $1,969.38 CDD line. With the fiscal 2027 proposed CDD the subtotal is $5,873.08, or $489.42 a month.
Yes. The Vasari Community Development District bills each Matera home $1,969.38 for fiscal 2026, $1,100.00 for operations and $869.38 for bond debt, on the November tax bill. The bonds mature May 1, 2027, so no debt line is scheduled after the fiscal 2027 bill, assuming no new borrowing.
The club says membership and amenities are included with ownership, with no initiation fee and no food minimum, covering the 18-hole golf course, driving range, tennis, pickleball, bocce, clubhouse, the 24-hour manned gate and cable and internet service. Food, events, cart fees and lessons are billed on use.
Yes. Each declaration requires the board’s prior written approval of every sale. The board may interview the buyer and must decide within 20 days of a complete application or 60 days of the seller’s notice; silence counts as approval.
The seller must give written notice at least 20 days before closing. For a 30-day closing that means notice by day 10, and we assemble the buyer’s package the day the contract is signed so the board’s 20-day window fits inside the calendar.
Disapproval takes a majority of the whole board. The association must then furnish an approved buyer at the same price and on substantially the same terms within 30 days, or the original sale is deemed approved.
The buyer pays the master association’s Resale Transfer Fee, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference), the board’s application fee of up to $150 per applicant, the lender’s costs, the mortgage stamps and intangible tax, and prorated taxes, CDD and dues. In Lee County the seller customarily pays the owner’s title policy and deed stamps.
At the $332,500 median with 20 percent down, the loan is $266,000, the mortgage documentary stamps are $931.00 and the intangible tax is $532.00. The deed stamps of $2,327.50 and the $1,737.50 owner’s title premium fall on the seller by Lee County custom, and the contract controls.
Florida’s statute sets a $250 base fee, plus $100 if expedited and $150 if delinquent, adjusted every five years; the DBPR schedule now caps it at $299, plus $119 expedited and $179 if delinquent, with the next update by July 1, 2027. The association’s actual fee may be lower, and the contract assigns who pays.
The master declaration lets the master board levy a fee on the buyer at closing in an amount it sets, effective at least 90 days after the board publishes it. The association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), and the estoppel confirms it. The club states no separate initiation fee, and both statements stand.
Often a lender will, but the lender reviews the condominium project first. Fannie Mae’s Selling Guide lists ineligible project types, including “Recreational Leases and Mandatory Membershipsâ€, and its Condo Project Status Finder shows a project’s status. We do not know the status of any Matera project, so we ask your lender to run each one early.
It is a question for the lender’s project review. Every Matera owner is automatically a Class A member of the master association, which owns the course, and Fannie Mae’s guide addresses mandatory memberships, including memberships managed through a master association, with certain exceptions. How it reads on a given project is the lender’s determination.
No. All four declarations say, “There is no restriction on the ages of occupants of Units,†and the master declaration we read carries no age restriction. The restriction question is answered by the recorded documents, and these show none.
Yes, with limits: the whole home only, to a natural person, with association approval, for at least 30 days, no more than six times a calendar year and no more than one year per lease. Nightly and weekly rentals are not allowed.
Yes: up to two household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish, leashed or carried outside, never left alone on a lanai and kept 25 feet from the pool. Reptiles, amphibians, poultry and livestock are barred. Assistance animals are handled as accommodations.
FEMA’s live layer returned shaded Zone X, the 0.2 percent annual chance area, with no base flood elevation, at a building in each of the four Matera condominiums on October 12, 2026, on panel 12071C0659G effective November 17, 2022. Confirm the zone for an exact address before closing.
A federally backed lender does not require it in Zone X. The association insures the buildings; the owner’s HO-6 covers the inside. Citizens’ 2027 flood rule exempts condominium unit-owner policies, per its page. Many owners still buy flood coverage, which the city’s CRS Class 5 discounts by 25 percent on NFIP policies.
Not on the record. Both apply to buildings of three habitable stories or more, and every Matera building is recorded at two stories. Florida’s reserve rules for roofs, painting and paving still apply to each association’s budget, so we ask for the reserve schedule.
The association keeps the roofs, exterior walls, carports and building pipes and wiring to the unit, and pays pest control. You maintain windows and glass, screens, the entry door interior, appliances, the water heater, all air-conditioning equipment serving the home, floor coverings and shower pans.
Only with the board’s written approval and a sound-absorbent underlayment. The declarations otherwise require wall-to-wall carpet over padding in upper-floor homes outside kitchens, baths and laundry rooms. If a home you are touring has hard floors upstairs, ask for the approval.
Not without approval. A lanai may not be carpeted, covered or enclosed without board approval, and shutters must meet the board’s specifications, which follow the club’s Architectural Review Committee. Window coverings visible from outside must be neutral in color.
Yes, with approval. A trust, company or co-owners other than spouses must name one approved person as the primary occupant, and that person may change only once in 12 months except on death or incapacity.
The four condominiums land within about $5,000 of each other at the 60-month median, and the ground floor ($405,000 median) edges the upper floor ($390,000) over 60 months. Choose by the plan you want, the flooring you find, the street and the condition, and let the recorded sales for that condominium and floor set the offer.
The county recorded a qualified ground-floor Matera Lane sale at $190,000 in July 2026, the lowest in Vasari for the 12 months. The deed does not say why. A sale that far below its neighbors usually reflects condition, terms or circumstances the record does not show, so we read it as one data point.
The district lookup at a Matera Lane building returns South Zone 3: elementary zone Q, middle zone GG and high school South Zone 3, whose high schools are Bonita Springs, Estero and South Fort Myers. Run the exact address in the district tool.
Both are carport sections. Matera has 128 homes in buildings of eight, mostly one 1,467 square foot plan, built 2004 to 2006, and a $1,969.38 CDD line. Trieste at Vasari has 108 homes in buildings of eight and twelve, seven plans, and the lowest Vasari CDD line, $1,709.34.
Toscana at Vasari has 138 homes in six-unit buildings with garages and two- and three-bedroom plans up to 2,149 square feet, at a $500,000 24-month median, against Matera’s $345,000 24-month median.
Compensation is negotiated and written into a buyer agreement before you tour a home with a participating agent. The seller, the buyer or both may pay, and offers of compensation no longer appear on the MLS since the August 2024 NAR practice changes. We state our terms in writing at the first meeting.
File with the Lee County Property Appraiser by March 1 of the year you qualify. The exemption applies to your permanent Florida residence, and Save Our Homes then caps annual increases in assessed value at the lesser of 3 percent or the change in the consumer price index. A seller-turned-buyer may transfer up to $500,000 of savings by portability.
Call Marc at (239) 287-5873 for a buyer consultation. We take your monthly number, match you to the right condominium and floor, line up the lender’s condominium review and set the documents and deadlines. You are working with Top 1% Real Estate Agents Nationally Since 2008, and our buyer guide to Vasari Country Club covers the rest of the club.
These documents for a Matera at Vasari purchase in Bonita Springs come from the Lee County Clerk, the State of Florida, the Vasari CDD, Lee County, federal agencies, the club and the forms a buyer signs. Each link opens the issuer’s own copy, so you read the current version. The association budgets, rules and minutes are member records available from each Matera association, not public files.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Declaration of Condominium, Matera I at Vasari | Lee County Clerk, Official Records | September 17, 2004 | OR 4445/3769, PDF |
| Declaration of Condominium, Matera II at Vasari | Lee County Clerk, Official Records | September 17, 2004 | OR 4445/3847, PDF |
| Declaration of Condominium, Matera III at Vasari | Lee County Clerk, Official Records | July 15, 2005 | OR 4808/1544, PDF |
| Declaration of Condominium, Matera IV at Vasari | Lee County Clerk, Official Records | recorded December 7, 2005 | Instrument 2005000157358, PDF |
| Declaration of Covenants for Matera at Vasari Village | Lee County Clerk, Official Records | September 2004 | OR 4445/3734, PDF |
| Amended and Restated Declaration, Vasari Country Club | Lee County Clerk, Official Records | recorded August 23, 2024 | Instrument 2024000237003, PDF |
| Fiscal 2026 adopted budget (Materra assessment line) | Vasari Community Development District | fiscal 2026 | Budget, PDF |
| Fiscal 2027 proposed budget | Vasari Community Development District | June 15, 2026 | Budget, PDF |
| Questions and Answers (club marketing) | Vasari Country Club | read October 10, 2026 | Q&A, PDF |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | current schedule | Fee schedule, PDF |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | redline edition | ASIS-7, PDF |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | redlined edition | EBBA-8sa, PDF |
| Selling Guide B4-2.1-03, Ineligible Projects | Fannie Mae | 08/05/2026 | Selling Guide |
| Section 718.503, condominium purchaser disclosure | Florida Legislature | 2026 statutes | Statute |
| Evacuation Zone B sheet | Lee County Emergency Management | read October 10, 2026 | Zone B, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
Every fact on this Matera at Vasari buyer guide traces to a primary record below: Lee County Clerk recorded documents, the Florida Division of Corporations and the Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, the Vasari CDD, FEMA, the National Hurricane Center, the School District of Lee County, Fannie Mae’s published guide, and the club’s own pages, labelled as club marketing. No listing portal or IDX feed is cited.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Matera at Vasari buyers get the same partner-level representation our clients from Estero to Naples get. If you are searching for the best buyer’s agent for Matera at Vasari, Bonita Springs, Florida, McGreevy and Comisar represents homebuyers across Bonita Springs, Estero, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, buying a second home, buying your first home or moving to a golf community, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The community guide for this purchase is our Matera at Vasari guide. Selling first? Read how we sell Matera at Vasari condos. Ready to buy? Call Marc at (239) 287-5873. Owners can also see what their Matera home is worth, and buyers weighing the whole club can read our Vasari Country Club buyer guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a home in Matera at Vasari, Bonita Springs, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Lee County Property Appraiser public sales files, our analysis, pulled October 2026. Brokered by Domain Realty.