Updated September 2026
Fifty-four custom lakefront estate homes on Montiano, two MLS sales a year and golf that must be confirmed lot by lot. McGreevy and Comisar watch for the next home before it lists, prove the golf status and read the flood, permit and fee record with you. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in The Peninsula at Treviso Bay means waiting for one of 54 custom estate homes on Montiano Drive, Court or Place to come up, confirming whether golf was elected for that lot, underwriting a fee stack the MLS understates and reading an elevation certificate against today’s flood map. Only two sold on the MLS in the last year, and none was listed on September 23, 2026.
Everything about the neighborhood itself, the recorded plat, the two builders, the golf instruments and all 48 indexed elevation certificates, is on our guide to The Peninsula at Treviso Bay, and the gated community around it is on our Treviso Bay community guide. If you already own a home and need to sell it first, read our guide to selling a Peninsula at Treviso Bay home or request a Peninsula at Treviso Bay home valuation. Call Marc Comisar at (239) 287-5873 to start a Peninsula search.
The Peninsula is the plat MONTIANO, recorded in 2015 at Plat Book 59, Pages 28 to 30: 55 platted lots, now 54 homes after Lot 11 was divided between its neighbors in 2021. Montiano Drive holds 36 homes, Montiano Court 10 and Montiano Place 8, all in ZIP 34113, on a finger of land wrapped by a lake of about 18.7 acres and the TPC Treviso Bay course.
A custom single-family home completed between 2018 and 2025, built by Sunwest Custom Homes (8 homes) or Imperial Homes of Naples (46), on a lot of 11,761 to 27,878 square feet. Every home has a private pool and 52 have a spa; 53 of 54 back onto the lake, with golf beyond. The TPC clubhouse is 0.10 to 0.43 miles from every home.
No neighborhood association, no second board or budget, no clubhouse or pool of its own, no condominium documents and no new construction: the last home was completed in 2025. It is not a 55-plus community. It is also not Ponziane on Corso Bello Drive, not Bella Firenze and not La Peninsula on the Isles of Capri, whatever a listing calls it.
Peninsula buyers work with McGreevy and Comisar because buying on Montiano turns on records a listing never shows: which past sales are true resales, whether golf was elected for the lot you want, what the CDD adds to the fee total, and how the house’s certified first floor compares with today’s 8-foot flood line. Marc Comisar leads the search and Jesse McGreevy reads the records.
Those are career figures across Southwest Florida. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. If you are choosing a buyer’s agent for Naples and want the teams compared on public records, read our guide to the best real estate agents in Naples.
A buyer’s agent on Montiano owes you the golf answer before you fall for the house, the full carrying cost before you write an offer, the elevation certificate before you are under contract, and a price argued from resales rather than from package entries or lot deeds. Those four protect a $3 million decision.
Marc Comisar, one of the Top 1% Real Estate Agents Nationally Since 2008, runs your search, your showings through the Treviso Bay gate, the inspections and the walk-through. Jesse McGreevy runs the records: the MLS history, the county’s recorded sales, the Master Association and Golf Club documents and the CDD budget. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
We track The Peninsula market for a buyer by matching every Southwest Florida MLS closing on Montiano with Collier County’s recorded sales by parcel and date, separating resales from package entries and lot deeds, and watching the one or two homes a year that come up, on and off the MLS. That is how we know what a fair price looks like on a street with three sales a year.
We tracked all 15 MLS closings of the 60 months to September 23, 2026, the county’s ten recorded completed-home sales in the same window, the 22 recorded Peninsula home sales since the first in 2019 and all 54 parcels on the 2026 preliminary roll. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Every figure here comes from the MLS, the county or the associations, with its window and date.
A resale list with price per square foot, the package entries explained, the Ponziane and Bella Firenze sales for context, the golf status, the full fee stack with the CDD line, the elevation certificate and the permit history of the house you want. With that in hand, an offer is an argument rather than a guess.
The Peninsula market is thin and has softened: two MLS closings in the 12 months to September 23, 2026, at $3,050,000 and $3,100,000, against resales of $3,700,000 to $3,960,000 between 2022 and 2025. Nothing was listed that day and one home was pending after 9 days, so a buyer needs patience, alerts and an agent who hears about homes before they are listed.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision The Peninsula at Treviso Bay, closed 23 Sep 2025 to 23 Sep 2026 and 23 Sep 2021 to 23 Sep 2026, actives and pendings, pulled 23 Sep 2026; Collier County recorded sales)
Closed (MLS) | Address | Beds and baths | Living area | Sale price | Price per sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
April 15, 2026 | 9937 Montiano Drive | 4 plus den, 4 full and 1 half | 3,585 sq ft | $3,050,000 | $851 | 201 | 89.8% |
July 17, 2026 | 9946 Montiano Drive | 4, 3 full and 1 half | 3,196 sq ft | $3,100,000 | $970 | Not reported | 100%, entered after closing |
Two sales cannot carry a median, so both are listed. Window: the 12 months to September 23, 2026.
On 23 Sep 2026 | The Peninsula | Ponziane | Treviso Bay, all products |
|---|---|---|---|
Active listings | 0 | 0 | 28 |
Pending | 1 | 0 | Included in the community pull |
MLS closings, last 12 months | 2 | 5 | 82 |
The one pending Peninsula home was a four-bedroom, 3,515 square foot house asking $3,385,000 that went under contract in 9 days. Listings change daily; live Southwest Florida listings are on DomainRealtyGroup.com, and Marc can set up alerts for Montiano.
Twelve months hold 2 closings, 24 months 4, 36 months 6 and 60 months 15. Our rule is to use the first window with ten or more and to list the sales in any shorter one. Over 60 months the median is $3,082,000, $845 a square foot, 98.0 percent of list and 67 days on market across the ten sales that report days.
The eight MLS resales in the window, in order: $3,925,000 (February 2022, two-story, 4,644 square feet), $3,700,000 (May 2022), $3,800,000 (December 2022), $3,960,000 (August 2023), $3,700,000 (October 2024), $3,900,000 (March 2025), $3,050,000 (April 2026) and $3,100,000 (July 2026). The one-story resales were all 3,196 to 3,660 square feet.
Resales closed at 97.5 and 97.6 percent of list in 2022, 95.4 percent in 2023, 95.0 percent in 2024, 92.9 percent in 2025 and 89.8 percent on the one 2026 resale with a full listing history. A buyer today has more room to negotiate than in 2022, but the pending home that went under contract in 9 days shows a well-priced house still draws fast offers.
With no Peninsula home listed and two sales a year, the buyer who is ready first gets the next house. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or go to the Peninsula buyer consultation. Selling a home to fund the move? Request a free home valuation or call Jesse direct at (239) 898-6072.
A finished Peninsula home has cost $3,050,000 to $3,960,000 on the MLS resale record of the last five years, with one private sale at $4,400,000, for a custom home of about 3,100 to 5,300 square feet on a lake lot with a private pool, three-car garage in most plans and the TPC clubhouse a few hundred yards away. The price depends on size, lot, pool, golf status and condition.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; builder announcements for plan data)
The eight MLS resales of the 60-month window ran $3,050,000 to $3,960,000, and seven of them were one-story homes of 3,196 to 3,660 square feet. Resale price per square foot ran $1,047 to $1,088 in 2024 and 2025 and $851 and $970 on the two 2026 sales.
Seven MLS closings between 2021 and 2023, $2,590,000 to $3,082,000, were new homes recorded at their lot-plus-construction contract prices when delivered. They are not resales, and a finished home is unlikely to trade at those numbers; one of them, 9905 Montiano Drive, resold 17 months later at $3,960,000.
The builder published about nine Imperial Homes plans from 2,881 to 5,289 square feet under air: the one-story Firenze, Abaco, Burano and Caprina, and the two-story Domenica, Domenica II, Elisabella and Burano II. The Burano won a 2019 CBIA Parade of Homes award, the Abaco a 2020 award and the Domenica II a 2021 Sand Dollar Award. Buyers customized, so most homes cannot be tied to one named plan from the public record.
Lots run from 11,761 to 27,878 square feet, a median of 15,028. Fifty-three of 54 lots back onto the lake, with a tee, green or fairway within 100 meters behind 36 of them; 9953 Montiano Drive backs directly onto golf. Twelve lots exceed 20,000 square feet, most where the drive bends and on the two courts.
Every home has a private pool and 52 have a spa. Twenty-seven pools are screened; the other 27 are open-air behind aluminum or glass pool fencing, which the neighborhood’s 2016 covenant allows. Decide early which you prefer, because it cuts the list of homes in half.
Every home was permitted under the 2014 Florida Building Code or later, and 30 under the 2020 edition. The builder’s announcements describe AERCON autoclaved aerated concrete block, architect Jon Kukk’s coastal contemporary design, pocketing glass walls and outdoor summer kitchens. Every roof is tile under the covenant and original to its 2017 to 2025 build.
We find you the right Peninsula home by watching every Montiano listing the day it appears, reaching owners and their agents before a home is listed, reading the county record for homes that change hands privately, and setting up alerts for The Peninsula and the neighborhoods you would accept instead. With two MLS sales a year, access matters more than search.
Some Montiano homes trade without a public listing: the highest recorded sale, $4,400,000 for 9917 Montiano Drive in January 2025, never appeared on the MLS. We keep in touch with the agents who work Treviso Bay and hear about homes being prepared for market, and we tell you before the listing is public when we can.
When a buyer wants one specific kind of Peninsula home, a courteous, documented approach to owners can work, especially for part-year owners weighing a sale. We make it on your behalf, without pressure and without misrepresenting who you are.
Set up alerts for Montiano Drive, Montiano Court and Montiano Place, and for Ponziane and Bella Firenze if you would consider them. Marc Comisar sets them up with you at (239) 287-5873, and saved searches route straight to us.
Every visit passes the Treviso Bay gatehouse on US 41 East and is pre-authorized. The builder marketed The Peninsula as the only gated neighborhood within the Treviso Bay gates. We schedule tours so you see the homes, the clubhouse at 9800 Treviso Bay Boulevard and Club Rilassare in one visit.
Walk to the lanai first. The lake, the golf beyond it, sun on the pool, the width of the water and privacy from the neighbors are what separate one Montiano home from another. Then look at the garage level, the machinery pads and the generator, because they speak to flood and storm readiness.
Buying a Peninsula home takes nine steps: define the plan, lot and golf status you want, price the full fee stack, write the offer with golf as a stated term, receive the section 720.401 disclosure summary before signing, order the estoppel, file the resale application, inspect with the house’s records, bind homeowners and flood insurance, and close with the capital contributions.
One or two stories, screened or open-air pool, lake width and view, and golf or no golf. Those four choices narrow 54 homes to a handful and tell us which owners to watch.
Add $7,420 for the Master Association, $4,022 for the Peninsula lawn line, $750 for the dining minimum, $5,350 for golf if it conveys and $3,612.08 in CDD charges on the tax bill. That is $21,154.08 for a golf home and $15,804.08 without golf, before property tax and insurance.
Argue the price from the resale list, not from package entries or lot deeds. State the golf status as a term, name who pays each capital contribution, and set inspection, insurance and appraisal periods that fit a thin market.
Florida Statutes 720.401 requires a homeowners association disclosure summary for a parcel in a mandatory association, delivered before the contract is signed. The Peninsula’s only association is the Chapter 720 Treviso Bay Master Association, with no condominium layer, so the Chapter 718 exclusion does not apply to a Montiano lot. If the summary arrives late, the statute gives the buyer a right to void the contract within 3 days of receiving it or before closing, whichever comes first. Confirm how it applies to your contract with your closing agent or attorney; this is information, not legal advice.
One association estoppel covers a Peninsula sale, from the Treviso Bay Master Association: $299 under the 2026 fee sheet, $418 if rushed. Ask for the Golf Club charges, the lawn line and any Expanded Lot multiplier to be shown on it.
The Master Association’s buyers application carries a $50 fee. There is no right of first refusal: Lennar’s was terminated for all 55 lots in 2019, and no neighborhood association exists to approve a sale.
Pull the county permit history for the address, the elevation certificate and the wind-mitigation report. Look for the pool and cage or fence permits, the generator and gas permits, shutter or window permits and anything opened and never finaled. Check the survey against the lake-maintenance and drainage easements along the water.
A homeowners policy for the whole house and a separate flood policy, since every home is in the Special Flood Hazard Area. Send the elevation certificate to your agent before you are under contract.
The 2026 fee sheet places the $7,500 Master Association capital contribution, the $7,500 Golf Club capital contribution for a golf home, the $250 Rookery Bay fee and the $200 set-up fee on the buyer. After closing, register at the gate, collect remotes and credentials from the seller, and set up your club account.
Golf in The Peninsula works lot by lot: the 2016 Restrictive Covenant reserved 54 Golf Club memberships for the neighborhood, Article 14 of the Golf Declaration let each buyer elect one within 30 days of closing, and only Lot 32 has a recorded supplement. Whether golf conveys with the home you want is answered by the Golf Club and the Master Association estoppel.
Data updated: September 2026 (Collier County Clerk Official Records; Treviso Bay Master Association 2026 Annual Fee Sheet and 2025 FAQ)
The Restrictive Covenant, OR 5309 PG 721 (2016), entitled NTB LLC to 54 memberships. The Lot 32 supplement, OR 5453 PG 172 (2017), joined today’s 9829 Montiano Place to the Golf Declaration. Article 14, OR 5453 PG 181 (2017), reserved 53 more for buyers who elected them within 30 days, and a corrective amendment, OR 5517 PG 1481 (2018), raised the election payment from $1,000 to $2,000. The owner-adopted 2018 restatement, OR 5582 PG 3518, carries no Article 14; what that means legally is a question for a title attorney.
No recorded golf supplement or joinder names any Peninsula lot except Lot 32. That does not mean the other 53 homes are non-golf; many owners may have elected and paid dues without a supplement being recorded. Eight of the 13 Peninsula addresses with MLS records carried golf dues in the agent-entered fee fields on at least one listing, which is a signal, not a record.
A golf home pays $5,350 a year to the Golf Association under the 2026 fee sheet, made up of dues of $3,850, reserves of $1,400 and capital of $100, and the buyer pays a $7,500 Golf Club capital contribution at closing. The Master Association’s 2025 FAQ says 825 Treviso Bay properties are bundled with golf and no additional golf memberships are available.
Ask the seller for the Golf Club’s latest dues statement, have the Master Association estoppel show the Golf Club charges, and have your title agent search the Official Records for any golf supplement naming the lot. Then write golf status into the contract as a condition.
Every Treviso Bay owner, golf or not, belongs to the Master Association: the clubhouse at 9800 Treviso Bay Boulevard with dining and a $750 annual food and beverage minimum, and Club Rilassare at 9323 Treviso Bay Boulevard with fitness, spa, resort pool, lighted tennis and pickleball. TPC Treviso Bay is an Arthur Hills design operated under Troon.
You will pay about $21,154 a year to own a golf home in The Peninsula, or about $15,804 without golf, in community and district charges before property tax, insurance and utilities: the Master Association, the Peninsula lawn line, the dining minimum, golf dues where golf conveys, and the Wentworth Estates CDD charges that arrive on the county tax bill rather than from the association.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026)
$7,420 a year in 2026: maintenance of $5,523, bulk cable and internet of $885, reserves of $812 and a capital reserve of $200. Choosing internet-only service lowers it by $523. The Peninsula has no neighborhood association, so this is the only association assessment on a standard lot.
$4,022 a year in 2026 for mowing and lawn care under the Master Association’s contract, up from $3,231 in 2024 and $3,905 in 2025, and the highest single-family lawn line on the 2026 fee sheet. Pool service, pest control, roof, paint and driveway stay with the owner.
A golf home pays $5,350 a year to the Golf Association. Every membership, golf or not, carries a $750 food and beverage minimum spent at the club by December 31.
The Wentworth Estates CDD assesses $1,499.21 for operations and $2,112.87 for Series 2021 debt on each standard Peninsula lot for fiscal 2027, $3,612.08 in all, collected with your property taxes. The debt portion is a lien that declines as the bonds are repaid; ask the district manager for the payoff if you want to retire it.
Annual line | Golf home | Non-golf home |
|---|---|---|
Master Association | $7,420.00 | $7,420.00 |
Peninsula lawn line | $4,022.00 | $4,022.00 |
Golf Association | $5,350.00 | $0 |
Food and beverage minimum | $750.00 | $750.00 |
CDD operations and maintenance | $1,499.21 | $1,499.21 |
CDD Series 2021 debt | $2,112.87 | $2,112.87 |
Total, before property tax | $21,154.08 | $15,804.08 |
The MLS “total recurring fees” on the 2026 Peninsula listings, $17,542, adds the Master, lawn, golf and dining lines and stops. Compare every home on the full figure. The two Expanded Lot homes at 9917 and 9909 Montiano Drive pay 1.5 times the Master assessment under a 2021 covenant, $11,130 in 2026 by our arithmetic, so ask the estoppel for their exact lines.
At closing a Peninsula buyer pays $15,799 in known community charges for a golf home or $8,299 for a non-golf home under the 2026 fee sheet, plus the owner’s title policy by Collier County custom, the usual lender and settlement charges, and prorations. Who pays each line is ultimately set by the contract.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Treviso Bay realtor information page)
One-time charge | Golf home | Non-golf home |
|---|---|---|
Master Association capital contribution | $7,500 | $7,500 |
Golf Club capital contribution | $7,500 | $0 |
Resale application | $50 | $50 |
Rookery Bay environmental grant fee | $250 | $250 |
Estoppel certificate, standard | $299 | $299 |
Post-closing set-up | $200 | $200 |
Known total | $15,799 | $8,299 |
The $250 Rookery Bay line is written into the Master Declaration as a grant collected on every transfer to support the Rookery Bay National Estuarine Research Reserve.
It does not exist. Some summaries of MLS fee fields show $3,750 for The Peninsula because package entries carry zeros in every fee field. The real one-time charges are the ones in the table above.
In Collier County the buyer customarily chooses the closing agent and pays for the owner’s title policy, the reverse of the Lee County custom. Florida title premiums are set by rule, and the contract decides who pays.
The seller credits you for the part of the year’s property taxes that falls before closing, and the Master, lawn and golf assessments are prorated from the estoppel. The CDD charges are on the tax bill and prorate with it.
Under Florida Statutes 720.401 the seller owes you the homeowners association disclosure summary before you sign, and the contract should carry the statutory voidability clause. The Peninsula has no condominium layer, so the Chapter 718 exclusion in subsection (2) does not apply to a Montiano lot; your closing agent or attorney confirms the application. This is information, not legal advice.
Since August 17, 2024, a buyer in Florida signs a written agreement with their agent before touring, offers of buyer broker compensation cannot be advertised in the MLS, and every commission is negotiable and not set by law. On a Peninsula purchase, how your agent is paid is agreed in writing at the start and can be addressed in the offer.
It states what we do for you, for how long, and how we are paid. Read it before the first tour; we walk through it with you line by line.
Sometimes the seller contributes as part of the negotiation, sometimes the buyer pays, and sometimes it is a mix. With no compensation shown on the MLS, we raise it in the offer when it serves you.
On Montiano: the resale record, the golf answer, the full fee stack, the certificate and permits, partner-level negotiation, the estoppel and application managed, and Marc at every inspection. Call Marc at (239) 287-5873 to go over the agreement before you tour.
You check flood risk for a Peninsula address with its elevation certificate, not its zone, because every lot sits wholly in FEMA Zone AE with an 8-foot base flood elevation on the map effective February 8, 2024. The 48 certificates in the county index put first floors from 7.84 to 9.5 feet, a median of 0.3 feet above the line.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; Collier County elevation certificate index; Collier County 2026 Flood Protection Newsletter)
Collier County’s elevation certificate index serves certificates by address, and 48 of the 54 Peninsula homes have one. If the home you want is one of the six without an indexed certificate, ask the seller or the county’s floodplain office.
The top of the first floor, the garage slab, the lowest machinery and the height above grade. Garage slabs run 6.94 to 8.7 feet, 38 of 48 below 8.0, and 45 of 48 machinery pads sit below 9.0 feet, the county’s height for new or replacement equipment.
9865, 9845, 9946 and 9938 Montiano Drive, permitted in 2017 and 2018, certify first floors of 7.84 to 7.99 feet, just under today’s line. The homes were built above the 6-foot line in force at the time; the 2024 map raised it.
FEMA’s preliminary 2025 panel keeps every Peninsula lot in Zone AE at 8 feet, and no letter of map change applies. Collier County places the neighborhood in evacuation Zone A, outside the mapped Coastal High Hazard Area.
About 30 homes were complete for Hurricane Ian in 2022 and almost all for Helene and Milton in 2024. County permit files from 2020 to mid-2026 show no roof replacement or storm-repair permit on Montiano. The nearest surveyed Ian high-water marks were 6.38 and 6.39 feet at Henderson Creek, 2.13 miles away; no mark was surveyed on a Montiano street, so no one can say from the record that the homes stayed dry.
Insuring a Peninsula home means a homeowners policy for the whole detached house plus a separate flood policy, because every home is in the Special Flood Hazard Area. Premiums vary home by home with the elevation certificate, the roof and the opening protection, so we get quotes on the specific house rather than publish an average.
The Peninsula is fee-simple single-family: no condominium master policy and no HO-6 split. You insure the structure, contents and liability yourself, and the Master Association insures only its own common property, including the Montiano road and entry tracts.
A federally backed mortgage requires flood insurance on every Peninsula home. Collier County’s Community Rating System Class 5 gives eligible National Flood Insurance Program policies a 25 percent discount, and Citizens requires flood coverage on its wind policies for homes in special flood hazard areas.
Montiano’s design wind speed on the county map is 166 miles per hour for standard homes. Forty-six homes have shutter, door or window permits from 2020 to 2026, mostly from construction, but impact glazing is not established by the public record, so order a wind-mitigation inspection on the state form for the house you want.
Twenty-five homes have documented standby-generator evidence, from pads noted on certificates or contractor permits. Confirm the unit, fuel and service record with the seller.
Property taxes on a Peninsula home run in the low $30,000s a year: the median ad valorem tax was $32,538 on the 2025 roll and is $31,381 on the 2026 preliminary roll, plus non-ad valorem charges that were $3,873.99 on a standard lot’s 2025 bill. Your own bill will be set by your own assessment after the purchase.
Data updated: September 2026 (Collier County Property Appraiser, 2025 certified and 2026 preliminary rolls, all 54 Peninsula parcels)
Under Florida Statutes 193.155 a homestead’s assessed value is capped while the owner holds it and resets after a change of ownership. Twenty-two of 54 Peninsula homes are homesteaded, so the seller’s bill may say little about yours.
Use the county’s current just value and the prior-year bill for the house, not the seller’s homestead figure. The 2026 preliminary median just value across the 54 parcels is $3,063,376.50, down 9.1 percent for homes built by 2023.
A Florida homestead exemption, filed after you take title, lowers your taxable value and starts the cap from your own assessment. Most Peninsula owners are part-year residents and do not file.
The Peninsula rules that decide fit are the Master Declaration’s leasing limits, the pet rule, the architectural review that covers every exterior change, the 2016 covenant’s building minimums, and the gate and traffic rules; none of them restricts age, and The Peninsula adds no rulebook of its own on top of the Master Association’s.
Minimum 30 consecutive days, no more than four leases in any 12-month period, the lease sent to the Master Association at least 15 days ahead, and $100 per adult applicant. No subleasing. That rules out nightly and weekly rental.
Up to three cats or dogs in total with no weight limit under section 5.14 of the 2021 Master Declaration; pit bulls and other recognized aggressive breeds are banned; fish and up to two indoor birds are allowed; pets stay off the golf course.
The 2016 Restrictive Covenant requires at least 2,800 square feet under air, a tile roof at 6/12 pitch or steeper, paver driveways and colonnade-style screen enclosures or an approved pool fence. Every exterior change needs architectural approval, and construction hours are 7 a.m. to 5 p.m., Monday to Saturday.
Nothing in the plat, the covenant, the golf instruments or the Master Declaration restricts age. Treviso Bay is an all-ages community.
The Master Association board regulates traffic and gates on the private roads. Golf carts must be garaged. How The Peninsula’s interior gate operates is not published in any association document we could find, so ask the office and the seller for remotes or credentials.
Choose The Peninsula for a newer, larger custom home on a dead-end street with water behind almost every lot and the shortest walk to the clubhouse; choose Ponziane, next door on Corso Bello Drive, for a lower price, golf recorded on every lot and a market that has moved in weeks rather than months. Most buyers who want one tour both.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; Collier County Clerk Official Records; Treviso Bay Master Association 2026 fee sheet)
Question | The Peninsula | Ponziane |
|---|---|---|
Street | Montiano Drive, Court and Place, dead end | Corso Bello Drive, the through road to Gate House #2 |
Homes | 54 custom homes, 2018 to 2025 | 34 Lennar homes, 2016 and 2017 |
MLS closings, 60 months | 15, median $3,082,000 | 12, median $2,550,000 |
Median price per sq ft, 60 months | $845 | $837 |
Median days on market, 60 months | 67 | 20 |
MLS closings, 12 months | 2, $3,050,000 and $3,100,000 | 5, $2,500,000 to $2,865,000 |
Golf | Elected lot by lot; confirm by estoppel | Recorded on all 34 lots |
Pools | 27 screened, 27 open-air | All 34 screened, all with spa |
Water behind the home | Lake on 53 of 54 lots | Mixed |
Distance to the TPC clubhouse | 0.10 to 0.43 miles | 0.31 to 0.52 miles |
2026 lawn line | $4,022 | $3,483 |
First floors under today’s 8-foot line | 4 of 48 certified | 13, per our Ponziane research |
County value change, 2025 to 2026 preliminary | Median down 9.1% | Roughly one-third down |
A buyer who wants a 2018 to 2025 custom home, lake frontage, the option of an open-air pool, a quiet dead end and the clubhouse a short walk away, and who is comfortable confirming golf for the specific home.
A buyer who wants a lower price of entry for a Treviso Bay estate home, golf certainty on the deed, a consistent screened-pool Lennar product and a faster-moving market. Read our Ponziane at Treviso Bay guide.
Bella Firenze at Treviso Bay, a separate plat on Firenze Circle and Firenze Drive, recorded eight MLS closings in the same 60 months, $2,050,000 to $2,675,000. The overlap with The Peninsula is a floor-plan name, the Firenze, and nothing else.
We negotiate a Peninsula purchase at partner level from the resale record, the 2026 softening and the house’s own documents, and we build golf status, the estoppel, the inspection, the insurance quotes and the appraisal into the contract so nothing about a $3 million purchase is settled at the closing table.
We show the listing agent the resale list and the two 2026 sales at $851 and $970 a square foot, and we set aside package entries and lot deeds. On a thin record, the side with the better-documented comparables sets the frame.
A home that has sat for months is a different negotiation from one that just listed. The 2025 and 2026 resales that sat 126 and 201 days closed 7.1 and 10.2 percent under list.
If golf matters to you, golf status is a condition backed by the estoppel. If the home is not a golf home, the price should reflect it.
The tile roof, the pool and its cage or fence, the air-conditioning, pool equipment and generator, and the machinery height against the 9-foot replacement rule. A replacement that must be raised is a fair item to price into an offer.
A financed buyer’s appraiser has two sales from the last twelve months. We meet the appraiser with the resale record so a gap, if there is one, is argued with evidence rather than absorbed.
A Peninsula address is zoned for Manatee Elementary, Manatee Middle and Lely High School, sits 0.10 to 0.43 miles from the TPC clubhouse and 0.14 to 0.33 miles from the owners’ Gate House #2, and runs on Florida Power and Light, Collier County water and sewer, TECO gas, bulk cable and internet and county curbside trash on Monday and Thursday.
Data updated: September 2026 (Collier County Public Schools zone files for 2025-26 and 2026-27; CCPS 2025-2026 School and District Grades; Collier County address points and service days; Treviso Bay FAQ)
Level | School | 2026 state grade | Peninsula homes zoned |
|---|---|---|---|
Elementary | A | 54 of 54 | |
Middle | A | 54 of 54 | |
High | Lely High School | B | 54 of 54 |
Lely High is about 2.2 to 2.6 miles away using the owners’ gate on Corso Bello Drive; Manatee Elementary and Middle about 4.5 to 4.9 miles. Assignments are set by the district and can change; confirm with Collier County Public Schools.
The main gatehouse at 9050 Treviso Bay Boulevard on US 41 East is 1.4 to 1.6 miles from Peninsula homes. Gate House #2 at 9965 Corso Bello Drive, described in a 2015 Lennar prospectus as owner access only, is far closer and reaches Southwest Boulevard.
Electricity from Florida Power and Light; water and sewer from the Collier County Water-Sewer District; TECO gas; bulk cable and internet through the Master Association. Garbage is collected Monday and Thursday; recycling, yard waste and bulk items on Monday. The Master Association mows the lawns.
The clubhouse at 9800 Treviso Bay Boulevard for dining, and Club Rilassare at 9323 Treviso Bay Boulevard, 1.3 to 1.6 miles away, for fitness, spa, resort pool, tennis and pickleball. There is no marina in Treviso Bay.
The Peninsula is the right place for a buyer who wants the newest, most private single-family setting inside the Treviso Bay gates, with water behind almost every home and the clubhouse next door, and who accepts a thin resale record, a flood margin measured in tenths of a foot, golf that must be verified home by home and a carrying cost above $21,000 a year for a golf home.
Treviso Bay offers golf-bundled condominiums, coach homes and other single-family streets at lower prices. Our guide to buying a home in Treviso Bay covers them all, and our guides to Pavia at Treviso Bay and Via Veneto at Treviso Bay cover two of the single-family alternatives.
You get a personalized Peninsula at Treviso Bay buyer consultation by using the contact form on this page or calling Marc Comisar at (239) 287-5873. Tell us the house, lot, pool and golf status you want, your budget and your timeline, and we come back with the resale record, the full carrying cost, a watch list for Montiano and alerts for the neighborhoods you would accept instead.
Your budget against the resale band and the carrying cost; which Montiano homes fit your plan, lot and pool preferences; how golf works and how to confirm it; the flood and insurance picture for the homes you like; and whether Ponziane, Bella Firenze or another Treviso Bay street belongs on your list.
Ask Marc to set up saved searches for Montiano Drive, Court and Place and for the alternatives you choose. Alerts route straight to us, so a new listing reaches you and us at the same moment.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Or read how we represent buyers in Southwest Florida.
If you are selling a Southwest Florida home to fund a Peninsula purchase, start with a free home valuation and call Jesse direct at (239) 898-6072; we sequence both closings so they do not collide in season.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star reviews from clients in their own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Peninsula specialist matters because the facts that protect a Montiano buyer are recorded, not advertised: the plat that separates Montiano from Corso Bello, the golf election behind a membership, the lot deeds and package entries that distort price history, the CDD line the MLS omits and the certificate that sets the flood premium. A general agent tends to learn them from the buyer’s insurer or title agent.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs Peninsula searches, tours, inspections and walk-throughs in person. Reach him at (239) 287-5873 or on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and the other half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He began in Southwest Florida real estate in October 2004 and runs the records behind every offer. Reach him at (239) 898-6072 or on the Jesse McGreevy agent page.
Calling a Corso Bello home “Peninsula,” quoting a 2021 package entry as a comparable, assuming every home is golf-bundled, budgeting from the MLS fee total, missing the $4,400,000 private sale in the price history, or ordering the elevation certificate after the contract. Each costs a buyer money or leverage.
Treviso Bay counts 1,431 memberships behind its gates, from mid-rise condominiums to estate homes. For the whole community, see our guide to buying a home in Treviso Bay and, if you own there already, our guide to selling a Treviso Bay home and Treviso Bay home valuation page.
These are the questions buyers ask about The Peninsula at Treviso Bay, answered from the recorded plat, covenant and golf instruments, the Treviso Bay Master Association’s published fee sheet and rules, Collier County’s files, federal flood data and the Southwest Florida MLS, each with its window and source.
A gated enclave of 54 custom single-family homes on Montiano Drive, Montiano Court and Montiano Place inside Treviso Bay in Naples, recorded as the plat MONTIANO in 2015 and built out between 2018 and 2025.
Off Corso Bello Drive, on a finger of land wrapped by a lake and the TPC Treviso Bay course. Montiano Drive is the only road in.
No. Ponziane is the 34 Lennar homes on Corso Bello Drive, a separate recorded subdivision that shares the road in.
No. La Peninsula is a condominium community on the Isles of Capri. The Peninsula at Treviso Bay is single-family homes on Montiano.
Fifty-four, on 55 platted lots; Lot 11 was divided between Lots 10 and 12 in 2021.
Sunwest Custom Homes built the first 8, from 2017 to 2019, and Imperial Homes of Naples the other 46, from 2018 to 2025. NTB LLC owned and sold the lots.
No. The last homesite sold in 2022 and the last home was completed in 2025. Every purchase is a resale.
Finished homes resold on the MLS for $3,050,000 to $3,960,000 over the last five years, and one sold privately for $4,400,000. The two 2026 closings were $3,050,000 and $3,100,000.
$3,082,000 across the 15 MLS closings of the 60 months to September 23, 2026, the first window with ten sales. Seven of those were package entries, so the resale list is the better guide.
None were listed on September 23, 2026, and one was pending after 9 days. Ask Marc to set up alerts and watch for homes before they list.
The 2026 resales came in below the 2022 to 2025 range, and one home resold 17.6 percent below its 2024 price after 201 days. County values fell a median 9.1 percent on the 2026 preliminary roll.
The 60-month median across all MLS closings is $845. The two 2026 resales were $851 and $970 a square foot.
MLS living areas on Peninsula sales run from 3,119 to 5,259 square feet, and the published plans from 2,881 to 5,289 square feet under air. Most homes are one story.
Yes, all 54, and 52 have a spa. Twenty-seven pools are screened and 27 are open-air behind pool fencing.
Fifty-three of 54 back onto the lake with golf beyond; 9953 Montiano Drive backs directly onto golf.
No. Golf was elected lot by lot, and only Lot 32, 9829 Montiano Place, has a recorded supplement. Confirm golf for any home by estoppel and the Golf Club’s dues statement.
$5,350 a year for a golf home under the 2026 fee sheet, plus a $7,500 Golf Club capital contribution at closing.
Golf membership is attached to lots under the Golf Declaration; the Master Association’s 2025 FAQ says no additional golf memberships are available. The Golf Declaration lets the club open play to non-golf members when it chooses.
$7,420 a year to the Master Association and $4,022 for the Peninsula lawn line in 2026, plus golf dues if golf conveys and a $750 dining minimum. With the CDD, a golf home runs $21,154.08 a year.
No. The Treviso Bay Property Owners Master Association governs The Peninsula directly.
$3,612.08 for fiscal 2027 on a standard lot, $1,499.21 for operations and $2,112.87 for Series 2021 debt, on the county tax bill.
The median ad valorem tax is $31,381 on the 2026 preliminary roll, and your bill resets to your own assessment after purchase.
$15,799 in known community charges for a golf home and $8,299 for a non-golf home under the 2026 fee sheet, including the $7,500 capital contributions.
Yes. It sits inside the Treviso Bay gates, and the builder marketed it as the only gated neighborhood within them. How the interior gate operates is not published.
FEMA Zone AE with an 8-foot base flood elevation on every lot, on the map effective February 8, 2024 and on the 2025 preliminary map.
No public record says. The nearest surveyed Ian marks were 6.38 and 6.39 feet at Henderson Creek, 2.13 miles away, below every certified Peninsula first floor.
Yes, for a federally backed mortgage, since every home is in the Special Flood Hazard Area. Collier County’s Class 5 rating gives eligible federal flood policies a 25 percent discount.
The public record does not establish it. Forty-six homes have shutter, door or window permits; a wind-mitigation inspection answers the question for the house you want.
Twenty-five have documented generator evidence from certificates or permits. Confirm the unit and fuel with the seller.
Yes, for at least 30 consecutive days, up to four leases in any 12 months, with the lease filed with the Master Association and $100 per adult applicant.
Up to three cats or dogs with no weight limit, no pit bulls or other recognized aggressive breeds, and no pets on the golf course.
No. Nothing in the recorded documents restricts age.
Manatee Elementary (A), Manatee Middle (A) and Lely High School (B), per the district’s 2025-26 and 2026-27 zone files.
0.10 to 0.43 miles from every home, the closest single-family homes in Treviso Bay.
With architectural approval and within the 2016 covenant’s standards. A $250,000 addition was permitted at 9918 Montiano Drive in 2024.
No. Those Florida requirements apply to condominium and cooperative buildings, and Peninsula homes are detached single-family houses.
No. Lennar’s right of first refusal was terminated for all 55 lots in 2019, and the Master Association holds none.
Golf status, the estoppel, the elevation certificate, the permit history, a wind-mitigation report, the CDD payoff, the survey against the lake easements and the seller’s disclosure.
Yes. Ponziane’s 60-month median was $2,550,000 on twelve closings with golf recorded on every lot; The Peninsula’s was $3,082,000 on fifteen, with newer, larger homes and more water.
Set up alerts, tell us what you want, and let us watch the market and approach owners where it makes sense. The highest Peninsula sale on record was private.
One who knows the recorded golf mechanism, the resale record and the flood certificates before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.
Every Peninsula at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association’s and Golf Club’s documents, the Wentworth Estates CDD, Collier County, state and school records, federal agencies, the builder’s dated announcements and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Peninsula at Treviso Bay buyer reads the official, current copy before signing anything. The recorded instruments open at the Collier County Clerk, the fee sheet, application and rules at the Treviso Bay Master Association, and the budget at the Wentworth Estates CDD. We host nothing ourselves.
Document | What it tells a Peninsula buyer | Official authority |
|---|---|---|
MONTIANO plat, Plat Book 59, Pages 28 to 30 (2015) | Which addresses are The Peninsula, and the road and lake tracts | |
Restrictive Covenant, OR 5309 PG 721 (2016) | Building minimums and the reserved golf memberships | |
Golf Declaration Article 14, OR 5453 PG 181 (2017) | How golf was elected by Peninsula buyers | |
Golf supplement, Lot 32, OR 5453 PG 172 (2017) | The one recorded Peninsula golf supplement | |
Full Release and Termination, OR 5688 PG 2038 (2019) | That no right of first refusal remains | |
Second Amended and Restated Master Declaration, OR 5934 PG 2738 (2021) | Leasing, pets, architectural review, gates and assessments | |
2026 Annual Fee Sheet, revised 11 May 2026 | Annual and one-time charges | |
Master Association Buyers Application | The resale application you file | |
Master Rules and Regulations, February 2025 | Gates, parking, carts, construction hours and amenities | |
Treviso Bay FAQ, 2025 | Golf availability, services and the single-family assessment | |
Wentworth Estates CDD FY2027 adopted budget | The CDD line on your tax bill | |
2026 Flood Protection Newsletter | The 9-foot equipment rule and the flood insurance discount | |
2025-2026 School and District Grades | The grades for Manatee Elementary, Manatee Middle and Lely High | |
Florida Statutes 720.401, disclosure summary | The summary owed to you before you sign | |
NAR, written buyer agreements | How buyer representation works after August 17, 2024 |
McGreevy and Comisar help buyers and sellers across Southwest Florida from an office in Bonita Springs, and The Peninsula at Treviso Bay sits inside the Naples golf-community market they work every week. If you want a Montiano home, the first conversation costs nothing and usually saves a buyer more than any decision made later in the process.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Over the last 60 months we tracked every Peninsula MLS closing against Collier County’s recorded sales. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.