Updated September 2026
Thirty-four Lennar pool homes with golf recorded on every lot, about five sales a year and none listed on September 23, 2026. McGreevy and Comisar match your budget to a plan and lot, watch the street for the next home and read the golf, flood and covenant records with you. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying in Ponziane at Treviso Bay means buying one of 34 Lennar estate homes of 2016 and 2017 on Corso Bello Drive, each with a pool, spa and a golf membership recorded against the lot, inside gated Treviso Bay in Naples. Ten sold in 24 months at a $2,570,000 median, and on September 23, 2026 none was listed.
The full record of the street, from the 2006 plat to every lot's elevation certificate, is on our Ponziane at Treviso Bay guide, which this buyer page sits beside, and the community around it is on our Treviso Bay community guide. This page is about the purchase: how to find a home on a street with no listings, what to check, in what order, and what it costs to own. Owners on the other side of the table should read how we sell Ponziane at Treviso Bay homes or start with a free Ponziane at Treviso Bay home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific home.
If you are searching for the best buyer's agent for Ponziane at Treviso Bay in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or moving up to a golf estate, including in Treviso Bay, Lely Resort and the US 41 East corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Ponziane is the MLS name for Corso Bello Drive, lots 1 to 34 of the Lipari-Ponziane Block "B" Replat recorded in 2015. Lennar sold the first home on January 29, 2016 and the last on August 16, 2017. The odd-numbered homes, 9871 to 9939, sit on the south side facing lake, preserve or a lake with the fairway beyond; the even-numbered homes, 9852 to 9934, back onto the golf course.
The county roll lists a private pool, a spa and a screen enclosure on all 34 homes, an attached garage, living areas of about 2,800 to 3,700 square feet by the MLS measure and lots of 12,632 to 24,394 square feet. Every home carries a Treviso Bay Golf Club membership by recorded supplement, and every one sits within about half a mile of the TPC clubhouse.
Ponziane has no neighborhood association, no neighborhood clubhouse and no interior gate of its own; its amenities are Treviso Bay's. It is not The Peninsula, which is a separate street of 54 newer homes on Montiano, and it is not a 55-plus community: no recorded document on the street restricts age.
Ponziane buyers work with McGreevy and Comisar because a Corso Bello purchase turns on documents a general agent rarely opens: the two 2016 golf supplements, the lot position behind the lanai, the elevation certificate, the Wentworth Estates CDD budget, the Master Association fee sheet and a 2006 covenant still of record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Naples sets them side by side on the public record.
Your agent should tell you which plan and lot position your offer is really competing with, prove the golf membership from the recorded supplement, show you the full fee stack with the CDD line, put the home's elevation certificate in front of your insurance agent on day one, and hand you the 2006 covenant before you sign. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: tours through the Treviso Bay gate, the rear-of-lot walk, inspections, contractor quotes and the final walk-through. Jesse McGreevy runs the data, the documents and the association and club paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Ponziane market for a buyer by following every Corso Bello Drive closing in the Southwest Florida MLS and matching it to the recorded Collier County deed, so sales that never reached the MLS show up too. 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.
Data updated: September 2026 (Southwest Florida MLS Matrix, subdivision PONZIANE, closed September 23, 2021 to September 23, 2026, pulled September 23, 2026; Collier County Property Appraiser recorded sales through August 29, 2026)
In the 24 months to September 23, 2026 we tracked all ten Ponziane MLS closings against the county record, and over five years all twelve, plus a 2023 resale of 9919 Corso Bello Drive at $2,500,000 that was recorded with the county and never listed. A buyer who watches only the MLS misses sales like that one.
Every figure here is the street's record, with its window and source beside it. That is the standard a buyer should demand from any agent, and it is the standard we hold ourselves to when we are compared on the public record.
The same-plan sales sale by sale, the lot position behind each comparable, the county's land values, the permits and elevation certificate for the home you want, and the fee stack you will carry. With that in hand, your offer is argued on documents rather than on the asking price.
The Ponziane market is a scarce-supply market: no listing and no pending sale on September 23, 2026, ten closings in 24 months, a 95.8 percent median sale-to-list and an 18-day median on market. Well-priced homes go fast, overpriced ones sit and come down, and some homes change hands without ever being listed.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision PONZIANE, closed September 23, 2024 to September 23, 2026, actives and pendings, pulled September 23, 2026)
Closed | Home | Beds, MLS | MLS living sq ft | Lot position | Sold price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
September 2026 | 9915 Corso Bello Dr | 4 plus den | 3,659 | Preserve | $2,750,000 | 20 | 96.0% |
September 2026 | 9871 Corso Bello Dr | 4 | 2,818 | Lake, then golf | $2,590,000 | 16 | 100.0% |
August 2026 | 9911 Corso Bello Dr | 3 plus den | 2,818 | Preserve | $2,550,000 | 0 | 96.2% |
July 2026 | 9923 Corso Bello Dr | 3 plus den | 2,818 | Lake | $2,500,000 | 96 | 92.9% |
March 2026 | 9852 Corso Bello Dr | 4 plus den | 3,542 | Golf course | $2,865,000 | 11 | 99.0% |
August 2025 | 9910 Corso Bello Dr | 4 | 3,677 | Golf course | $2,788,888 | 314 | 93.3% |
May 2025 | 9856 Corso Bello Dr | 4 plus den | 3,542 | Golf course | $2,475,000 | 132 | 95.2% |
May 2025 | 9872 Corso Bello Dr | 4 plus den | 3,043 | Golf course | $2,500,000 | 104 | 88.5% |
April 2025 | 9880 Corso Bello Dr | 3 plus den | 2,818 | Golf course | $2,200,000 | 7 | 95.7% |
October 2024 | 9899 Corso Bello Dr | 4 plus den | 3,118 | Preserve | $2,660,000 | 2 | 100.4% |
Ten sales, total $25,878,888; the $2,570,000 median is the mean of the two middle sales. The first five rows are the last twelve months, which we list without a median because five sales is too few.
On September 23, 2026 the MLS showed no active Ponziane listing and no pending sale. The live picture changes with each new listing, and on a 34-home street the new listing is often gone within three weeks: six of the last ten sales went under contract in 20 days or fewer.
The median Ponziane sale over 24 months closed at 95.8 percent of its final asking price, from 88.5 percent to 100.4 percent. A well-priced new listing leaves little room; a listing that has sat for months, like 9910 at 314 days, leaves more. The negotiation room depends on how the home was priced, not on a rule.
Over five years the MLS recorded twelve Ponziane closings at a $2,550,000 median, and none at all between September 2021 and March 2023. Before that window the street re-priced in July 2021, when two resales recorded at $1.6 million and $1.9 million; since 2023 every priced resale has fallen between $2.2 million and $2.9 million.
Treviso Bay as a whole closed 82 sales in the twelve months to September 23, 2026 at a $570,000 median, with 28 listings active that day. Ponziane sits at the top of that range with The Peninsula, and the community median says nothing about what a Corso Bello home costs.
Ponziane homes cost about $2.2 million to $2.9 million on the recent record, and the plan sets the range: the 2,818-square-foot one-story sold from $2,200,000 to $2,590,000 since 2023, the Lantana two-story at $2,475,000 and $2,865,000, the Laurel at $2,750,000, the Camellia at $2,500,000 and a 3,118-square-foot home at $2,660,000.
Data updated: September 2026 (Southwest Florida MLS Matrix and Collier County recorded sales, 2023 to September 23, 2026)
Twenty of the 34 homes share the plan the county measures at 2,818 square feet of base area, usually three bedrooms plus a den and three baths. The closest Lennar plan name of the period, the Bougainvillea II at 2,799 square feet, does not match exactly, so we describe these homes by size.
The Lantana is 3,542 square feet on two stories, four bedrooms, three baths, a second-floor bonus room and a three-car garage, with the main suite downstairs. Its county signature appears on six golf-side lots: 19, 20, 27, 29, 30 and 34.
The Laurel is 3,659 square feet with three bedrooms, four baths and an outdoor winter kitchen on the lanai; 9915 Corso Bello Drive is one. The one-story Camellia is 3,043 square feet with four bedrooms, three baths and a den; 9872 is one.
Four homes, on lots 4, 5, 22 and 28, share a 3,047-square-foot county signature, and two, on lots 8 and 16, share 3,118; the MLS shows 9899 at 3,118 square feet with four bedrooms plus a den. No archived Lennar plan page matches either group.
On the two-story homes the county's base area is not the living area: the Lantana group measures about 2,438 to 2,474 square feet of base on the roll against 3,542 on the MLS. Compare homes on MLS living area and say which figure you are using.
With no Ponziane home on the market on September 23, 2026, the buyers who get the next one are the ones already watching. Tell Marc Comisar which plan and lot position you want at (239) 287-5873, read how we represent buyers in Southwest Florida, or use the buyer consultation section on this page. Selling a home to buy here? Start with a free home valuation or call Jesse direct at (239) 898-6072.
A Ponziane lot backs onto one of four things: the golf course on lots 19 to 34, a lake with the fairway beyond on lots 1 to 4, a district lake on lots 13 to 18, or preserve on lots 5 to 12. The county has valued the water lots about 30 percent higher on land, and recent buyers have not paid extra for golf frontage.
Data updated: September 2026 (Collier County parcel map and certified values, tax years 2024 and 2025; Collier County recorded sales; Southwest Florida MLS Matrix)
On the county's parcel map, the golf lots back directly onto golf Tract GC-2, with tee boxes 12 to 37 meters behind lots 19 to 23 and greens 34 to 42 meters behind lots 23 to 27. The direct-lake lots have water within 3 meters of the rear line. The preserve lots back onto district preserve Tract P-4 and golf rough.
For 2025 the county valued the ten water lots at $95.00 a square foot of land and the golf and preserve lots at $73.00, with the large corner lot 34 at $65.70. On same-size lots of 15,682 square feet that is a $344,995 land gap. The 2026 preliminary roll drops the split in favor of a lot-size curve.
Among the seven 2,818 homes sold from 2023 to 2026, the lake-then-golf 9871 sold highest and the two golf-side homes, 9880 and 9926, lowest. Two sales are not a rule, but they mean a buyer need not pay a golf-view premium the market has not shown.
Section 7.5 of the Master Declaration grants golf easements over lots next to the course, allowing play and ball retrieval. A golf-side buyer should stand on the lanai during play; a preserve-side buyer trades the fairway view for more privacy.
Past the highest-numbered homes sit the golf maintenance compound at 9955 and Gate House #2 at 9965. Maintenance-yard hours and traffic are not published, so we tour homes in the 9920s and 9930s on a weekday morning.
Buying in Ponziane takes the usual Florida inspection and title work plus six Treviso Bay steps: confirm the lot's golf supplement, receive the Section 720.401 disclosure summary before signing, file the Master Association resale application, order the estoppel, price flood and wind insurance from the elevation certificate, and budget the CDD line.
Match the address to its lot and the lot to its position and plan. That sets which recent sales your offer should be measured against.
Add the Master, lawn, golf and dining lines to the CDD line on the tax bill: $20,615.08 for 2026. Then add property tax from the new just value, not the seller's bill.
The Master Association is a Chapter 720 homeowners association, so the seller's Section 720.401 disclosure summary comes before you sign the contract, with the statute's voidability clause in the contract itself.
We write it against the same-plan sales, with an inspection period long enough for flood and wind quotes, and with the allocation of the $15,799 resale charges stated.
The buyer's resale application, $50, goes to the Master Association before closing. There is no right of first refusal in the Master Declaration or the 2006 covenant.
The Master Association estoppel shows the Master, lawn and Golf Club charges and any balance due: $299 for ten business days, $418 for three.
Roof age, A/C age, pool and spa equipment, any generator and its gas permit, and the permit history for additions and impact openings.
Flood and wind quotes from the elevation certificate and wind-mitigation form, early in the inspection period.
Title, the CDD payoff statement if you want it, the Golf Club and Master member set-up, and gate credentials.
The golf membership runs with the lot: Lennar recorded supplements adding lots 1 to 33 in August 2016 and lot 34 in September 2016 to the Treviso Bay Golf Club Declaration, and membership is mandatory for every lot so added. You become the member at closing, pay the Golf Association's $5,350 a year and a $7,500 capital contribution on the resale.
The lots 1 to 33 supplement is OR Book 5303, Page 2692, recorded August 12, 2016; lot 34 is OR Book 5313, Page 3677, recorded September 14, 2016. Seven lots that Lennar had already sold, 1, 2, 3, 22, 23, 24 and 25, were bound by owner joinders re-recorded on January 9, 2017 at OR Book 5351, Page 3024.
The 2025 Treviso Bay FAQ says 825 properties are golf-bundled and "There are NO additional Golf memberships available." Buying a Ponziane home is one of the few ways into the club, and you cannot opt out of it.
The Golf Association's 2026 charges are $5,350 a year, made up of $3,850 dues, $1,400 reserves and $100 capital, on top of the Master assessment, plus the $750 dining minimum every member pays.
The MLS club-fee field is typed by the listing agent; on one 2025 Corso Bello listing it read $0 though the total included golf dues. The recorded supplement and the estoppel are the authority, not the field.
TPC Treviso Bay is an Arthur Hills course managed by Troon, with the clubhouse at 9800 Treviso Bay Boulevard, 0.31 to 0.52 miles from every Corso Bello home. The Golf Club is itself a Chapter 720 association, so unpaid golf dues become a lien on the lot.
You will pay $20,615.08 a year in community charges for 2026 before property tax and insurance: $7,420 to the Master Association, the $3,483 Corso Bello lawn line, $5,350 to the Golf Association, the $750 dining minimum and $3,612.08 to the Wentworth Estates CDD on the tax bill.
Data updated: September 2026 (Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026; Wentworth Estates CDD Fiscal Year 2027 adopted budget, May 14, 2026)
$7,420: $5,523 maintenance, $885 bulk cable and internet, $812 reserves and $200 capital reserve. Internet-only service at $362 lowers it by $523. The same amount applies to every Treviso Bay home.
$3,483 for 2026, billed as its own neighborhood line under section 5.13 of the Master Declaration; it was $3,493 in 2024 and $3,382 in 2025. The Peninsula's line is $4,022.
$5,350, mandatory on every Corso Bello lot, plus the $750 food and beverage minimum due by December 31.
$1,499.21 operations and maintenance and $2,112.87 Series 2021 debt service for the 75-foot lot class every Corso Bello lot carries, $3,612.08 for fiscal 2027, collected on the county tax bill.
Annual line | Amount |
|---|---|
Master Association | $7,420.00 |
Corso Bello lawn line | $3,483.00 |
Golf Association | $5,350.00 |
Food and beverage minimum | $750.00 |
CDD operations and maintenance | $1,499.21 |
CDD debt service, 75-foot lot | $2,112.87 |
Total | $20,615.08 |
Recent Ponziane listings show $17,003 in the MLS total, which is exactly the first four lines. The CDD is billed by the county, not the association, so it never reaches the field. Budget from $20,615.08.
Read the recorded golf supplement for your lot, the 2021 restated Master Declaration, the 2006 Ponziane neighborhood covenant, the Master Association estoppel, the Section 720.401 disclosure summary, the home's elevation certificate and the CDD's current payoff figure. Each answers a question that decides whether this home fits you.
Recorded April 26, 2021 at OR Book 5934, Page 2738, 120 pages: leasing in section 5.3, pets in 5.14, architecture in 5.9 to 5.13, vehicles in 5.15, golf easements in 7.5, and the capital contribution and its exemptions in 9.11 and 9.12.
The Supplemental Declaration for Ponziane at Treviso Bay Neighborhood, OR Book 4149, Page 1158, was written for 20 estate homes of at least 4,500 square feet and still stands of record. It limits leasing to two per calendar year, calls for tile roofs and natural-gas appliances, and says it controls over the Master Declaration in a conflict.
Lennar replatted the 20 lots into 34 and built homes of 2,818 to 3,677 MLS square feet, and no amendment or release of the covenant has been found. How it applies to the replatted lots is a question for your real estate attorney, not a finding that any home violates it.
Section 720.401 requires the seller of a home in a mandatory homeowners association to give you a disclosure summary before you sign; if it is missing, you may cancel within 3 days after receipt or before closing, whichever comes first. The statute does not apply to associations regulated under Chapter 718, which creates a fork for Treviso Bay's condominiums, but a Ponziane home has no condominium association. Your closing agent or attorney confirms how it applies; this is information, not legal advice.
Order the estoppel and request the CDD payoff statement the day the contract is signed, so every figure is in hand before your inspection period ends.
Check flood and insurance from the home's elevation certificate: every Corso Bello home is in FEMA Zone AE with an 8-foot base flood elevation, first floors on file run 7.65 to 8.61 feet, and a federally backed mortgage requires flood insurance. There is no association master policy; you insure the whole house.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective February 8, 2024; preliminary panel 12021C0603K; Collier County elevation certificate index; USGS high-water marks)
Collier County holds a certificate for 33 of the 34 homes; most were prepared by Stantec for Lennar when the base flood elevation was 6 feet. Twenty first floors sit at or above today's 8 feet and 13 below it by 0.01 to 0.35 feet, with a median of 8.09. The highest on file are 9910 at 8.61, 9915 at 8.59 and 9911 at 8.56.
Zone AE is a special flood hazard area, so a lender will require flood coverage. FEMA's preliminary panel keeps the street in AE at 8 feet, and no letter of map revision applies to any Corso Bello home.
A single-family homeowners policy with wind covers the house. Wind-mitigation credits come from the Uniform Mitigation Verification Inspection form; the county's wind layers put Corso Bello Drive at a 166-mile-per-hour design wind speed.
Citizens now requires flood coverage on its wind policies in phases reaching all policies on January 1, 2027. Collier County's Community Rating System class gives a 25 percent discount on eligible National Flood Insurance Program premiums. Quote federal and private flood both.
Twenty of 33 surveyed A/C pads sit below 8 feet. If you plan to replace a condenser or add a generator, ask the county's floodplain office what elevation the new equipment must meet.
All 34 homes existed for Irma, Ian, Idalia, Helene and Milton; the nearest USGS marks, about two miles away at Henderson Creek, were 4.15 feet for Irma and 6.38 to 6.39 feet for Ian, and the county's permit files show no storm or flood repair on the street from 2020 to August 2026. The street is in hurricane evacuation Zone A.
Property taxes after you buy will reset to the home's current just value: the 2026 preliminary ad valorem median on Corso Bello Drive is $15,367.50, plus the CDD's non-ad valorem line, and 13 of the 34 homes carry a homestead exemption that will not pass to you.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and certified values 2021 to 2025)
Under Section 193.155 a homesteaded home's capped assessed value resets to just value after a change of ownership. The Section 689.261 summary you receive warns you not to rely on the seller's bill for that reason.
The preliminary roll put the median Corso Bello just value at $1,537,214, about 33 percent below 2025, with both land and buildings lower. The county has not published a reason, and the figures change when the roll is certified.
If the home becomes your permanent residence, file for the homestead exemption with the Property Appraiser by the statutory deadline; the Save Our Homes cap then limits future increases in your assessed value.
The CDD charges, $3,612.08 for fiscal 2027, arrive on the same county tax bill as a non-ad valorem line; budget them separately from the ad valorem tax.
The rules that decide fit are the leasing limits in the Master Declaration and the 2006 covenant, the three-pet rule, the architectural approvals behind shutters, fences and landscaping, the vehicle and golf-cart garaging rules, and the golf easements on course-side lots, all recorded rather than set by a neighborhood board.
Up to three dogs or cats in total with no weight limit under section 5.14 of the Master Declaration; pit bulls and other recognized aggressive breeds banned; fish and two indoor birds allowed; leashes of six feet or less in common areas; no pets on the golf course.
Leases of at least 30 consecutive days, no more than four in twelve months, filed with the Master Association 15 days ahead, $100 per adult applicant. The 2006 Ponziane covenant allows no more than two leases per calendar year and says it controls. Get the Master Association's written position before you buy to rent.
Commercial vehicles, boats, trailers and RVs must be garaged under section 5.15, and golf carts must be garaged too. Vehicles otherwise park in the garage or driveway.
Shutters, awnings, fences, landscape changes and artificial turf need the Master Association's architectural approval. The 2006 covenant adds tile roofs of at least a 4:12 pitch, screened mechanical equipment and approved mailboxes.
Treviso Bay and Ponziane are open to buyers of every age; the Master Declaration extends common-area privileges to members' children aged 21 and under, and no recorded document restricts age.
Buy Ponziane for a Lennar home of 2016 or 2017 with golf recorded on every lot, a one-story plan or a Lantana two-story at about $2.2 million to $2.9 million, the clubhouse within half a mile and a resident gate. Buy The Peninsula for a newer, larger home behind an interior gate at about $500,000 more.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 23, 2021 to September 23, 2026, pulled September 23, 2026; Collier County roll; Treviso Bay 2026 fee sheet; recorded Golf Club supplements; Wentworth Estates CDD assessment rolls)
Question | Ponziane (Corso Bello Drive) | The Peninsula (Montiano) |
|---|---|---|
Homes | 34 | 54 |
Recorded plat | Lipari-Ponziane Block "B" Replat, Plat Book 58, Page 17 | Montiano, Plat Book 59, Page 28 |
Years built | 2016 and 2017 | 2018 to 2025 |
Builder | Lennar, every home | Imperial Homes of Naples, per a 2021 sponsored Naples Daily News feature |
MLS living area, five-year sales | 2,818 to 3,677 sq ft | 3,119 to 5,259 sq ft |
MLS sales, last 12 months | 5, $2,500,000 to $2,865,000 | 2, $3,050,000 and $3,100,000 |
Five-year MLS median | $2,550,000, 12 sales | $3,082,000, 15 sales |
Golf by recorded document | All 34 lots | 53 reserved memberships |
2026 lawn line | $3,483 | $4,022 |
CDD debt lot class | 75-foot lot | 75-foot lot |
Private pools | 34 of 34, all with spa | 54 of 54, 52 with spa |
Gate | Resident Gate House #2 at the street's end | Interior gate inside Treviso Bay's gate |
Distance to the TPC clubhouse | 0.31 to 0.52 miles | Across the course |
Choose Ponziane if a documented golf membership, a single-builder street, the shorter walk to the clubhouse and the back gate to Southwest Boulevard matter most, and if about $500,000 less at the five-year median does too. Choose The Peninsula for newer construction, more space and an interior gate.
Lipari Court, Block A of the same 2006 plat, is 28 larger homes on larger lots by several builders, with golf recorded on 19 lots and not on 9; its five-year sales ran from $1,550,000 to $3,450,000. Bella Firenze carries 13 homes of the same 2,818 county-measured Lennar plan and sold three times in the last twelve months.
Pavia and Via Veneto are Treviso Bay's other single-family streets, each with its own plat, fee line and sales record. We tour whichever set fits your budget and plan.
We find you the right Ponziane home by matching your budget to a plan and lot position, watching every new Corso Bello listing and recorded sale, and making quiet pre-market inquiries where an owner may sell, because 16 of the 34 homes are still with their first buyer and one 2023 sale never reached the MLS.
A $2.5 million budget buys a 2,818 one-story on most lots or a Lantana on a good day; a $2.8 million budget opens the Laurel and the larger Lantanas. We start from the plan you want to live in.
The county record shows one Corso Bello sale since 2023 and two Lipari Court sales since 2022 that never reached the MLS. Tell us your plan and lot type, and we will watch the street for you and tell you early.
Every tour is pre-authorized at the main gatehouse, 9050 Treviso Bay Boulevard. We walk the rear of the lot and the lanai, check the view in the light you will live in, and for homes near the end of the street visit on a weekday morning.
Create a saved search for Corso Bello Drive through our property-search account, and Marc gets the same alert you do. Pair it with a call to (239) 287-5873, so a new Ponziane listing reaches you the day it appears rather than the week after.
We negotiate for you from the same-plan sales and the documents: the price the plan's recent sales support, the lot position behind each comparable, credits for items a 2016 or 2017 home is due, the flood and wind quotes, and the allocation of the $15,799 resale charges, argued at partner level by Marc Comisar.
We place the home against its plan's recent sales and lot position, and we name the sales that do not belong, such as the 2024 special-circumstance sale at 9926, so the seller's agent cannot use a mismatched comparable.
Roof, A/C, water heater, pool pump and screen enclosure all age on a schedule. The inspection prices them, and we turn that into a credit or a repair.
A first floor below 8 feet or a low A/C pad costs you in premiums; a floor above it and a strong wind-mitigation form save you. We bring both into the price conversation.
The inspection period, the estoppel, the disclosure summary and the flood quotes all run on dates. We set them so every figure is in hand before your deposit goes hard.
A Ponziane buyer's closing costs include the Collier County customary owner's title policy, lender and recording charges if financed, prepaid insurance and taxes, and, as the contract allocates, $15,799 of known community charges: $7,500 each to the Master Association and the Golf Club, a $50 application, the $250 Rookery Bay fee, the $299 estoppel and a $200 set-up fee.
Data updated: September 2026 (Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026; Master Declaration sections 9.11 to 9.13)
Charge | Amount |
|---|---|
Master Association capital contribution | $7,500 |
Golf Club capital contribution | $7,500 |
Resale application | $50 |
Rookery Bay environmental grant fee | $250 |
Estoppel certificate, ten business days ($418 for three) | $299 |
Post-closing set-up | $200 |
Known total | $15,799 |
Section 9.11 of the Master Declaration sets the capital contribution at $1,250 "unless subsequently adjusted by the Board," and the board has adjusted it to $7,500 for 2026. Section 9.12 exempts some transfers, including to a spouse or children, a wholly owned entity or trust, between co-owners and to an institutional lender.
The $250 is the Rookery Bay Environmental Grant Fee under section 9.13, collected on every transfer to fund land management at the Rookery Bay National Estuarine Research Reserve.
In Collier County the buyer customarily chooses the closing agent and pays the owner's title policy, at promulgated rates. The contract controls.
The CDD's Series 2021 debt is a lien on the lot; the district's December 2021 roll put it at $26,636.03 per Corso Bello lot, declining each year. Ask the district manager for the current payoff if you would rather retire it.
A detached single-family home with no condominium association avoids condominium project review. Your lender will require flood insurance on a Zone AE home and may ask for a four-point or wind-mitigation inspection.
Buyer's agent compensation in 2026 follows the 2024 NAR settlement: since August 17, 2024, you sign a written agreement with your agent before touring, the agreement states the compensation, offers of compensation cannot be advertised in the MLS, and every commission is negotiable and not set by law.
Before we tour a Ponziane home with you, we sign a written buyer agreement that states what we are paid and how. You can read the National Association of REALTORS explanation of written buyer agreements before you sign.
A seller may offer to pay some or all of your agent's compensation, or you may pay it, or the offer may ask the seller to. We discuss it openly and write it into the offer.
Partner-level representation, the same-plan sales, the recorded golf answer, the fee stack, the insurance and covenant review, and a negotiation argued on documents.
Life on Corso Bello Drive is the quiet, golf-and-dining end of Treviso Bay: the TPC clubhouse within about half a mile, a resident gate at the end of the street, Club Rilassare's spa, fitness and racquet campus about 1.6 miles away, and a majority of homes used seasonally.
Every home sits 0.31 to 0.52 miles from the clubhouse at 9800 Treviso Bay Boulevard and 0.23 to 0.38 miles from Gate House #2 at 9965 Corso Bello Drive, described in Lennar's 2015 prospectus as owner access only. Its current staffing and hours are not published; confirm them with the Master Association.
Club Rilassare at 9323 Treviso Bay Boulevard holds the resort pool, spa and salon, fitness center, a cafe bar and lighted tennis courts, 1.58 to 1.70 miles from Corso Bello Drive. There is no marina inside Treviso Bay.
Collier County Public Schools' 2025-26 and 2026-27 attendance files zone every Corso Bello home to Manatee Elementary, Manatee Middle and Lely High School, graded A, A and B for 2025-26. Using the resident gate, Lely High is about 2.2 to 2.5 miles from the street. Confirm assignment with the district for your enrollment year.
The 2026 preliminary roll shows 13 of 34 homes homesteaded, and owners mail from Florida, New York, Pennsylvania, New Jersey, Massachusetts, Connecticut, Indiana, Michigan and Ontario. Expect a busy winter and a quiet summer.
Water and sewer come from Collier County Utilities, electricity from Florida Power and Light, natural gas under the 2006 covenant's Peoples Gas arrangement, and cable and internet through the Master Association's bulk contract. Garbage is collected Monday and Thursday and recycling Monday; the mail kiosk is at 9942 Corso Bello Drive. The ZIP code is 34113.
You get a personalized Ponziane at Treviso Bay buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against each plan's sales, walk through the lot positions, the golf membership, the full fee stack and the flood picture, and set up a watch on Corso Bello Drive.
Your budget against the same-plan sales; which plan and lot fit how you will live; the fee stack with the CDD line; the golf membership; flood and wind insurance; the leasing and pet rules; the 2006 covenant; and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy on Corso Bello Drive, we sequence both sides on one calendar. Owners elsewhere in the community can read selling a Treviso Bay home or the Treviso Bay home valuation page, and buyers weighing the whole community can start with buying a home in Treviso Bay.
McGreevy and Comisar are a top-reviewed buyer's team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Andrew Capriglione, verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Christopher Dietz, verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Evie Darnell, verified Google review
A Ponziane specialist matters because the price turns on plan and lot rather than size, the golf membership lives in two recorded supplements rather than a listing remark, the true carrying cost includes a CDD line the MLS omits, a 2006 covenant still governs leasing, and the flood margin sits in a county certificate a general agent rarely opens.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may mix Ponziane up with The Peninsula, budget from the MLS fee total without the CDD line, assume a golf-view premium the sales do not show, skip the 2006 covenant, or let the elevation certificate surface in underwriting. Each one costs a buyer money or a closing date.
For the rest of the community, our Treviso Bay guide covers every neighborhood, and our Naples guide covers the city around it.
These are the questions buyers ask most about Ponziane at Treviso Bay, answered from the recorded plats, covenants and golf supplements, the Master Association's fee sheet, the Wentworth Estates CDD budget, Collier County's records, FEMA's map and the Southwest Florida MLS, each with its window and source.
The MLS name for the 34 Lennar single-family homes on Corso Bello Drive in Treviso Bay, Naples, lots 1 to 34 of the Lipari-Ponziane Block "B" Replat, built in 2016 and 2017.
No. The Peninsula is 54 newer homes on the Montiano plat, and the 2021 Master Declaration lists Corso Bello and The Peninsula as separate neighborhoods.
Lipari Court is Block A of the same 2006 plat, 28 homes with the MLS label Lipari. It is a separate street with its own builders, sizes and golf record.
Ten sold in the 24 months to September 23, 2026 at a $2,570,000 median, from $2,200,000 to $2,865,000.
None was active or pending on September 23, 2026. Call Marc at (239) 287-5873 to be told when one appears.
About five times a year on the recent record: ten MLS sales in 24 months, plus the occasional sale that never reaches the MLS.
Lennar, from January 2016 to August 2017, marketed as part of its Classic Homes at Treviso Bay collection.
About 2,818 to 3,677 square feet of MLS living area on the five-year sales, on lots of 12,632 to 24,394 square feet.
Three bedrooms plus a den to four plus a den on the recent MLS sales, with three or four baths.
Yes. The county roll lists a pool, spa and screen enclosure on all 34.
The even-numbered homes, 9852 to 9934, lots 19 to 34.
Not on the recent sales: the two golf-side 2,818 homes sold since 2023 were the lowest of seven, and the county valued water lots higher.
Yes. All 34 lots are golf-bundled by recorded supplements of 2016, and membership is mandatory.
No. It runs with the lot under the Golf Club Declaration.
$5,350 a year for 2026 plus the $750 dining minimum, and a $7,500 Golf Club capital contribution on the resale.
$7,420 Master, $3,483 lawn, $5,350 golf and $750 dining for 2026, plus $3,612.08 of CDD charges on the tax bill: $20,615.08 in all.
No. There is no neighborhood association; the Master Association and the Golf Club govern, with the CDD for the lakes and preserves.
Yes. The Corso Bello lawn line, $3,483 for 2026, pays for it.
$3,612.08 for fiscal 2027: $1,499.21 operations and $2,112.87 debt service on the 75-foot lot class.
The 2026 preliminary ad valorem median on the street is $15,367.50; your bill resets to the home's just value.
$15,799 in known community charges as the contract allocates, plus title, lender, recording and prepaid items.
FEMA Zone AE, base flood elevation 8 feet, on the map effective February 8, 2024.
Yes, with a federally backed mortgage, and it is prudent without one. First floors on file run 7.65 to 8.61 feet.
The county's permit files from 2020 to August 2026 show no storm or flood repair on the street, and the nearest Ian mark two miles away was below the street's floors. No mark was surveyed on the street itself.
Collier County evacuation Zone A.
No. Milestone inspections and reserve studies apply to condominium buildings, not detached homes.
Yes, for 30 days or more, up to four leases in twelve months under the Master Declaration, and no more than two per calendar year under the 2006 covenant.
Up to three dogs or cats with no weight limit, and no aggressive breeds.
No. It is open to all ages.
Manatee Elementary, Manatee Middle and Lely High School in the district's 2025-26 and 2026-27 files.
The golf maintenance compound and Gate House #2, past the highest-numbered homes.
Yes. It is a detached single-family home with no condominium review; the lender will require flood insurance.
Yes. The Master Association is a Chapter 720 association, so the seller owes it before you sign; confirm with your closing agent or attorney.
The one who proves the golf supplement, prices from the same-plan sales and reads the elevation certificate and covenant with you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.
Every Ponziane at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association's published documents, the Wentworth Estates CDD's budgets and rolls, Collier County's GIS, flood and permit files, the Florida Statutes, federal flood and storm records, Collier County Public Schools and the Southwest Florida MLS.
Every row below links the authority that publishes the document, so a Ponziane at Treviso Bay buyer always opens the official, current copy. We host nothing ourselves.
Document | What it tells a Ponziane buyer | Official authority |
|---|---|---|
Lipari-Ponziane Block "B" Replat | The 34 lots and their positions | |
Golf Club supplement, lots 1 to 33 | Golf runs with lots 1 to 33 | |
Golf Club supplement, lot 34 | Golf runs with lot 34 | |
Treviso Bay Golf Club Declaration, 2012 | Mandatory membership and golf easements | |
Ponziane neighborhood covenant, 2006 | Leasing, design and the 4,500-square-foot figure | |
Second Amended and Restated Master Declaration, 2021 | Leasing, pets, vehicles, approvals and charges | |
2026 Annual Fee Sheet | Annual and one-time community charges | |
Frequently Asked Questions, 2025 | Golf allocation and assessments explained | |
Master Rules and Regulations, 2025 | Gate, guests, vehicles and construction hours | |
Buyers resale application | The application you file | |
Wentworth Estates CDD Fiscal Year 2027 adopted budget | The $3,612.08 district line | |
Elevation certificate, 9903 Corso Bello Drive | How a Corso Bello certificate reads | |
Collier County Public Schools, 2025-2026 grades | The grades of the zoned schools | |
Potential hurricane shelters | Evacuation planning for Zone A | |
Florida Statutes 720.401, disclosure summary | What you receive before signing |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Ponziane at Treviso Bay sits inside the Naples golf-community market they work every week. The first conversation costs nothing, and on a 34-home street with no listings, it is usually what puts a buyer first in line.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.