Bonita Springs, Florida
Buying in Toscana at Vasari? We read the estoppel, the board approval rules, the CDD line, the flood zone and the recorded sales for your floor and plan before you offer. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072. McGreevy and Comisar, Domain Realty.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer’s guide to Toscana at Vasari, a village of three condominiums with 138 homes in 23 two-story buildings inside Vasari Country Club in Bonita Springs, Florida. The Toscana at Vasari community guide covers the history, the buildings and the declarations, and the Vasari Country Club guide covers the club and the master plan. What follows is the buyer’s side: the county’s recorded Toscana sales by floor and plan, every layer of cost, the approval a buyer needs from the merged association, the documents to hold before you sign, the flood and storm facts for all 23 buildings, and the deadlines that decide what you pay. Call Marc at (239) 287-5873, see how we represent buyers, or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for buying a Toscana at Vasari condo in Bonita Springs because a 138-home condominium village is bought on its records: before an offer we read the recorded declarations, the merged association’s approval rules, the CDD line for Toscana and every recorded Toscana sale by floor and plan.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, newest recorded sale September 25, 2026; Southwest Florida MLS, pull of October 21, 2026, for the MLS figures in the market paragraph below.
If you are searching for the best realtor for Toscana at Vasari and you are ready to buy a home in Toscana at Vasari, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, our office is at 24031 S Tamiami Trl #101 in Bonita Springs, and both of us have been Top 1% Real Estate Agents Nationally Since 2008. Buyers comparing agents can read our look at the best real estate agents in Bonita Springs and then ask each one to price a specific Toscana condo from Toscana’s own recorded sales, floor by floor and plan by plan, which is what we do below.
Honors and recognition:
Recent Toscana at Vasari market (last 24 months): Lee County recorded 12 Toscana at Vasari sales in the 24 months to September 25, 2026, all resales, at a median of $500,000, from $335,000 to $579,000, or $275.04 per square foot of county heated area. Five of the twelve closed in the last 12 months, from $335,000 to $520,000. We pulled every recorded Toscana sale for the 12 months to September 25, 2026 and for the 60 months before it, and sorted each one by condominium, floor and plan before writing this page. The Southwest Florida MLS (pull of October 21, 2026), a separate record from the county figures above, shows 5 Toscana closings in the last 12 months at a $400,000 median and 4 homes active on October 21, 2026, listed from $410,000 to $519,900. Because 12 months is thin, the MLS days on market and sale-to-list figures use a 24-month window: 11 closings, a $500,000 median, $335,000 to $579,000, $243 per square foot, a median of 101 days on market and a median 92.7 percent of list price. Medians hide a wide range.
Selling a home to buy in Toscana at Vasari? Read how we sell Toscana at Vasari condos, start with a free Toscana at Vasari home valuation, or call Jesse direct at (239) 898-6072.
Buying in Toscana at Vasari? Call Marc at (239) 287-5873 for a buyer consultation built on the record.
In Toscana the expensive mistakes are rarely cosmetic. They are writing an offer before the estoppel and resale package are in hand, pricing a two-bedroom ground-floor home from a three-bedroom upper-floor sale, taking the association dues from a listing or a neighbor instead of the association’s 2026 fee schedule and the estoppel, forgetting that the Vasari CDD bills on the county tax bill, or missing that the board must approve you as a buyer on a timetable that starts at least 20 days before closing. Our job is to price those differences into the offer while you can still act on them.
Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse’s direct line is (239) 898-6072 and Marc’s is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These ten points shape every offer we write in Toscana at Vasari, the 138-home condominium village in Vasari Country Club, Bonita Springs. Each comes from a recorded document, a public budget, a federal map or a county sale record, and each is sourced in the section that explains it.
Data updated: October 2026. Sources: Lee County recorded sales through September 25, 2026; Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; recorded Toscana declarations; FEMA National Flood Hazard Layer queried October 12, 2026; the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet (October 30, 2026).
This Toscana at Vasari buyer guide for Bonita Springs runs from the market and the cost of owning a home, through the CDD, the board’s approval and the documents, to the Matera comparison, flood, insurance, closing and financing. Jump to the question you need first, or call Marc at (239) 287-5873.
You buy a Toscana at Vasari condo in Bonita Springs in a short sequence: set the monthly number, choose the floor, sign a written buyer agreement, write the offer subject to the estoppel and resale package, inspect, finance, and obtain the board’s written approval before closing at a Lee County title company. Each step has a deadline.
Data updated: October 2026. Source: Florida Realtors and The Florida Bar AS IS contract (ASIS-7); Fla. Stat. 718.503; recorded Toscana declarations, sections 14.2 and 14.3; Lee County recorded sales, our analysis, through September 25, 2026; the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet (October 30, 2026).
We start with the full monthly cost you are comfortable with: the mortgage at today’s rate, the county tax bill at your purchase price, the Vasari CDD line for Toscana, the master association dues, the Toscana condominium assessment, and your HO-6 and flood insurance. In Toscana the association’s 2026 fee schedule puts the master dues at $13,601.02 a year and the quarterly condominium dues at $1,780 for Toscana I and $1,770 for Toscana II and III, and we confirm both against the estoppel before we price the address.
Toscana has four plans. The ground floor holds 23 homes of 1,648 square feet and 46 of 1,761, all with two bedrooms and two baths. The upper floor holds 23 homes of 2,083 square feet and 46 of 2,149, all with three bedrooms and two baths. Recorded sales show the floors priced as separate markets, so the floor decision comes before the price decision.
Since the August 2024 National Association of Realtors practice changes, a buyer who tours a home with a participating agent signs a written agreement first, and compensation is negotiated and stated in it. We cover the terms in the compensation section below and give you the Florida Realtors form to read before you sign anything.
On the Florida AS IS contract the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). For Toscana we add a rider that makes the purchase subject to your review of the estoppel certificate, the resale package and the governing documents, and to the board’s written approval of you as the buyer, with a termination right if they differ from what you were told.
Each Toscana declaration requires the seller to give the board written notice at least 20 days before closing, with the contract. The board decides within 20 days of a complete application or 60 days of the notice, whichever comes first, and issues a Certificate of Approval. Inspection, insurance quotes, the lender’s flood determination and the condominium financing review run inside the contract’s review periods, so the approval package goes in on the first business day after the contract is signed. We calendar every deadline in writing on day one.
Toscana at Vasari recorded 12 sales in the 24 months to September 25, 2026 at a $500,000 median, from $335,000 to $579,000, in Lee County records. The 12-month window held only five sales, from $335,000 to $520,000, too few for a median, so the 24-month figure is the first reliable median and the floor and plan decide where a given home sits.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and Lee County recorded sales, our analysis run October 12, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, pull of October 21, 2026.
These are the county’s DOR-qualified recorded sales, matched to the 138 Toscana parcels by their recorded legal description. They are not MLS figures. Medians use the mean of the middle pair when the count is even, and per-square-foot figures use the county’s heated area, which can differ from the living area in a listing.
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 5 | under 10 sales, listed below | $335,000 | $520,000 |
| 24 months | 12 | $500,000 | $335,000 | $579,000 |
| 36 months | 16 | $520,000 | $335,000 | $680,000 |
| 60 months | 31 | $545,000 | $335,000 | $680,000 |
Every sale in these windows was a resale; the county file shows no first sale from a builder. The 24-month median sits at $275.04 per square foot of county heated area and the 60-month median at $300.36. Since January 2002 the county has recorded 326 qualified Toscana sales. Across the 60 months the community turned over about 6.2 sales a year, roughly 4.5 percent of its homes a year, which is why the same few plans come up again and again.
Five sales is too few for a reliable median, so here they are one by one, by month, price, floor and plan, with no unit or owner shown.
| Month recorded | Price | Floor | Plan (county heated sq ft) | Bedrooms | Price per heated sq ft |
|---|---|---|---|---|---|
| March 2026 | $335,000 | Ground | 1,648 | 2 | $203.28 |
| May 2026 | $347,500 | Ground | 1,648 | 2 | $210.86 |
| May 2026 | $400,000 | Ground | 1,761 | 2 | $227.14 |
| July 2026 | $500,000 | Upper | 2,149 | 3 | $232.67 |
| August 2026 | $520,000 | Ground | 1,761 | 2 | $295.29 |
The five sales total $2,102,500. The two lowest were both the 1,648 square foot plan, the smallest Toscana home, and only one three-bedroom upper-floor home recorded a sale in the 12 months. A buyer who reads these five sales as the price of a Toscana condo is reading a set that leans toward the smaller ground-floor plans, too few for a median.
| Product | Homes | Window | Sales | Median | Range | Per county heated sq ft |
|---|---|---|---|---|---|---|
| Two-bedroom, ground floor | 69 | 24 months | 10 | $481,250 | not shown | $282.29 |
| Two-bedroom, ground floor | 69 | 60 months | 21 | $520,000 | $335,000 to $595,000 | not shown |
| Three-bedroom, upper floor | 69 | 24 months | 2 | $500,000 and $579,000 listed | $500,000 to $579,000 | not shown |
| Three-bedroom, upper floor | 69 | 60 months | 10 | $646,000 | $500,000 to $680,000 | $304.79 |
Two upper-floor sales in 24 months are too few for a median, so the table lists them and the 60-month row carries the reading. The upper-floor homes trade less often than the ground-floor homes.
| Plan (county heated sq ft) | Floor and bedrooms | Homes | Sales | Median | Range |
|---|---|---|---|---|---|
| 1,648 | Ground, 2 | 23 | 8 | under 10 sales | $335,000 to $560,000 |
| 1,761 | Ground, 2 | 46 | 13 | $540,000 | $400,000 to $595,000 |
| 2,083 | Upper, 3 | 23 | 3 | listed: $600,000, $642,000, $650,000 | $600,000 to $650,000 |
| 2,149 | Upper, 3 | 46 | 7 | under 10 sales | $500,000 to $680,000 |
The 1,761 square foot plan is the most traded Toscana home, and its 13 sales give a $306.64 per square foot median. The 1,648 plan recorded only 8 sales in 60 months, from $335,000 to $560,000, too few for a median, so we read them sale by sale against the 1,761 plan’s $540,000 median, which is worth knowing before you price one.
Over 60 months Toscana I recorded 12 sales at a $533,750 median, Toscana II 11 sales at $540,000 and Toscana III 8 sales from $462,500 to $680,000, too few for a median. Over 24 months Toscana I recorded 7 sales from $360,000 to $564,900, Toscana II 3 ($335,000, $347,500 and $520,000) and Toscana III 2, at $462,500 and $579,000. The three condominiums share the same four plans, so the gaps between them move with which plans happened to sell. Read each condominium figure with its count beside it.
| Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 7 | under 10 sales | $200,000 | $365,000 |
| 2020 | 12 | $311,750 | $266,000 | $360,000 |
| 2021 | 20 | $325,000 | $245,000 | $370,000 |
| 2022 | 7 | under 10 sales | $495,000 | $595,000 |
| 2023 | 8 | under 10 sales | $488,000 | $675,000 |
| 2024 | 3 | under 10 sales | $540,000 | $680,000 |
| 2025 | 7 | under 10 sales | $360,000 | $579,000 |
| 2026 to September 25 | 5 | under 10 sales | $335,000 | $520,000 |
Toscana’s recorded median rose from $311,750 in 2020 to $325,000 on 20 sales in 2021, the last calendar year with ten or more sales. Since then each year has recorded three to eight sales, too few for a median: 2023’s eight ran from $488,000 to $675,000 and 2026’s five so far from $335,000 to $520,000, leaning toward the smaller ground-floor plans, so the table is not a price-change measure for any one home.
| Band | Sales, 24 months | Sales, 60 months |
|---|---|---|
| $300,000 to $400,000 | 3 | 4 |
| $400,000 to $500,000 | 2 | 4 |
| $500,000 to $750,000 | 7 | 23 |
No Toscana sale in 60 months recorded below $300,000 or above $750,000. The 24-month sales total $5,611,400 and the 12-month sales $2,102,500.
The county record shows what closed and at what price. It does not show how long a home sat, how close the price came to the asking price, or how many Toscana homes are listed today. Those fields come from the MLS, and for this page they read as follows.
These are Southwest Florida MLS figures from the pull of October 21, 2026. They are not blended with the county figures: the county recorded 12 Toscana sales in the 24 months to September 25, 2026, and the MLS shows 11 closings in its own 24-month window. To see Toscana condos on the market today, browse Toscana at Vasari on DomainRealtyGroup.com.
The Lee County Property Appraiser’s just value for the 138 Toscana homes runs from $364,770 to $473,007, with a median of $419,742. Just value is the appraiser’s mass-appraisal figure for tax purposes, not a sale price, and it usually trails the market in both directions. A buyer should not read it as an offer guide.
Owning a Toscana at Vasari condo in Bonita Springs means paying county property tax at 12.7942 mills for 2026, the Vasari CDD’s $1,883.85 Toscana line, the Master Association’s $13,601.02 in 2026 dues and the condominium’s quarterly dues of $1,780 or $1,770. The three fixed layers alone come to $22,564.87 to $22,604.87 a year on the FY2026 CDD assessment.
Data updated: October 2026. Source: Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets (June 15, 2026); Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026; checked October 30, 2026); the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet (October 30, 2026); Vasari CDD documents page checked October 30, 2026; club Questions and Answers and Amended and Restated Declaration, read October 10, 2026.
| Layer | Amount | Public? | Source |
|---|---|---|---|
| Lee County property tax, district 017 | 12.7942 mills (2026) on taxable value | Yes | 2026 Taxing District Millage Book |
| Vasari CDD, Toscana “Six-plex I,†fiscal 2026 | $1,883.85 a year: $1,100.00 operations, $783.85 debt | Yes | CDD fiscal 2026 budget |
| Vasari CDD, fiscal 2027 proposed | $1,567.95 a year, debt line $467.95 | Proposed | CDD fiscal 2027 proposed budget |
| Master Association annual assessment, 2026 | $13,601.02 a year ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025 | Not on the club’s public site | The association’s 2026 fee schedule |
| Toscana condominium quarterly dues, 2026 | Toscana I $1,780; Toscana II and III $1,770 each | Not on the club’s public site | The associations’ 2026 quarterly fee sheet; the estoppel confirms |
| Toscana village budget | The covenants set the rule: shared by unit count, billed quarterly in advance; what the quarterly dues above cover is not verified | As levied | Village covenants, OR 3760/3117 |
| Resale Transfer Fee | The declaration states no dollar amount; the association’s 2026 fee schedule lists a Capital Contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as this fee (our inference) | At closing, buyer | Amended and Restated Declaration; the association’s 2026 fee schedule |
| Rental processing fee | $532.50 | When leasing | The association’s 2026 fee schedule |
| Club charges by use | Billed as used | As used | Club Questions and Answers |
| Special assessments | “At this time, there are no planned assessments,†per the club; an earlier balance shows on the estoppel | As levied | Club Questions and Answers |
| HO-6, wind and flood insurance | Depends on the home; no public Toscana-wide figure | Annual | See the insurance section |
Neither the Master Association’s dues nor the Toscana quarterly dues appear on the club’s public site. The figures come from the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet, which sit on a third-party brokerage host. The schedule’s budget page nets the annual assessment to $13,343 after a $258 surplus credit, so which amount is billed is settled only by the estoppel or a Master Association statement. Whether a condominium’s quarterly dues include building insurance, water, sewer or reserves differs by association and is not verified here, so ask what Toscana’s dues cover. Since 2007 the Toscana association keeps a separate budget for each condominium, so a Toscana I home pays 1/54 of Toscana I’s common expenses and a Toscana II or III home 1/42 of its condominium’s. The village budget is shared by unit count and billed quarterly in advance by the 10th, and the declaration says a member association’s assessment may not rise over 15 percent a year without a two-thirds vote of the village directors. Ask for the current budget of the specific condominium and the Master Association’s current statement, and compare them with the figures above, before you write an offer.
Fixed annual carry in Toscana, 2026 fee schedules and CDD budgets. This is arithmetic, not a bill: it adds the Master Association’s $13,601.02, four quarters of condominium dues and the CDD assessment. It leaves out property tax, insurance, utilities, food and beverage, cart fees and any assessment balance.
| Condominium | Quarterly | Per year | CDD FY2026 | All-in FY2026 CDD | Per month | CDD FY2027 proposed | All-in FY2027 CDD proposed |
|---|---|---|---|---|---|---|---|
| Toscana I | $1,780 | $7,120.00 | $1,883.85 | $22,604.87 | $1,883.74 | $1,567.95 | $22,288.97 |
| Toscana II, III each | $1,770 | $7,080.00 | $1,883.85 | $22,564.87 | $1,880.41 | $1,567.95 | $22,248.97 |
Each tax line applies the 2026 district 017 millage of 12.7942 mills to a value equal to the price, before any homestead or other exemption. A real bill follows the county’s assessed and taxable value for you as the new owner, which can differ from the price. The arithmetic is the value divided by 1,000, multiplied by 12.7942, then added to the CDD line. The November 2026 bill carries the district’s fiscal 2027 assessment, so the last two columns use the proposed fiscal 2027 line and are labelled proposed.
| Example | Value used | Tax at 12.7942 mills (2026) | CDD fiscal 2026 | Taxes plus CDD FY2026, a year | A month | Taxes plus CDD FY2027 proposed, a year | A month |
|---|---|---|---|---|---|---|---|
| May 2026 sale | $400,000 | $5,117.68 | $1,883.85 | $7,001.53 | $583.46 | $6,685.63 | $557.14 |
| 24-month median | $500,000 | $6,397.10 | $1,883.85 | $8,280.95 | $690.08 | $7,965.05 | $663.75 |
| 1,761 plan, 60-month median | $540,000 | $6,908.87 | $1,883.85 | $8,792.72 | $732.73 | $8,476.82 | $706.40 |
| April 2023 sale, 2,149 plan | $650,000 | $8,316.23 | $1,883.85 | $10,200.08 | $850.01 | $9,884.18 | $823.68 |
These totals leave out the Master Association’s $13,601.02, the condominium’s quarterly dues, insurance and utilities; the fixed carry table above adds the first two. The fiscal 2027 CDD line of $1,567.95 is a proposal until the district adopts it: on it the $500,000 example comes to $7,965.05 a year, or $663.75 a month, and the $400,000 example to $6,685.63 a year, or $557.14 a month.
The district’s bonds have a final maturity of May 1, 2027. If the board kept the operating assessment at $1,100 and nothing else changed, the $500,000 example would carry $6,397.10 in county tax at the 2026 rate plus $1,100, or $7,497.10 a year, which is $624.76 a month, and the $400,000 example $6,217.68 a year, or $518.14 a month. That is arithmetic on an assumption, not a promise: the board sets the operating line every year, and we found no debt line scheduled after the fiscal 2027 bill, assuming no new borrowing.
The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025 (Lee County Property Appraiser, 2026 Taxing District Millage Book). The 2026 components add up to 12.7942 mills: Lee County, 3.7623. School local, 2.2480, and school state, 3.0230. City of Bonita Springs, 0.8411, its rolled-back rate, adopted on September 23, 2026 (Resolution 26-027). Library, 0.4218. South Florida Water Management District, 0.0948, 0.0327 and 0.1026. Bonita Springs Fire, 1.9999. Hyacinth control, 0.0190; mosquito control, 0.2096; inland navigation, 0.0394. The worked examples use the 2026 rate. Separately, Bonita Springs voters approved up to $35 million of general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, to be repaid from ad valorem taxes on all taxable property in the city over up to 30 years; the cost per home had not been published when we checked on October 12, 2026 (City of Bonita Springs Ordinance 26-05).
Call Marc at (239) 287-5873 for a Toscana at Vasari buyer consultation built on the record, or see how we represent buyers across Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and if you are selling a home first, get a free Toscana at Vasari home valuation or call Jesse direct at (239) 898-6072.
The Vasari Community Development District bills each Toscana home $1,883.85 in fiscal 2026, made of $1,100.00 for operations and maintenance and $783.85 for bond debt, on the county tax bill. The proposed fiscal 2027 bill is $1,567.95, and the district’s bonds have a final maturity of May 1, 2027.
Data updated: October 2026. Source: Vasari CDD fiscal 2026 adopted budget and fiscal 2027 proposed budget (June 15, 2026), read October 10, 2026; documents page checked October 30, 2026.
The district’s budget labels Toscana “Six-plex I,†its bond class for the six-home garage buildings. The operations line is the same $1,100.00 on every Vasari home; the debt line differs by bond class. Toscana’s fiscal 2026 total of $1,883.85 is the second lowest of the community’s condominium sections, above Trieste’s $1,709.34, and the 138 homes make Toscana the district’s largest condominium class.
The June 15, 2026 proposed budget lowers Toscana’s debt line to $467.95 and the total to $1,567.95. The adopted fiscal 2027 budget was not posted on the district’s documents page when we checked on October 30, 2026, so those figures are the proposal, not the bill.
The bonds’ final maturity is May 1, 2027. Assuming no new borrowing, no debt line is scheduled after the fiscal 2027 bill. The operations line continues, and the district’s board sets it each year, so a buyer who plans to own for years should treat the bond maturity as a scheduled change in the debt line and not as the end of the district’s bill.
The district is a public body, not the golf club, and it does not own the clubhouse. Ask it in writing, through the contact on its website, to confirm the assessment class for the specific home and any payoff figure. Section 190.048 of the Florida Statutes prescribes a district disclosure for the initial sale of a parcel or unit in a community development district (Fla. Stat. 190.048); a Toscana purchase is a resale, so the buyer’s protection is reading the district’s budget, which is why we make the contract subject to reviewing it.
A Toscana at Vasari buyer in Bonita Springs should hold the estoppel certificate, the resale package, the declaration for the specific condominium, the village covenants, the association budgets and reserve schedule, and the insurance documents before the inspection period ends. Florida law entitles a buyer to many of these, and the contract should make the purchase subject to reviewing them.
Data updated: October 2026. Source: Fla. Stat. 718.116, 718.503 and 718.111(12)(g) (2026 statutes); Florida DBPR estoppel fee schedule (checked October 30, 2026); recorded Toscana declarations.
An estoppel certificate states what an owner owes the association on the date it is issued. For a condominium, section 718.116 governs it. The statute states a $250 base fee, plus $100 if expedited and $150 if the account is delinquent, adjusted every five years by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and an association’s actual fee may be lower (DBPR estoppel certificate fee schedule). The certificate is due within 10 business days of a written request. For Toscana the estoppel is where the Toscana and master balances, and any open assessment, appear. Because a buyer is jointly and severally liable with the seller for unpaid assessments under the declarations, we read the estoppel line by line before you waive the inspection period.
Section 718.503(2) requires a resale contract for a condominium unit to carry a conspicuous clause. Either the buyer acknowledges receiving a current copy of the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the Frequently Asked Questions and Answers document more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is voidable by the buyer within 7 days of receiving them. The statute states that any purported waiver of those voidability rights has no effect, and the right ends at closing. For contracts entered into after December 31, 2024, the same subsection adds conspicuous statements about milestone inspections, turnover inspection reports and structural integrity reserve studies.
Each Toscana condominium has more than 25 homes, so the association must post its listed official records on a website under section 718.111(12)(g) of the Florida Statutes. We did not find a public address for that portal; owners and buyers under contract request it from the association through the estoppel and resale package. The recorded declarations for Toscana I, II and III and the village covenants are public at the Lee County Clerk, and the table in the Downloadable Documents section links each one.
Every Toscana declaration requires the board’s prior written approval of a sale. The seller gives written notice at least 20 days before closing, the board may interview the buyer, and it decides within 20 days of a complete application or 60 days of the notice, whichever comes first. Approval is stated in a Certificate of Approval.
Data updated: October 2026. Source: Declarations of Toscana I, II and III, sections 14.2 and 14.3 (OR 3760/3154, 4129/538, 4419/2769); section 718.112(2)(k), Florida Statutes, read October 12, 2026.
The quoted language is the same in all three declarations: “No Unit Owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors.†A gift counts, and so does an agreement for deed. A later amendment controls over the text we quote, so the current governing documents come with the resale package.
| Step | What happens | Deadline |
|---|---|---|
| Notice | Seller gives the board written notice, with the contract | At least 20 days before closing |
| Application | Buyer completes the association’s application and pays any fee | Fee within the $150 per applicant cap |
| Interview | The board may interview the buyer | Set by the board |
| Decision | Board approves or disapproves | Within 20 days of a complete application, or 60 days of the notice, whichever comes first |
| Certificate | Approval is stated in a Certificate of Approval | Before closing |
A disapproval needs a majority of the whole board, and the association must then name an approved purchaser at the same price and terms within 30 days. That is a rule about the sale, not the buyer, and the declaration states the grounds. We build the timetable into the contract’s closing date so the 20-day notice period is never the reason a closing moves.
A Toscana home may be owned by one person, by two or more people, or in a trust, corporation, partnership or other entity, subject to the declaration’s rules on who occupies it. The board’s approval covers the occupants, so the application names who will live in the home. If you plan to buy in an entity, we put that in the first conversation, before the offer.
A 30-day loan approval period and a 20-day board notice period overlap but do not coincide. The board’s approval and the lender’s condominium review are separate approvals, and either can slow the closing. Calendar both on the day the contract is signed.
Toscana at Vasari is governed by Toscana at Vasari Village Association, Inc., which since January 31, 2007 has run Toscana I, II and III as one multi-condominium association with a five-seat board and a separate budget for each condominium, beneath the Vasari master association and the Vasari CDD.
Data updated: October 2026. Source: Florida Division of Corporations records and Articles of Merger (filed January 31, 2007), read October 12, 2026; Florida DBPR condominium register, read October 12, 2026.
| Entity | Florida document number | Status (read October 12, 2026) |
|---|---|---|
| Toscana at Vasari Village Association, Inc. | N02000001919 | Active; 2026 annual report filed March 30, 2026 |
| Toscana I at Vasari Condominium Association, Inc. | N02000001918 | Inactive, merged January 31, 2007 |
| Toscana II at Vasari Condominium Association, Inc. | N03000004376 | Inactive, merged January 31, 2007 |
| Toscana III at Vasari Condominium Association, Inc. | N03000004373 | Inactive, merged January 31, 2007 |
The plan of merger kept “separate books and records and budgets for each of the respective Condominiums†and said the surviving association “shall operate as a multi-condominium association as required under Chapter 718 Florida Statutes.†Three things follow for a buyer. There is one board to approve a sale or a lease. Each condominium keeps its own declaration, common elements and budget, so a Toscana I owner’s share is figured on Toscana I’s budget. And a claim that arose before the merger is assessed only against the units of the association that incurred it, so we ask whether any open claim or assessment is limited to one condominium.
The plan set a five-director board: one director elected by each condominium to a two-year term, counted only on that condominium’s votes, and two directors elected at large for one-year terms. Whether the bylaws have changed since 2007 is a question for the current documents.
The Florida condominium register still names the three old condominium associations as the managing entities of Toscana I, II and III, although the Division of Corporations shows them merged since 2007. We read that as a register that was never updated, not as a second operator. Each of the three projects shows “Approved†and “Recorded†status.
Above Toscana sits Vasari Country Club Master Association, Inc., which owns the golf course and clubhouse of record, runs the gate and enforces the community covenants, including architectural review. Every owner is automatically a Class A member. The Vasari Community Development District is a separate public body that owns the community’s lakes and conservation tracts and bills on the county tax bill. The history of the three declarations and the 2007 merger is in our Toscana at Vasari community guide.
A Toscana at Vasari buyer in Bonita Springs takes a deed to a condominium and, with it, automatic Class A membership in the master association, so the 18-hole golf course, driving range, courts, fitness center and clubhouse come with the home. The club states no separate initiation fee and no food and beverage minimum.
Data updated: October 2026. Source: Vasari Country Club Questions and Answers, read October 10, 2026; Toscana declarations, section 4.6; Amended and Restated Declaration, Instrument 2024000237003; Lee County GIS parcel layer, read October 12, 2026.
The club’s question-and-answer sheet says that since Vasari is a bundled community, club membership and amenities are included with ownership, with no additional club membership to purchase (Vasari Country Club Q&A, club marketing). Each Toscana declaration says an owner “automatically becomes a Class ‘A’ member of the Club.†Membership comes with the deed and cannot be sold separately from the home.
The club says dues cover community operations and maintenance, a 24-hour manned gatehouse, cable and internet service, and the club amenities, including the 18-hole golf course, driving range, tennis, pickleball, bocce and clubhouse. Food and beverage, events, golf cart fees when applicable, lessons, clinics, personal services, certain guest fees and optional upgrades are billed when used. Dues do not cover the CDD line on the county tax bill, property taxes, insurance, or the Toscana condominium assessment.
On the county roll, Vasari Country Club Master Association owns the golf and clubhouse tracts. The Toscana parcels are tagged as on golf, which is the appraiser’s community-level flag and not a statement that a particular home faces a fairway. We describe the structure the recorded documents support, and we attach no label to it that the documents do not use.
The county building layer shows no pool or cabana building inside Toscana’s 12.77-acre common area, and the village covenants keep a rule for the swimming pool, so ask which pool the rule refers to. The club’s facilities, as the master declaration defines them, include a pool. The buildings are recorded at two stories, and the declarations mention a unit’s elevator only as “if any,†so ask about the specific home.
Toscana at Vasari and Matera at Vasari are Vasari’s two largest condominium sections in Bonita Springs, and they differ in four ways that set the price: Toscana has garages and three-bedroom upper floors in six-home buildings, while Matera has carports and two-bedroom homes in eight-home buildings, and Toscana’s 60-month median is $545,000 against Matera’s $400,000.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026, our analysis; recorded declarations; Vasari CDD fiscal 2026 adopted budget; FEMA National Flood Hazard Layer queried October 2026; the associations’ 2026 quarterly fee sheet (October 30, 2026).
| Yardstick | Toscana at Vasari | Matera at Vasari |
|---|---|---|
| Homes | 138 in 23 buildings | 128 in 16 buildings |
| Homes per building | 6 | 8 |
| Parking | Garage inside each unit | One assigned carport space |
| Bedrooms | 2 (ground floor) or 3 (upper floor) | 2 in every home |
| Plans (county heated sq ft) | 1,648; 1,761; 2,083; 2,149 | 1,467; 1,597; 1,621 |
| Built (county roll) | 2002 to 2005 | 2004 to 2006 |
| Association | One multi-condominium association since 2007 | Village association plus four condominium associations |
| CDD, fiscal 2026 | $1,883.85 (“Six-plex Iâ€) | $1,969.38 (“Condo IIâ€) |
| Recorded sales, 60 months | 31 | 33 |
| Median, 60 months | $545,000 | $400,000 |
| Median per county heated sq ft, 60 months | $300.36 | $260.80 |
| Flood zone at sampled buildings | Zone X at all 23 (8 shaded, 15 unshaded) | Shaded Zone X at all sampled points |
| Age restriction | None recorded | None recorded |
| Leasing | 30 days minimum, six a year | 30 days minimum, six a year |
Toscana’s higher median buys more house. Its smallest plan, 1,648 square feet, is larger than any Matera plan, and per square foot the two are closer than the medians suggest: $300.36 for Toscana against $260.80 for Matera over 60 months. The CDD line favors Toscana by $85.53 a year in fiscal 2026 ($1,883.85 against $1,969.38). The 2026 quarterly fee sheet lists Toscana I at $1,780 and Toscana II and III at $1,770 a quarter, against Matera I at $1,625 and Matera II to IV at $1,575. On the fixed carry (master $13,601.02 plus four quarters plus the FY2026 CDD), Toscana I is $22,604.87 and Toscana II and III $22,564.87, against $22,070.40 for Matera I and $21,870.40 for Matera II to IV. What condominium dues include is not verified, so the estoppel on each address confirms the monthly comparison.
A Toscana home includes a garage inside the unit’s recorded boundaries, while every Matera home parks under one carport space, and the village rules at both send boats, trailers, motorcycles and golf carts into an enclosed garage. A buyer with a golf cart, a motorcycle or a second vehicle will feel that difference daily.
Toscana fits a buyer whose priorities are an enclosed garage, a three-bedroom plan, a six-home building and a single association running the building and grounds. Matera fits a buyer whose priorities are the lowest entry price in Vasari, a two-bedroom plan and carport parking, with the same bundled club. Both carry the same lease limits and no recorded age restriction, so the choice comes down to the home, the parking and the budget. The Toscana at Vasari guide carries the seller-side view of the same comparison. If Matera is on your list, read our Matera at Vasari guide beside this one.
Among Vasari’s six condominium sections, Toscana at Vasari is the largest and the middle of the price range: its $275.04 per square foot over 24 months sits above the two carport sections, Matera and Trieste, and below the garage sections Altessa, Cassia and Firenze, in Lee County recorded sales.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026, our analysis; the Vasari hub’s section table.
| Section | Homes | Homes per building | Parking | Window used | Sales | Median | Median per county heated sq ft |
|---|---|---|---|---|---|---|---|
| Altessa | 88 | 4 | Garage | 36 months | 11 | $749,000 | $316.52 |
| Cassia | 68 | 4 | Garage | 60 months | 22 | $716,250 | $302.84 |
| Firenze | 42 | 6 | Garage | 60 months | 18 | $650,000 | $311.54 |
| Toscana | 138 | 6 | Garage | 24 months | 12 | $500,000 | $275.04 |
| Trieste | 108 | 8 and 12 | Carport | 24 months | 10 | $350,000 | $230.09 |
| Matera | 128 | 8 | Carport | 12 months | 10 | $332,500 | $224.95 |
Each row uses the shortest window with ten or more recorded sales, so windows differ by row.
On one 60-month window to September 25, 2026, Toscana recorded 31 sales at a $545,000 median and $300.36 per square foot, against Matera’s 33 at $400,000 and $260.80, Trieste’s 33 at $425,000 and $263.48, Firenze’s 18 at $650,000 and $311.54, and Cassia’s 22 at $716,250 and $302.84. A buyer who wants a garage at a lower entry price than Altessa or Cassia compares Toscana first.
Firenze at Vasari is the only other six-home garage section: 42 homes in seven buildings, all built in 2006, with plans from 1,608 to 2,192 square feet and its own condominium association. The CDD labels it “Six-plex II†against Toscana’s “Six-plex I.†Firenze’s 60-month median of $650,000 sits above Toscana’s $545,000, but Firenze recorded only one sale in the last 12 months.
A Toscana buyer in Bonita Springs chooses between a two-bedroom ground-floor home of 1,648 or 1,761 square feet, recorded at a $520,000 median over 60 months, and a three-bedroom upper-floor home of 2,083 or 2,149 square feet, recorded at $646,000. The floor changes the bedroom count, the flooring rules and the trade frequency.
Data updated: October 2026. Source: Lee County recorded sales, our analysis (September 25, 2026); recorded Toscana declarations, section 11.3; Lee County Property Appraiser roll.
| Factor | Ground floor | Upper floor |
|---|---|---|
| Homes | 69 | 69 |
| Bedrooms and baths | 2 and 2 | 3 and 2 |
| Plans, county heated area | 1,648 (23 homes); 1,761 (46 homes) | 2,083 (23 homes); 2,149 (46 homes) |
| Sales, 60 months | 21 | 10 |
| Median, 60 months | $520,000 | $646,000 |
| Median per county heated sq ft | $282.29 (24 months) | $304.79 (60 months) |
| Floor coverings | The upper-floor carpet rule does not apply; alterations still need board approval | Carpet over padding, except kitchen, baths and laundry; hard flooring needs a sound underlayment and prior written board approval |
Upper-floor homes must keep “wall-to-wall carpeting installed over high quality padding†except in kitchens, baths and laundry rooms; tile or wood needs a sound-absorbing underlayment and the board’s written approval first. A buyer who wants hard flooring in an upper-floor home should have the approval, and the underlayment specification, in writing before closing.
The ground-floor homes recorded 21 of the 31 Toscana sales in 60 months, and the upper-floor homes 10. With only two upper-floor sales in 24 months, a buyer who wants a three-bedroom home should expect fewer listings to choose from and should keep a saved search running; we cover the alerts below.
A ground-floor home fits a buyer whose priorities are the lower entry price, no stairs between the garage and the living area, and two bedrooms. An upper-floor home fits a buyer whose priorities are a third bedroom, the larger plans and a higher price per square foot. Both floors have a garage inside the unit’s recorded boundaries. Whether any home has an elevator is a question about that home, because the declarations mention one only as “if any.â€
Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories, and all 23 Toscana buildings are recorded at two stories on the Lee County appraiser’s building layer, so neither trigger is met on this record. A buyer should still read the reserve schedule.
Data updated: October 2026. Source: Sections 553.899 and 718.112, Florida Statutes (2026), read October 12, 2026; Lee County GIS building footprints, read October 12, 2026; recorded Toscana declarations, sections 11.1 and 11.2.
Section 553.899 requires a milestone inspection, and section 718.112(2)(g) a structural integrity reserve study, for buildings “three habitable stories or higher in height.†The appraiser’s story field is not the Florida Building Code’s count of habitable stories, which is the legal test, and we read no certificate of occupancy for any building. Whether any inspection or study has been done is in the association’s own records.
The two-story exemption covers the structural integrity reserve study. It does not remove the association’s general budget and reserve rules under section 718.112. Toscana keeps a separate budget for each of its three condominiums, so a buyer should read the reserve schedule for the specific condominium.
| Item | Association | Owner |
|---|---|---|
| Roofs, exterior walls, painting, waterproofing, caulking | Yes | |
| Garage exteriors, overhead doors, structural components | Yes | |
| Garage interior, opener, door hardware and inside surface | Yes | |
| Pipes, wiring, cable and drains to the point they enter the home | Yes | |
| Windows, glass, screens, entry door interior | Yes | |
| Air conditioning and heating serving the home, including outside equipment | Yes | |
| Appliances, water heater, smoke alarms, vent fans | Yes | |
| Floor coverings, shower pans, interior walls | Yes | |
| Lawns, landscaping, sprinklers, sidewalks in common areas | Yes (village) |
Source: Toscana declarations, sections 11.1 and 11.2; village covenants, section 3.11.
Material alterations, exterior changes, landscaping changes and anything visible from outside, such as glass, screens, shutters or awnings, need the board’s written approval, and the club’s Architectural Review Committee reviews exterior work under the master documents. Hurricane shutters must meet the board’s specifications. An owner who will be away in hurricane season must clear the lanai and entry of furniture and plants and name a firm or person the association accepts to care for the home.
Toscana I, II and III appear on the Florida condominium register as projects PR1G026353, PR69291 and PR69868, with 54, 42 and 42 units, all “Approved†and “Recorded.†Our guide to buying a home in Bonita Springs walks through the closing documents a buyer should line up across the city.
Toscana at Vasari in Bonita Springs is in FEMA flood Zone X at all 23 buildings we queried, with no base flood elevation and no special flood hazard area. Eight buildings are shaded Zone X (0.2 percent annual chance) and fifteen are unshaded, on two FEMA panels, and the whole section is in Lee County evacuation Zone B.
Data updated: October 2026. Source: FEMA National Flood Hazard Layer, Lee County evacuation layer and 2018 LiDAR elevations, queried October 12, 2026.
We queried FEMA’s live National Flood Hazard Layer at the center of every Toscana building on October 12, 2026 (FEMA NFHL), with Lee County’s evacuation layer and 2018 LiDAR ground elevations.
| Condominium | Buildings | Flood zone result | FEMA panel (effective) | Evacuation zone | Ground elevation, ft NAVD88 (building means) |
|---|---|---|---|---|---|
| Toscana III | 1, 2, 6, 7 | Zone X, shaded (0.2 percent annual chance), no BFE | 12071C0659G (November 17, 2022) | B | 14.5 to 15.1 |
| Toscana III | 3, 4, 5 | Zone X, minimal hazard, no BFE | 12071C0659G (November 17, 2022) | B | 14.5 to 15.3 |
| Toscana II | 8, 21, 23 | Zone X, shaded (0.2 percent), no BFE | 12071C0659G (November 17, 2022) | B | 14.4 to 14.6 |
| Toscana II | 9, 10, 22 | Zone X, minimal hazard, no BFE | 12071C0659G (November 17, 2022) | B | 14.5 to 15.3 |
| Toscana II | 20 | Zone X, shaded (0.2 percent), no BFE | 12071C0678F (August 28, 2008) | B | 14.8 |
| Toscana I | 11 to 19 | Zone X, minimal hazard, no BFE | 12071C0678F (August 28, 2008) | B | 14.5 to 15.1 |
Every building agrees on Zone X and on Zone B, so we can say it of Toscana as a whole; the shaded and unshaded split and the panel depend on the building. The 60 homes of Toscana I and building 20 sit on the older 2008 panel, the rest on the 2022 panel. A lender’s flood determination is made for the exact home, and we ask for it early.
Zone X, shaded or not, is outside FEMA’s special flood hazard area, so a federally backed mortgage does not require flood insurance on the building. Shaded Zone X marks the 0.2 percent annual chance flood area. The association insures the building; an owner’s flood coverage choices are a separate question, covered below.
The 2018 LiDAR ground elevations at Toscana’s buildings average between 14.4 and 15.3 feet above sea level (NAVD88). Elevation is one input; it does not replace the lender’s determination or an insurer’s own rating.
Lee County places all of Toscana at Vasari in evacuation Zone B, which its own sheet calls very vulnerable to landfalling storms. The National Hurricane Center’s worst-case surge envelope at Toscana shows none for category 1 and 2, up to 2 feet for category 3, 8 to 9 feet for category 4 and 12 to 13 feet for category 5.
Data updated: October 2026. Source: Lee County Emergency Management Zone B sheet; NHC SLOSH maximum of maximums (data acquired February 17, 2026); NHC Tropical Cyclone Report, Hurricane Ian, all read October 10, 2026.
Lee County’s sheet says: “Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf.†(Lee County Zone B sheet). A buyer who is away in the summer should plan the lanai-clearing and caretaker steps the declarations require.
The surge numbers are heights above ground in the maximum of maximums, a planning envelope assembled from many simulated storms, not a forecast for any storm and not a flood-zone designation. It sits beside, and does not replace, the FEMA Zone X result above.
Hurricane Ian made landfall at category 4 at Cayo Costa on September 28, 2022, and the National Hurricane Center recorded inland high water marks of 5 to 7 feet above ground in Bonita Springs and North Naples (NHC Tropical Cyclone Report, Ian). We found no public record of Ian damage specific to Vasari or Toscana. Ask the association for any insurance claims and repairs by building since 2022.
Toscana sits in a 160 mph design wind zone and the wind-borne debris region under the Florida Building Code. Six Toscana I buildings date to 2002, the first year of the statewide code, and the rest to 2003 and 2004. A wind mitigation inspection on Florida’s form OIR-B1-1802 records roof shape, roof-to-wall connections and opening protection, and can lower an HO-6 premium.
Insurance on a Toscana condo splits in two: the association insures the buildings and common elements on an all-risk form that includes windstorm, and the owner carries an HO-6 policy for the interior with endorsements. Citizens requires flood coverage on most wind policies by January 1, 2027, but unit-owner policies are exempt.
Data updated: October 2026. Source: Toscana declarations, article 15; Citizens Property Insurance flood requirement; Florida OIR form OIR-B1-1802; My Safe Florida Condo Pilot; City of Bonita Springs FEMA Community Rating System, all read October 10 and 12, 2026.
No public source gives a Toscana-wide premium, so this page prints none. Quotes depend on the home, its age, its openings and its claim history, and the only number that matters is a binding quote for the exact address.
The declarations say the association insures the buildings and common elements on an “All Risk†form including windstorm, and that an owner “is expected to carry Homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss Assessment protection.†The owner insures the interior, fixtures, appliances, air conditioning, water heater and improvements. Ask for the association’s insurance declarations in the resale package and review them, including the deductible, with an insurance professional before closing.
Loss assessment protection is the endorsement that responds when the association assesses unit owners after a loss or a deductible. Because the declarations name it, we ask your insurance agent to quote it with the HO-6 policy and to state the limit.
Citizens Property Insurance states that most of its personal residential policies with wind coverage must also carry flood insurance by January 1, 2027, regardless of flood zone, and that condominium unit-owner policies are not required to carry it. Check your own policy type.
The City of Bonita Springs holds Community Rating System Class 5, which gives a 25 percent discount on National Flood Insurance Program premiums in the city (City of Bonita Springs, CRS).
Florida’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802) asks whether a structure was built in compliance with the Florida Building Code, and for homes built in 2002 or 2003 it asks for a permit application dated after March 1, 2002. The six Toscana I buildings dated 2002 are the ones where the permit date decides whether the credit applies. The My Safe Florida Condo Pilot lets associations apply, by board vote, for a mitigation inspection and grants; associations apply, not unit owners, and funding depends on the program year.
Every Toscana home was built from 2002 to 2005, with a median build year of 2004, so a buyer inspects homes that are 21 to 24 years old. Because the association maintains the roof and exterior, the owner’s inspection focuses on the interior systems, and the buyer reads the association’s records for the rest.
Data updated: October 2026. Source: Lee County Property Appraiser roll and building layer, read October 12, 2026; recorded Toscana declarations, sections 11.1 and 11.2.
A general inspection covers the air-conditioning system and its age, windows and exterior doors, plumbing, electrical, the water heater, appliances, the garage door hardware and opener, the lanai screens and the floors. The declarations assign the air conditioning, windows, screens, appliances and water heater to the owner, so those are your replacement costs. The roof, exterior walls and garage exterior are the association’s, so we ask for their age and repair history by building.
Ask the seller for the permit history on the county record, air-conditioning and water heater replacement dates, the wind mitigation report, any four-point or insurance inspection on file, the claim history, and warranty or service records. Ask the association for the roof replacement history by building and any past special assessment, because no public record of roof replacements exists.
Depending on the home, a buyer may add a wind mitigation inspection, a termite inspection, a sewer scope, a moisture assessment after any past water event, and a survey. Upper-floor buyers may add a check of the underlayment beneath any hard flooring, since the declaration requires a sound-absorbing underlayment and the board’s prior written approval.
An air-conditioning system near the end of its life or a wind mitigation report that shows fewer credits than the seller assumed are negotiating points. They carry more weight inside the contract’s 15-day inspection period than after it, which is why we calendar the inspection before the offer is signed and send the board approval package at the same time.
Daily rules in Toscana at Vasari run through a 24-hour manned gate, the recorded declarations, the village covenants and the master declaration. Leases run at least 30 days and no more than six times a calendar year, pets are limited to two household pets plus two caged birds, and no age restriction is recorded.
Data updated: October 2026. Source: Toscana declarations, sections 12 and 13; village covenants, OR 3760/3117; Amended and Restated Declaration, Instrument 2024000237003; Vasari Country Club Questions and Answers, read October 10 and 12, 2026.
“No Unit may be leased for a period of less than thirty (30) days nor more than six (6) times per calendar year,†each Toscana declaration says. Leases cover the entire home, in writing, to a natural-person lessee, with the association’s approval; the owner gives notice at least 20 days before occupancy and the board has 20 days to decide; no lease may run longer than one year without approval of a renewal; and there is no sublease without approval. The application fee may not exceed $150 per applicant under current Florida law. The club’s Q&A says a lease covering all of February is accepted. Nightly and weekly rentals are not allowed, which limits a Toscana home’s income use to seasonal and annual tenants.
Each declaration lets an owner keep “no more than two (2) commonly accepted household pets such as a dog or cat, not more than two (2) caged birds, and reasonable numbers of tropical fish.†Pets are carried or leashed outside, and “Pets shall not be left unattended on lanais.†The village covenants add that pets are not permitted within 25 feet of the swimming pool, and the master declaration sets a leash of no more than 15 feet. Federal fair housing rules treat assistance animals separately from pets (HUD, assistance animals).
“There is no restriction on the ages of occupants of Units,†each of the three declarations says in section 12.3, and the master declaration we read carries none either. The declarations add only that occupants under 18 are to be supervised by an adult. The governing documents as amended control.
The village covenants keep cars and passenger vans in garages, driveways or designated spaces. Trucks, commercial vehicles, recreational vehicles, trailers, campers, motorcycles, mopeds, golf carts and boats must be kept in an enclosed garage with the door closed, with no parking on the street, the lawns or the landscaping, and towing is allowed. Vehicle repairs are allowed only in an enclosed area with the doors closed.
The declarations bar For Sale, For Rent and Open House signs without the club reviewer’s written consent, and the village covenants bar realtor signs without the board’s written consent. A Toscana home is marketed online, by database and by appointment through the gate.
Outdoor cooking on the common areas is allowed only where the village association designates a place. Trash goes out in closed containers or bags in designated areas. Vasari has a 24-hour manned gatehouse, and the dues pay for it.
A Toscana buyer in Bonita Springs who finances pays Florida’s documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and the association charges the contract assigns, including a $12,000 capital contribution for a buyer new to Vasari ($6,000 for an existing member). In Lee County the seller customarily pays the owner’s title policy and deed stamps.
Data updated: October 2026. Source: Florida Department of Revenue documentary stamp and nonrecurring intangible tax pages; Florida Administrative Code rule 69O-186.003; Lee County Clerk fee schedule; Lee County recorded sales, our analysis; the association’s 2026 fee schedule (October 30, 2026).
On a financed purchase with 20 percent down, the loan is 80 percent of the price. The mortgage documentary stamp tax is $0.35 per $100 of the loan, and the nonrecurring intangible tax is 2 mills on the loan. The deed documentary stamp tax of $0.70 per $100 of the price falls on the seller by Lee County custom (Florida Department of Revenue, documentary stamp tax; nonrecurring intangible tax). The owner’s title premium follows rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million.
| Purchase price (20 percent down) | Loan | Mortgage stamps | Intangible tax | Deed stamps (seller, by custom) | Owner’s title premium (seller, by custom) |
|---|---|---|---|---|---|
| $400,000 (a May 2026 sale) | $320,000 | $1,120.00 | $640.00 | $2,800.00 | $2,075.00 |
| $500,000 (24-month median) | $400,000 | $1,400.00 | $800.00 | $3,500.00 | $2,575.00 |
| $650,000 (an April 2023 sale, 2,149 plan) | $520,000 | $1,820.00 | $1,040.00 | $4,550.00 | $3,325.00 |
The title premium at $400,000 is $575.00 on the first $100,000 plus $1,500.00 on the next $300,000. Recording fees at the Lee County Clerk are $10.00 for the first page and $8.50 for each additional page (Lee County Clerk, fees and costs). Lender fees, appraisal, inspections, the survey and prepaid items are quotes from your lender and title agent, and this page prints none of them.
| Down payment | $400,000 | $500,000 | $650,000 |
|---|---|---|---|
| 3 percent | $12,000 | $15,000 | $19,500 |
| 5 percent | $20,000 | $25,000 | $32,500 |
| 10 percent | $40,000 | $50,000 | $65,000 |
| 20 percent | $80,000 | $100,000 | $130,000 |
This is multiplication, not a statement of what any loan program requires. Your lender sets the minimum that applies.
On a resale a buyer new to Vasari pays a $12,000 capital contribution at closing, and an existing member pays $6,000, per the association’s 2026 fee schedule; we read it as the Resale Transfer Fee the master board may set (our inference). The estoppel fee is capped by statute and DBPR at $299 now, plus $119 for delivery within three business days and $179 if delinquent, and the contract assigns who pays it. The board’s application fee stays within the $150 per applicant cap. We read each line and negotiate who pays it inside the review period. Prorations of taxes, the CDD line and association dues are computed to the closing date.
After you buy in Toscana at Vasari in Bonita Springs, the county reassesses the property for you, applies the 12.7942 mill district 017 rate (2026) plus the CDD line on the November bill, and gives a homestead exemption only if you apply by March 1. Save Our Homes then caps annual increases in assessed value for a homestead.
Data updated: October 2026. Source: Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026; checked October 30, 2026); Fla. Stat. 193.155; Lee County Property Appraiser homestead and portability pages; Vasari CDD fiscal 2026 budget.
A recent sale price is not your tax bill. The bill follows the county’s assessed and taxable value, which for a new owner can differ from the previous owner’s value. The worked examples above apply the millage to the sale price as an illustration before exemptions. The county collects the CDD line on the same bill, and the tax collector gives a discount of up to 4 percent for early payment (Lee County Tax Collector). All 139 Toscana parcels sit in tax district 017, City of Bonita Springs and Bonita Springs Fire.
A Florida homestead exemption requires an application filed by March 1 of the year you qualify, online or in person with the Lee County Property Appraiser (Lee County Property Appraiser, homestead). On the county’s current parcel layer, 47 of the 138 Toscana homes carry a homestead exemption. Under section 193.155, a homestead’s assessed value may rise each year by no more than the lesser of 3 percent or the change in the consumer price index.
An owner who sold a Florida homestead and qualifies may transfer part of the accumulated Save Our Homes difference to the new home, up to $500,000, by applying with the Property Appraiser (Lee County Property Appraiser, portability). The statute requires a homestead exemption as of January 1 of any of the 3 immediately preceding years. If you are selling a Florida home to buy in Toscana, read selling a Toscana home for the other side of the plan and call Jesse direct at (239) 898-6072.
Buyer’s agent compensation on a Toscana at Vasari purchase is negotiated and written into a buyer agreement before you tour a home. Since the National Association of Realtors practice changes of August 2024, offers of compensation no longer appear on the MLS, and the amount can be paid by the seller, the buyer or both.
Data updated: October 2026. Source: National Association of Realtors, Written Buyer Agreements 101 and settlement FAQs; Florida Realtors Exclusive Buyer Brokerage Agreement EBBA-8sa.
A buyer who tours a home with a participating agent signs a written agreement that states the services, the term and how the agent is paid (NAR, Written Buyer Agreements 101). Florida Realtors publishes the single-agent form, EBBA-8sa, which we give you to read before you sign anything.
Compensation is negotiable, and a seller may agree in the contract to pay some or all of it, or to give a concession toward your costs. NAR explains the changes in its settlement FAQs and in what the settlement means for home buyers and sellers. We state our terms in writing at the first meeting, so there is no surprise at the table.
Financing a Toscana condo starts with a lender’s loan estimate and adds a lender review of the condominium project, because a condominium loan depends on the project as well as the borrower. Fannie Mae publishes the project types it will not purchase, and its Condo Project Manager tool is for lenders.
Data updated: October 2026. Source: Fannie Mae Selling Guide B4-2.1-03 (topic dated 08/05/2026); Fannie Mae Condo Project Manager FAQs (July 2026); Freddie Mac Primary Mortgage Market Survey; Consumer Financial Protection Bureau, read October 12, 2026.
Fannie Mae’s Selling Guide topic B4-2.1-03, Ineligible Projects states that Fannie Mae will not purchase or securitize mortgage loans secured by units in certain condominium or cooperative projects, and lists the characteristics, including a project that permits a priority lien for unpaid common expenses beyond Fannie Mae’s priority lien policy and projects with certain non-incidental business operations owned or operated by the association. It also states that loans secured by units in projects with a status of “Unavailable†in Condo Project Manager are ineligible. Fannie Mae’s Condo Project Manager FAQs (July 2026) describe the tool as one that approved lenders use, state that lenders must confirm a project does not have an Unavailable status, and state that mortgage brokers cannot access it. The FAQ is addressed to lenders, not to borrowers.
We did not find, and this page does not state, the Fannie Mae status or any other lender’s project status for any Toscana condominium. A project’s status can differ from one condominium to the next and can change, so ask your lender to run Toscana I, II or III, whichever holds the home, in the first week of the contract. We make no statement about FHA, VA or Freddie Mac project eligibility here, because we did not read those programs’ own current pages for this guide.
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender’s written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
On the Florida AS IS contract the loan application is due within 5 days and the loan approval period defaults to 30 days. A cash buyer skips the financing contingency, but not the estoppel, the board’s approval, the inspection or the flood and insurance questions. We review the condominium documents for a cash buyer the same way we do for a financed one.
Toscana at Vasari addresses in Bonita Springs fall in the School District of Lee County’s study area 2251: South Zone 3, with Elementary Zone Q, Middle Zone GG and High School South Zone 3, according to the district’s address lookup run for a Toscana Way building on October 10, 2026. A zone lists several schools a student can choose from.
Data updated: October 2026. Source: School District of Lee County address lookup and transportation tables, read October 10, 2026; Florida Department of Education 2025-26 school grades, as of September 1, 2026.
Elementary Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. High school South Zone 3 lists Bonita Springs High and Estero High, and the district’s transportation table also shows bus service to South Fort Myers High for Zone 3 (School District of Lee County, transportation).
| School | Zone | 2025-26 grade |
|---|---|---|
| Pinewoods Elementary | Q | A |
| Three Oaks Elementary | Q | A |
| San Carlos Park Elementary | Q | A |
| Spring Creek Elementary | Q | B |
| Bonita Springs Elementary | Q | C |
| Three Oaks Middle | GG | A |
| Bonita Springs Middle Center for the Arts | GG | B |
| Bonita Springs High | South Zone 3 | B |
| Estero High | South Zone 3 | B |
Grades: Florida Department of Education, 2025-26 school grades.
Lee County uses a choice system: families rank schools in their zone and the district assigns by availability. Run your exact address in the district’s zone lookup before relying on a zone.
From Toscana Way in Bonita Springs, routed drive times without traffic are about 15 minutes to Bonita Beach Park, 26 minutes to Southwest Florida International Airport, 30 minutes to downtown Naples, 14 minutes to NCH North Hospital and 11 minutes to Bonita Springs High School. Peak season adds time.
Data updated: October 2026. Source: OSRM routing from a Toscana Way building, October 10, 2026; Lee County Parks; NCH; Lee Health.
| Destination | Minutes, no traffic |
|---|---|
| Bonita Beach Park | 15 |
| Southwest Florida International Airport (RSW) | 26 |
| Downtown Naples | 30 |
| NCH North Hospital | 14 |
| Bonita Springs High School | 11 |
Times assume no traffic; January to April on US 41, Bonita Beach Road and I-75 runs longer.
Lee County closed the Bonita Beach Park parking lot for Hurricane Ian repairs starting September 8, 2026, and the Bonita Beach Access #1 lot closes to parking on November 1, 2026, with pedestrian access kept open (Lee County Parks, Bonita Beach Park; Bonita Beach Access #1). Little Hickory Island Beach Park’s lot and amenities have also been closed since September 8, 2026, with pedestrian access open (Lee County Parks, Little Hickory Island Beach Park). Check the county’s pages before you drive.
NCH North Hospital is the closest full hospital, about 14 minutes from Toscana Way. Lee Health has announced it goes out of network with UnitedHealthcare on January 1, 2027, so check your plan against the hospital you intend to use.
We find a Toscana at Vasari condo for a buyer by starting from the floor and the plan, not the price: the 1,648, 1,761, 2,083 and 2,149 square foot homes trade as separate markets in Bonita Springs, so we set the plan first, track each new listing against its recorded comparables, and tour with the estoppel questions already written.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026.
Toscana’s 23 buildings each hold six homes, three on each floor. Building numbers tell you the condominium: buildings 1 to 7 are Toscana III, 8 to 10 and 20 to 23 are Toscana II, and 11 to 19 are Toscana I. Because the condominium sets the budget, the declaration and the FEMA panel, we note the building number of every home we tour. The buildings and floor plans are described in full in the Toscana at Vasari guide.
For each home we pull the recorded sales of the same plan, floor and condominium, and set them beside the listing price. With only 5 sales in the last 12 months, we use the 24- and 60-month windows and say so.
We tour with a checklist built from this page: the air-conditioning age, the garage, the lanai, the floors, the flood determination, the building’s roof records and the association documents. We also run the board approval timetable against your closing date before you offer.
We negotiate a Toscana at Vasari purchase from the plan’s recorded sales and from the documents, not from the asking price alone. Because the county shows 12 sales in 24 months across 138 homes and the MLS shows a median of 101 days on market and 92.7 percent of list price over 24 months, our leverage is the comparable record, the estoppel and the inspection period.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Southwest Florida MLS, pull of October 21, 2026, for days on market and sale-to-list (24 months).
A Toscana buyer who anchors on the $500,000 median can overpay for a 1,648 square foot ground-floor home, whose 8 sales in 60 months ran from $335,000 to $560,000, or underbid a 2,149 square foot upper-floor home, whose 7 ran from $500,000 to $680,000. We price the specific plan.
We negotiate the price, the deposit schedule, the inspection and review periods, who pays the estoppel and the Resale Transfer Fee, the closing date against the board’s timetable, any seller credit, and repairs found in the inspection. Compensation is negotiated in the buyer agreement.
The estoppel and resale package contingency, the board approval contingency, the financing contingency tied to the lender’s condominium review, and the right to terminate if the documents differ from what you were told. Over 24 months the MLS median was 101 days on market and 92.7 percent of list price (Southwest Florida MLS, pull of October 21, 2026), and medians hide a wide range.
An open assessment, a reserve schedule that looks thin, or a roof with no repair history is a negotiating point, and it carries more weight inside the review periods than after them. We read the documents first and offer second.
Buying in Toscana at Vasari in Bonita Springs brings a garage, a three-bedroom option, one association and bundled golf at a mid-Vasari price, against $13,601.02 in 2026 master dues plus quarterly dues of $1,770 to $1,780, a 30-day leasing floor, board approval on every sale and lease, evacuation Zone B and buildings that are now 21 to 24 years old.
Data updated: October 2026. Source: recorded Toscana declarations; Lee County recorded sales, our analysis; FEMA and Lee County layers queried October 12, 2026; Vasari CDD budgets; the association’s 2026 fee schedule (October 30, 2026).
If you are also selling a home to buy in Toscana at Vasari, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the board’s approval timetable, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
Data updated: October 2026. Source: Fla. Stat. 193.155; Lee County Property Appraiser portability page; Lee County recorded sales, our analysis.
If you are moving within the community, start with a free Toscana at Vasari home valuation built on the county’s recorded sales by floor and plan. When you are ready to list, read how we sell Toscana at Vasari condos. Call Jesse direct at (239) 898-6072.
We map both closing dates before you sign: a contingency on the sale, a rent-back after closing or a bridge-loan conversation with your lender, depending on your position. Jesse leads the listing strategy and Marc leads the purchase, so one team holds both calendars. Jesse’s direct line is (239) 898-6072, and Marc’s is (239) 287-5873. A Toscana seller needs the board’s approval of the buyer, so a sale of your Toscana home also runs on the 20-day notice.
For a home elsewhere in the community, read our guide to buying in Vasari Country Club and the Vasari Country Club sell guide. For a home elsewhere in Bonita Springs, our buyer’s guide to Bonita Springs sets the city picture beside Toscana.
A custom Toscana at Vasari listing alert in Bonita Springs tells you about the right home the day it reaches the market. With 12 recorded sales in 24 months across 138 homes, the buyers who see a correctly priced home first are the ones who tour it and write the first offer.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026.
Price is the least useful filter in Toscana. The ones that matter are the floor (which sets two or three bedrooms), the plan, the condominium (I, II or III), and the condition of the air conditioning and the lanai. If you want a three-bedroom upper-floor home, say so, because only 10 sold in 60 months.
To see every active Toscana home, browse our team’s search on DomainRealtyGroup.com, or tell us your criteria and we will build the saved search. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873.
The Toscana at Vasari buyer consultation in Bonita Springs is a working session, not a sales meeting: we take your monthly carrying number, compare the ground-floor and upper-floor paths, flag the documents that need a closer look in the estoppel, and give you the list for the addresses you like. There is no charge and no obligation.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Vasari CDD fiscal 2026 and fiscal 2027 proposed budgets.
A carrying-cost model with the CDD, taxes and association layers separated from the mortgage; the recorded comparables for the plan you are considering; the FEMA zone and panel for any building you name; a read of the estoppel when it arrives; and an estimate of your cash to close from the Florida figures in this guide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you want two bedrooms or three, and whether the garage, the golf, the flood and storm picture or the drive to the airport decides it for you.
See how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word for readers weighing Toscana at Vasari in Bonita Springs. They are not Toscana transactions unless the client says so, and we display no aggregate rating.
Data updated: October 2026. Source: McGreevy and Comisar Google Business Profile reviews.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.†Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!†Verified Google review
These are the Toscana at Vasari questions a Bonita Springs buyer will ask that no public primary source we could read on October 12, 2026 answered. Each item names the document or office that settles it, so you can close the gap before you sign rather than after.
Data updated: October 2026. Source: public records read October 10 and 12, 2026; the association’s 2026 fee schedule and the Property Appraiser’s 2026 millage book (October 30, 2026).
These are the questions Toscana at Vasari buyers in Bonita Springs ask us most, from what the floor changes to the CDD, the estoppel, the board’s approval, flood, insurance, closing costs and compensation. Where a fact is not public, the answer says so and names the document that holds it.
Toscana at Vasari is a village of three recorded condominiums, Toscana I, II and III at Vasari, with 138 homes in 23 two-story buildings inside Vasari Country Club in Bonita Springs, Florida. Taylor Woodrow Communities at Vasari, L.L.C. declared them between 2002 and 2004, and since 2007 one association has run all three.
No. This guide covers Toscana I, II and III at Vasari and Toscana at Vasari Village Association, Inc., in the City of Bonita Springs, ZIP 34135. Toscana at Bay Colony and Toscana I at Tuscany Reserve are in Naples, and other Toscana condominiums stand in Sun City Center, Venice and on Ravenna Way in Fort Myers, all separate places on the state and county records.
All 138 homes carry a Toscana Way address in ZIP 34135, inside the gated Vasari Country Club in the City of Bonita Springs, in Lee County. Every Toscana parcel is in tax district 017, City of Bonita Springs and Bonita Springs Fire, and no other Vasari section shares the street.
There are 138 homes: Toscana I holds 54 in nine buildings, and Toscana II and III hold 42 each in seven buildings. All 23 buildings are two stories with six homes, three on each floor. Toscana is the largest of Vasari’s six condominium sections, with 138 of the community’s 572 condominium homes.
On the county’s heated area, ground-floor homes are 1,648 square feet (23 homes) or 1,761 square feet (46 homes) with two bedrooms and two baths, and upper-floor homes are 2,083 square feet (23 homes) or 2,149 square feet (46 homes) with three bedrooms and two baths. Listing living-area figures can differ from the county’s heated area.
Yes. Each declaration says the garages “are included in the boundaries of the individual Units,†so the garage is part of what you own. The association maintains the garage exteriors, overhead doors and structural components, and the owner maintains the garage interior, door hardware and opener.
The county roll dates the 138 homes from 2002 to 2005, with a median year of 2004. Taylor Woodrow Communities at Vasari, L.L.C. was the developer and declarant: Toscana I was declared on October 7, 2002, Toscana II on November 19, 2003 and Toscana III in 2004. Six buildings, all in Toscana I, date to 2002.
In the 24 months to September 25, 2026 Lee County recorded 12 Toscana sales at a $500,000 median, from $335,000 to $579,000. Over 60 months 31 sales closed at $545,000. Two-bedroom ground-floor homes sold at a $520,000 median over 60 months, and three-bedroom upper-floor homes at $646,000.
The last calendar median was $325,000 on 20 sales in 2021; every year since has recorded three to eight sales, too few for a median. 2023’s eight ran from $488,000 to $675,000 and 2026’s five, to September 25, from $335,000 to $520,000, leaning toward the smaller ground-floor plans, so read the plan figures before drawing a trend for one home.
Yes, more than the condominium. The floor sets the bedroom count and the plan, and the plans price differently: over 60 months the 1,761 plan had a $540,000 median on 13 sales, while the 1,648 plan’s 8 sales ran from $335,000 to $560,000 and the 2,149 plan’s 7 from $500,000 to $680,000. Upper-floor homes also carry a carpet-over-padding rule that hard flooring changes only with board approval.
On October 21, 2026 the Southwest Florida MLS showed 4 Toscana homes active, listed from $410,000 to $519,900. The county record shows what closed, not what is listed. To see Toscana condos on the market today, use our team site, Domain Realty Group, or the market section above.
Over 24 months the Southwest Florida MLS (pull of October 21, 2026) shows a median of 101 days on market and a median 92.7 percent of list price on 11 Toscana closings. We use 24 months because 12 months is thin, and medians hide a wide range. The county record does not hold those fields. What the county record shows is that about 6.2 Toscana sales a year closed over 60 months.
The association’s 2026 fee schedule lists the Master Association at $13,601.02 a year in 2026 ($10,851.02 operating plus $2,750 reserves), and the associations’ 2026 quarterly fee sheet lists Toscana I at $1,780 a quarter and Toscana II and III at $1,770. What condominium dues include is not verified, so the estoppel and resale package confirm them. The Vasari CDD adds $1,883.85 for Toscana in fiscal 2026, and county tax is 12.7942 mills for 2026.
The club says membership comes with ownership and covers the 18-hole golf course, driving range, tennis, pickleball, bocce, the clubhouse, a 24-hour manned gatehouse and cable and internet service. Food and beverage, events, golf cart fees when applicable, lessons, clinics, personal services and certain guest fees are billed when used.
The club’s Questions and Answers sheet says that since Vasari is a bundled community there is no separate initiation fee and no additional club membership to purchase, and it states no food and beverage minimum. Membership cannot be sold separately from the home.
The fiscal 2026 Toscana line is $1,883.85 a home: $1,100.00 for operations and maintenance plus $783.85 for bond debt, billed on the November county tax bill. The proposed fiscal 2027 line is $1,567.95. The adopted fiscal 2027 budget was not posted when we checked on October 30, 2026.
The district’s bonds have a final maturity of May 1, 2027, so, assuming no new borrowing, no debt line is scheduled after the fiscal 2027 bill. The operations line continues and is set each year by the district’s board.
At the 2026 district 017 rate of 12.7942 mills, a $500,000 value comes to $6,397.10 a year and a $400,000 value to $5,117.68, before any exemption. Add the fiscal 2026 CDD line of $1,883.85 for $8,280.95 and $7,001.53, or the proposed fiscal 2027 line of $1,567.95 for $7,965.05 and $6,685.63. Your bill follows the county’s assessed value for you, not the price.
The 2024 restated master declaration puts a Resale Transfer Fee on the buyer at closing, in an amount the master board sets. The declaration states no dollar amount, but the association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as this fee (our inference). The estoppel and the board’s notice show the figure that applies, and we negotiate who pays it inside the review period.
The condominium statute, section 718.116, states a $250 base fee, plus $100 if expedited and $150 if delinquent, adjusted every five years by DBPR. The current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and the association’s actual fee may be lower. The certificate is due within 10 business days of a written request (DBPR estoppel certificate fee schedule).
The declaration of your condominium, the articles, bylaws and rules, the most recent annual financial statement and budget, and the Frequently Asked Questions and Answers document, under section 718.503(2), plus the estoppel, the reserve schedule, board minutes and the insurance documents. We make the contract subject to reviewing them.
Yes. Each declaration requires the board’s prior written approval of a sale. The seller gives written notice at least 20 days before closing, the board decides within 20 days of a complete application or 60 days of the notice, and approval comes in a Certificate of Approval. A disapproval needs a majority of the whole board.
The declarations allow ownership by one person, several people, or a trust, corporation, partnership or other entity, subject to the rules on who occupies the home. The board’s approval covers the occupants, so we raise any entity purchase in our first conversation, before the offer.
Yes, with the association’s approval, for the whole home, for at least 30 days, no more than six times in a calendar year, to a natural-person lessee, with notice at least 20 days before occupancy. Nightly and weekly rentals are not allowed. The application fee may not exceed $150 per applicant.
Each declaration allows up to two household pets such as a dog or cat, up to two caged birds and reasonable numbers of tropical fish. No reptiles, amphibians, poultry or livestock are allowed, pets are leashed or carried outside, and none are allowed within 25 feet of the swimming pool.
Not on the record. Section 12.3 of all three declarations says, “There is no restriction on the ages of occupants of Units,†and the master declaration we read carries no age restriction either. The governing documents as amended control.
FEMA’s live layer returns Zone X, outside the special flood hazard area and with no base flood elevation, at the center of all 23 buildings on October 12, 2026. Eight buildings are shaded Zone X (0.2 percent annual chance) and fifteen are unshaded. A lender’s determination is made for the exact home.
Lee County places all 23 Toscana buildings in evacuation Zone B, which the county’s sheet describes as very vulnerable to landfalling storms, with evacuation often required for a hurricane coming from the Gulf.
Zone X is outside the special flood hazard area, so a federally backed mortgage does not require flood insurance on the building. Citizens requires flood coverage on most wind policies by January 1, 2027, but condominium unit-owner policies are not required to carry it. Your lender and your policy type decide.
The laws apply to buildings of three or more habitable stories. The county records all 23 Toscana buildings at two stories, so neither trigger is met on this record. The association’s general budget and reserve rules under section 718.112 still apply, so read the reserve schedule.
Only with the board’s prior written approval and a sound-absorbing underlayment. Upper-floor homes must keep wall-to-wall carpeting over high quality padding, except in kitchens, baths and laundry rooms. Get the approval in writing before you plan a flooring change.
Only in an enclosed garage with the door closed. The village covenants require trucks, commercial vehicles, recreational vehicles, trailers, campers, motorcycles, mopeds, golf carts and boats to be kept in an enclosed garage, with no parking on the street or lawns.
At 20 percent down, $100,000, plus Florida mortgage stamp tax of $1,400 and intangible tax of $800 on a $400,000 loan. Lender fees, appraisal, inspection, survey, prepaid items and any association charges are quotes from your lender and title agent. A buyer new to Vasari also pays the $12,000 capital contribution at closing ($6,000 for an existing member). In Lee County the seller customarily pays deed stamps and the owner’s title policy.
In Lee County the seller customarily pays for the owner’s title policy, and the contract controls. In Collier County the buyer customarily pays it. Toscana is in Lee County. On a $500,000 purchase the owner’s policy premium under the promulgated rate is $2,575.
Since the August 2024 National Association of Realtors practice changes, a buyer who tours a home with a participating agent signs a written agreement first, stating the services, the term and the compensation. We give you the Florida Realtors form to read before you sign.
Compensation is negotiated and written into your buyer agreement. A seller may agree in the contract to pay some or all of it, or to give a concession toward your costs, and the buyer pays any remainder. We state our terms in writing at the first meeting.
The district’s address lookup places a Toscana Way building in study area 2251, South Zone 3: Elementary Zone Q, Middle Zone GG and High School South Zone 3. A zone lists several schools a family can rank, and the district assigns by availability, so run your exact address.
From Toscana Way, routed drive times without traffic are about 15 minutes to Bonita Beach Park, 26 minutes to Southwest Florida International Airport, 30 minutes to downtown Naples and 14 minutes to NCH North Hospital. The Bonita Beach Park and Little Hickory Island Beach Park lots have been closed since September 8, 2026, and the Beach Access #1 lot closes November 1, 2026.
Toscana has garages inside the units, three-bedroom upper floors and six homes per building, with a 60-month median of $545,000. Matera has one carport space per home, two-bedroom homes and eight homes per building, with a 60-month median of $400,000. Both share the bundled club and the same lease limits.
Condominium loans depend on a lender’s review of the project. Fannie Mae’s Selling Guide lists project types it will not purchase and says loans on units in projects with an Unavailable status in its Condo Project Manager are ineligible. We do not state the status of any Toscana condominium; your lender runs it.
If you sold a Florida homestead and qualify, you may transfer part of the accumulated Save Our Homes difference, up to $500,000, by applying with the Lee County Property Appraiser. The statute requires a homestead exemption as of January 1 of any of the 3 immediately preceding years.
Use the Domain Realty Group link in the market section above, or tell us your floor, plan and condominium and we will build a saved search that routes to Jesse and Marc. Call Marc at (239) 287-5873.
These documents for a Toscana at Vasari purchase in Bonita Springs come from the Lee County Clerk of Court, the State of Florida, the Vasari Community Development District, Lee County, the club and the forms a buyer signs. Each link opens the issuer’s own copy. Read the recorded documents for your condominium before you buy.
| Document | Issuer | Date | Link |
|---|---|---|---|
| Declaration of Condominium, Toscana I at Vasari | Lee County Clerk, Official Records | October 7, 2002 | OR 3760/3154, PDF |
| Declaration of Condominium, Toscana II at Vasari | Lee County Clerk, Official Records | November 19, 2003 | OR 4129/538, PDF |
| Declaration of Condominium, Toscana III at Vasari | Lee County Clerk, Official Records | 2004 | OR 4419/2769, PDF |
| Declaration of Covenants for Toscana at Vasari Village | Lee County Clerk, Official Records | October 7, 2002 | OR 3760/3117, PDF |
| Supplemental Declaration designating Toscana at Vasari Village | Lee County Clerk, Official Records | October 7, 2002 | OR 3760/3112, PDF |
| Articles of Merger, Toscana associations | Florida Division of Corporations | filed January 31, 2007 | Merger filing, PDF |
| Amended and Restated Declaration, Vasari Country Club | Lee County Clerk, Official Records | recorded August 23, 2024 | Instrument 2024000237003, PDF |
| Certificate of Amendment replacing Section 12.9 (reserves) | Lee County Clerk, Official Records | recorded May 19, 2026 | Instrument 2026000132285, PDF |
| Fiscal 2026 adopted budget (Toscana assessment line) | Vasari Community Development District | fiscal 2026 | Budget, PDF |
| Fiscal 2027 proposed budget | Vasari Community Development District | June 15, 2026 | Budget, PDF |
| Questions and Answers (club marketing) | Vasari Country Club | read October 10, 2026 | Q&A, PDF |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | printed October 9, 2026 | Millage book, PDF |
| Evacuation Zone B sheet | Lee County Emergency Management | read October 10, 2026 | Zone B, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2023 | Ian report, PDF |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | redline edition | ASIS-7, PDF |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | redlined edition | EBBA-8sa, PDF |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | current schedule | Fee schedule, PDF |
| Section 718.503, condominium resale disclosure | Florida Legislature | 2026 statutes | Statute text |
| Lee County homestead exemption application | Lee County Property Appraiser | read October 12, 2026 | Application |
| Portability of the Save Our Homes benefit | Lee County Property Appraiser | read October 12, 2026 | Portability |
| Selling Guide B4-2.1-03, Ineligible Projects | Fannie Mae | topic dated August 5, 2026 | Selling Guide |
Every figure on this Toscana at Vasari buyer guide for Bonita Springs traces to a source below: recorded instruments at the Lee County Clerk, Florida corporate and condominium records, Florida statutes, Lee County and City records, the Vasari CDD, FEMA, the National Hurricane Center, the school district and the forms a buyer signs. Market figures are Lee County recorded sales, plus the Southwest Florida MLS pull of October 21, 2026 where labelled. The association’s own documents are cited in plain text.
Jesse McGreevy and Marc Comisar are the Southwest Florida team Toscana at Vasari buyers call when a purchase has to be priced on the county record and closed without surprises. Both have been Top 1% Real Estate Agents Nationally Since 2008, and they lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Toscana buyers get the same partner-level representation our clients from Estero to Naples get. If you are searching for the best buyer’s agent for Toscana at Vasari, Bonita Springs, Florida, McGreevy and Comisar represents homebuyers across Bonita Springs, Estero, Naples, Fort Myers, Cape Coral, Lee County and Collier County. Whether you are relocating, buying a second home, buying your first home or moving to a golf community, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The community guide for this purchase is our Toscana at Vasari guide. Selling first? Read how we sell Toscana at Vasari condos. Ready to buy? Call Marc at (239) 287-5873. Owners can also see what their Toscana home is worth. The wider community, with its single-family homes and the carport sections, is covered in our buyer’s guide to Vasari Country Club.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a condominium in Toscana at Vasari, Bonita Springs, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Lee County Property Appraiser public sales files, our analysis, pulled October 2026. Brokered by Domain Realty.