Bonita Springs, Florida
Buying a Trieste at Vasari condo? We read the estoppel, board approval, CDD line, flood zone and recorded sales for your condominium and plan first. Call Marc at (239) 287-5873. McGreevy and Comisar, Domain Realty.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer’s guide to Trieste at Vasari, a village of three condominiums and 108 two-bedroom, two-bath homes in ten two-story buildings inside the gated Vasari Country Club in Bonita Springs, Florida. The Trieste at Vasari community guide covers the history, the buildings and the governance. What follows is the buyer’s side: what a Trieste condo costs to buy and to carry, which records you must hold before you sign, how each condominium board’s approval of a buyer works, what lenders look at, and the flood, insurance and closing arithmetic. Call Marc at (239) 287-5873, see how we represent buyers, or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for buying a home in Trieste at Vasari because a three-condominium village in Bonita Springs is bought on its documents: before an offer we read the recorded declaration for the exact condominium, the CDD line, the flood layer at the building and the recorded sales for the same plan and floor.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, newest recorded sale September 25, 2026.
If you are searching for the best realtor for Trieste at Vasari and you are ready to buy a home in Trieste at Vasari, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and both of us have been Top 1% Real Estate Agents Nationally Since 2008. Buyers comparing agents can read our look at the best real estate agents in Bonita Springs and then ask each one to show the record on a specific Trieste condo: the recorded sales for that condominium, floor and plan, the CDD line, and the flood zone at the building.
Honors and recognition:
Recent Trieste at Vasari market (last 24 months): In the 24 months to September 25, 2026, Lee County recorded 10 Trieste at Vasari sales, all resales, at a median of $350,000 (n = 10, even, the mean of the middle pair $340,000 and $360,000), a range of $272,500 to $405,000 and $230.09 per square foot of county heated area. Six of the ten closed in the last 12 months. We pulled every recorded sale in Trieste at Vasari for the 24 months to September 25, 2026, and matched each of the 10 closings to its condominium, floor and plan before writing this page. On the MLS side (Southwest Florida MLS, pull of October 21, 2026), Trieste’s 11 closings over 24 months had a median of 64 days on market and a median sold-to-list of 94.3%, the 12-month window has 6 closings at a $340,000 median, and 3 Trieste listings were active at $329,000 to $425,000. MLS and county deed counts are different records and are not blended.
Selling a home to buy in Trieste at Vasari? Read how we sell Trieste at Vasari condos, start with a free Trieste at Vasari home valuation, or call Jesse direct at (239) 898-6072.
Buying in Trieste at Vasari? Call Marc at (239) 287-5873 for a buyer consultation built on the record. Buying elsewhere in the club? Our Vasari Country Club buyer guide covers all six condominium sections and the single-family homes.
In Trieste the expensive mistakes are rarely cosmetic. They are writing an offer before the estoppel and resale package are in hand, assuming the dues from a number someone repeated, forgetting that the CDD bill arrives on the county tax bill, comparing a ground-floor home with an upper-floor home as if the floor never mattered, treating seven different plans as one product, or submitting a buyer application to the wrong condominium board. With 108 homes under four associations, Trieste also rewards a buyer who knows that a $272,500 sale and a $405,000 sale can sit within the same two years on plans only a few hundred square feet apart. Our job is to price those differences into the offer while you can still act on them.
Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse’s direct line is (239) 898-6072 and Marc’s is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from the Vasari gate, and it is the team’s headquarters.
These ten points shape every offer we write in Trieste at Vasari, the 108-home condominium village in Bonita Springs. Each comes from a recorded declaration, a public budget, a federal map or a county sale record, and each is sourced in the section that explains it.
Data updated: October 2026. Sources: Lee County recorded sales through September 25, 2026; Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; FEMA National Flood Hazard Layer queried October 12, 2026; recorded Trieste declarations; the association’s 2026 fee schedule and quarterly fee sheet, October 30, 2026; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026.
This Trieste at Vasari buyer guide for Bonita Springs runs from the buying sequence and the market through the cost of owning, the documents, board approval, the Matera comparison, financing, closing costs, flood, insurance and negotiation. Use the list to jump to your question, or call Marc at (239) 287-5873 to talk it through.
You buy a condo in Trieste at Vasari, Bonita Springs, in a short sequence: set the monthly number, choose the condominium, plan and floor, sign a written buyer agreement, write the offer subject to the estoppel, resale package and board approval, inspect, finance, and close. Each step has a deadline, and the documents set the price.
Data updated: October 2026. Source: Florida Realtors and The Florida Bar AS IS contract (ASIS-7); the association’s 2026 fee schedule and quarterly fee sheet, October 30, 2026; recorded Trieste declarations, Section 14; Lee County recorded sales, our analysis, through September 25, 2026.
We start with the full monthly cost you are comfortable with: the mortgage at today’s rate, the county tax bill at your purchase price, the CDD assessment, the master association dues, the village share, the condominium association dues, and your homeowner’s (HO-6) and any flood insurance. In Trieste those dues are known from the association documents: $13,601.02 a year for the Master Association in 2026, and $1,625 to $2,090 a quarter in quarterly dues depending on the condominium, per the association’s 2026 fee schedule and quarterly fee sheet. We price the home with those figures and then confirm them against the estoppel. The worked carrying-cost tables below show the public layers and the fixed carry with dues.
Trieste is three separate condominiums on one street, Corsia Trieste Way. Each has its own declaration, its own association and its own board that approves buyers, and the three are the members of a fourth body, the village association. Trieste I and II share five plans from 1,412 to 1,660 square feet, Trieste III has two plans of 1,461 and 1,603 square feet, and half the homes are ground floor and half upper floor. The product decision comes before the price decision, because the condominium sets which board you apply to and the recorded sales you compare against.
Since the August 2024 National Association of Realtors practice changes, a buyer who tours a home with a participating agent signs a written agreement first, and compensation is negotiated and stated in it. We cover the terms in the compensation section below and give you the Florida Realtors form to read before you sign anything.
On the Florida AS IS contract the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). For Trieste we add a rider that makes the purchase subject to your review of the estoppel certificate, the resale package, the governing documents and the CDD line, with a termination right if they differ from what you were told. Each Trieste declaration also requires the board’s written approval of the buyer, with the seller giving notice at least 20 days before closing, so the application goes in as soon as the contract is signed.
Inspection, insurance quotes, the lender’s flood determination and the lender’s condominium project review run inside the contract’s review periods. We calendar every deadline in writing on day one. Closing happens at a title company, and the closing-cost section below shows the Florida taxes and fees that apply.
The Trieste at Vasari market in Bonita Springs recorded 10 sales in the 24 months to September 25, 2026, at a $350,000 median, from $272,500 to $405,000, or $230.09 per square foot of county heated area, in Lee County records. Over 60 months, 33 sales closed at a $425,000 median, $263.48 per square foot.
Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; Southwest Florida MLS, pull of October 21, 2026, Development VASARI)
These figures are Lee County’s DOR-qualified recorded sales, the deed price the county records, matched to the 108 Trieste parcels on the roll. They are not MLS figures. Medians use the mean of the middle pair when the count is even, and square-foot figures use the county’s heated area, which can differ from the living area in a listing.
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 6 | under 10 sales, listed below | $272,500 | $400,000 |
| 24 months | 10 | $350,000 (mean of $340,000 and $360,000) | $272,500 | $405,000 |
| 36 months | 15 | $385,000 | $272,500 | $455,000 |
| 60 months | 33 | $425,000 | $270,000 | $555,000 |
The 24-month window is the first with ten or more sales, so it carries the headline, and the 12-month window’s six sales are listed rather than reduced to a median. The 60-month window reaches back to September 2021 and carries the 2022 and 2023 peak, which is why its median is $75,000 higher than the 24-month median. For a buyer the lesson is plain: price an offer from the last 24 months and the last six sales in particular, not from the peak.
Ten sales in two years is a small market, so we read it sale by sale. Here is each one by month, condominium, floor, plan and price only. The last six rows, October 2025 onward, are the 12-month window.
| Month | Condominium | Floor | County heated sq ft | Built | Recorded price |
|---|---|---|---|---|---|
| December 2024 | Trieste I | Ground | 1,450 | 2002 | $360,000 |
| May 2025 | Trieste II | Ground | 1,660 | 2003 | $400,000 |
| June 2025 | Trieste I | Upper | 1,412 | 2002 | $375,000 |
| August 2025 | Trieste III | Upper | 1,603 | 2007 | $405,000 |
| October 2025 | Trieste II | Ground | 1,551 | 2004 | $340,000 |
| October 2025 | Trieste III | Ground | 1,603 | 2007 | $400,000 |
| February 2026 | Trieste II | Ground | 1,450 | 2003 | $299,000 |
| March 2026 | Trieste II | Upper | 1,660 | 2003 | $340,000 |
| March 2026 | Trieste II | Ground | 1,651 | 2003 | $340,000 |
| August 2026 | Trieste III | Ground | 1,461 | 2007 | $272,500 |
The six sales of the 12-month window total $1,991,500 in recorded value: four in Trieste II and two in Trieste III, five ground floor and one upper floor. The three highest sales in the two years, $405,000 and two at $400,000, were 1,603 and 1,660 square foot homes, the larger plans. The August 2026 sale of $272,500, a 1,461 square foot ground-floor Trieste III home, was the lowest. A sale that far below its neighbors can reflect condition, terms or circumstances the deed does not show, so a buyer reads it as one data point and asks what the discount bought, not as a price level.
| Price band | 24 months | 60 months |
|---|---|---|
| Under $200,000 | 0 | 0 |
| $200,000 to $300,000 | 2 | 3 |
| $300,000 to $400,000 | 5 | 10 |
| $400,000 to $500,000 | 3 | 15 |
| $500,000 to $750,000 | 0 | 5 |
A buyer shopping Trieste today is shopping the $300,000 to $400,000 band: five of the ten recent sales landed there, two below $300,000 and three at $400,000 or above. A sale at exactly $400,000 is counted in the $400,000 to $500,000 band. Over 60 months, 20 of the 33 sales landed in the $400,000-and-up bands, and none of the five above $500,000 is from the last 24 months.
| Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 8 | under 10 sales | $187,900 | $245,000 |
| 2020 | 10 | $238,250 | $185,000 | $255,000 |
| 2021 | 19 | $252,500 | $195,000 | $384,900 |
| 2022 | 8 | under 10 sales | $339,000 | $550,000 |
| 2023 | 8 | under 10 sales | $390,000 | $555,000 |
| 2024 | 5 | under 10 sales | $360,000 | $440,000 |
| 2025 | 5 | under 10 sales | $340,000 | $405,000 |
| 2026, to September 25 | 4 | under 10 sales | $272,500 | $340,000 |
Trieste’s calendar median rose from $238,250 in 2020 to $252,500 in 2021, the last years with ten or more sales. Since then each year has recorded four to eight sales, too few for a median: 2022’s eight ran from $339,000 to $550,000, 2025’s five from $340,000 to $405,000, and 2026’s four, to September 25, from $272,500 to $340,000. We weigh those ranges beside the six-sale 12-month list above, not alone.
The county’s recorded sales give the price and date of every deed. The Southwest Florida MLS adds days on market, list price, sale-to-list ratio, concessions and active inventory. In the Southwest Florida MLS, pull of October 21, 2026, Trieste had 11 closings over the latest 24 months, with a median sold price of $340,000 from $255,000 to $405,000, $203 per square foot, a median of 64 days on market and a median sold-to-list of 94.3%. We use 24 months because the 12-month window has only 6 closings, and a median hides a wide range. On October 21, 2026, 3 Trieste listings were active, at list prices of $329,000 to $425,000, on Corsia Trieste Way; against 6 closings in 12 months that is 3 / (6 / 12) = 3 / 0.5 = 6.0 months of supply, a rough guide and not a forecast. These are MLS records and are kept apart from the county deed figures above. To see the homes on the market today, use Domain Realty Group’s Trieste at Vasari page, where our team lists homes for sale in the community.
Owning a Trieste at Vasari condo in Bonita Springs means paying the master association’s club and community dues, a share of the Trieste village budget, the condominium association’s dues, the Vasari CDD’s $1,709.34 fiscal 2026 Trieste assessment, the lowest in Vasari, and county property tax. The CDD line, the millage and the dues are all documented below.
Data updated: October 2026 (Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the association’s 2026 fee schedule and quarterly fee sheet, October 30, 2026; Vasari CDD documents page checked October 30, 2026; recorded declarations read October 12, 2026)
| Line | Fiscal 2026 amount | Who sets it | Paid how |
|---|---|---|---|
| Master association (club and community) | $13,601.02 a year in 2026 ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025; the same for every product | Master board | Billed by the master association |
| Trieste village share | The quarterly fee sheet lists one figure per condominium (Trieste I $1,650, Trieste II $2,090, Trieste III $1,625 a quarter); whether it includes the village share is not verified | Village board, split by unit count | Through the condominium’s common expenses, billed quarterly in advance |
| Condominium association | What the dues include, such as building insurance, water, sewer or reserves, differs by association and is not verified | Each condominium’s board, one fortieth, one forty-fourth or one twenty-fourth per home | As the bylaws set |
| Vasari CDD, Trieste (“Condo Iâ€) | $1,709.34 (operations $1,100.00, debt $609.34) | CDD board | County tax bill |
| County, city, school and district taxes | 12.7942 mills (2026) | Taxing authorities | November county tax bill |
The Master Association’s 2026 dues come from the association’s 2026 fee schedule, the association’s own document on a third-party brokerage host and not on the club’s public site; the quarterly dues come from the associations’ 2026 quarterly fee sheet. What condominium dues include, whether building insurance, water, sewer or reserves, differs by association and is not verified. The budget page nets a $258 surplus credit against the $13,601.02, to $13,343; which amount is billed is settled only by the estoppel or a Master Association statement. The developer’s guarantees from the declarations, $828.00 a quarter for Trieste I and II after 2003 and $1,098.00 a quarter for Trieste III after 2007, are history, not current fees. A buyer sees today’s dues confirmed in the estoppel certificate and the current budgets.
Fixed carry, from the association’s 2026 fee schedule and quarterly fee sheet: the Master Association’s $13,601.02 plus four quarterly payments plus the CDD line comes to $21,910.36 a year for Trieste I ($1,825.86 a month), $23,670.36 for Trieste II ($1,972.53 a month) and $21,810.36 for Trieste III ($1,817.53 a month) with the FY2026 CDD of $1,709.34, or $21,664.79, $23,424.79 and $21,564.79 with the FY2027 proposed CDD of $1,463.77. That is arithmetic and not a bill: it leaves out county tax, insurance, utilities, food and beverage, cart fees and any assessment balance.
| Purchase price | Tax at 12.7942 mills (2026), before exemptions | CDD fiscal 2026 | Subtotal a year | Per month |
|---|---|---|---|---|
| $272,500 (the low recorded sale) | $3,486.42 | $1,709.34 | $5,195.76 | $432.98 |
| $350,000 (24-month median) | $4,477.97 | $1,709.34 | $6,187.31 | $515.61 |
| $400,000 (the 12-month high) | $5,117.68 | $1,709.34 | $6,827.02 | $568.92 |
This is arithmetic on the sale price as an illustration, before any exemption. A new owner’s tax bill follows the county’s assessed and taxable value, not the price paid, and so treat the figures as illustrations. The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026, 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 subtotal leaves out the master, village and condominium dues, the Resale Transfer Fee, your insurance and your mortgage payment.
| Purchase price | Tax at 12.7942 mills (2026) | CDD fiscal 2027 proposed | Subtotal a year | Per month |
|---|---|---|---|---|
| $272,500 | $3,486.42 | $1,463.77 | $4,950.19 | $412.52 |
| $350,000 | $4,477.97 | $1,463.77 | $5,941.74 | $495.15 |
| $400,000 | $5,117.68 | $1,463.77 | $6,581.45 | $548.45 |
The June 15, 2026 proposed budget lowers the Trieste CDD line from $1,709.34 to $1,463.77, all of it from the debt line, which falls from $609.34 to $363.77. The fiscal 2027 adopted budget was not posted when we checked on October 30, 2026, so the proposed figure is a proposal.
The Lee County Property Appraiser’s parcel layer, read October 12, 2026, carries a just value for each Trieste home from $286,193 to $339,417, with a median of $316,177, about $34,000 below the 24-month sales median. Just value is the appraiser’s mass-appraisal estimate for the tax roll, not a sale price. By condominium the median just value is $309,270 in Trieste I, $319,346.50 in Trieste II and $316,177 in Trieste III. The county reassesses for the new owner, and the homestead section below explains how an exemption and the Save Our Homes cap work after you buy.
Trieste at Vasari is a 108-home condominium village inside Vasari Country Club, and its ten recorded sales in the last 24 months ran from $272,500 to $405,000. Call Marc at (239) 287-5873 for a Trieste buyer consultation built on the record, or see how we represent buyers across Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and if you are selling a home to buy here, Jesse is on (239) 898-6072 or you can start with a free Trieste at Vasari home valuation.
The Vasari Community Development District bills each Trieste at Vasari home in Bonita Springs $1,709.34 for fiscal 2026, made up of $1,100.00 for operations and maintenance and $609.34 toward bond debt, on the November county tax bill. The proposed fiscal 2027 total is $1,463.77, and the bonds mature May 1, 2027.
Data updated: October 2026. Source: Vasari CDD fiscal 2026 final adopted budget and fiscal 2027 proposed budget (June 15, 2026 update), read October 10, 2026.
The Vasari CDD is a Chapter 190 special district, not an association. It owns and maintains the stormwater system of 25 lakes, the preserves, the perimeter wall and buffer landscaping, and the irrigation pump house and mains; it does not own the golf course or clubhouse (Vasari CDD). Its five supervisors meet the second Tuesday of the month at 9:00 a.m. at the clubhouse. A Trieste buyer pays the CDD line in addition to the county taxes, and it appears on the same bill.
| Item | Fiscal 2026 adopted | Fiscal 2027 proposed |
|---|---|---|
| Operations and maintenance | $1,100.00 | $1,100.00 |
| Debt service | $609.34 | $363.77 |
| Total per Trieste home | $1,709.34 | $1,463.77 |
| Per month | $142.45 | $121.98 |
Operations and maintenance is the same for all 766 Vasari homes. The debt line differs by bond class, and Trieste sits in the class the budget labels “Condo Iâ€, the smallest debt share of the ten Vasari neighborhood lines. That is why a Trieste home pays $260.04 less a year than a Matera home in fiscal 2026 ($1,709.34 against $1,969.38), a gap that narrows to $155.24 in the fiscal 2027 proposal ($1,463.77 against $1,619.01), and $174.51 less than a Toscana home in fiscal 2026 ($1,709.34 against $1,883.85).
The district’s Series 2012 refunding bonds have a final maturity of May 1, 2027. Assuming no new borrowing, no CDD debt line is scheduled after the fiscal 2027 bill, which would leave the operating line. If the board kept operations at $1,100.00, that is $91.67 a month. The board sets the operating line each year, and the adopted fiscal 2027 budget was not posted when we checked on October 30, 2026, so that is arithmetic on an assumption, not a promise.
Ask the estoppel and the seller’s tax bill to confirm the CDD class for the home you are buying, and ask the title agent to prorate the CDD assessment to the closing date. Florida’s section 190.048 requires a district notice in contracts for the initial sale of a home in a CDD (Section 190.048, Florida Statutes); a Trieste purchase is a resale, so the buyer’s protection is reading the district’s budget, which is why we put it in the contract rider. The Lee County Tax Collector allows a discount of up to 4 percent for early payment of the November bill (Lee County Tax Collector).
A buyer in Trieste at Vasari, Bonita Springs, chooses among three condominiums on one street, Corsia Trieste Way, seven plans from 1,412 to 1,660 square feet, and two floors. Trieste II is the busiest, with 5 of the last 10 sales; Trieste III is the newest, built in 2007, with its own two plans.
Data updated: October 2026. Source: Lee County recorded sales and Property Appraiser roll, our analysis (September 25, 2026); Lee County building footprint layer, read October 12, 2026.
| Condominium | Homes | Buildings | Built | County heated sq ft | 24-month sales | 24-month prices | 60-month sales |
|---|---|---|---|---|---|---|---|
| Trieste I | 40 | 4 (numbers 3 to 6) | 2002 and 2003 | 1,412, 1,450, 1,551, 1,651, 1,660 (8 each) | 2 | $360,000 and $375,000 | 7 |
| Trieste II | 44 | 4 (numbers 7 to 10) | 2003 and 2004 | the same five plans | 5 | $299,000, $340,000 (three times) and $400,000 | 17, median $400,000 |
| Trieste III | 24 | 2 (numbers 1 and 2) | 2007 | 1,461 (8) and 1,603 (16) | 3 | $272,500, $400,000 and $405,000 | 9 |
Each condominium has its own declaration, its own association and its own board that approves buyers, so the condominium decides the paperwork even where the price barely differs. Over 60 months Trieste II recorded 17 sales at a $400,000 median, the most of the three, and Trieste I only 7 for 40 homes. Trieste I and III have fewer than ten sales in 60 months, so we list their counts and do not reduce them to a median.
Over 60 months, 14 upper-floor Trieste homes sold at a $457,500 median ($280.12 per square foot) and 19 ground-floor homes at a $390,000 median. That gap is partly timing: nine of the fourteen upper-floor sales closed in the 2022 and 2023 peak, including the record $555,000 in March 2023 for a 1,412 square foot upper-floor home in Trieste I. In the last 24 months only three upper-floor homes sold, at $340,000, $375,000 and $405,000, against seven ground-floor sales from $272,500 to $400,000. Over 36 months, the first window with ten ground-floor sales, the ground floor’s median was $385,000 on 11 sales ($248.23 per square foot).
For a buyer the floor is a physical choice more than a price signal. The declarations require upper-floor owners to keep carpet over padding except in kitchens, baths and laundry rooms, and hard flooring needs a sound-absorbent underlayment and the board’s prior written approval, so the flooring you find in an upper-floor home may or may not be approved. A buyer touring an upper-floor home with tile asks for that approval; a buyer touring a ground-floor home asks about the lanai and what the lanai faces.
| County heated sq ft | Homes | Where | Recorded sales, 24 months |
|---|---|---|---|
| 1,412 | 12 | Trieste I (8), Trieste II (4) | $375,000 |
| 1,450 | 20 | Trieste I (8), Trieste II (12) | $360,000 and $299,000 |
| 1,461 | 8 | Trieste III | $272,500 |
| 1,551 | 12 | Trieste I (8), Trieste II (4) | $340,000 |
| 1,603 | 16 | Trieste III | $405,000 and $400,000 |
| 1,651 | 20 | Trieste I (8), Trieste II (12) | $340,000 |
| 1,660 | 20 | Trieste I (8), Trieste II (12) | $400,000 and $340,000 |
Source: Lee County Property Appraiser roll, October 2026, and county recorded sales. Listing living areas can differ from the county figure. The four 1,412 and four 1,551 square foot homes in Trieste II are in the eight-home Building 10, built in 2004.
A plan with one or two sales in two years is a data point, not a price. The larger plans, 1,603, 1,651 and 1,660 square feet (56 homes), have not carried a clean premium in the recent record: a 1,660 square foot home sold for $400,000 in May 2025 and another for $340,000 in March 2026. A buyer compares price per county square foot, the condition of the home and the floor together, not the sticker price alone.
Trieste III, at the west end of Corsia Trieste Way, is the newest condominium in Vasari, with 24 homes in two buildings built in 2007 and two plans, 1,461 and 1,603 square feet. The 1,603 square foot plan produced two of the three highest Trieste sales in the last 24 months, $405,000 and $400,000, and the 1,461 plan the lowest, $272,500. A Trieste III buyer compares against Trieste III, because the 2007 buildings are three to five years younger than the rest, and the roof, painting and carport records are therefore on a different schedule.
Every Trieste home is on Corsia Trieste Way, with building numbers running from 11021 to 11111, in ten two-story buildings: seven with twelve homes and three with eight. The twelve-home buildings are the largest condominium buildings in Vasari. A buyer who sorts a search by street will see every Trieste home together, which is why the condominium name, not the street, is the field to match.
Two other places carry the name. Trieste Preserve, on Divot Drive in Bonita Springs, is a single-family neighborhood built from 2023 to 2026, and Trieste at Bay Colony in Naples is a separate 105-unit condominium. Neither is part of this page. Inside Vasari, Trieste is also not Matera, the other carport section, and not Toscana, the garage buildings of six. Search results blur these names, which is one reason we match every candidate to its recorded condominium before we send it to you.
A Trieste at Vasari buyer in Bonita Springs should hold the estoppel certificate, the resale package, the declaration for the specific condominium, the village covenants, the current budgets and the CDD line before the inspection period ends. Florida law entitles a condominium buyer to many of these, and the contract should make the purchase subject to reviewing them.
Data updated: October 2026. Source: Fla. Stat. 718.116, 718.503 and 718.111 (2026 statutes); Florida DBPR estoppel fee schedule; recorded Trieste declarations; Amended and Restated Declaration, Instrument 2024000237003; the association’s 2026 fee schedule, October 30, 2026.
An estoppel certificate states what an owner owes the association on the date it is issued. For a condominium, section 718.116 governs it. The certificate is due within 10 business days of a written request. In a condominium and a homeowners’ association alike, 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 (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 an association’s actual fee may be lower (DBPR estoppel certificate fee schedule). In Trieste you can expect more than one estoppel: one from the condominium association and one from the master association, and the master estoppel is where the club-level dues and any balance from an earlier assessment appear. The club’s Questions and Answers says some owners paid an earlier assessment in full while others may carry a balance, which the estoppel shows (Vasari Country Club Q&A, club marketing). The amount, date and purpose of that assessment are not public.
Ask for the declaration and amendments for the condominium, the articles and bylaws, the rules, the current budget and year-end financial statement, the reserve schedule, recent meeting minutes, the master insurance documents and any inspection or reserve study report the association holds. For Trieste, add the village covenants (OR 3682/2434) and the village budget, because the village share is passed through each condominium’s common expenses. Florida law requires an association managing a condominium of 25 or more units to post listed official records online within 30 days; Trieste I has 40 units and Trieste II has 44, so that duty applies to both, while Trieste III has 24 units, one under the threshold (Section 718.111). We found no public Trieste association website in our search, so the manager is asked for the owner-portal location and the current documents.
For a condominium resale, section 718.503 entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, and the association’s most recent structural integrity reserve study or a statement that none has been completed. The resale contract must either acknowledge delivery more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or make the contract voidable by the buyer within 7 such days after receipt. We ask the seller for the full set and let the title agent confirm the statute governs the unit.
Under each Trieste declaration a buyer is jointly and severally liable with the seller for unpaid assessments. That is the plain reason the estoppel matters: an unpaid balance can follow the home, and the title search will pick up any recorded association lien, which must be paid at closing.
The master declaration lets the master board set a Resale Transfer Fee on the buyer at closing and states no dollar amount (Amended and Restated Declaration, recorded August 23, 2024). The association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), and a rental processing fee of $532.50. The club states no separate initiation fee, so both statements stand together: no initiation fee, and a board-set transfer fee the buyer pays. The village covenants carry no transfer fee in their text. The estoppel confirms the amount for your address.
When the estoppel arrives, send it to Marc at (239) 287-5873. We read the dues, the balance and the transfer fee against your monthly number, and we negotiate who pays what inside the contract’s review period, not after it.
Each of the three Trieste at Vasari declarations in Bonita Springs requires the condominium board’s prior written approval of every sale. The seller gives written notice at least 20 days before closing, and the board decides within 20 days of the notice and any requested information, or within 60 days of the notice, whichever comes first.
Data updated: October 2026. Source: Trieste declarations Section 14 (OR 3682/2470, OR 3926/563, Instrument 2007000243296); Section 718.112(2)(k), Florida Statutes, read October 12, 2026.
The Trieste declarations bar an owner from selling or giving away a unit without the board’s prior written approval (Trieste III Declaration Sec. 14, Instrument 2007000243296). The text is the same in all three. Approval is issued as a recordable Certificate of Approval. If the board disapproves, it must deliver the name of an approved buyer at the same price and on substantially the same terms within 30 days.
The application fee in the 2002 and 2003 declaration text is the legal maximum then in force, $100 per applicant. The current statute, section 718.112(2)(k), allows not more than $150 per applicant, adjusted for inflation by DBPR every five years, with a married couple counted as one applicant (Section 718.112). The actual fee is on the association’s application.
| Day | What happens |
|---|---|
| Day 0 | Contract effective; deposit due within 3 days; board application begins |
| Day 10 | Latest day to give notice for a Day 30 closing (notice is due at least 20 days before closing) |
| Day 15 | Default inspection period ends |
| Day 10 to 30 | The board’s window to decide, 20 days from the notice and any information or interview it requests |
| Day 30 | Default loan approval period ends; earliest closing consistent with a Day 10 notice |
This is the arithmetic of the declaration and the AS IS defaults, not a promise about any board. The 20 days run from the notice and the information the board asks for, so an incomplete package restarts the clock in practice, which is why we assemble the buyer’s package the day the contract is signed and ask the manager for the form before the offer. The 60-day outside limit runs from the notice, so a board that is slow still has a last day.
The village association, Trieste I and Trieste III list one management company in Fort Myers on the state record, and Trieste II lists a different registered agent and, since April 10, 2026, a different principal address. For a buyer of a Trieste II home, that means the approval package and the estoppel may come from a different office than the village’s. The club’s Q&A says each neighborhood has its own management company, so we confirm the current manager in the resale package, because managers change.
Board approval of the sale is separate from approval of any lease, alteration or flooring change you make later, and it is separate from the club’s own membership, which begins automatically on taking title. A buyer who plans to rent the home goes through the leasing approval described below.
A Trieste at Vasari buyer in Bonita Springs takes on automatic Class A membership in Vasari Country Club Master Association, Inc., which comes with the home. The club’s Questions and Answers states there is no separate initiation fee and no food and beverage minimum, and that dues cover the golf course, courts, fitness center and gatehouse.
Data updated: October 2026. Source: Trieste declarations; Vasari Country Club Questions and Answers, golf and lifestyle pages (club marketing, read October 10, 2026).
Every Trieste declaration makes each owner a Class A member of the Club on taking title. The club’s Questions and Answers says membership and amenities are “included with your ownership,†with no separate initiation fee and no food and beverage minimum (Vasari Country Club Q&A, club marketing). The master declaration defines the Club Facilities as the golf course, practice area, racquet courts, pool, exercise, restaurant and social facilities. Membership passes with title: the buyer becomes a member and the seller stops being one.
The club says food and beverage, events, golf cart fees when applicable, lessons, clinics, personal services, certain guest fees and optional upgrades are billed on use. The club lists the 18-hole golf course, driving range, tennis, pickleball, bocce and clubhouse among what dues cover, along with the 24-hour manned gatehouse. The master dues are $13,601.02 for 2026 per the association’s 2026 fee schedule, and the estoppel confirms them for your address.
The course is 18 holes, par 72, credited in golf directories to Gordon G. Lewis (2002) with a 2010 update (GOLF.com Course Finder). The club books tee times through the Chelsea point system, a rolling six-day point count, with requests up to 30 days ahead. Guest golf is limited to noon or later from January through March and is not allowed on Fridays from January through April (Vasari Country Club golf page, club marketing). A buyer who expects to host golfing guests in season reads those limits first.
The club lists tennis, pickleball, bocce, a fitness center with cardio, weights and personal training, a pool area and a social calendar of holiday parties, themed nights, wine dinners, leagues and tournaments (Vasari Country Club lifestyle page, club marketing). The club announced a $6.1 million Renaissance Project in 2019 and 2020 covering a Grill and Bar expansion, a lower-level Piazza and a new golf shop building (Club + Resort Business, press).
The village association holds title to and keeps Trieste’s common areas, which its covenants describe as including “recreational facilities, entry features, roadways, drives and parking areas, landscape areas.†The village tract, deeded by the developer in December 2006, measures 9.79 acres on the county roll, carries its own pool flag and a 589 square foot restroom building built in 2005, and the village covenants set rules for “the swimming pool.†Read together, the record points to a village pool area on the tract; its layout and current condition are confirmed on a showing. The village also keeps the lawns, sprinklers and sidewalks.
There is no marina, dock or boat storage in the club or district records, and boats may be kept in Trieste only inside an enclosed garage, which Trieste homes do not have. A buyer with a boat, a trailer or a golf cart keeps it elsewhere.
Trieste at Vasari and Matera at Vasari are Vasari Country Club’s two carport-parked condominium sections in Bonita Springs, close in price per square foot. Trieste offers seven plan sizes, buildings of eight and twelve and the lowest Vasari CDD line; Matera offers newer 2004 to 2006 buildings of eight and more recent sales.
Data updated: October 2026. Source: Lee County recorded sales and roll, our analysis to September 25, 2026; Vasari CDD budgets; FEMA NFHL; Lee County building layer; recorded declarations.
| Factor | Trieste at Vasari | Matera at Vasari |
|---|---|---|
| Homes | 108 | 128 |
| Buildings | 10 two-story buildings of 8 and 12 | 16 two-story buildings of 8 |
| Built | 2002 to 2004, and 2007 (Trieste III) | 2004 to 2006 |
| Plans (county heated sq ft) | 1,412, 1,450, 1,461, 1,551, 1,603, 1,651, 1,660 | 1,467 (96 homes); 1,597 and 1,621 (Matera III) |
| Bedrooms on the roll | 2 in every home | 2 in every home |
| Parking | One assigned carport space | One assigned carport space |
| Streets | Corsia Trieste Way only | Matera Lane and Altessa Way |
| Associations | Village association plus three condominium associations | Village association plus four condominium associations |
| CDD fiscal 2026 / fiscal 2027 proposed | $1,709.34 / $1,463.77 | $1,969.38 / $1,619.01 |
| 12-month recorded sales | 6 (under 10, no median) | 10, median $332,500 |
| 24-month recorded sales | 10, median $350,000 | 15, median $345,000 |
| 60-month recorded sales | 33, median $425,000, $263.48 per sq ft | 33, median $400,000, $260.80 per sq ft |
| FEMA zone at sampled buildings | Shaded Zone X, panel 0659G | Shaded Zone X, panel 0659G |
| Evacuation zone | B | B |
The CDD line is the cleanest difference: Trieste pays $260.04 less a year than Matera in fiscal 2026 and $155.24 less in the fiscal 2027 proposal, because the two sections carry different bond classes (“Condo I†and “Condo IIâ€). After the bonds mature in 2027, assuming no new borrowing, both would carry only the operations line, which is $1,100.00 for every Vasari home in fiscal 2026 and in the fiscal 2027 proposal. The second difference is turnover: Matera at Vasari recorded 10 sales in the last 12 months to Trieste’s 6, which gives a Matera buyer more recent comparable sales and a Trieste buyer a shorter list of them. The third is plan choice: Matera is mostly one plan, so its homes compare to each other cleanly, while Trieste spreads across seven.
Trieste fits a buyer whose priorities are the lowest CDD line in Vasari, a choice among seven plan sizes including some of the larger carport homes, and a single-street village. Matera fits a buyer whose priorities are a slightly lower recent median, a single well-traded plan with many recent comparable sales, and 2004 to 2006 buildings of eight homes. Both are carport sections with the same club and the same Zone X result. A buyer whose priorities are a garage and a third bedroom looks past both to Toscana at Vasari, whose 24-month median of $500,000 sits $150,000 above Trieste’s $350,000; the trade is more house for more money. We describe the homes, and you decide which priorities rank first.
On the county record, every Trieste at Vasari building in Bonita Springs is recorded at two stories, below the three-habitable-story threshold of Florida’s milestone inspection and structural integrity reserve study laws, so neither trigger is met on this record. This is the record, not a legal opinion, and reserve, records and budget rules for every Florida condominium still apply.
Data updated: October 2026. Source: Section 553.899 and Section 718.112, Florida Statutes (2026); Lee County GIS building footprints, read October 12, 2026; Florida DBPR condominium register, downloaded October 12, 2026.
Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height†by December 31 of the year it reaches 30 years from its certificate of occupancy (Section 553.899). Section 718.112(2)(g) requires a structural integrity reserve study for “each building on the condominium property that is three habitable stories or higher in height†(Section 718.112). The Lee County building layer records all ten Trieste buildings at two stories.
The appraiser’s story field is not the Florida Building Code’s count of habitable stories, which is the legal test, and no certificate of occupancy was read for any Trieste building. The Florida Division of Condominiums register lists all three Trieste projects as approved, with the secondary status “Recordedâ€, meaning the annual state fee is shown as paid (DBPR condominium register). The register spells the Trieste II association “Triesta II†and gives Trieste III a 34155 ZIP; both are typing errors on the state record, and both projects are on Corsia Trieste Way, 34135. Whether an association has completed any inspection or study is in that association’s own records.
Every Florida condominium budget must include reserves for roof replacement, building painting and pavement resurfacing, though a unit-owner-controlled association may vote to reduce or waive them. Whether each Trieste association funds or waives reserves is in its budget and minutes, which are member records. That matters here because the association maintains the roofs, exterior walls and carports, so a thin reserve is a future special assessment risk a buyer prices in, and Trieste I’s buildings turn 24 in 2026.
| The condominium association maintains | The owner maintains |
|---|---|
| Roofs | Windows, glass and screens |
| All exterior building walls, including painting, waterproofing and caulking | The entry door and its interior surface, and other doors |
| Carports and parking spaces | All air conditioning and heating equipment serving the home |
| Wiring to the home’s breaker panel and water pipes to its shutoff valve | Appliances, water heater, smoke alarms and vent fans |
| Sewer and condensate lines up to the home | Floor coverings, shower pans, locks and hardware |
| Pest control for each home (a common expense) | Interior partition walls and all decorating |
Source: Trieste declarations Sections 10.1, 11.1 and 11.2. A later recorded amendment, if any, controls over the text quoted here.
Ask each association for the current budget with its reserve schedule, the last two years of financial statements, any engineering or roof reports, insurance declarations and the minutes that discuss roofs, painting or carports. Those are the documents that show whether a future special assessment is likely, and for the 2002 and 2003 buildings they matter most. The club says, “At this time, there are no planned assessments,†and each Trieste condominium may still levy special assessments for unbudgeted common expenses under its declaration, so the minutes and the estoppel are where a buyer looks.
Financing a Trieste at Vasari condo in Bonita Springs starts with a lender’s loan estimate and adds the lender’s project review of the condominium. Fannie Mae’s Selling Guide section B4-2.1-03 lists ineligible project characteristics, including recreational leases and mandatory memberships; whether a given Trieste project qualifies is the lender’s call.
Data updated: October 2026. Source: Fannie Mae Selling Guide B4-2.1-03 (08/05/2026), read October 12, 2026; Freddie Mac Primary Mortgage Market Survey; Consumer Financial Protection Bureau.
A lender reviewing a condominium loan looks at the project, not just the borrower. Fannie Mae’s Selling Guide, section B4-2.1-03 “Ineligible Projectsâ€, lists categories that make a project ineligible, among them litigation or pre-litigation activity, projects in need of critical repairs, single-entity ownership, non-incidental business arrangements, and “Recreational Leases and Mandatory Memberships†(Fannie Mae Selling Guide B4-2.1-03). The same section says membership fees paid for recreational amenities owned exclusively by the HOA or master association are acceptable. A lender selling the loan to Fannie Mae or Freddie Mac applies that agency’s project requirements; this page reads Fannie Mae’s published text only.
Every Trieste owner is automatically a member of Vasari Country Club Master Association, Inc. under the declarations, which makes membership mandatory with the home. The Selling Guide’s mandatory-membership section speaks to dues paid to a third-party recreational provider and to master association memberships, and it allows certain exceptions, so how it reads on a Trieste loan is a project-level underwriting question. We do not know the status of any Trieste project and print none. Ask your lender to run each Trieste condominium early, because the answer can differ by project, and ask it to send the result in writing before the inspection period ends.
Trieste is three separate condominium projects, Trieste I with 40 homes, Trieste II with 44 and Trieste III with 24, each with its own budget, reserves, insurance and delinquency record. A lender reviews the project the home sits in, so the review for a Trieste III home is not the review for a Trieste I home. When we shortlist homes across more than one Trieste condominium, we ask the lender to run each project the same week and tell us which, if any, comes back with a condition.
A project review draws on the budget and reserves, delinquencies, litigation, insurance and owner-occupancy, which is the same document set as the resale package. This is another reason to request the budget and reserve documents with the estoppel, and to ask the manager about any pending litigation. A cash purchase skips the lender’s project review but not the estoppel, the inspection or the insurance questions.
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender’s written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
On the Florida AS IS contract the loan application is due within 5 days and the loan approval period defaults to 30 days. A cash buyer skips the financing contingency, and we review the condominium documents for a cash buyer the same way we do for a financed one.
A Trieste at Vasari buyer in Bonita Springs who finances pays Florida’s documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any association charges the contract assigns. In Lee County the seller customarily pays the owner’s title policy and deed stamps.
Data updated: October 2026. Source: Florida Department of Revenue documentary stamp tax and nonrecurring intangible tax pages; Florida Administrative Code rule 69O-186.003; Lee County Clerk fee schedule; Lee County recorded sales, our analysis.
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) |
|---|---|---|---|---|---|
| $272,500 (low 24-month sale) | $218,000 | $763.00 | $436.00 | $1,907.50 | $1,437.50 |
| $350,000 (24-month median) | $280,000 | $980.00 | $560.00 | $2,450.00 | $1,825.00 |
| $400,000 (12-month high) | $320,000 | $1,120.00 | $640.00 | $2,800.00 | $2,075.00 |
The title premium at $350,000 is $575.00 on the first $100,000 plus $1,250.00 on the next $250,000. At $272,500 it is $575.00 plus $862.50 on the next $172,500, and at $400,000 it is $575.00 plus $1,500.00 on the next $300,000. Recording fees at the Lee County Clerk are $10.00 for the first page and $8.50 for each additional page (Lee County Clerk, fees and costs). Lender fees, appraisal, inspections, the survey and prepaid items are quotes from your lender and title agent, and this page prints none of them. The contract controls who pays what.
| Down payment | $272,500 | $350,000 | $400,000 |
|---|---|---|---|
| 3 percent | $8,175 | $10,500 | $12,000 |
| 5 percent | $13,625 | $17,500 | $20,000 |
| 10 percent | $27,250 | $35,000 | $40,000 |
| 20 percent | $54,500 | $70,000 | $80,000 |
This is multiplication, not a statement of what any loan program requires. Your lender sets the minimum that applies, and a condominium loan carries the project review described above. At the median with 20 percent down, the down payment plus the two Florida mortgage taxes is $70,000 plus $980.00 plus $560.00, or $71,540.00, before lender fees, prepaid items, inspections, the association charges below and any reserves your lender requires.
On a resale the buyer typically pays the Resale Transfer Fee set by the master board, whose amount the declaration leaves to the board and the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference that this is the fee), and the board’s application fee of up to $150 per applicant. The contract assigns the estoppel fees, which may run up to the statutory caps described above for each association that issues one. Taxes, the CDD assessment and association dues are prorated to the closing date. We read the estoppel line by line and negotiate who pays each item inside the review period.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamps of $0.70 per $100, which is $2,450.00 on a $350,000 sale. The contract can say otherwise, and in Collier County, a few miles south, the custom is reversed for the owner’s title policy, so a buyer who has read about Naples closings should not carry that assumption into a Bonita Springs contract.
After you buy in Trieste at Vasari in Bonita Springs, the county reassesses the property for the new owner, applies the 12.7942 mill district 017 rate (2026) plus the CDD assessment on the November bill, and gives a homestead exemption only if you apply by March 1. Save Our Homes then caps annual increases in assessed value for a homestead.
Data updated: October 2026. Source: Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026) and parcel layer; Fla. Stat. 193.155; Lee County Property Appraiser homestead and portability pages; Vasari CDD fiscal 2026 budget.
A recent sale price is not your tax bill. The bill follows the county’s assessed and taxable value, which for a new owner can differ from the previous owner’s value. The worked examples above apply the millage to the sale price as an illustration before exemptions. All 108 Trieste parcels sit in tax district 017, the City of Bonita Springs and Bonita Springs Fire, so Trieste is inside the city and the city’s permits and services apply. The City adopted an operating millage of 0.8411 for fiscal 2026-27, and Bonita Springs voters approved up to $35 million of general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, to be repaid from ad valorem taxes over up to 30 years; the cost per home had not been published when we checked on October 12, 2026.
A Florida homestead exemption requires an application filed by March 1 of the year you qualify, online or in person with the Lee County Property Appraiser (Lee County Property Appraiser, homestead). Under section 193.155, a homestead’s assessed value may rise each year by no more than the lesser of 3 percent or the change in the consumer price index. The parcel layer shows a homestead exemption on 31 of the 108 Trieste homes, about 29 percent, which marks those homes as the owner’s permanent Florida residence; the rest are second homes, investment homes or homes whose owners have not filed.
An owner who sold a Florida homestead and qualifies may transfer part of the accumulated Save Our Homes difference to the new home, up to $500,000, by applying with the Property Appraiser (Lee County Property Appraiser, portability). The statute requires a homestead exemption as of January 1 of any of the 3 immediately preceding years. If you are selling a Florida home to buy in Trieste, read selling a home in Trieste at Vasari and call Jesse direct at (239) 898-6072.
A constitutional amendment on the November 3, 2026 ballot would change how homestead exemptions and non-homestead assessment caps work (the Florida Senate record, CS/HJR 1-F). We state no dollar effect, because the result of the vote and the implementing rules are not known when this page is published.
Buyer’s agent compensation in Trieste at Vasari, Bonita Springs, is negotiated and written into a buyer agreement before you tour a home. Since the National Association of Realtors practice changes of August 2024, offers of compensation no longer appear on the MLS, and the amount can be paid by the seller, the buyer or both.
Data updated: October 2026. Source: National Association of Realtors, Written Buyer Agreements 101 and settlement FAQs; Florida Realtors Exclusive Buyer Brokerage Agreement EBBA-8sa.
A buyer who tours a home with a participating agent signs a written agreement that states the services, the term and how the agent is paid (NAR, Written Buyer Agreements 101). Florida Realtors publishes the single-agent form, EBBA-8sa, which we give you to read before you sign anything.
Compensation is negotiable, and a seller may agree in the contract to pay some or all of it, or to give a concession toward your costs. NAR explains the changes in its settlement FAQs and in what the settlement means for home buyers and sellers. We state our terms in writing at the first meeting, so there is no surprise at the table.
Trieste at Vasari in Bonita Springs returned FEMA shaded Zone X, the 0.2 percent annual chance area with no base flood elevation and outside the special flood hazard area, at every building point we queried, on panel 12071C0659G effective November 17, 2022. Every point also sits in Lee County evacuation Zone B, inland of the coast.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026; Lee County 2018 LiDAR spot elevations)
We queried FEMA’s live National Flood Hazard Layer at five Trieste buildings on October 12, 2026, from the west end of Corsia Trieste Way to the east (FEMA NFHL). Each point is a building, not a unit.
| Sample point | FEMA zone | Special flood hazard area | Base flood elevation | FIRM panel (effective) | Lee evacuation zone | Ground elevation, ft NAVD88 |
|---|---|---|---|---|---|---|
| Trieste III, Building 1 (west end) | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.2 |
| Trieste I, Building 3 | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 13.7 |
| Trieste I, Building 6 | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.4 |
| Trieste II, Building 8 | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.8 |
| Trieste II, Building 10 (east end) | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 13.8 |
All five agree, and the Vasari community research found the same shaded Zone X at six more Trieste points on October 10, 2026. Ground elevations are the mean of the 2018 county LiDAR spot heights within 75 feet of each building (Lee County elevation layer). Lee County’s FIRM update effective March 2, 2027 revises other panels, not 0659G. Confirm the zone for an exact address on the FEMA Flood Map Service Center before closing.
Shaded Zone X is a moderate flood hazard area, between the 1 percent and 0.2 percent annual chance floodplains. A federally backed lender does not require flood insurance there, and the City of Bonita Springs’ 50 percent substantial-improvement rule applies only in a mapped special flood hazard area (City of Bonita Springs, FEMA flood zone information). Flood insurance is still available, and in Florida it is often priced well below special flood hazard area rates. The lender’s own flood determination for the exact address is what governs your loan.
Lee County places every Trieste point in evacuation Zone B (surge zone 2). The county’s Zone B sheet says, “Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf†(Lee County Zone B sheet). The National Hurricane Center’s SLOSH worst-case envelope at the Trieste points shows no inundation for category 1 and 2 storms, about 2 to 3 feet above ground for category 3, about 9 to 10 feet for category 4 and about 13 to 14 feet for category 5 (NHC SLOSH via UF GeoPlan). That is a planning envelope for evacuation, not a forecast.
Hurricane Ian made landfall at category 4 on Cayo Costa on September 28, 2022; the National Hurricane Center measured inland high-water marks of 5 to 7 feet above ground in Bonita Springs and North Naples (NHC Hurricane Ian report). Irma’s final landfall near Marco Island was at category 3 on September 10, 2017 (NHC Hurricane Irma report). We found no Vasari-specific or Trieste-specific damage report in public records; a buyer asks the associations for their claim and repair history.
The county places Trieste in the 160 mph design wind speed zone and the wind-borne debris region of the Florida Building Code, which took effect statewide on March 1, 2002, a few months before the first Trieste buildings went up (Lee County Property Appraiser hazards layers). Under each declaration, shutters must meet the board’s specifications, and an owner who will be away during hurricane season must clear the lanai and entry of furniture, plants and loose objects and name a firm or person the association accepts to look after the home. A buyer who will be a seasonal owner budgets for a home-watch arrangement.
Insurance at Trieste at Vasari in Bonita Springs splits in two: each condominium association insures its buildings and common elements on an all-risk form including windstorm, and the owner insures the inside with an HO-6 type policy that includes loss assessment protection. Citizens’ 2027 flood requirement exempts condominium unit-owner policies, per its page.
Data updated: October 2026. Source: Trieste declarations Section 15; Citizens Property Insurance flood requirement; Florida OIR form OIR-B1-1802; City of Bonita Springs FEMA Community Rating System; read October 10 to 12, 2026.
No public source gives a Trieste-wide premium, so this page prints none. Quotes depend on the home, its contents, its improvements and its claim history, and the only number that matters is a binding quote for the exact address.
Each Trieste condominium association insures its buildings and common elements in amounts the board sets each year. The owner insures the inside: appliances, air conditioning, water heater, cabinets, floor, wall and ceiling coverings and improvements. The declarations say each owner “is expected to carry homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss Assessment protection.†Ask for the association’s insurance declarations in the resale package and review them with an insurance professional before closing.
Loss assessment coverage helps with the part of a master-policy deductible or uncovered loss that the association charges to owners. Because the roof, exterior walls and carports are the association’s to maintain and insure, the association’s deductible and reserves bear on that exposure, and the charge is shared by the 40, 44 or 24 homes in that condominium. We ask for the deductible terms and the reserve schedule together.
Citizens Property Insurance states that most of its new and renewing personal residential policies that carry wind coverage must also carry flood insurance by January 1, 2027, under a phased-in approach, but that condominium unit-owner policies, tenant contents policies and policies that exclude windstorm or hail are not required to carry it. A Trieste owner insured by Citizens confirms how the rule applies to the specific policy form.
The City of Bonita Springs holds Community Rating System Class 5 in the National Flood Insurance Program, which gives NFIP policyholders in the city a 25 percent premium discount (City of Bonita Springs CRS). Trieste is inside the city, tax district 017, so the discount applies to NFIP policies there.
Florida’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802) records the features of a structure for insurance discounts, and section 627.711 directs the form and requires insurers to accept a valid one. In a condominium the roof and openings features are often the association’s, so ask the association whether a current form exists for the building.
Every Trieste at Vasari building in Bonita Springs was built between 2002 and 2007, so a buyer is inspecting a condo that is 19 to 24 years old. We ask for permits, the association’s roof and reserve records and the owner’s own systems, because the declarations split what the association keeps from what you keep.
Data updated: October 2026. Source: Lee County Property Appraiser roll and building layer, October 2026; recorded Trieste declarations Sections 10 to 12.
A general inspection of the unit covers the air-conditioning system and its age, since the owner maintains all equipment serving the home; the water heater; appliances; windows, glass and screens, also the owner’s; plumbing and electrical inside the unit; the entry door; the lanai; and flooring. Add the carport space assigned to the home, which the association maintains, and visible signs of water intrusion at ceilings, exterior walls and the lanai.
Ask the seller for the air-conditioning replacement date, the permit history for windows, doors, air conditioning and water heater, any four-point or insurance inspection on file, the claim history, and the board’s written approval for any hard flooring in an upper-floor home. Trieste is inside the City of Bonita Springs, so permits come from the city, and a buyer checks the permit history of a specific home in the city’s online permit system. For the building, ask the association for roof age and repair records, because no public record of Trieste roof replacements exists in the sources we read.
On an upper floor the declarations require carpet over padding except in kitchens, baths and laundry rooms, and hard flooring needs a sound-absorbent underlayment and the board’s prior written approval. An inspector can see the floor but not the paperwork. If the home has tile or wood upstairs, the buyer asks for the approval and proof of the underlayment, because without them the board can require carpet or removal.
Depending on the home, a buyer may add a wind mitigation inspection, a termite inspection, a sewer scope, a mold or moisture assessment after any past water event, and a survey. The association pays for pest control as a common expense, so ask what the contract covers before ordering a separate treatment.
An air-conditioning system near the end of its life, an unapproved floor or a reserve schedule that is thin are negotiating points. They carry more weight inside the contract’s 15-day inspection period than after it, which is why we calendar the inspection before the offer is signed.
Daily rules in Trieste at Vasari in Bonita Springs run through a 24-hour manned gate, the three declarations, the village covenants and the master declaration: up to two pets, no yard signs, one carport space, board approval of alterations and leases, and a hurricane-season duty to clear the lanai. There is no age restriction.
Data updated: October 2026. Source: Trieste declarations Sections 11, 12 and 13; Declaration of Covenants for Trieste at Vasari Village (OR 3682/2434); Vasari Country Club Questions and Answers.
Each declaration allows “no more than two (2) commonly accepted household pets such as a dog or cat, not more than two (2) caged birds, and reasonable numbers of tropical fish,†subject to reasonable rules by the club or the association, and bars reptiles, amphibians, poultry and livestock (Trieste I Declaration). Pets must be carried or leashed outside the home, never left alone on a lanai, and kept more than 25 feet from the village swimming pool. Fair housing law treats a service animal or an assistance animal as a reasonable accommodation, not a pet, so the two-pet limit does not decide those requests (HUD, assistance animals).
Each home has one assigned carport space, and no home may hold more than one. The village covenants limit parking to private cars and passenger vans outside enclosed garages and bar on-street and lawn parking. Trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats may be kept only in an enclosed garage, and Trieste homes have none, so a buyer with those vehicles keeps them off site. Guest and second-car parking is in the village’s parking areas under the village board’s rules.
An owner needs the condominium board’s written approval for any material alteration and any change visible from outside, and the club’s Architectural Review Committee must also approve. A lanai may not be carpeted, covered or enclosed without board approval, no carpet or river rock may be fixed to exposed concrete, and hurricane shutters must meet the board’s specifications, which follow the club’s. Window coverings visible from outside must be neutral in color.
No owner may post “For Saleâ€, “For Rent†or “Open House†signs on the condominium property without the club reviewer’s written consent, and the village covenants bar realtor signs without village board and ARC permission. Trieste homes are shown by appointment through the gate’s guest process, which a buyer should expect when touring.
The declarations treat a guest as someone staying without paying, on a temporary basis of no more than 60 days in a calendar year. A stay for money is a lease and goes through approval.
Trieste at Vasari is not a 55+ community on the recorded record. All three declarations state, in Section 12.3, “There is no restriction on the ages of occupants of units,†and the Vasari master declaration we read contains no age restriction. Occupants under 18 must be closely supervised by an adult.
A Trieste at Vasari condo in Bonita Springs can be rented, but only with the condominium association’s approval, for no less than 30 days, no more than six times in a calendar year and no longer than one year per lease, under Section 13 of each recorded Trieste declaration.
Data updated: October 2026. Source: Trieste declarations Section 13; Vasari Country Club Questions and Answers (club marketing, read October 10, 2026); Section 718.112(2)(k), Florida Statutes.
Each declaration sets a 30-day minimum lease, a cap of six leases per calendar year and a one-year maximum term (Trieste II Declaration Sec. 13). The master declaration’s leasing section sets the same 30-day minimum and six-lease cap for all of Vasari, and the club adds that a lease covering all of February is accepted despite the short month.
The owner gives the board written notice at least 20 days before the tenant moves in, with the signed lease, and the lease may not begin until the association approves it. The association may charge an application fee up to the legal cap, now $150 per applicant under section 718.112(2)(k), with a married couple counted as one applicant.
Nightly and weekly vacation rentals are not allowed in Trieste: the 30-day minimum and the six-lease cap rule them out. A Trieste home works as a seasonal rental of one to several months, inside the six-lease limit. The owner stays legally responsible for the condominium assessments and cannot hand that duty to the tenant, and under the master declaration an owner who leases assigns the club-facility rights to the tenant for the term, so the owner does not use the club during the lease. Because a buyer’s first lease needs approval with 20 days’ notice, a buyer who wants to rent from the first season plans the lease application into the closing calendar. This page prints no rental income figures, because no public source gives a Trieste rental rate.
Trieste at Vasari in Bonita Springs is assigned by the School District of Lee County to South Zone 3: elementary zone Q, middle zone GG and high school South Zone 3, per the district’s lookup. The drive to NCH North Hospital is 12 to 15 minutes and to Southwest Florida International Airport 24 to 28 minutes, without traffic.
Data updated: October 2026. Source: School District of Lee County zone lookup; Florida Department of Education 2025-26 school grades (as of September 1, 2026); open-source routing without traffic from five Vasari sample points, run October 10, 2026.
| Level | Zone | Schools in the zone | 2025-26 state grade |
|---|---|---|---|
| Elementary | Q | Bonita Springs, Pinewoods, San Carlos Park, Spring Creek, Three Oaks | C, A, A, B, A |
| Middle | GG | Bonita Springs, Three Oaks | B, A |
| High | South Zone 3 | Bonita Springs, Estero, South Fort Myers | B, B, C |
Sources: School District of Lee County zone lookup and school zones; grades from the Florida Department of Education 2025-26 school grades. A zone lists several schools a student can choose from; it sets busing and choice lists, not one fixed school. The district lists high school transportation for South Zone 3 to Bonita Springs, Estero and South Fort Myers high schools (district transportation). Run the exact address in the district tool before relying on it.
| Destination | Minutes, no traffic |
|---|---|
| NCH North Hospital | 12 to 15 |
| Bonita Beach Park | 13 to 16 |
| Coconut Point, Estero | 16 to 20 |
| Southwest Florida International Airport (RSW) | 24 to 28 |
| Downtown Naples | 28 to 32 |
| Downtown Fort Myers | 37 to 40 |
These are ranges across five sample points inside Vasari Country Club, not a Trieste-only measurement; Trieste sits inside that footprint. Real drive times run longer in season.
Lee County closed the Bonita Beach Park lot and amenities to patrons from September 8, 2026, and the Bonita Beach Access #1 lot closes from November 1, 2026; pedestrian beach access stays open and the other numbered accesses remain (Lee County Parks, Bonita Beach Park). 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). Lovers Key State Park charges $8 per vehicle (Florida State Parks, Lovers Key).
From the five Vasari sample points, NCH North Hospital is 12 to 15 minutes, the NCH Bonita Springs freestanding emergency department 15 to 18 minutes, Lee Health’s Coconut Point emergency department 16 to 19 minutes, Physicians Regional Pine Ridge 16 to 20 minutes and Gulf Coast Medical Center, the area’s Level II trauma center, 29 to 33 minutes (NCH emergency services). Lee Health goes out of network with UnitedHealthcare on January 1, 2027, per Lee Health’s notice, which matters to buyers on that plan.
Vasari’s entrance is off Imperial Parkway, about a mile south of Bonita Beach Road, and the dues cover the 24-hour manned gatehouse. Bonita Springs Fire Station 24 and Lee County EMS Medic 6 share a station about 0.9 mile from the nearest Vasari parcel (Bonita Springs Fire Control and Rescue District). The Florida Department of Transportation’s project 452544-1 widens I-75 from north of Golden Gate Parkway to south of Alico Road, with construction anticipated to start in fall 2026 (FDOT project 452544-1); FDOT’s September 2026 plot shows Vasari on the Exit 116 sheet with its existing privacy wall along I-75. Midtown at Bonita on Bonita Beach Road has opened its 400 apartments with retail to follow.
We find the right Trieste at Vasari home in Bonita Springs by screening each listing for what it hides before you tour: the condominium, the floor, the plan, the CDD line, the flooring approval, the lanai and the recorded sales for that condominium and plan. Then we tour the few that survive.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Vasari CDD fiscal 2026 budget.
We match every candidate to its recorded condominium, because one street serves three: a listing’s condominium sets the declaration, the board that approves you and the recorded sales to compare. We also rule out the other places called Trieste, the single-family Trieste Preserve and the Naples condominium Trieste at Bay Colony.
For every home that survives we pull the floor and plan from the county roll, the CDD line, the FEMA zone and panel, the evacuation zone, the permit history on the county record and the recorded sales for the same condominium, plan and floor. Listings we hear about before they reach the market go through the same screen.
A Trieste tour looks at the air-conditioning age, the windows, the lanai and screens, the flooring (and its approval, upstairs), the carport space and the water-intrusion signs at ceilings. We ask the manager for the owner-portal location and the budget, and we ask the club for the facility details the club does not publish.
We negotiate Trieste at Vasari purchases in Bonita Springs from the county record. Lee County recorded 10 sales in 24 months at a $350,000 median, from $272,500 to $405,000, so a price outside that range needs a reason you can name.
On the MLS side, Trieste’s 11 closings over 24 months had a median of 64 days on market and a median sold-to-list of 94.3% (Southwest Florida MLS, pull of October 21, 2026), and a median hides a wide range.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Southwest Florida MLS, pull of October 21, 2026.
We price from recorded sales of the same condominium, plan and floor, and we say in writing which sales we excluded and why. A $350,000 community median and a $272,500 sale for a 1,461 square foot ground-floor home describe different homes, and a community-wide median describes neither. With six recorded sales in the last 12 months, we price your offer from the same plan first and then the plans on either side of it in size.
On a resale, price is one term among several. We look at the inspection period, repairs or credits, who pays the estoppel fees, the closing date, the personal property that stays, any assessment balance the estoppel shows, and the timing of the board application. A buyer who has read the declaration and the CDD budget can ask for the right credits, and a seller who has the documents ready removes a source of doubt.
On the AS IS form the initial deposit is due within 3 days, the additional deposit within 10 days, the inspection period is 15 days, the loan application is due within 5 days and the approval period defaults to 30 days. We set those dates to fit the estoppel, the insurance quotes, the lender’s condominium review and the board’s approval window, and we never let a deadline pass on a deposit without a written extension in hand. The deposit is held in escrow and is returned if you terminate in time under the inspection or financing provisions.
An estoppel balance, a Resale Transfer Fee higher than expected, a reserve schedule that is thin, a CDD class different from the one you were told, an unapproved upstairs floor or a lender’s project review that comes back with a condition are negotiating points. They carry more weight inside the contract’s review periods than after them.
Buying in Trieste at Vasari in Bonita Springs brings bundled club membership with the lowest CDD line in Vasari, seven plan choices, shaded Zone X, two-story buildings outside the milestone and SIRS triggers, and association-kept exteriors; it also brings carport-only parking, association dues, approval of every sale and lease, and a market below its 2022 and 2023 peak.
Data updated: October 2026. Source: the records cited in the sections above, read October 10 to 12, 2026; Lee County recorded sales, our analysis, windows to September 25, 2026.
None of these is a reason to walk away, and each is a reason to ask for a document before a contract is signed. A buyer who wants a second set of eyes on those documents can read how we represent buyers.
If you are also selling a home to buy in Trieste at Vasari, Bonita Springs, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the board’s approval window, and a Florida homestead may carry portable Save Our Homes savings into the new home.
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 Trieste at Vasari home valuation built on the county’s recorded sales by condominium, plan and floor. When you are ready to list, read how we sell Trieste at Vasari condos. Call Jesse direct at (239) 898-6072. If you are trading up from Trieste inside the club, our Vasari Country Club buyer guide covers the garage-parked sections and the single-family homes.
We map both closing dates before you sign: a contingency on the sale, a rent-back after closing or a bridge-loan conversation with your lender, depending on your position. Jesse leads the listing strategy and Marc leads the purchase, so one team holds both calendars. Jesse’s direct line is (239) 898-6072, and Marc’s is (239) 287-5873.
For a home elsewhere in Bonita Springs, read our guide to selling a home in Bonita Springs or start with a Bonita Springs home valuation. Our buyer’s guide to Bonita Springs sets the city picture beside Trieste.
A custom Trieste at Vasari listing alert in Bonita Springs tells you about the right condo the day it reaches the market. With 10 recorded sales in 24 months across 108 homes, the buyers who see a correctly priced home first are the ones who tour it and write the first offer.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026.
Price and bedrooms are the least useful filters in Trieste, because every home is two bedrooms. The ones that matter are the condominium (I, II or III), the floor and the county square footage, because they set the board, the plan and the comparable sales.
To see every active home, browse our team’s search on DomainRealtyGroup.com or the Trieste at Vasari listings page, or tell us your criteria and we will build the saved search. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873.
The Trieste at Vasari buyer consultation in Bonita Springs is a working session, not a sales meeting: we take your monthly carrying number, compare the three condominiums, seven plans and two floors, flag the documents that need a closer look, and give you the list for the addresses you like. There is no charge and no obligation.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Vasari CDD fiscal 2026 and fiscal 2027 proposed budgets.
A carrying-cost model with the CDD, taxes and association layers separated from the mortgage; the recorded comparables for the condominium and plan you are considering; the FEMA zone and panel for any address you name; a read of the estoppel when it arrives; and an estimate of your cash to close from the Florida figures in this guide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your timing, whether you are financing, whether you intend to homestead, whether you plan to rent, whether you are selling a Florida home and might have portability to carry, and whether the monthly cost, the club, the flood picture or the drive to the airport decides it for you.
See how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word for readers weighing Trieste at Vasari in Bonita Springs. They are not Trieste transactions unless the client says so, and we display no aggregate rating.
Data updated: October 2026. Source: McGreevy and Comisar Google Business Profile reviews.
★★★★★ “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
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.†Verified Google review
These are the Trieste at Vasari questions a Bonita Springs buyer will ask that no public primary source we could read on October 12, 2026 answered. Each item names the document or office that settles it, so you can close the gap before you sign rather than after.
Data updated: October 2026. Source: public records read October 10 to 12, 2026; the association’s 2026 fee schedule and quarterly fee sheet, October 30, 2026; Southwest Florida MLS, pull of October 21, 2026.
The questions below are the ones Trieste at Vasari buyers in Bonita Springs ask us most, from what Trieste is and what it costs to the board approval, the estoppel, the lender’s condominium review, flood, insurance, closing costs and compensation.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, through September 25, 2026; Vasari CDD budgets; recorded Trieste declarations; FEMA National Flood Hazard Layer, queried October 12, 2026.
Trieste at Vasari is a village of three recorded condominiums, Trieste I, II and III at Vasari, inside Vasari Country Club in the City of Bonita Springs. It holds 108 two-bedroom, two-bath homes in ten two-story buildings of eight or twelve, built 2002 to 2007, with one carport space per home and bundled club membership. Our Trieste at Vasari community guide covers the whole village.
No. Trieste Preserve on Divot Drive in Bonita Springs is a single-family neighborhood built from 2023 to 2026, and Trieste at Bay Colony in Naples is a separate 105-unit condominium. Trieste at Vasari is in the City of Bonita Springs, ZIP 34135, inside the Vasari Country Club gate.
In the 24 months to September 25, 2026, Lee County recorded 10 Trieste sales at a $350,000 median, from $272,500 to $405,000, or $230.09 per square foot of county heated area. Over 60 months, 33 sales closed at a $425,000 median. These are county recorded sales, not MLS figures.
Down from the 2022 and 2023 run. 2022’s eight recorded sales ran from $339,000 to $550,000 and 2026’s four, through September 25, from $272,500 to $340,000; each of those years is too small for a median, and the 24-month median is $350,000 on 10 sales. Six recorded sales closed in the last 12 months.
On October 21, 2026 the Southwest Florida MLS showed 3 active Trieste listings, at $329,000 to $425,000. See the current list on Domain Realty Group’s Trieste at Vasari page.
Trieste homes come in seven plans of county heated area: 1,412, 1,450, 1,461, 1,551, 1,603, 1,651 and 1,660 square feet. Every home has two bedrooms and two baths on the roll; listing living areas can differ from the county figure.
No. Each home has one assigned covered carport space as a limited common element, and no home may hold more than one. Boats, golf carts, trailers and commercial vehicles must be kept in an enclosed garage, so owners keep them off site.
The Master Association’s 2026 dues are $13,601.02 a year, and the quarterly dues are $1,650 for Trieste I, $2,090 for Trieste II and $1,625 for Trieste III, per the association’s 2026 fee schedule and quarterly fee sheet. What the condominium dues include is not verified. The Vasari CDD’s fiscal 2026 Trieste assessment of $1,709.34, proposed at $1,463.77 for fiscal 2027, is on the county tax bill. The estoppel and budgets confirm the dues during the contract.
The two public layers at the $350,000 median come to $6,187.31 a year, or $515.61 a month, before association dues, insurance and your mortgage: $4,477.97 in county tax at 12.7942 mills for 2026, before exemptions, plus the $1,709.34 CDD line. With the fiscal 2027 proposed CDD the subtotal is $5,941.74, or $495.15 a month.
Yes. The Vasari Community Development District bills each Trieste home $1,709.34 for fiscal 2026, $1,100.00 for operations and $609.34 for bond debt, on the November tax bill. The bonds mature May 1, 2027, so no debt line is scheduled after the fiscal 2027 bill, assuming no new borrowing.
The club says membership and amenities are included with ownership, with no initiation fee and no food minimum, covering the 18-hole golf course, driving range, tennis, pickleball, bocce, clubhouse and the 24-hour manned gate. Food, events, cart fees and lessons are billed on use.
Yes. Each declaration requires the board’s prior written approval of every sale. The board may interview the buyer and must decide within 20 days of the notice and any requested information, or within 60 days of the notice, whichever comes first.
The seller must give written notice at least 20 days before closing. For a 30-day closing that means notice by day 10, and we assemble the buyer’s package the day the contract is signed so the board’s 20-day window fits inside the calendar.
If the board disapproves, it must deliver the name of an approved buyer at the same price and on substantially the same terms within 30 days. That obligation is why a clean application and a complete package matter, and why we ask the manager for the form before the offer.
The buyer pays the master association’s Resale Transfer Fee, which the declaration leaves to the board and which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference), the board’s application fee of up to $150 per applicant, the lender’s costs, the mortgage stamps and intangible tax, and prorated taxes, CDD and dues. In Lee County the seller customarily pays the owner’s title policy and deed stamps.
At the $350,000 median with 20 percent down, the loan is $280,000, the mortgage documentary stamps are $980.00 and the intangible tax is $560.00. The deed stamps of $2,450.00 and the $1,825.00 owner’s title premium fall on the seller by Lee County custom, and the contract controls.
The statutory base is $250, 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. An association’s actual fee may be lower, the certificate is due within 10 business days of a written request, and the contract assigns who pays.
The master declaration lets the master board levy a fee on the buyer at closing in an amount it sets and 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 that fee (our inference), and the estoppel confirms it. The club states no separate initiation fee, and both statements stand.
Often a lender will, but the lender reviews the condominium project first. Fannie Mae’s Selling Guide section B4-2.1-03 lists ineligible project characteristics, including “Recreational Leases and Mandatory Membershipsâ€. We claim no project status for any Trieste condominium, so we ask your lender to review each one early.
It is a question for the lender’s project review. Every Trieste owner is automatically a Class A member of the master association, which owns the course, and Fannie Mae’s Selling Guide section B4-2.1-03 treats membership fees for amenities owned exclusively by the HOA or master association as acceptable while barring mandatory memberships that pay dues to a third-party organization. How it reads on a given project is the lender’s determination.
No. All three declarations say, “There is no restriction on the ages of occupants of units,†and the master declaration we read carries no age restriction. The restriction question is answered by the recorded documents, and these show none.
Yes, with limits: with association approval, for at least 30 days, no more than six times a calendar year and no more than one year per lease. Nightly and weekly rentals are not allowed.
Yes: up to two household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish, leashed or carried outside, never left alone on a lanai and kept 25 feet from the pool. Reptiles, amphibians, poultry and livestock are barred. Assistance animals are handled as accommodations.
FEMA’s live layer returned shaded Zone X, the 0.2 percent annual chance area, with no base flood elevation, at five Trieste buildings on October 12, 2026, on panel 12071C0659G effective November 17, 2022. Confirm the zone for an exact address before closing.
A federally backed lender does not require it in Zone X. The association insures the buildings; the owner’s HO-6 covers the inside. Citizens’ 2027 flood rule exempts condominium unit-owner policies, per its page. Many owners still buy flood coverage, which the city’s CRS Class 5 discounts by 25 percent on NFIP policies.
Not on the record. Both apply to buildings of three habitable stories or more, and every Trieste building is recorded at two stories. Florida’s reserve rules for roofs, painting and paving still apply to each association’s budget, so we ask for the reserve schedule.
The association keeps the roofs, exterior walls, carports and building pipes and wiring to the unit, and pays pest control. You maintain windows and glass, screens, the entry door interior, appliances, the water heater, all air-conditioning equipment serving the home, floor coverings and shower pans.
Only with the board’s written approval and a sound-absorbent underlayment. The declarations otherwise require wall-to-wall carpet over padding in upper-floor homes outside kitchens, baths and laundry rooms. If a home you are touring has hard floors upstairs, ask for the approval.
Not without approval. A lanai may not be carpeted, covered or enclosed without board approval, and shutters must meet the board’s specifications, which follow the club’s Architectural Review Committee. Window coverings visible from outside must be neutral in color.
Choose by the plan you want, the flooring you find, the floor and the condition, and let the recorded sales for that condominium and plan set the offer. Trieste II has the most recent sales, Trieste III the newest buildings, and the upper floor carried the 2022 and 2023 peak while the ground floor carried most recent sales.
The county recorded a qualified ground-floor Trieste III sale of a 1,461 square foot home at $272,500 in August 2026, the lowest in the last 24 months. The deed does not say why. A sale that far below its neighbors can reflect condition, terms or circumstances the record does not show, so we read it as one data point.
The district lookup at three Trieste buildings returns South Zone 3: elementary zone Q, middle zone GG and high school South Zone 3, whose high schools are Bonita Springs, Estero and South Fort Myers. Run the exact address in the district tool.
Both are carport sections. Trieste has 108 homes in buildings of eight and twelve, seven plans and the lowest Vasari CDD line, $1,709.34. Matera at Vasari has 128 homes in buildings of eight, mostly one 1,467 square foot plan, built 2004 to 2006, and a $1,969.38 CDD line.
Toscana at Vasari has 138 homes in six-unit buildings with garages and two- and three-bedroom plans up to 2,149 square feet, at a $500,000 24-month median, against Trieste’s $350,000 24-month median.
Compensation is negotiated and written into a buyer agreement before you tour a home with a participating agent. The seller, the buyer or both may pay, and offers of compensation no longer appear on the MLS since the August 2024 NAR practice changes. We state our terms in writing at the first meeting.
File with the Lee County Property Appraiser by March 1 of the year you qualify. The exemption applies to your permanent Florida residence, and Save Our Homes then caps annual increases in assessed value at the lesser of 3 percent or the change in the consumer price index. A seller-turned-buyer may transfer up to $500,000 of savings by portability.
Call Marc at (239) 287-5873 for a buyer consultation. We take your monthly number, match you to the right condominium, plan and floor, line up the lender’s condominium review and set the documents and deadlines. You are working with Top 1% Real Estate Agents Nationally Since 2008, and our buyer guide to Vasari Country Club covers the rest of the club.
These documents for a Trieste at Vasari purchase in Bonita Springs come from the Lee County Clerk, the State of Florida, the Vasari CDD, Lee County, federal agencies, the club and the forms a buyer signs. Each link opens the issuer’s own copy. The association budgets, rules and minutes are member records available from each Trieste association, not public files.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Declaration of Condominium, Trieste I at Vasari | Lee County Clerk, Official Records | June 28, 2002 | OR 3682/2470, PDF |
| Declaration of Condominium, Trieste II at Vasari | Lee County Clerk, Official Records | May 7, 2003 | OR 3926/563, PDF |
| Declaration of Condominium, Trieste III at Vasari | Lee County Clerk, Official Records | August 1, 2007 | Instrument 2007000243296, PDF |
| Declaration of Covenants for Trieste at Vasari Village | Lee County Clerk, Official Records | June 28, 2002 | OR 3682/2434, PDF |
| Supplemental Declaration designating the Trieste village | Lee County Clerk, Official Records | June 28, 2002 | OR 3682/2429, PDF |
| Amended and Restated Declaration, Vasari Country Club | Lee County Clerk, Official Records | recorded August 23, 2024 | Instrument 2024000237003, PDF |
| Fiscal 2026 adopted budget (Trieste 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 |
| Evacuation Zone B sheet | Lee County Emergency Management | read October 10, 2026 | Zone B, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | current schedule | Fee schedule, PDF |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | redline edition | ASIS-7, PDF |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | redlined edition | EBBA-8sa, PDF |
| Selling Guide B4-2.1-03, Ineligible Projects | Fannie Mae | 08/05/2026 | Selling Guide |
| Section 718.503, condominium purchaser disclosure | Florida Legislature | 2026 statutes | Statute |
Every fact on this Trieste at Vasari buyer guide for Bonita Springs traces to a primary record below: Clerk documents, state registers and statutes, Lee County and City records, the Vasari CDD, FEMA, the National Hurricane Center, the school district, Fannie Mae’s Selling Guide and the club’s pages, labelled as club marketing. No portal or IDX feed is cited.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Trieste at Vasari buyers in Bonita Springs get partner-level representation. We represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Babcock Ranch, whether you are relocating, buying a second home or moving to a golf community, with honest market guidance, pre-MLS access and partner-level negotiation.
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 Trieste at Vasari guide. Selling first? Read how we sell Trieste at Vasari condos. Ready to buy? Call Marc at (239) 287-5873. Owners can also see what their Trieste home is worth, and buyers weighing the whole club can read our Vasari Country Club buyer guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a home in Trieste 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.