Updated September 2026
Sixty two-story Lennar condos with garages, and a recorded golf line that decides which thirty-six carry a membership. McGreevy and Comisar match your budget to the right side, plan and floor, prove the golf status and read the flood, fee and association records with you. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying in Venezia at Treviso Bay means choosing one of sixty two-story Lennar condominiums on Venezia Circle inside gated Treviso Bay, and first choosing a side: 36 units in three buildings carry a deeded golf membership and 24 units in two buildings do not. That choice sets your price, your annual cost and your closing charges.
The full record of the street, from the recorded declaration and the 2013 golf withdrawal to the elevation certificates and the pool parcel, is on our Venezia at Treviso Bay guide, and the community around it on our Treviso Bay community guide. This page is about the purchase: what to check, in what order, and what it costs to own. Owners on the other side of the table can read how we sell Venezia at Treviso Bay homes or request a free Venezia at Treviso Bay home valuation. Call Marc Comisar at (239) 287-5873 about a specific unit.
If you are looking for a home in Venezia at Treviso Bay in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or downsizing from a house, including in Treviso Bay, Lely Resort and the US 41 East corridor, our team gives you honest market guidance, early word on listings, partner-level negotiation and a clear plan to buy with confidence.
On the county record Venezia is Veranda I at Treviso Bay, a Phase Condominium, governed by Veranda I at Treviso Bay Association under the Treviso Bay Property Owners Master Association. Treviso Bay has 1,431 units, all ages, gated, around the TPC Treviso Bay course, and 825 of them carry golf membership. Venezia is one of the few condominiums inside the gate where every unit has its own garage bay.
The buildings stand at 9828, 9832, 9836, 9840 and 9844 Venezia Circle, Naples FL 34113, twelve units each, six per floor. Every building holds four Bromelias of 1,414 county square feet, four Diangelos of 1,454 and four Arabella end units of 1,661, all two bedrooms plus a den with two baths.
No elevator serves the two-story buildings, so a second-floor unit means stairs. Grills are banned on the whole condominium, pets are limited to two cats or dogs combined of 25 pounds or less, and nightly rentals are not allowed. A buyer who needs a larger dog or an elevator should look at Avellino or the Terrace condominiums, and we cover both.
Venezia buyers work with McGreevy and Comisar because a Venezia purchase turns on documents most agents never open: the Section 10.1 golf line, the phase amendments for 9832 and 9828, the county elevation certificate for each building, the Wentworth Estates CDD budget and the Master Association fee sheet. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are career results across Lee and Collier County rather than a claim about one street. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; the wider team is at DomainRealtyGroup.com. To compare teams on the public record, read our guide to the best real estate agents in Naples.
Your agent should tell you which side of the golf line a unit sits on and prove it from the recorded declaration, show you the full annual cost including the CDD line, put the building’s elevation certificate in front of your insurance agent on day one, and read the association’s budget with you inside the review period. That is the work we do.
Marc Comisar leads the purchase in the field: tours through the Treviso Bay gate, inspections, contractor quotes and the final walk-through. Jesse McGreevy leads the data, the documents and the association and club paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Venezia at Treviso Bay market for a buyer from two independent records: the Southwest Florida MLS for closings, listings and fee fields, and Collier County’s recorded sales and 2026 preliminary roll for every qualified sale back to Lennar’s first closing in July 2013. Each figure on this page names its window and date.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium VENEZIA, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
In the last 12 months we tracked all five Venezia closings in the MLS, and each matches a recorded Collier County deed at the same price. We tracked all 17 Venezia MLS closings of the last five years the same way, and every one of the sixty original Lennar closings on the county roll.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. A buyer judging a price needs the whole street’s record, and the whole record follows.
The recorded sales on the side you are buying, the county-only sales the MLS missed, the live competition in Venezia and Avellino, the full fee stack, the building’s flood and permit records and the declaration’s rules, assembled before you tour, so that when the right unit lists you can write a clean offer within days.
The Venezia market is thin and split for buyers: the MLS counts 14 closings in the 36 months to September 23, 2026 at a $760,000 median, only five in the last twelve months, all on the golf side, and a single listing on the pull date, a non-golf unit at $525,000. Patience and early word on listings matter more here than anywhere else in Treviso Bay.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026)
The last twelve months hold five closings and the last twenty-four hold six, too few for a median. Thirty-six months is the first window with ten or more, so it carries the median, and every sale in it is listed so you can judge the median yourself.
Closed | Building | Side | Plan, county sq ft | Floor | Sold | Days on market |
|---|---|---|---|---|---|---|
September 2023 | 9844 | Golf | Bromelia, 1,414 | 2 | $740,000 | 148 |
December 2023 | 9840 | Golf | Arabella, 1,661 | 1 | $750,000 | 0 |
February 2024 | 9832 | Non-golf | Diangelo, 1,454 | 2 | $565,000 | 136 |
March 2024 | 9828 | Non-golf | Diangelo, 1,454 | 2 | $565,000 | 27 |
April 2024 | 9832 | Non-golf | Arabella, 1,661 | 2 | $570,000 | 51 |
May 2024 | 9844 | Golf | Diangelo, 1,454 | 2 | $780,000 | 3 |
May 2024 | 9840 | Golf | Diangelo, 1,454 | 2 | $778,000 | 1 |
June 2024 | 9832 | Non-golf | Bromelia, 1,414 | 1 | $600,000 | 3 |
November 2024 | 9844 | Golf | Diangelo, 1,454 | 1 | $770,000 | 90 |
October 2025 | 9840 | Golf | Bromelia, 1,414 | 2 | $800,000 | Not reported |
December 2025 | 9840 | Golf | Diangelo, 1,454 | 2 | $805,000 | 0 |
April 2026 | 9844 | Golf | Arabella, 1,661 | 1 | $834,000 | 22 |
August 2026 | 9844 | Golf | Diangelo, 1,454 | 1 | $695,000 | 75 |
September 2026 | 9844 | Golf | Arabella, 1,661 | 2 | $775,000 | 94 |
All are two bedrooms plus den with two baths. Median $760,000, the mean of the seventh and eighth of fourteen; median sale-to-list 97.7 percent. The October 2025 sale was an MLS sold-data record with no marketing period.
On September 23, 2026 the MLS showed one Venezia listing: a non-golf, second-floor Bromelia of 1,414 county square feet asking $525,000 after 14 days, with no pending sale. No golf unit was listed. Listings here can be months apart, so your search should be set to catch the next one the day it appears.
The three 2026 golf sales closed at 98.6, 95.9 and 93.5 percent of list after 22, 75 and 94 days. Golf-side sellers have been accepting less as the year went on, which gives a prepared buyer room on a unit priced to the April 2026 high.
The county records two qualified Venezia resales in the same 36 months that never reached the MLS, $560,000 for a non-golf first-floor Arabella and $810,000 for a golf first-floor Arabella, both in 2024. Some owners sell privately, so part of our job is hearing about units before they are listed.
Venezia condos have cost about $695,000 to $834,000 on the golf side and about $565,000 to $600,000 on the non-golf side since September 2023. Inside each side, plan and floor move the price far less than you might expect; the building’s side of the golf line is the price.
Data updated: September 2026 (Southwest Florida MLS Matrix, 36 months to 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
Plan | County size | Positions | Units | Recent sales, golf side | Recent sales, non-golf side |
|---|---|---|---|---|---|
Bromelia | 1,414 sq ft | 2 and 5 | 20 | $740,000; $800,000 | $600,000 |
Diangelo | 1,454 sq ft | 3 and 4 | 20 | $695,000 to $805,000 | $565,000 twice |
Arabella, end unit | 1,661 sq ft | 1 and 6 | 20 | $750,000; $834,000; $775,000 | $570,000 |
Sales are MLS closings from September 2023 to September 2026. A unit number tells you the plan: its last digit gives the position and the digit before it the floor.
Unit numbers ending 11 to 16 are on the ground floor and 21 to 26 upstairs. The county adds only $5,000 for a second floor, and resale data are too thin to show a market premium, but a ground-floor unit avoids the stairs. There are thirty ground-floor units, eighteen of them on the golf side.
Collier County’s 2026 preliminary roll values every golf unit $110,000 above the same plan and floor on the non-golf side: a first-floor Bromelia at $527,990 against $417,990, a second-floor Arabella at $566,860 against $456,860. The roll cannot see a renovation or a lake view. An assessment is not a price.
Lennar sold the sixty units from July 2013 to March 2015 at a $277,500 median, $305,000 on the golf side and $244,200 on the other. Golf units resold since 2024 sit a median 176 percent above their original price and non-golf units 146 percent above.
With one listing on the street and months between listings, the buyer who is ready when the right unit appears is the one who gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Request a free Venezia at Treviso Bay home valuation or call Jesse at (239) 898-6072.
Buy a golf unit at Venezia if you will use a TPC Treviso Bay golf membership, because 9844, 9840 and 9836 hold the only Veranda-plan golf memberships in Treviso Bay and no new ones can be created. Buy a non-golf unit at 9832 or 9828 if you want Venezia’s garage, pool and location at roughly $175,000 to $210,000 less.
Data updated: September 2026 (recorded Veranda I declaration and Golf Club instruments, Collier County Clerk; Treviso Bay Master Association 2026 Annual Fee Sheet and 2025 FAQ; Southwest Florida MLS Matrix)
Declaration Section 10.1, recorded at OR 4948 PG 1337, submits Phase 1 (building 7, 9844), Phase 2 (building 9, 9836) and Phase 5 (building 8, 9840) to the Golf Club declaration and states that owners in Phase 3 (building 10, 9832) and Phase 4 (building 11, 9828) “shall not be Golf Members of the Club by virtue of their ownership of a Unit.” The phase amendments for 9832 and 9828 repeat it.
Under the restated Golf Club declaration, membership is mandatory for every unit submitted to it, runs with title and cannot be sold separately. You become the golf member at closing, pay a $7,500 Golf Club capital contribution and pay $5,350 a year for 2026: dues $3,850, reserves $1,400 and capital $100.
Every Treviso Bay owner holds clubhouse, dining, Villa Rilassare pool, spa and fitness, and tennis, pickleball and bocce privileges, and every Venezia owner shares the Veranda I pool. A non-golf owner simply cannot play the course as a member and cannot buy the right later.
Listings on this street have mislabeled golf in both directions, and two older MLS records at 9836 left the golf field blank. Do not rely on a remark or a fee field. Check the address against Section 10.1 and have the Master Association estoppel show the Golf Club charges before you go firm.
A golf owner who leases may keep the golf privileges or, with the Club’s approval, transfer them to the tenant for an optional $250 under the fee sheet. The annual golf charge stays with the owner either way.
The steps to buy in Venezia at Treviso Bay are: fix the golf side from the building address, read the plan and floor from the unit number, price the full annual cost, write the offer, read the condominium documents inside the review period, order both estoppels, file the Master resale application, inspect and insure with the building’s certificate, and close.
9844, 9840 and 9836 are golf buildings; 9832 and 9828 are not. The first one or two digits of the unit number are the county building number: 7, 8 and 9 are golf, 10 and 11 are not. Everything else follows from this.
The last digit gives the position: 1 or 6 is an Arabella end unit, 2 or 5 a Bromelia, 3 or 4 a Diangelo. The digit before it gives the floor. Unit 1114 is building 11, 9828 Venezia Circle, ground floor, a Diangelo.
Add the $1,673 quarterly condo dues shown on the listing, the $7,420 master assessment, the $5,350 golf charge on a golf unit, the $750 dining minimum and the $2,441.75 CDD line the MLS total omits. Do it before you write, so the number you offer is one you can carry.
Write to the recent sales on the same side, not to the asking price, with an inspection period long enough for insurance quotes and a closing date that leaves room for the Master Association application. Settle in the offer who pays each capital contribution.
Florida’s condominium act entitles a resale buyer to the declaration, articles, bylaws and rules, the budget and financial report and the frequently asked questions sheet. You may cancel within the statutory review period after receiving them. No milestone report or structural reserve study exists for these two-story buildings.
The Veranda I estoppel comes through Tropical Isles Management Services; the Master Association estoppel costs $299, or $418 rushed, under the 2026 fee sheet. On a golf unit, ask the master estoppel to show the Golf Club charges, which confirms the membership.
The Master Association’s buyer’s application carries a $50 fee. A full-text reading of the Veranda I declaration found no condominium sale approval clause and no right of first refusal, so the Master application is the approval step that matters.
Bring the building’s elevation certificate, the unit’s air conditioning and water heater permit history and the association’s insurance declarations to your inspector and your insurance agent in the first days of the inspection period.
Pay the capital contributions, the $250 Rookery Bay fee and the $200 set-up fee, then register with the gatehouse, collect your club cards, confirm your garage bay and mailbox, and learn the pool hours on Venezia Circle.
A Venezia owner pays about $22,654 a year on the golf side and about $17,304 on the non-golf side before property tax and insurance, counting condo dues, the master assessment, the golf charge where it applies, the Wentworth Estates CDD line on the tax bill and the $750 dining minimum. The MLS total understates both by $2,441.75.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026; 2026 Venezia MLS listings for condo dues)
Agents entered $1,673 a quarter on every 2026 Venezia record, $6,692 a year, identical in every building because each unit holds an equal one-sixtieth share. The association does not publish its budget; the estoppel is the binding figure. Dues ran $890 a quarter in 2021, so they are up 88 percent.
$7,420 a year under the 2026 fee sheet: maintenance $5,523, bulk cable and internet $885, or $362 for internet only, reserves $812 and a $200 capital reserve contribution. There is no lawn line for Venezia; those lines are for single-family neighborhoods.
$5,350 a year for 2026 on units in 9844, 9840 and 9836, attached by recorded document. A non-golf owner pays nothing on this line, which is exactly the difference between the two annual totals.
The Wentworth Estates Community Development District assesses $1,499.21 for operations and $942.54 for two-story condominium debt service for fiscal 2027, $2,441.75 in all, on the county tax bill. Declaration Section 6.4 warns that the homestead exemption does not apply to it. The debt line runs to the 2037 maturity of the district’s refunding bonds.
Annual line | Golf buildings | Non-golf buildings |
|---|---|---|
Veranda I condo dues, per 2026 MLS listings | $6,692.00 | $6,692.00 |
Master Association | $7,420.00 | $7,420.00 |
Golf Association | $5,350.00 | $0 |
CDD operations and debt service | $2,441.75 | $2,441.75 |
Food and beverage minimum | $750.00 | $750.00 |
Annual total | $22,653.75 | $17,303.75 |
Monthly equivalent | About $1,888 | About $1,442 |
The table excludes ad valorem property tax, your HO-6 policy and any separate flood policy.
The 2026 MLS “total recurring fees” field reads $20,212 on golf records and $14,862 on non-golf records. Each equals the dues, master, golf and dining lines to the dollar, and neither includes the CDD, so a buyer who budgets from the MLS is short by exactly $2,441.75 a year.
Read Declaration Section 10.1 and the phase amendments first to confirm the golf side, then the current Veranda I budget and reserve schedule, then the association’s insurance declarations and your building’s elevation certificate, then the rules that affect how you will live. The budget, reserves and insurance are not public, so the resale package is the only place to see them.
Section 10.1 of the Veranda I declaration at OR 4948 PG 1337, the Phase 3 and Phase 4 amendments at OR 5030 PG 2327 and OR 4977 PG 3222, and the 2013 Corrective Supplemental Declaration at OR 4902 PG 823 together fix which units carry golf. We attach them to every Venezia offer.
The Veranda I budget, reserve schedule and reserve balance are owner documents the association does not publish. Florida Statutes 718.503 and 718.111 give you the right to see them during the purchase. Ask whether the budget funds reserves in full, and what the plan is for the original 2013 and 2014 roofs.
Read the pet, leasing, grill, vehicle, flooring and shutter sections before you write: Sections 18.13, 18.9, 18.3, 18.12, 18.19 and 18.20. Neither the declaration nor the bylaws has been amended since Lennar’s August 2014 Phase 2 amendment, according to the Clerk’s index.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which Veranda I is, while the Treviso Bay Master Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms which disclosures apply to your contract. This is information, not legal advice.
The statutory review period runs from when you have both signed and received the documents, excluding weekends and legal holidays. We read the package with you inside that window, not after it.
Venezia’s two-story buildings matter because Florida’s milestone inspection law and its structural integrity reserve study requirement both apply only to condominium buildings of three or more habitable stories, so neither reaches Venezia, and Collier County’s milestone registry lists no Venezia building. The trade-off is stairs: no elevator serves a second-floor unit.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone registry; Collier County monthly building permit reports, January 2020 to August 2026)
Section 553.899 reaches condominium buildings three habitable stories or more in height, and Section 718.112(2)(g) requires a structural integrity reserve study only for buildings three habitable stories or higher. Every Venezia elevation certificate shows two floors and nothing above.
General condominium reserve, records and governance rules apply to Veranda I regardless of height, so the budget still matters. The difference is that you will not inherit a milestone deadline or a reserve-study funding plan of the kind the four-story Terrace buildings carry.
Collier County’s files show 70 permits on Venezia Circle from January 2020 to August 2026, all inside individual units: air conditioning, water heaters, radon mitigation, shutters and interiors. None is a roof, structural or storm-repair permit, so the roofs on record are the 2013 and 2014 originals.
A review of every instrument the Clerk indexes to Veranda I found no association lawsuit, no recorded special assessment and no post-turnover amendment. It did find six roofing contractor lien filings at 9828 in December 2018, released in February 2019, and a 2025 code enforcement order on one unit for unpermitted interior work.
You check flood zone and insurance for a Venezia condo against FEMA panel 12021C0603J, effective February 8, 2024, which places all five buildings in Zone AE with an 8.0 foot base flood elevation, then read your building’s county-filed elevation certificate, then price the association’s master policy and your own HO-6 and flood coverage before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J; FEMA preliminary panel 12021C0603K; county-filed elevation certificates; Collier County 2026 Flood Protection Newsletter)
Building | Side | Top of first floor | A/C pads | Against today’s 8.0 ft |
|---|---|---|---|---|
9844 Venezia Cir | Golf | 7.99 ft | 7.9 ft | -0.01 ft |
9840 Venezia Cir | Golf | 7.94 ft | 7.80 ft | -0.06 ft |
9836 Venezia Cir | Golf | 7.74 ft | 7.60 ft | -0.26 ft |
9832 Venezia Cir | Non-golf | 7.74 ft | 7.60 ft | -0.26 ft |
9828 Venezia Cir | Non-golf | 8.14 ft | 8.0 ft | +0.14 ft |
Every building cleared the 6.0 foot line in force when it was certified by 1.74 to 2.14 feet; the 2024 map raised the line. FEMA’s preliminary 2025 panel keeps Venezia at Zone AE, 8 feet.
Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood coverage: an adequate association building policy or your own unit policy. FEMA’s condominium building policy caps coverage at $250,000 per unit, $3.0 million for a twelve-unit Venezia building. The declaration leaves building flood cover to the Board, so confirm what the association carries.
Declaration Section 15.3 requires the association to insure the buildings at full replacement value, appraised at least every 36 months, with flood and windstorm cover at the Board’s election. Section 15.9 makes you insure the unit’s interior, the garage and the storage space, with at least $2,000 of special-assessment coverage.
Citizens Property Insurance’s flood requirement, which reaches all its wind-covered personal policies on January 1, 2027, expressly excludes condominium unit-owner policies, so it does not reach a Venezia HO-6 on its own. Collier County’s Community Rating System Class 5 gives eligible flood policies a 25 percent discount.
Eight of the ten detached garage buildings have slabs between 7.21 and 7.81 feet, so garage contents are the most exposed. Every A/C pad sits below the county’s 9.0 foot standard for new machinery, so ask Collier County Floodplain Management whether a replacement must be raised before you budget one.
No roof, structural or flood-repair permit appears on any Venezia building from 2020 to August 2026. The nearest surveyed Hurricane Ian marks, about two miles away at Henderson Creek, were below Venezia’s first floors, but no mark was surveyed on Venezia Circle. All five buildings are in Hurricane Evacuation Zone A.
Property taxes after you buy at Venezia start from Collier County’s assessed value, not the seller’s bill. The 2026 preliminary roll puts the median ad valorem figure at $5,481.70 in the golf buildings and $4,212.30 in the non-golf buildings, and the $2,441.75 Wentworth Estates CDD line rides on the same bill.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Wentworth Estates CDD FY2027 adopted budget)
Taxes follow assessed value, and the county values each golf unit $110,000 higher than the same plan and floor on the non-golf side. A golf unit therefore carries a larger bill on an identical floor plan.
Only 15 of the 60 units carry a homestead exemption. Save Our Homes holds down a long-held homestead, and the cap does not transfer, so your assessment resets toward full value after purchase.
If Venezia becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. The exemption does not reduce the CDD line.
Because the CDD is collected on the tax bill, compare the total bill, not the millage, when you weigh Venezia against a community with no district. Preliminary figures change when the roll is certified.
The Venezia rules that decide fit come from the recorded Veranda I declaration and the 2021 restated Master Declaration: two cats or dogs combined of 25 pounds or less, leases of at least 30 days and no more than four a year, no grills, one garage bay, flooring and slab limits, and occupancy of one family at two people per bedroom.
Section 18.13 allows up to two domestic cats or dogs combined, each 25 pounds or less, and bars pit bulls and other aggressive breeds regardless of size. The Master Declaration’s Section 5.14 allows three animals with no weight limit, but the stricter Veranda I rule governs inside Venezia. Pets stay on a six-foot leash in common areas and off the golf course.
Section 18.9 requires leases of the whole unit for at least 30 days, no more than four in any twelve months, with no subleasing; the Master Declaration sets the same cap and charges $100 per adult applicant. A tenant uses the amenities only through a social transfer priced from $400 for a month to $850 for a year.
Each unit has one assigned one-car garage in a detached garage building, which cannot be sold apart from the unit. Only non-commercial automobiles may park outside a garage; boats, trailers, campers and commercial vehicles must be garaged, and vehicle repairs are not allowed.
“Barbecue grills are prohibited on any portion of the Condominium” under Section 18.3. Bicycles may not be visible from outside, and signs are prohibited. The clubhouse and Villa Rilassare cover the dining.
Hard flooring above the ground floor needs Board approval with sound padding under Section 18.19. The slabs are post-tensioned and may not be drilled under Section 18.14. Alterations need written Board approval under Section 11.2, and silence for 45 days counts as a refusal.
One family per unit and no more than two people per bedroom apart from visiting guests. Venezia is all ages: Section 18.17 defines family to include children and grandchildren, and the declaration contains no age restriction, whatever a portal label may say.
Venezia and Avellino are Treviso Bay’s two Veranda condominiums, with the same three Lennar plans in twelve-unit, two-story buildings and a detached garage for every unit. Buy at Venezia for a deeded golf membership, the clubhouse on your doorstep and a private pool; buy at Avellino for a larger dog, more choice and the lowest price for the plan.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2025 to 23 Sep 2026 unless noted; Collier County Property Appraiser 2026 preliminary roll; recorded Veranda declarations; county-filed elevation certificates; Collier County address points)
Question | Venezia (Veranda I) | Avellino (Veranda II, III and IV) |
|---|---|---|
Units and buildings | 60 in 5 | 144 in 12 |
Built, county roll | 2013 and 2014 | 2015 to 2017 |
Golf by recorded document | 36 golf units; 24 without | None |
Trailing 12-month MLS closings | 5, all golf, $695,000 to $834,000 | 7, median $560,000 |
Median price per sq ft, trailing 12 months | $502 | $367 |
Listings on September 23, 2026 | 1 | 5, plus 1 pending |
Annual cost before tax and insurance | About $22,654 golf; $17,304 non-golf | About $16,600 to $16,900 |
Pets under the condominium declaration | Two combined, 25 lb or less each | No weight limit |
First floors below today’s 8.0 ft line | 4 of 5 buildings | 4 of 12 buildings |
Nearest pool | Veranda I’s own pool | Master Association satellite pool |
Distance to the TPC clubhouse | 0.30 to 0.39 mi | 1.20 to 1.37 mi |
Distance to Villa Rilassare | 1.58 to 1.68 mi | 0.26 to 0.53 mi |
Leasing | 30-day minimum, four a year | Same rule |
Choose a Venezia golf unit if you will play: it is the only way to own a Veranda-plan golf membership in Treviso Bay. Choose a Venezia non-golf unit for the private pool, the clubhouse walk and a preserve outlook at close to Avellino’s price per foot. Choose Avellino for a dog over 25 pounds, more buildings and lake positions, and the sports campus nearby.
On county values a non-golf Venezia unit sits about $30,000 below the identical Avellino unit, and on qualified resales since 2024 the two traded within about one percent per square foot. A budget in the mid $500,000s buys either; the decision is pool and clubhouse against dog size and choice.
A golf buyer who needs an elevator looks at the four-story Giaveno condominiums next door, which carry golf and an elevator but no garage and sit under the milestone and reserve-study laws. It is a different product at a lower price.
We find you the right Venezia condo by fixing your golf decision first, matching your budget to a side, plan and floor, watching a street that lists a handful of units a year so you hear about one the day it appears, touring through the gate with the building’s certificate in hand, and having the fee stack and documents ready before you write.
Your budget chooses a side before it chooses a plan. Around $565,000 to $600,000 has bought on the non-golf side, and about $695,000 to $834,000 on the golf side since September 2023. We show you the recorded sales on each so you know which door your number opens.
The right unit may list once a season or less. We keep your criteria on file and alert you when a Venezia unit comes to market, and when an Avellino unit does if you are buying on the non-golf side, because most non-golf buyers weigh both.
Two Venezia resales in the last 36 months closed without ever reaching the MLS. We work the Treviso Bay condominium market every week and hear about owners thinking of selling, and we tell you when one fits.
Every showing is cleared at the Treviso Bay gatehouse. On tour, check the lanai outlook at the time of day you will use it, the stairs if the unit is upstairs, the assigned garage bay, the air conditioner’s age and any hard flooring above the ground floor, and walk to the pool inside the loop.
Ask Marc at (239) 287-5873 to set up a saved search for Venezia, and for Avellino if you are open to a non-golf unit, or read how we represent buyers in Southwest Florida and use the buyer form on this page. New listings reach you and us the same day.
We negotiate for you at Venezia at partner level, with the recorded sales on the same side of the golf line in hand, the unit’s equipment priced from the inspection, the building’s elevation certificate used to set your insurance cost before you go firm, and the association documents used to confirm the finances before your deposit is at risk.
A golf-unit asking price above the recent golf sales has to show why, with floor, outlook, condition or timing. A non-golf unit priced off golf sales has no case at all. The three 2026 golf sales closed at 93.5 to 98.6 percent of list, which is the market’s own evidence that buyers can push.
The air conditioning, water heater, appliances and interior finishes are the owner’s to maintain. An original 2013 or 2014 condenser near the end of its life is a fair credit, especially when its replacement may need a raised stand.
On a golf unit the 2026 fee sheet places $15,000 of capital contributions on the buyer. The contract can reallocate them, so we address who pays in the offer rather than leaving it to the closing statement.
The condominium review period, the inspection period and the financing terms each give you a defined exit. We sequence them so your deposit is not at risk before you have read the budget, both estoppels and the insurance declarations.
Closing costs when you buy at Venezia include, under the 2026 fee sheet, a $7,500 Master Association capital contribution, a $7,500 Golf Club capital contribution on a golf unit only, the $50 resale application, the $250 Rookery Bay fee and the $200 set-up fee, plus, by Collier County custom, the owner’s title policy, your lender’s charges, prepaid insurance and prorations.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026)
One-time charge | Golf unit | Non-golf unit |
|---|---|---|
Master Association capital contribution | $7,500 | $7,500 |
Golf Club capital contribution | $7,500 | $0 |
Master resale application | $50 | $50 |
Rookery Bay Environmental Grant fee | $250 | $250 |
Post-closing set-up fee | $200 | $200 |
Subtotal | $15,500 | $8,000 |
Master estoppel, where the contract assigns it to you | $299, or $418 rushed | $299, or $418 rushed |
The Rookery Bay fee funds resource management on the reserve lands beside Treviso Bay. The MLS “transfer fee” field on Venezia records shows only the $7,500 master contribution, so it understates a golf unit’s charges by half.
In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. Florida sets title premiums by rule, so the rate is the same whichever title company you use. The contract controls the allocation.
A lender will send the association a condominium project questionnaire such as Fannie Mae’s Form 1076, asking about reserves, insurance, assessments and litigation. Whether Veranda I carries a federal project approval was not established from a public source, so ask your lender to check before you commit to a loan product.
By custom the seller pays documentary stamp tax on the deed at $0.70 per $100, $5,320 at the 36-month median of $760,000, and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Venezia at Treviso Bay in 2026 follows the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, offers of compensation cannot appear in the MLS, and every commission is negotiable and set by agreement rather than by law.
Before we tour a Venezia unit with you, we sign a short written buyer agreement that states what we will do and how we are paid, and we go through it line by line.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. We tell you plainly which approach suits the unit and the seller before you write.
The golf proof from the recorded declaration, the same-side sales including the ones the MLS missed, the full fee stack with the CDD line, the document review inside the statutory period, both estoppels read, the inspection priced against the declaration, insurance quoted from the elevation certificate, and a closing that lands on time.
Life around Venezia at Treviso Bay runs through the TPC clubhouse 0.30 to 0.39 miles away, the Veranda I pool inside the loop, a lake and course on the east side and preserve and state land on the west, and the Treviso Bay gate on US 41 East. The zoned public schools are Manatee Elementary and Manatee Middle, both graded A, and Lely High, graded B.
Data updated: September 2026 (Collier County Public Schools 2025-26 and 2026-27 attendance zone files and 2025-2026 School and District Grades; Collier County address points)
Venezia is one of the two condominium neighborhoods nearest the 64,000 square foot TPC clubhouse, with Giaveno next door. The Veranda I association’s 800 square foot pool, built in 2014, sits on its own parcel inside the loop, a short walk from every building. The club has announced a clubhouse refresh for May to November 2027.
Every owner uses Villa Rilassare, about 1.6 miles away, with its resort pool, lap lanes, children’s pool, spa, salon and fitness center, and the lighted tennis, pickleball and bocce courts beside it. Every owner also carries the $750 annual food and beverage minimum.
Level | School | 2025-26 grade |
|---|---|---|
Elementary | Manatee Elementary School | A |
Middle | Manatee Middle School | A |
High | Lely High School | B |
All five buildings return the same three schools in the district’s zone files for 2025-26 and 2026-27. Confirm any address with Collier County Public Schools Student Assignment; the district does not guarantee placement.
The golf buildings sit within 22 to 74 meters of a lake of about 4.8 acres and beside the course tract. The non-golf buildings back onto a CDD preserve tract under a conservation easement, and beyond it lies State of Florida land. Venezia Circle serves only Venezia, so nobody drives through.
Water and sewer come from Collier County, electricity from Florida Power and Light on individual meters, and cable and internet from the Master Association’s bulk contract. Garbage is collected Monday and Thursday from the building dumpster enclosures, and each unit has an assigned mailbox. Every visitor is cleared at the gatehouse, about 1.7 miles from Venezia.
You get a personalized Venezia at Treviso Bay buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your golf decision and budget against the sales on each side, walk through the full annual cost and the rules that affect you, and set up alerts for Venezia and, if it fits, Avellino.
Your golf decision and what it costs, your budget against the same-side sales, which plan and floor fit how you will use the unit, the full fee stack with the CDD line, the flood and insurance picture, the pet and leasing rules, and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The McGreevy and Comisar office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy at Venezia, we sequence both sides on one calendar. Owners elsewhere in the community can read selling a Treviso Bay home, and buyers weighing the whole community can start with buying a home in Treviso Bay.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. The full set is on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Venezia specialist matters when you buy because the price turns on a recorded golf line rather than size, the membership lives in a declaration rather than a listing remark, the true annual cost includes a CDD line the MLS omits, some sales never reach the MLS, and each building’s flood margin sits in a county certificate most agents never open.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He began in Southwest Florida real estate in October 2004 and founded his team in October 2008. He runs the documents and data. Reach him at (239) 898-6072 or read his Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873 or read his Marc Comisar agent page.
A general agent may trust a listing’s golf remark, price a non-golf unit off golf sales, budget from the MLS fee total without the CDD, overlook the two county-only sales, describe the garage as attached, or let the elevation certificate surface in underwriting. Each costs a buyer money or a closing date.
For the rest of the community, our Treviso Bay guide covers every neighborhood, our Treviso Bay home valuation page prices every product in it, and our Naples guide covers the city around it.
These are the questions buyers ask most about Venezia at Treviso Bay, answered from the recorded Veranda I and Golf Club documents, the Master Association’s fee sheet, the Wentworth Estates CDD budget, Collier County’s records, FEMA’s map and the Southwest Florida MLS, each with its window and source.
The MLS and street name for Veranda I at Treviso Bay, a Phase Condominium: sixty two-story Lennar units in five buildings on Venezia Circle, Naples FL 34113, declared in 2013 and finished in 2014.
Veranda I is Venezia. Veranda II, III and IV are Avellino, on Avellino Way. They share floor plans but not documents, golf status or location.
Since September 2023, golf-building units sold for $695,000 to $834,000 and non-golf units for $565,000 to $600,000. The 36-month median across both sides is $760,000.
One was listed on September 23, 2026, a non-golf second-floor unit asking $525,000, with nothing pending. Ask Marc at (239) 287-5873 for the current list and alerts.
Only in 9844, 9840 and 9836 Venezia Circle, 36 units, where membership is mandatory under Declaration Section 10.1. Units in 9832 and 9828 carry none.
No. The Master Association’s 2025 FAQ says no additional golf memberships are available in Treviso Bay.
Check the address against Section 10.1, read the phase amendment for 9832 or 9828, and have the Master Association estoppel show the Golf Club charges. Do not rely on a listing remark or an MLS fee field.
The Bromelia at 1,414 county square feet, the Diangelo at 1,454 and the Arabella end unit at 1,661, each two bedrooms plus den and two baths, twenty of each.
Yes. Every unit has one assigned one-car garage in a detached garage building, which cannot be sold separately from the unit under Declaration Section 3.14.2.
No elevator appears among the recorded limited common elements of the two-story buildings. Second-floor units are reached by stairs.
Yes. The Veranda I association owns an 800 square foot pool, built in 2014, on its parcel at 9848 Venezia Circle, in addition to Treviso Bay’s master pools.
Agents entered $1,673 a quarter on 2026 records. Add $7,420 master, $5,350 golf on a golf unit, the $750 dining minimum and the $2,441.75 CDD line.
About $22,654 on the golf side and $17,304 on the non-golf side before property tax and insurance.
Because the MLS total adds the dues, master, golf and dining lines and stops. The $2,441.75 CDD line is collected on the tax bill and left out.
Under the 2026 fee sheet, $15,500 on a golf unit and $8,000 on a non-golf unit in capital contributions and Master fees, plus title, lender and insurance costs and any estoppel fee the contract assigns you.
A full-text reading of the Veranda I declaration found no sale approval clause and no right of first refusal. The Master Association’s resale application is required.
Florida Statutes 718.503 gives a resale buyer a cancellation right for a set period after signing and receiving the documents, excluding weekends and legal holidays. Your closing agent confirms the period on your form.
No. Both requirements reach buildings of three or more habitable stories, and Venezia’s buildings have two. The county’s milestone registry lists no Venezia building.
The Clerk’s index shows no recorded special assessment for Veranda I, but boards adopt assessments without recording them. Your estoppel states whether one is levied.
Yes. All five buildings are in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024. First floors run from 7.74 to 8.14 feet.
With a federally backed mortgage, yes: an adequate association building policy or your own unit policy. Many cash buyers carry it anyway.
Coverage on the unit’s interior, the garage and the storage space, excess over the association’s, with at least $2,000 of special-assessment coverage under Section 15.9.
Yes, as a whole unit for at least 30 days, no more than four times in any twelve months, with no subleasing. Nightly and weekly rentals are not allowed.
Up to two domestic cats or dogs combined, each 25 pounds or less, with pit bulls and aggressive breeds banned regardless of size, under Section 18.13.
No. Section 18.3 prohibits barbecue grills anywhere on the condominium.
Only with Board approval and sound padding under Section 18.19. Get the approval before the work.
No. Venezia and Treviso Bay are all ages; the declaration defines family to include children and grandchildren and contains no age restriction.
The 2026 preliminary medians are $5,481.70 in the golf buildings and $4,212.30 in the non-golf buildings, and your assessment resets after purchase. The CDD line rides on the same bill.
Manatee Elementary and Manatee Middle, both graded A for 2025-26, and Lely High, graded B, for all five buildings.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy. The contract controls.
Yes. Since August 17, 2024, a written agreement with your agent is required before touring, and every commission is negotiable.
Same plans and garages. Venezia has deeded golf in three buildings, its own pool and the clubhouse nearby; Avellino has no golf, no pet weight limit, more buildings and a $560,000 twelve-month median.
Tropical Isles Management Services in Fort Myers, the association’s registered agent since March 2018, according to the Florida Division of Corporations.
Decide whether you want golf, set a budget for that side, price the full annual cost with the CDD line, and call Marc Comisar at (239) 287-5873 for current listings and alerts.
Every Venezia at Treviso Bay figure on this page traces to a primary source listed below as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County, state and school records, federal agencies and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Venezia at Treviso Bay buyer always opens the official, current copy. The recorded declaration, its amendments and the golf withdrawal are Collier County official records identified above by instrument, book and page, and we host nothing ourselves.
Document | What it tells a Venezia buyer | Official authority |
|---|---|---|
Declaration of Condominium for Veranda I at Treviso Bay, OR 4948 PG 1320 | Golf by building, garage, pets, leasing, grills, insurance | |
Phase 3 amendment, 9832 Venezia Circle | No golf membership in building 10 | |
Phase 4 amendment, 9828 Venezia Circle | No golf membership in building 11 | |
Corrective Supplemental Declaration, OR 4902 PG 823 | Phases 3 and 4 withdrawn from the Golf Club in 2013 | |
2026 Annual Fee Sheet, revised 11 May 2026 | Annual and one-time charges | |
Master Association FAQ, 2025 | No additional golf memberships | |
Master Association buyer’s application | The resale application you file | |
Master Rules and Regulations, February 2025 | Guests, vehicles, signs and enforcement | |
Wentworth Estates CDD FY2027 adopted budget | The $2,441.75 district line | |
FEMA NFIP summary of coverage, residential condominium buildings | How the building flood policy is capped | |
Collier County 2026 Flood Protection Newsletter | Replacement-equipment elevation and the 50 percent rule | |
Collier County 2024 potential shelters | Evacuation planning for Zone A | |
CCPS 2025-2026 School and District Grades | Grades for the zoned schools | |
Florida Statutes 718.503, disclosure prior to sale | The package and your review right |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Venezia at Treviso Bay sits inside the Naples golf-community market the team works every week. The first conversation costs nothing, and on a street where one recorded line sets the price, it usually saves a buyer more than any later negotiation.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.