Updated September 2026
Eleven Acqua Court sales in the last year ran from $460,000 to $610,000 on three Lennar plans. McGreevy and Comisar value your unit from its own plan's recorded sales, its floor, its condition and its golf membership, in writing, at no cost. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
An Alberi Acqua condo at Treviso Bay has recently been worth between about $460,000 and $610,000, depending on plan, floor, position and condition. The Southwest Florida MLS counts 11 Alberi Acqua closings in the 12 months to September 23, 2026 at a median of $500,000 and $405.84 per square foot, and 50 closings in five years at a median of $541,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, closed September 23, 2025 to September 23, 2026 and five-year pull, retrieved 23 Sep 2026; Collier County Property Appraiser recorded-sales file and 2026 preliminary roll, published 29 Aug 2026)
Every Alberi Acqua unit is one of three Lennar plans, so what your unit is worth comes down to which plan it is, where it sits in the building and what has been done to it. The three condominiums, the golf chain, the milestone registry and the flood certificates are covered in full on our Alberi Acqua at Treviso Bay guide, and the wider community on our Treviso Bay guide. This page is about the number. If you are ready to sell, read how we sell Alberi Acqua homes; if you are buying, read our Alberi Acqua buyer guide.
Over the last 12 months the six Celiana end units (1,408 county square feet) sold at $490,000, $500,000, $500,000, $585,000, $595,000 and $610,000, a $542,500 median. The two Bellinis (1,232) sold at $500,000 and $517,500. The three Antonias (1,194) sold at $460,000, $479,000 and $515,000. Fewer than ten sales sit on any one plan, so we list them rather than average them for your unit.
A median of $500,000 describes the street, not your unit. The same Celiana plan sold for $490,000 and for $610,000 inside six months, and the difference was condition, floor, presentation and timing rather than size. A first-floor Antonia with original 2013 equipment and a renovated third-floor end unit are different products that happen to share an address.
We use the recorded sales of your plan on Acqua Court, the same plan at Giaveno, which the county values identically, the live listings inside the gate, the county's 2026 grid, your unit's own permits and approval letters, and the fee lines your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your unit number and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Alberi Acqua condo because the valuation is built from Acqua Court's own recorded sales back to Lennar's first closings in 2012, the recorded golf chain for your condominium, the milestone registry and the elevation certificates, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. 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. We publish the street's whole record. If you are comparing teams before you choose, our guide to the best real estate agents in Naples sets them side by side on the public record.
Jesse McGreevy writes it, from the MLS, the county's recorded sales and your unit's own documents, and Marc Comisar walks the unit when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
Acqua Court owners hold: turnover has run at 3 to 5 percent of units a year since 2023, the lowest of the three Treviso Bay terrace groups, and only 22 of 180 units are homesteaded. Few sales and patient sellers mean the first price a unit carries becomes its reputation for the season. A valuation that is right the first time is worth more here than on a busier street.
This valuation page gives you the number. Our seller page, how we sell Alberi Acqua homes, covers marketing, negotiation, costs and the three estoppels. Owners of coach homes, Veranda condominiums or single-family houses elsewhere in the community should start with a free Treviso Bay home valuation, because those products price very differently.
An Alberi Acqua condo is valued by starting from the recorded sales of the same floor plan on Acqua Court, then adjusting for floor, end or interior position, condition and finish, the age of the air conditioner and water heater, flooring approvals, the association's dues, the flood position and time, and finally testing the number against the live Acqua Court, Giaveno and Trevi listings of the same plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Collier County Property Appraiser recorded-sales file and 2026 preliminary roll, published 29 Aug 2026)
The first comparables are the sales of your plan. A Celiana starts from $490,000 to $610,000 over the last 12 months, a Bellini from $500,000 and $517,500, an Antonia from $460,000 to $515,000. Where Acqua Court is thin, the same plan at Giaveno is the next comparable, because the county values the two identically.
Lennar charged almost nothing for height, but on qualified county resales since 2022, third-floor units sold about 10.7 percent higher per square foot than first-floor units and fourth-floor units about 7.4 percent higher. Positions 1 and 8 on floors one to three are the Celiana end units; the fourth floor's largest plan is the corner Bellini, which the county values $5,000 above the other Bellinis.
After twelve to fourteen years, finish separates the sales more than size. Kitchens, baths, flooring and lighting move a unit within its plan's band, and many Acqua Court units still carry original 2013 and 2014 finishes. We grade finish against the units that actually sold, not against a generic Naples renovation index.
The declarations make the air-conditioning equipment and water heater the owner's to insure and maintain, and much of the original equipment is due. Collier County requires replacement mechanical equipment at the base flood elevation plus one foot, 9 feet on Acqua Court, where the surveyed pads sit at 7.4 to 7.9 feet. A permitted, raised replacement is worth real money to a buyer.
Above the ground floor, hard flooring is limited to foyers and bathrooms unless the board approves sound-deadening padding under Section 18.19 of the declarations. An upper-floor unit with tile or wood and an approval letter is worth more than the same unit without one, because the board can order unapproved flooring changed.
Terrace I, II and III dues differ, $5,200, $5,000 and $5,976 a year on 2026 MLS records, and a buyer capitalizes the difference. Over the last 12 months Terrace II sold at a $550,000 median on four sales, Terrace I at $500,000 on four and Terrace III at $490,000 on three, a spread driven mostly by the mix of plans sold.
Every unit carries the same master fee, golf fee, dining minimum and district line, so those set the street's level rather than your unit's place in it. They also explain why Alberi Acqua sells above Trevi: the county values the golf-bundled street exactly $80,000 above the same plans without golf.
Alberi Acqua's median peaked at $565,000 in 2024, reset to $500,000 in 2025 and stands at $517,500 for 2026 to date. A 2024 sale is not a 2026 comparable without a time adjustment, and the June 2025 high of $690,000 was the top of the run, not a floor.
On September 23, 2026 the MLS showed five Alberi Acqua listings from $439,000 to $525,000, six at Giaveno and seven at Trevi. Your number has to make sense to a buyer standing in all three streets, and it has to beat the listings that have already sat a median 156 days.
Alberi Acqua condos sold eleven times in the twelve months to September 23, 2026, at a Southwest Florida MLS median of $500,000, $405.84 per square foot, 96.0 percent of the final list price and 68 days on market. Ten of the eleven sales match a deed in Collier County's August 29 file, and the September sale closed after that file date.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 23, 2025 to September 23, 2026, retrieved 23 Sep 2026; Collier County Property Appraiser recorded-sales file, published 29 Aug 2026)
Closed | Plan | Floor | Condominium | Sold | Price per sq ft | Share of list |
|---|---|---|---|---|---|---|
November 2025 | Bellini | 4 | Terrace I | $500,000 | $406 | 95.2% |
November 2025 | Antonia | 1 | Terrace II | $460,000 | $385 | 98.9% |
December 2025 | Antonia | 2 | Terrace III | $479,000 | $401 | 91.2% |
December 2025 | Celiana | 1 | Terrace I | $500,000 | $355 | 92.8% |
February 2026 | Bellini | 3 | Terrace III | $517,500 | $420 | 96.0% |
February 2026 | Celiana | 2 | Terrace I | $500,000 | $355 | 91.1% |
March 2026 | Celiana | 1 | Terrace II | $585,000 | $415 | 98.3% |
March 2026 | Celiana | 1 | Terrace I | $595,000 | $423 | 96.1% |
April 2026 | Celiana | 1 | Terrace III | $490,000 | $348 | 98.0% |
June 2026 | Antonia | 3 | Terrace II | $515,000 | $431 | 93.6% |
September 2026 | Celiana | 1 | Terrace II | $610,000 | $433 | 100.0% |
Window: the 12 months to September 23, 2026, the first window counting back that holds ten or more Alberi Acqua closings. Total $5,751,500, mean $522,864. Price per square foot uses the county's plan sizes; share of list is the sale price over the final list price.
We checked all 50 Alberi Acqua closings of the last five years against the Property Appraiser's recorded sales. Forty-eight match a deed at the identical price. One is a special-circumstance sale the MLS shows at $605,000 and the county at $600,000, and the other is the September 2026 sale, which the county file does not yet carry. That agreement is why we report both systems rather than choosing one.
The Celiana end units carried the top of the market, a $542,500 median across six sales, but also the widest spread, $490,000 to $610,000. The two Bellinis sold at $500,000 and $517,500, a $508,750 median. The three Antonias sold at $460,000 to $515,000, a $479,000 median. By bedrooms, two-bedroom units sold at a $500,000 median and two-bedroom-plus-den Celianas at $542,500.
Terrace II led at a $550,000 median on four sales, helped by two Celiana closings at $585,000 and $610,000. Terrace I sold at $500,000 on four and Terrace III at $490,000 on three. With three or four sales per association, the plan mix explains more of the spread than the association does, but dues and management history still reach a buyer's offer.
Alberi Acqua condos are worth the most as Celiana end units and on upper floors: over the last 12 months Celianas sold at a $542,500 median against $508,750 for Bellinis and $479,000 for Antonias, and on county resales since 2022 third-floor units sold about 10.7 percent higher per square foot than first-floor units, a premium the county's $5,000-a-floor grid understates.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Collier County Property Appraiser recorded-sales file and 2026 preliminary roll, published 29 Aug 2026)
Plan | County sq ft | Bedrooms and baths | Units on Acqua Court | Where it sits | Lennar price, January 2012 | Median sale, last 12 months |
|---|---|---|---|---|---|---|
Antonia | 1,194 | 2 bedrooms, 2 baths | 48 | Positions 4 and 5 on floors 1 to 3; 3 and 4 on floor 4 | $179,990 | $479,000 (3 sales) |
Bellini | 1,232 | 2 bedrooms, 2 baths | 96 | Positions 2, 3, 6 and 7 on floors 1 to 3; 1, 2, 5 and 6 on floor 4 | $194,990 | $508,750 (2 sales) |
Celiana | 1,408 | 2 bedrooms plus den, 2 baths | 36 | End units, positions 1 and 8 on floors 1 to 3 | $209,990 | $542,500 (6 sales) |
Celianas are the only two-bedroom-plus-den plan and the only end units, 36 of the 180, and none was for sale on September 23, 2026. They produced the year's top sales at $585,000 to $610,000 and the five-year high of $690,000. They also produced the $490,000 and $500,000 sales, which is the evidence that condition and presentation, not the plan alone, decide where a Celiana lands.
Bellinis are the most common plan, 96 units, and the only plan on every floor including the fourth, where the corner Bellinis carry the highest county value of any Bellini in the building. The two Bellini sales of the last year, a fourth-floor unit at $500,000 and a third-floor unit at $517,500, both sat above the Antonia median.
Antonias are the smallest plan at 1,194 square feet and the value entry to Acqua Court. The three sales of the last year ran from $460,000 for a first-floor unit that went under contract in 5 days to $515,000 for a third-floor unit that took 198. The spread is mostly floor and the list price the seller opened at.
The county's 2026 preliminary grid runs from $402,380 for a first-floor Antonia to $475,160 for a third-floor Celiana, rising $5,000 a floor. The recorded resales since 2022 say buyers pay more for height than that: about 10.7 percent more per square foot on the third floor and 7.4 percent on the fourth. On a $500,000 unit, the market's floor step is several times the county's.
Five of the six buildings face district lakes 23 to 60 meters to the south and southwest, with state conservation land 66 to 124 meters beyond, and no building fronts the golf course. Which individual units look at water, preserve or parking is not recorded anywhere public, so we document your view with photographs and price it against the sales we can see.
Price per square foot on Acqua Court is a plan, floor and condition index rather than a pure size measure, because every unit is one of three sizes. Over the last 12 months the median was $405.84 a square foot on the county's plan sizes, from $348 to $433, and over five years it was $441.38.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The twelve-month median of $405.84 is a median of each sale's own ratio, not a ratio of averages, and the mean of the eleven per-sale figures is $404.84. The Celiana sales run lower per square foot than the smaller plans at the same price, which is normal: the den adds square feet at a lower marginal value than the kitchen and baths every plan shares.
Lennar's 2012 and 2013 pages and the county roll use 1,194, 1,232 and 1,408 square feet. The recorded declarations state smaller air-conditioned areas, and some listings carry those, so a Bellini can appear at 1,137 square feet. We quote the county figures, which make price per square foot comparable across listings, and we never mix a county size with an air-conditioned one.
Place your unit among the eleven sales by plan, floor and condition, read off the price per square foot of its closest matches, and multiply by your plan's county size. That is a starting estimate, not a valuation, and the steps above adjust it for what the sales cannot show.
Alberi Acqua values have run from a $211,200 median original Lennar price between 2012 and 2014 to a $500,000 twelve-month median today, with a flat stretch from 2014 to 2020, a sharp step in 2021 and 2022, a $565,000 peak in 2024 and a reset to $500,000 in 2025 that has held into 2026.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file, original sales November 2012 to September 2014 and qualified resales, published 29 Aug 2026; Southwest Florida MLS Matrix five-year pull, retrieved 23 Sep 2026)
Year | Closed sales | Median price | Median $ per sq ft | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
2021 (from September 23) | 3 | $475,000 | $351.56 | 100.0% | 2 |
2022 | 16 | $556,950 | $448.01 | 100.0% | 4.5 |
2023 | 8 | $542,500 | $433.81 | 98.1% | 99.5 |
2024 | 7 | $565,000 | $466.72 | 99.1% | 8 |
2025 | 9 | $500,000 | $405.84 | 96.4% | 47 |
2026 (to September 23) | 7 | $517,500 | $420.05 | 96.1% | 68 |
Lennar launched the Terrace plans in January 2012 at $179,990 to $209,990 and raised prices about 22 percent from the first building to the last. The median original closing was $192,650 in 2012, $209,150 in 2013 and $232,100 in 2014, and $211,200 across all 180 units, or $170.40 per county square foot.
Qualified resales barely moved for six years: a $242,000 median in 2014, $269,500 in 2019 and $240,900 in 2020. Owners who sold in that stretch made modest gains, and one 2019 resale is the only one on Acqua Court ever to close below its original price, by 0.3 percent.
The qualified-resale median jumped to $352,000 in 2021 and $559,000 in 2022. That step is the whole appreciation story on Acqua Court. The county's median just value followed, from $220,176 in 2021 to $461,416 in 2023.
The MLS median reached $565,000 in 2024, fell 11.5 percent to $500,000 in 2025 as days on market lengthened and sale-to-list slipped to about 96 percent, and has held at $517,500 for 2026 to date. The 2026 preliminary roll cuts the county's median value 8.1 percent, to $417,640. Anchor on 2026 sales, not on the 2024 peak.
The ten owners who resold between September 2025 and June 2026 sold at a median 140.3 percent above their original Lennar price, a median gain of $292,000 and 7.0 percent compound annual growth, after a median hold of 12.4 years. Over the same recent window, Giaveno resales show plus 98.7 percent and Trevi plus 87.7 percent, reflecting Alberi Acqua's lower entry prices and longer holds.
Alberi Acqua condos took a median 68 days to sell over the last 12 months, from 5 to 274 days, and closed at a median 96.0 percent of their final list price. The five listings on September 23, 2026 had been on the market a median 156 days, which tells a seller how buyers are treating prices above the recent sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 23, 2025 to September 23, 2026 and actives, retrieved 23 Sep 2026)
A 96.0 percent median says Acqua Court buyers negotiate, and with eleven same-plan sales in a year they negotiate with the numbers in hand. The eleven sales ran from 91.1 to 100 percent of list. A list price far above the same-plan sales does not anchor a buyer high; it keeps the unit on the market until the price comes to the sales.
The fastest sales were a first-floor Antonia in 5 days and two Celiana end units in 12 and 27 days in March 2026, each listed close to where it sold. The three slowest, at 190 to 274 days, had each opened 5 to 10 percent above their final price. The first thirty days carry most of a listing's leverage.
Five listings against eleven closings a year is about five and a half months of supply, balanced rather than tight. Four of the five listings were first-floor units and none was a Celiana, so an upper-floor or end-unit seller faces less direct competition than the headline number suggests.
Price to the band your plan and floor can honestly reach, present the unit for its light and any view south, and have the document package and three estoppel figures ready before the first showing. On a patient street, the right price at launch sells faster and usually nets more than a high price followed by reductions.
An Alberi Acqua buyer almost always compares Giaveno, the only other Treviso Bay street where a four-story Terrace condominium carries golf by recorded document. The two share Lennar's plans and identical county values; Alberi Acqua has sold slightly higher over the last year and has the thicker flood margin, while Giaveno has newer buildings and later milestone dates.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 23, 2025 to September 23, 2026, retrieved 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, published 29 Aug 2026; county-filed elevation certificates; Collier County milestone registry and permit files)
Measure | Alberi Acqua (Terrace I to III) | Giaveno (Terrace IV to VI) |
|---|---|---|
Units and buildings | 180 in 6 | 180 in 6 |
Year built (county roll) | 2012 to 2014 | 2015 to 2017 |
Golf by recorded document | Bundled on all units | Bundled on all units |
MLS closings, last 12 months | 11, median $500,000 | 13, median $480,000 |
Median $ per square foot | $405.84 | $397.80 |
Median days on market | 68 | 54.5 |
Median sale-to-list | 96.0% | 95.2% |
2026 preliminary county median value | $417,640 | $417,640 |
2026 median MLS total recurring fees | $18,620 | $18,700 |
First floors against today's 8-foot base flood elevation | 8.00 to 8.24 ft, at or above | 7.74 to 7.94 ft, below |
Building re-roof permits, 2020 to August 2026 | 0 of 6 | 4 of 6 |
First milestone inspections due | 2038 and 2039 | 2039 to 2042 |
A buyer should choose Alberi Acqua for golf with the thicker flood margin, one manager across all three associations and the street that has held the top resale price in the Terrace group. A buyer should choose Giaveno for the same membership at about $20,000 less, newer buildings and re-roofs already permitted. Your valuation has to sit where a Giaveno shopper can say yes to Acqua Court.
Trevi sells the same plans without golf in eight buildings finished 2016 to 2019, and sold 16 units at a $407,500 median over the same year. A buyer who does not want golf leaves Acqua Court for Trevi; a buyer who does comes back. Price your unit against Giaveno, not Trevi.
Online estimates miss on Alberi Acqua condos because they see 180 units in three sizes and a county grid that steps $5,000 a floor, but not the recorded golf membership, the view, the condition, the age of the air conditioner or the flooring approvals that actually move an Acqua Court price, and some read the wrong square footage for the plan.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and recorded-sales file, published 29 Aug 2026)
The county values every Alberi Acqua building identically, by plan and floor, from $402,380 to $475,160 in 2026. Estimates that lean on assessed values inherit that flatness, while the same Celiana plan sold for $490,000 and $610,000 in the same year.
A model fed a listing that uses the declaration's air-conditioned area sees a Bellini at 1,137 square feet; one fed the county roll sees 1,232. The two produce different per-square-foot comparisons for the same unit, and neither model knows which it received.
A model sees the $5,350 golf fee as a carrying cost and nothing more. The market sees a membership that cannot be bought separately, and the county's own grid puts Alberi Acqua $80,000 above Trevi's identical plans for it.
An assessed just value is the county's mass-appraisal figure for taxation, and the 2026 figures are preliminary until the roll is certified. It is useful for one thing a seller should know: it does not distinguish a renovated unit from an original one. It is neither a price nor an appraisal.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the same-plan sales and your unit's documents. If it is high, better to know before you list than after a season on the market.
The golf membership adds real value to an Alberi Acqua valuation: every unit is submitted to the recorded Treviso Bay Golf Club Declaration, the county values the street exactly $80,000 above Trevi's identical plans without golf, and recorded resales since September 2025 show a $90,000 median premium, 22.0 percent, over Trevi.
Data updated: September 2026 (Collier County Property Appraiser 2025 and 2026 preliminary rolls and recorded-sales file, published 29 Aug 2026; recorded Golf Club instruments, Collier County Clerk; Treviso Bay 2026 Annual Fee Sheet)
Terrace I sits in Exhibit A of the original Golf Club Declaration recorded March 15, 2012 (OR 4774 PG 2841). Terrace III was annexed on August 16, 2013 (OR 4956 PG 271) and Terrace II on March 6, 2014 (OR 5014 PG 1682). The 2018 restated declaration (OR 5582 PG 3518) makes membership mandatory in Section 1.13 and inseparable from the unit in Section 4.6.
A golf-bundled unit pays the $5,350 Golf Association fee every year, and the buyer pays a $7,500 Golf Club capital contribution at closing. Against Terrace VII at Trevi, a Terrace I owner's effective annual cost is about $5,130 higher once the slightly lower Terrace I dues are netted off. The master association's FAQ states that no additional golf memberships are available.
A blank golf fee field in the MLS can make a buyer think a unit is not golf-bundled; nine of the 55 Alberi Acqua MLS records of the last five years show no club fee. We put the instrument numbers and a current Golf Club estoppel in the listing file so a buyer's agent can confirm the membership in minutes.
Age usually costs a condominium, and Acqua Court's buildings are the oldest terrace buildings in Treviso Bay. So far the market has priced the membership above the age: Alberi Acqua buyers paid Lennar the least of any Terrace group, and today the street resells at the top of the three.
An Alberi Acqua buyer prices in five recurring lines, the Terrace dues, the $7,420 master fee, the $5,350 golf fee, the $750 dining minimum and the $2,288.83 district assessment on the tax bill, plus about $15,799 of known community charges at closing, most of it two $7,500 capital contributions, and a tax bill that resets on the purchase price.
Data updated: September 2026 (Treviso Bay 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 Adopted Budget; Southwest Florida MLS fee fields on 2026 listings, retrieved 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
The associations do not publish budgets, so the dues are the 2026 figures entered on MLS listings: $5,200 a year in Terrace I, $5,000 in Terrace II and $5,976 in Terrace III. Terrace I rose from $720 a quarter in 2022 to $1,300, and Terrace III from $786 to $1,494. The Terrace estoppel is the binding figure.
The 2026 master fee is $7,420, the Golf Association fee $5,350 and the food and beverage minimum $750, per the fee sheet. Each is the same for every unit on the street, so they set Acqua Court's level against Trevi and Giaveno rather than your unit's place on it.
The Wentworth Estates Community Development District bills $1,499.21 of operations and $789.62 of debt service per unit for fiscal 2027 on the tax bill, which MLS fee totals leave out. The debt portion ends with the district's bond maturity on May 1, 2037.
The median 2026 preliminary total bill across the 180 units is $4,072.00, against $3,460.10 at Trevi. With only 22 units homesteaded, most bills already carry no exemption, but a buyer's bill resets on the purchase price, so the buyer's estimate uses your price, not your bill.
Each line is a disclosure from a different party on a different billing cycle. We show the guide's annual range, about $20,800 to $22,100 a year by association, with every line and its source beside it, so a buyer sees exactly what makes up the total.
The milestone and reserve-study records support an Alberi Acqua valuation: Collier County lists all six buildings as not yet due, with first inspections by December 31, 2038 and 2039, and all three associations appear in the state's structural integrity reserve study database. The open questions are what the studies say and how the original roofs are funded.
Data updated: September 2026 (Collier County milestone registry and Milestone Buildings by Year, retrieved 23 Sep 2026; Florida DBPR structural integrity reserve study databases)
Buildings 1, 2, 5 and 6 (9715, 9719, 9731 and 9735) are due by December 31, 2038 and buildings 3 and 4 (9723 and 9727) by December 31, 2039, under Collier County's 25-year option inside its three-mile saltwater buffer. No other Treviso Bay building is due earlier. A buyer who sees the registry record in the listing file prices the date as a schedule, not a risk.
The databases record that a study was submitted, not what it found. We have not seen the three studies and do not state their findings or funding. The buyer receives the most recent study through the resale package, and a buyer who reads a clear funding plan discounts less.
Collier County's permit files show no roof replacement permit on any Acqua Court building from January 2020 to July 2026, which suggests the concrete tile roofs are original, now about 12 to 13 years old, while four of Giaveno's six buildings were re-roofed in 2025 and 2026. A buyer reads an original roof as a future reserve line.
A unit whose file holds the registry record, the reserve study or its summary, the budget and clean estoppels is valued at the street's level. Where an answer is missing, we tell you how buyers are likely to discount it and which document would remove the discount.
The flood zone affects an Alberi Acqua valuation at the street level: all six buildings are in FEMA Zone AE with an 8-foot base flood elevation on the map effective February 8, 2024, so every financed buyer needs adequate flood coverage, and the four surveyed first floors at 8.00 to 8.24 feet give Acqua Court a thicker margin than Giaveno's 7.74 to 7.94.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J, effective 8 Feb 2024; FEMA preliminary map, March 2025; county-filed elevation certificates)
The certificates filed with Collier County put first floors at 8.09 feet (9723), 8.19 (9727), 8.24 (9731) and 8.0 (9735), and the air-conditioning pads at 7.4 to 7.9 feet. No certificate is indexed for 9715 or 9719. When the certificates were signed, the base flood elevation here was 6 feet; the 2024 map raised it to 8.
FEMA's March 2025 preliminary map reissues the panel as 12021C0603K with no change to the AE-8 designation on Acqua Court. Lenders and insurers rate from the effective 2024 map, and a buyer's agent will check the preliminary map again at closing.
The declarations have the association insure the building but make its flood and wind coverage elective (Sections 15.3.4 and 15.3.7), and each owner's HO-6 must cover interior finishes, fixtures, the air-conditioning equipment, the water heater and cabinets. Collier County's Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums.
Give buyers the building's elevation certificate, the association's insurance declarations and your HO-6 details early, and have the permit for any raised air-conditioning replacement. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move an Alberi Acqua number before listing are the ones the declarations put on the owner: the air-conditioning equipment and water heater, board approval for any hard flooring above the ground floor, board approval for any shutter or alteration, and presentation that shows your plan's light, space and any view south toward the lakes.
Much of the original 2013 and 2014 equipment is due. A permitted replacement, raised to the 9-foot level the county requires where the pad sits below it, removes the first item a buyer's inspector will flag and answers the flood question at the same time.
Find the board's letter for any tile or wood above the ground floor, with its padding specification. Terrace II's 2025 rules call the floors uninsulated and noise a frequent complaint, so an approved installation is worth more than an unapproved one.
Impact glass windows and sliding doors may not be altered under Section 11.1.5, and any shutter or exterior-visible change needs both the board's and the master association's approval. Keep the letters in the listing file.
On Acqua Court the market pays for plan, floor and golf status first. Fresh paint, working air conditioning and approved flooring help; a new kitchen rarely returns its full cost here. Aim any renovation at the band your plan and floor can reach, and ask us before you spend.
Many Acqua Court buyers are seasonal and want a unit ready to use. Furniture can convey by bill of sale, and a well-furnished unit photographed for its light often competes better than an empty one.
A free in-person Alberi Acqua valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the unit, checks the plan, floor, air conditioner, flooring approvals and view, and you receive a written opinion of value with the same-plan sales and a recommended list price.
The same-plan recorded and MLS sales with dates and sources; the live competition on Acqua Court, at Giaveno and at Trevi; the fee lines and closing charges your buyer will underwrite; your building's milestone year and elevation certificate; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list.
If you decide to sell, our Alberi Acqua seller page sets out the marketing, negotiation, costs and the three estoppels. If you decide to wait, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Charlie Carroll, verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Donald Vogler, verified Google review
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Ryan Mitchell, verified Google review
Alberi Acqua owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and before writing this page we tracked every original Lennar sale on Acqua Court back to November 2012, and in the last 12 months we tracked all eleven Alberi Acqua closings in the MLS against the county's deeds.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks units, meets contractors and inspectors, and handles showings for owners who are out of state or in Canada. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Alberi Acqua owners ask about value, answered from the Southwest Florida MLS, Collier County's recorded sales and 2026 preliminary roll, the recorded Terrace and Golf Club declarations, the master association's fee sheet and FEMA's map, each with its window and source.
Recent sales ran from $460,000 to $610,000 over the last 12 months, median $500,000 and $405.84 per square foot. Your plan, floor, position and condition place you in that range.
Start from the recorded sales of your plan, adjust for floor, position, condition, the air conditioner and flooring approvals, and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Eleven sales: $460,000, $479,000, $490,000, three at $500,000, $515,000, $517,500, $585,000, $595,000 and $610,000, a $500,000 median and $5,751,500 in total.
The six Celiana sales of the last 12 months ran $490,000 to $610,000, a $542,500 median, and the five-year high was a Celiana at $690,000 in June 2025.
The two Bellini sales of the last year were $500,000 on the fourth floor and $517,500 on the third, a $508,750 median.
The three Antonia sales of the last year ran $460,000 to $515,000, a $479,000 median; the smallest plan is Acqua Court's value entry.
Yes. On county resales since 2022, third-floor units sold about 10.7 percent higher per square foot than first-floor units and fourth-floor units about 7.4 percent higher, more than the county's $5,000-a-floor grid.
Because models see a flat county grid, sometimes the wrong square footage for the plan, and no record of the golf chain, view, condition or equipment age that move an Acqua Court price.
No. The 2026 preliminary grid, $402,380 to $475,160, is a mass-appraisal figure for tax, and the same Celiana plan sold for $490,000 and $610,000 in the same year.
A median of $405.84 over the last 12 months, from $348 to $433, and $441.38 over five years, on the county's plan sizes.
From a $211,200 median original price in 2012 to 2014 to a $500,000 twelve-month median today. Owners who resold since September 2025 gained a median 140.3 percent.
Yes. The MLS median fell 11.5 percent from $565,000 in 2024 to $500,000 in 2025, and has held at $517,500 for 2026 to date.
Five on September 23, 2026, from $439,000 to $525,000, a $475,000 median list price, four on the first floor and none a Celiana. Listings change weekly.
A median of 68 days over the last 12 months, from 5 to 274; the fastest sales were listed close to where they sold.
A median 96.0 percent over the last 12 months, from 91.1 to 100 percent; 98.5 percent over five years.
For a prepared unit priced to its plan's sales, yes: five listings against eleven sales a year is about five and a half months of supply, and no Celiana was listed.
Yes. The county values Alberi Acqua exactly $80,000 above Trevi's identical plans without golf, and recorded resales since September 2025 carry a $90,000 median premium.
With the recorded chain, OR 4774 PG 2841 for Terrace I, OR 4956 PG 271 for Terrace III or OR 5014 PG 1682 for Terrace II, plus OR 5582 PG 3518, and a current Golf Club estoppel.
A little. Dues differ, $5,000 to $5,976 a year on 2026 MLS records, and the twelve-month medians were $550,000, $500,000 and $490,000 for Terrace II, I and III, driven mostly by the mix of plans sold.
Yes, though no public record says which units have one. Five of the six buildings face district lakes to the south with conservation land beyond; we photograph and price your view.
Yes. The $460,000 to $500,000 sales show the market for units closer to original condition, and buyers who plan to renovate budget for it.
It helps. The owner maintains the equipment, a buyer's inspector flags original units, and a permitted replacement raised to the county's 9-foot level answers the flood question too.
Only with the board's written approval and approved padding. Without the letter, the board can order them changed, which a buyer prices.
Not if you lead with it. Collier County lists the buildings as not due until December 31, 2038 or 2039, and the registry record belongs in your listing file.
It can. All three associations appear in the state's database of submitted studies; the contents are not public, and a buyer who reads a clear funding plan discounts less.
It sets the street's level rather than your unit's place in it. All six buildings are in Zone AE with an 8-foot base flood elevation, and the four surveyed first floors sit at or above it.
The fees are costs the buyer underwrites: Terrace dues, $7,420 master, $5,350 golf, $750 dining and $2,288.83 district, about $20,800 to $22,100 a year. They shape what buyers pay for the street.
The buyer: $7,500 to the master association and $7,500 to the Golf Club under the 2026 fee sheet. They do not reduce your net, but a buyer counts them in the cost of getting in.
Similar if you are not homesteaded; most Acqua Court owners are not. The median 2026 preliminary total bill is $4,072, and a buyer's bill resets on the purchase price.
Near twins: same plans, same golf status and identical county values. Alberi Acqua sold at a $500,000 median over the last year against Giaveno's $480,000.
A valuation for pricing strategy; an appraisal only if you need a formal opinion for an estate, divorce or lender. Your buyer's lender orders its own appraisal either way.
With eleven sales a year and identical Giaveno plans, an appraiser usually has comparables. We hand over the same-plan sales, the golf chain and your permits so adjustments rest on documents.
Consider the rules first: leases of at least 30 days, no more than four a year, and a social transfer fee of $400 to $850 for a tenant who wants amenity access.
Often yes for a seasonal buyer. Furniture can convey by bill of sale; list what conveys so the lender and appraiser treat it correctly.
Get a written valuation from your plan's sales, request the association's document package and the three estoppel figures, and check your air conditioner's age. Call Jesse McGreevy at (239) 898-6072.
Every Alberi Acqua figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, Florida Division of Corporations filings, Florida Statutes and state agencies, Collier County and federal records, the master association's and Golf Club's own documents, the Collier County Property Appraiser's bulk files published August 29, 2026, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Alberi Acqua owner always opens the official, current copy. We host nothing ourselves.
Document | What it proves for an Alberi Acqua valuation | Official authority |
|---|---|---|
Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026 | The master, golf, dining and capital contribution lines a buyer underwrites | |
Treviso Bay Frequently Asked Questions, 2025 | That golf bundling was set by the developer and no additional memberships are available | |
Wentworth Estates CDD FY2027 Adopted Budget | The $2,288.83 district line and the 2037 bond maturity | |
Collier County milestone buildings by year | The 2038 and 2039 Acqua Court deadlines | |
Collier County three-mile saltwater boundary for milestone inspections | Why the first inspection comes at 25 years | |
Elevation certificate, 9723 Acqua Ct | First floor 8.09 feet | |
Elevation certificate, 9731 Acqua Ct | First floor 8.24 feet | |
Elevation certificate, 9735 Acqua Ct | First floor 8.0 feet | |
FEMA NFIP summary of coverage, condominium buildings | How the association's building flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives, including the reserve study |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Alberi Acqua sits inside the East Naples golf-community market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides an Acqua Court sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates 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. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files published August 29, 2026. Brokered by Domain Realty.