Updated September 2026
The same three Lennar Veranda plans closed from $525,000 to $632,000 in the last 24 months. McGreevy and Comisar value your unit from its own plan's sales, its floor and outlook, its building's flood record and the fee stack your buyer will carry, 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 Avellino at Treviso Bay condo has recently been worth between about $525,000 and $632,000, depending on plan, floor, outlook and condition. The Southwest Florida MLS counts 14 Avellino closings in the 24 months to September 23, 2026 at a median of $566,250 and $377.78 a square foot, and 47 closings in five years at a median of $600,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium AVELLINO, 24-month window closed 23 Sep 2024 to 23 Sep 2026 and five-year window closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; the 12-month window holds 7 closings, under 10, so it carries no median; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
Every Avellino building repeats the same three Lennar Veranda plans in the same six positions on each floor, so what your unit is worth comes down to which plan, which floor, which outlook and what has been done to it. The three Veranda condominiums, the detached garages, the elevation certificates and the permit history are covered in full on our Avellino at Treviso Bay guide, and the wider community on our Treviso Bay community guide. This page is about the number, and how we arrive at it for your unit. If you are ready to sell, read how we sell Avellino at Treviso Bay homes; if you are buying, read our Avellino at Treviso Bay buyer guide.
Across five years of MLS sales, reading the plan from each unit’s position, the Bromelia, 1,414 county square feet, closed at a $581,000 median on 12 sales; the Diangelo, 1,454 square feet, at $582,500 on 18; and the Arabella end unit, 1,661 square feet, at $625,000 on 17. In the last 24 months Arabellas closed from $550,000 to $632,000 and Diangelos from $525,000 to $605,000.
A median of $566,250 describes the neighborhood, not your unit. The same Arabella plan closed at $632,000 on a first floor at 9513 and at $550,000 on a second floor at 9510 inside the same 24 months. Floor, outlook, condition, timing and how long the listing sat separate them, and a first-floor end unit is a different product from a second-floor interior.
Seven Avellino units closed in the twelve months to September 23, 2026. We publish a median only on ten or more sales, so we widen to 24 months, which holds 14. Every headline figure on this page names that window, and the five-year record of 47 sales sits beside it.
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 Avellino condo because the valuation is built from Avellino’s own sales back to Lennar’s first closings in 2015, the building’s elevation certificate, the recorded Veranda declarations and the no-golf clause, 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 neighborhood’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 record and your unit’s own documents, and Marc Comisar walks the unit and the garage 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.
The 2024 median was $605,000 on eleven sales, and the six 2026 sales to date have run $525,000 to $610,000. In the 24-month window, units priced to the market went under contract within about two weeks, while the five that sat 97 to 227 days closed $5,000 to $61,500 below their last list price. A valuation that is right the first time is worth more in this market than in 2022.
This valuation page gives you the number. Our seller page, how we sell Avellino at Treviso Bay homes, covers marketing, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Treviso Bay home valuation page, because estate homes, coach homes and Terrace condominiums price very differently.
An Avellino condo is valued by starting from the recorded sales of the same Veranda plan, then adjusting for floor, outlook, condition, the building’s flood margin, the association’s dues and time, and finally testing the number against the five live Avellino listings and the Venezia non-golf units a buyer will tour on the same afternoon.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; county-filed elevation certificates)
An Avellino unit number is the county building number, the floor and the position. Positions 1 and 6 are Arabella end units, 2 and 5 Bromelia and 3 and 4 Diangelo, on both floors. Unit 1923 is county building 19, which is 9510 Avellino Way, second floor, a Diangelo. The plan sets the starting comparable before anything else.
A Bromelia starts from the $581,000 five-year median on 12 sales; a Diangelo from $582,500 on 18; an Arabella from $625,000 on 17. The 24-month MLS sales then tell us where the plan is trading now, which in 2026 is below the 2023 and 2024 level.
Five-year medians were $600,000 on the first floor and $586,000 on the second, and price per square foot differed by about 1.5 percent. The county’s grid adds $5,000 upstairs. Speed is where the floor shows: in 24 months first-floor units sold in 0 to 48 days and second-floor units in 8 to 227.
Every Avellino building backs onto a lake, the north-side buildings onto a lake of about 14 acres and the south-side buildings onto two smaller lakes, but each unit’s view is its own. No public record surveys unit views, so we price the outlook on a walk-through rather than from a map.
Kitchens, baths, flooring, lighting and the age of the air conditioner and water heater separate a $525,000 Diangelo from a $605,000 one. Twenty-three unit A/C replacement permits on Avellino Way since February 2023 show the original systems aging out, so a new permitted system counts.
Eight Avellino buildings have surveyed first floors 0.04 to 0.39 feet above today’s 8.0 foot base flood elevation and four, 9521, 9528, 9529 and 9532, sit 0.06 to 0.26 feet below it. The market has not shown a clean discount for the four, but a buyer’s flood quote reads the certificate, so we price the question in.
A Veranda III buyer carries $6,320 a year in condominium dues on 2026 MLS listings against $6,260 for Veranda II and $6,000 for Veranda IV. Every buyer also carries the $2,441.75 CDD line the MLS total omits, and no golf line. A buyer who sees the full stack early discounts less for surprise.
The 2023 median was $590,000 on 13 sales and the 2024 median $605,000 on 11; the 2026 sales to date have run $525,000 to $610,000. A 2024 sale is not a 2026 comparable without a time adjustment, and a 2024 Arabella at $640,000 is not today’s Arabella price.
On September 23, 2026 the MLS showed five Avellino listings asking $499,000 to $599,000, median $540,000, with a 21-day median on market, and one pending. Your number has to make sense to a buyer standing in all five and in Venezia’s non-golf buildings across the boulevard.
Avellino condos sold fourteen times in the 24 months to September 23, 2026, at a Southwest Florida MLS median of $566,250, from $525,000 to $632,000, for $8,077,500 in total. Only seven of those closed in the most recent twelve months, which is why this page uses the 24-month window and lists every sale rather than leaning on a twelve-month median.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2024 to 23 Sep 2026, pulled 23 Sep 2026; plan and floor read from each unit number)
Closed | Building | Plan | Floor | Sale price | Price per county sq ft | Days on market |
|---|---|---|---|---|---|---|
December 2024 | 9514 Avellino Way | Diangelo | 1 | $605,000 | $416 | 15 |
March 2025 | 9514 Avellino Way | Arabella | 1 | $625,000 | $376 | 0 |
April 2025 | 9513 Avellino Way | Arabella | 1 | $632,000 | $380 | 0 |
May 2025 | 9529 Avellino Way | Arabella | 1 | $630,000 | $379 | 12 |
June 2025 | 9525 Avellino Way | Diangelo | 2 | $565,000 | $389 | 141 |
July 2025 | 9529 Avellino Way | Diangelo | 1 | $575,000 | $395 | 48 |
August 2025 | 9517 Avellino Way | Diangelo | 2 | $530,000 | $365 | 177 |
November 2025 | 9510 Avellino Way | Diangelo | 2 | $560,000 | $385 | 103 |
January 2026 | 9509 Avellino Way | Diangelo | 2 | $564,000 | $388 | 32 |
February 2026 | 9510 Avellino Way | Diangelo | 2 | $525,000 | $361 | 8 |
April 2026 | 9528 Avellino Way | Arabella | 1 | $610,000 | $367 | 11 |
April 2026 | 9528 Avellino Way | Arabella | 2 | $567,500 | $342 | 97 |
May 2026 | 9529 Avellino Way | Diangelo | 1 | $539,000 | $371 | 2 |
August 2026 | 9510 Avellino Way | Arabella | 2 | $550,000 | $331 | 227 |
Every unit listed as two bedrooms plus a den and two baths. Price per square foot is sale price divided by the county plan size, which matches the MLS living area on every one of these sales.
Three of the fourteen closed between $500,000 and $549,999, six between $550,000 and $599,999 and five at $600,000 or more. All five sales at $600,000 or more were first-floor units, four of them Arabellas. Nothing closed under $525,000.
In the 24 months Veranda II recorded seven sales from $525,000 to $632,000, Veranda IV five from $539,000 to $630,000 and Veranda III two, at $530,000 and $565,000. Each is under ten sales, so we show ranges, and over five years the three associations trade within about three percent of each other at the median.
The Treviso Bay community recorded 82 closings in the twelve months to September 23, 2026 at a $570,000 median, with 28 listings active that day. That figure mixes single-family estates, coach homes, golf-bundled Terrace condominiums and Veranda condominiums. The Avellino figure on this page is the one that applies to your unit, and every number here carries its window.
Avellino condos are worth most as first-floor Arabella end units and least as second-floor interior units, on the record. Five years of MLS sales put the Arabella at a $625,000 median against $582,500 for the Diangelo and $581,000 for the Bromelia, and put first-floor units at a $600,000 median against $586,000 on the second floor.
Data updated: September 2026 (Southwest Florida MLS Matrix, five-year and 24-month windows to 23 Sep 2026; plan read from unit position; Collier County Property Appraiser 2026 preliminary roll)
Position | 1 | 2 | 3 | 4 | 5 | 6 |
|---|---|---|---|---|---|---|
First floor | Arabella, 1,661 | Bromelia, 1,414 | Diangelo, 1,454 | Diangelo, 1,454 | Bromelia, 1,414 | Arabella, 1,661 |
Second floor | Arabella, 1,661 | Bromelia, 1,414 | Diangelo, 1,454 | Diangelo, 1,454 | Bromelia, 1,414 | Arabella, 1,661 |
Each building holds four Arabellas, four Bromelias and four Diangelos. Lennar’s later air-conditioned figures for the same plans are 1,569, 1,355 and 1,366 square feet; the county figure is the larger.
Two bedrooms plus a den and two baths in an interior position, 1,414 county square feet. Twelve MLS sales in five years at a $581,000 median and $408 a square foot, the highest per foot of the three plans. None closed in the 24-month window, so a Bromelia valuation leans on the five-year record and on the three Bromelias listed and the one pending on September 23, 2026.
Two bedrooms plus a den and two baths in the center positions, 1,454 county square feet. Eighteen MLS sales in five years at a $582,500 median. Eight Diangelos closed in the 24-month window from $525,000 to $605,000, the high a first-floor unit at 9514 in December 2024.
Two bedrooms plus a den and two baths in the end positions, 1,661 county square feet, with end-unit windows. Seventeen MLS sales in five years at a $625,000 median, about $40,000 above the interior plans but lower per square foot, the normal pattern for a larger end unit. Lennar built the premium in from the start: $284,750 median original price against $250,000 for the Bromelia.
The Lennar 2014 price list put every second-floor unit $8,000 above the same plan downstairs, and the county still adds $5,000. The resale market has gone the other way on speed and roughly even on price: five-year medians of $600,000 downstairs and $586,000 upstairs, and first-floor units selling in days while several second-floor units sat for months.
A second-floor Arabella at 9510 closed at $550,000 in August 2026 after 227 days, below every first-floor Diangelo of the window. It is a weak comparable for Arabellas generally: second floor, the slowest listing of the window, and a price that says more about that listing than about the plan.
Price per square foot at Avellino is a floor, condition and timing index more than a size measure, because the three plans differ by only 247 county square feet and the larger Arabella always reads lower per foot. The 24-month MLS median was $377.78, the five-year median $388.58, and the 24-month sales ran from $331 to $416 a county square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
The county roll measures the plans at 1,414, 1,454 and 1,661 square feet; Lennar’s later marketing used 1,355, 1,366 and 1,569, the air-conditioned area. Two older MLS records used the smaller figures. Price per foot on the county basis will always read lower, so use one system consistently when you compare Avellino with another community.
Year closed | MLS sales | Median price per sq ft, where the year holds 10 or more |
|---|---|---|
2022 | 9 | Under 10 |
2023 | 13 | $404.17 |
2024 | 11 | $412.65 |
2025 | 7 | Under 10 |
2026, to September 23 | 6 | Under 10 |
The 24-month window, which spans late 2024 to 2026, carries a $377.78 median, so the per-foot level has come down roughly 8 percent from the 2024 year.
Place your unit among the recent sales by plan and floor, 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 outlook, condition and the live competition.
Avellino values have roughly doubled from their original Lennar prices. Lennar closed all 144 units from February 2015 to November 2017 at a $264,300 median; the county’s qualified-resale median jumped from $288,500 in 2020 to $369,500 in 2021 before reaching the $600,000 level in 2022, and the ten resales since 2025 show a median gain of 115.0 percent over the original price.
Data updated: September 2026 (Collier County Property Appraiser qualified sales, Lennar closings 2015 to 2017 and resales to 2026; Southwest Florida MLS Matrix five-year window)
All 144 original sales are on the county roll: 56 in 2015, 37 in 2016 and 51 in 2017, at a median of $264,300 and $176.80 a county square foot, ranging from $232,000 to $310,200. By plan, the median original price was $250,000 for the Bromelia, $263,900 for the Diangelo and $284,750 for the Arabella.
For the 79 units with an original sale and a later qualified resale, the median gain is 94.1 percent, or $257,000, over a median hold of 5.6 years, a median compound annual return of 9.2 percent before carrying costs. For the ten resales dated 2025 or later, the median gain is 115.0 percent, or $307,700. One unit has ever resold below its original price: an Arabella bought in 2015 and resold in 2017.
Year closed | Sales | Median, where 10 or more | Range |
|---|---|---|---|
2021, from September 23 | 1 | Single sale | $500,000 |
2022 | 9 | Under 10 | $575,000 to $650,000 |
2023 | 13 | $590,000 | $545,000 to $679,000 |
2024 | 11 | $605,000 | $540,000 to $640,000 |
2025 | 7 | Under 10 | $530,000 to $632,000 |
2026, to September 23 | 6 | Under 10 | $525,000 to $610,000 |
An owner who bought from Lennar holds a large gain on paper, and its size now depends on plan and floor more than purchase year. An owner who bought in 2022 to 2024 at $600,000 to $650,000 should compare this year’s sales with their own price before listing; one recorded chain at 9529 went from $630,000 in 2022 to $539,000 in 2026.
Avellino condos took a median of 23.5 days on market and closed at a median 97.1 percent of the final list price in the 24 months to September 23, 2026, against 30 days and 97.7 percent across the five-year record. The five listings on market that day had a median of 21 days, and the pending listing had been on market 181 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, 24-month and five-year windows, pulled 23 Sep 2026)
A 97.1 percent median says Avellino buyers negotiate moderately when the price is right. The lowest ratio in the window was 90.2 percent, on a second-floor Arabella after 97 days, and the highest 100 percent, on a second-floor Diangelo that closed in 8 days at its asking price of $525,000.
Individual sales took from 0 to 227 days. The seven sales that closed within 15 days did so at 96.5 to 100 percent of list; the five that sat 97 days or longer closed $5,000 to $61,500 under their last asking price. An Avellino listing’s leverage sits in its first month.
Five listings against about seven closings a year is about 8.6 months of supply, with one pending on September 23, 2026. That is soft for a 144-unit neighborhood. It rewards a unit priced to its plan’s recent sales and punishes one priced to 2024.
Price to the band your plan and floor can honestly reach, present the unit with its garage, flood certificate and no-golf clause ready, and time the launch for the January-to-April season. In this market the right price at launch sells faster and usually nets more than a high price followed by reductions.
An Avellino buyer almost always compares Venezia, the only other Lennar Veranda condominium in Treviso Bay, built from the same three plans with the same detached garages. Venezia’s golf buildings trade far higher because 36 of its 60 units carry golf by recorded document; its non-golf buildings trade right beside Avellino, and that is the comparison that sets your number.
Data updated: September 2026 (Southwest Florida MLS, 36-month window closed 23 Sep 2023 to 23 Sep 2026, the first window with 10 or more Venezia closings; Collier County Property Appraiser 2026 preliminary roll; recorded golf instruments; county-filed elevation certificates)
Measure | Avellino (Veranda II, III and IV) | Venezia (Veranda I) |
|---|---|---|
Units and buildings | 144 in 12 | 60 in 5 |
Year built | 2015 to 2017 | 2013 and 2014 |
Golf by recorded document | None | 36 golf units; 24 withdrawn in 2013 |
MLS closings, 36 months | 28 | 14 |
Median sale, 36 months | $600,000 | $760,000 |
Median price per sq ft, 36 months | $385 | $490 |
Median days on market, 36 months | 35 | 27 |
2026 preliminary county median value | $461,890 | $541,890 golf; $431,890 non-golf |
Annual golf line | $0 | $5,350 on golf units |
Garage | Detached one-car | Detached one-car |
First floors against today’s 8.0 ft line | 8 of 12 buildings above | 4 of 5 buildings below |
A buyer should choose Avellino for the Veranda plan and garage without golf dues, a choice of twelve buildings, stronger flood margins and a larger dog allowed. A buyer should choose Venezia only for a deeded golf membership in 9836, 9840 or 9844. Your valuation has to sit where a non-golf Venezia shopper can say yes to Avellino’s newer building and flood margin.
Venezia’s four non-golf sales in the 36 months closed at $565,000 to $600,000, inside Avellino’s own band. The county values those units $30,000 below the identical Avellino unit and the golf units $80,000 above it, a $110,000 gap on every plan and floor that is the golf membership valued into the unit. Golf Venezia sales are not comparables for your unit.
A buyer who wants a third bedroom and an attached garage tours Casoria at Treviso Bay, the coach homes that also carry no golf. A buyer who wants the lowest price of entry and does not need a garage tours Trevi at Treviso Bay, four-story non-golf Terrace condominiums with carports.
Online estimates miss on Avellino condos because they see three repeated plans, a county roll that values all twelve buildings on one plan-and-floor grid, “Avellino” sales from other communities with the same name, and a market that has eased since 2024, while the price actually turns on floor, outlook, condition and timing that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, published values by plan and floor; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Floor | Bromelia | Diangelo | Arabella |
|---|---|---|---|
First | $447,990 | $459,390 | $481,860 |
Second | $452,990 | $464,390 | $486,860 |
The 2026 preliminary roll values every Avellino building on this grid, identically. Recent sales have run about 20 percent above it. Estimates that lean on assessed values inherit both the flatness and the gap.
Avellino Isles in The Vineyards, Avellino at Miromar Lakes in Lee County and Villa Avellino in Old Naples all share the name, and portal pages mix their sales in. If a report shows an “Avellino” unit larger than 1,661 square feet, the largest plan on Avellino Way, it belongs to a different community.
Models trained on 2022 to 2024 sales carry the peak forward. The 2024 median was $605,000; 2026 sales to date ran $525,000 to $610,000. An estimate that has not caught the change will read high on a second-floor interior unit and may read low on a first-floor Arabella.
A model cannot see a lake outlook, a renovated kitchen, an approved hard floor upstairs, a new permitted A/C system or a first floor below the flood line. At Avellino those, with the floor, are the price.
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. If it is high, better to know before you list than after a season on the market.
An Avellino buyer prices in about $16,600 to $16,900 a year in association, district and dining charges before tax and insurance, about $8,300 in one-time Master Association charges at closing, and a Collier County tax bill that resets after purchase. There is no golf line, which is part of why an Avellino buyer can pay what they do for the plan.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; 2026 Avellino MLS listings for condominium dues; Collier County Property Appraiser 2026 preliminary roll)
On 2026 Avellino listings, agents entered Veranda II at $1,565 a quarter, Veranda III at $1,580 and Veranda IV at $1,500. The associations do not publish their budgets. Listings show dues roughly doubling from the $797.36 first-year developer cap. The condominium estoppel certificate is the binding number for a specific unit.
The 2026 fee sheet sets the master assessment at $7,420 a year and a $750 food and beverage minimum. The MLS “total recurring fees” entries for Avellino equal the dues plus those two lines, $14,170 at the median of the listings with fee data.
The Wentworth Estates CDD assesses $1,499.21 for operations and $942.54 for debt service on each Avellino unit for fiscal 2027, $2,441.75 in all, on the county tax bill. The MLS total leaves it out, so a buyer who budgets from the MLS is short by exactly that amount.
The 2026 fee sheet collects a $7,500 Master Association capital contribution, a $50 resale application, a $250 Rookery Bay fee, a $299 master estoppel and a $200 set-up fee, $8,299 before the condominium estoppel. There is no $7,500 Golf Club contribution on an Avellino unit, so an Avellino buyer’s cost of getting in is $7,500 lower than a golf Venezia buyer’s.
The 2026 preliminary roll puts the median Avellino ad valorem tax figure at $4,587.10, before the CDD line. A buyer’s bill resets toward full assessed value after purchase, and a seller’s homesteaded bill says little about it.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which each Veranda association is, while the Treviso Bay Master Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms how both regimes apply to your contract. This is information, not legal advice, and it does not change your number.
The structural record supports an Avellino valuation: every building is two stories, so neither Florida’s milestone inspection law nor its structural integrity reserve study requirement applies, Collier County’s registry lists no Avellino Way building, and the county’s permit files show no roof, structural or storm permit on the street from 2020 through August 2026.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone registry, January 2026; Collier County monthly building permit reports, January 2020 to August 2026)
Buyers have read about Florida condominium special assessments after the post-Surfside laws. Those mandates start at three habitable stories. An Avellino unit carries no milestone deadline and no reserve-study funding plan, which removes a discount a buyer applies to many four-story condominiums, including the Treviso Bay Terraces.
The concrete tile roofs date from 2015 to 2017 and no roof permit appears on Avellino Way. A buyer will still ask how the association will fund the first re-roof. A seller who hands over the reserve schedule answers it; one who cannot invites a discount.
No special assessment, association lawsuit or roof-replacement notice for Veranda II, III or IV was found in the Clerk’s records, the state filings or regional news. Whether one is in force on your unit is stated on the estoppel, and it is the first thing a buyer’s agent reads.
A unit whose file holds the budget, the reserve schedule and a clean estoppel is valued at the market level for its plan and floor. 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 Avellino valuation at the building level: all twelve buildings sit in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024, eight first floors sit 0.04 to 0.39 feet above it and four sit 0.06 to 0.26 feet below, so every financed buyer carries flood coverage and the building’s certificate shapes the quote.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; county-filed elevation certificates; Collier County 2026 Flood Protection Newsletter)
9509 at 8.14 feet, 9510 at 8.09, 9513 and 9514 at 8.04, 9517 at 8.39, 9518 at 8.14, 9521 at 7.74, 9525 at 8.34, 9528 at 7.94, 9529 at 7.79, 9532 at 7.89 and 9533 at 8.24. Each cleared the 6.0 foot elevation in force at certification by 1.74 to 2.39 feet; the four shortfalls are the 2024 map revision.
FEMA’s preliminary 2025 panel 12021C0603K keeps Avellino Way in Zone AE at 8 feet, so no relief is coming from the next map. Lenders and insurers rate from the effective map, and a first floor below the base flood elevation is a rating input when an elevation certificate is submitted.
Each association insures its buildings at full replacement value, with flood and wind coverage at the association’s election under the declarations, and each owner insures the interior, fixtures, A/C, water heater and garage under an HO-6 policy with at least $2,000 of special assessment coverage. 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 master and flood declarations and your HO-6 policy early. A wind-mitigation inspection documents the impact glass and tile roof Lennar specified. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move an Avellino number before listing are the ones a buyer’s inspector and insurer will price: the air conditioner’s and water heater’s age and permits, approval letters for any hard flooring upstairs, the garage’s condition, presentation that shows the lanai and the lake, and a full fee disclosure that removes the CDD surprise.
Under the declarations the A/C equipment and water heater belong to the unit. An original 2015 to 2017 system will be priced as a credit, and seven of the twelve buildings have A/C pads surveyed below 8 feet, so ask Collier County Floodplain Management whether a replacement must be raised before you buy one. The Veranda II rules require water heater replacement at least every ten years.
Section 18.19 of the declarations allows hard flooring above the ground floor only in foyers and bathrooms unless the board approves sound padding. If your second-floor unit has tile or wood throughout, find the approval letter; a missing letter becomes a negotiation point.
The garage door, opener, wiring and fixtures are the owner’s to maintain under Section 8.3.3. A working opener, a clean floor and organized storage photograph well, and the garage is the one feature a Terrace buyer cannot get anywhere else inside the gate.
The recorded sales say plan, floor and timing explain most of the spread from $525,000 to $632,000. A kitchen or bath refresh aimed at the band your unit can reach usually pays; one aimed beyond it rarely does. The post-tension slab rule bars drilling into the slab and ceiling fixtures not originally built in, so plan lighting changes carefully.
Most Avellino buyers are seasonal, and many want a unit ready to use. Furniture can convey on a separate inventory, and a well-furnished unit photographed for the lake outlook often competes better than an empty one, although furniture rarely returns its full cost.
A free in-person Avellino at Treviso Bay 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 and the garage, checks the plan, floor, air conditioning, flooring approvals and outlook, and you receive a written opinion of value with the same-plan sales and a recommended list price.
The same-plan MLS and recorded sales with dates and sources; the live competition in Avellino and Venezia’s non-golf buildings; the fee stack, CDD line and tax reset your buyer will underwrite; your building’s 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 Avellino at Treviso Bay seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, or to lease another season, the valuation tells you what to fix and when to list. Few Avellino units come up for sale in a year, so when you are ready, call us first. 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
Avellino at Treviso Bay 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 all 47 Avellino closings of the last five years in the MLS against Collier County’s record, and in the last 24 months we tracked all fourteen Avellino closings sale by sale.
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 through the Treviso Bay gate for owners who are out of state. 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 Avellino at Treviso Bay owners ask about value, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, the Master Association’s fee sheet, the recorded Veranda declarations and FEMA’s map, each with its window and source.
Recent Avellino sales ran from $525,000 to $632,000, with a 24-month MLS median of $566,250. Your plan, floor, outlook and condition place you in that range; the valuation form on this page gets you a written number.
Start from the recorded sales of your plan, then adjust for floor, outlook, condition, the building’s flood margin and the fee stack. An automated estimate cannot do those adjustments, which is why a written, sourced valuation is worth asking for.
Only seven Avellino units closed in the twelve months to September 23, 2026, and we publish a median only on ten or more sales. The 24-month window holds fourteen, and every sale in it is listed on this page.
Because they lean on a county grid that values every building identically by plan and floor, they mix in sales from other communities named Avellino, and they carry 2022 to 2024 prices forward.
No. The 2026 preliminary roll values Avellino units from $447,990 to $486,860, with a $461,890 median, while recent sales have run about 20 percent above that grid. An assessment is a tax figure, not a price.
Fourteen closed in the MLS from $525,000 to $632,000, median $566,250, total $8,077,500, in the 24 months to September 23, 2026.
Seven closed: $525,000, $539,000, $550,000, $560,000, $564,000, $567,500 and $610,000. We list them rather than quote a median of seven.
The one closing in late 2021 was $500,000, and the 2022 sales ran $575,000 to $650,000. The five-year median across 47 sales is $600,000.
Across five years the Arabella closed at a $625,000 median, the Diangelo at $582,500 and the Bromelia at $581,000. In the 24 months Arabellas ran $550,000 to $632,000 and Diangelos $525,000 to $605,000.
Slightly, and it sells much faster. Five-year medians were $600,000 downstairs and $586,000 upstairs; in the 24 months first-floor units sold in 0 to 48 days and second-floor units in 8 to 227.
Very little. Five-year medians were $590,000 for Veranda II, $582,000 for Veranda III and $600,000 for Veranda IV. The association changes your dues and your buyer’s paperwork more than your price.
Every Avellino building backs onto water, but each unit’s outlook differs and no public record surveys it, so there are too few paired sales to publish a view premium. We price your outlook on a walk-through.
The ten resales since 2025 show a median gain of 115.0 percent over the original Lennar price, and the 79 units with a resale show a median gain of 94.1 percent over a median hold of 5.6 years.
They have eased: the 2024 median was $605,000 on eleven sales, and 2026 sales to date ran $525,000 to $610,000. The 24-month median per square foot, $377.78, is about 8 percent below 2024’s.
The 24-month median was 23.5 days on market. Units priced to the market went under contract within about two weeks; the slowest took 227 days and closed $20,000 under its last list price.
The 24-month median was 97.1 percent of the final list price, from 90.2 to 100 percent. The five-year median was 97.7 percent.
Five were listed on September 23, 2026, asking $499,000 to $599,000, median $540,000, with one pending.
Because 36 of Venezia’s 60 units carry golf by recorded document and none of Avellino’s do. The county values Venezia’s golf units $80,000 above the identical Avellino unit; Venezia’s non-golf units sell beside Avellino.
It lowers the price against golf units and raises it against the carrying cost. An Avellino buyer pays no $5,350 golf dues and no $7,500 Golf Club contribution, which is why a non-golfer can pay more for the plan here than for a golf unit’s premium.
It is what separates Avellino from every Terrace condominium in Treviso Bay, which have carports, and it is part of why Avellino trades well above Trevi. The garage conveys with the unit as a limited common element and cannot be sold separately.
It changes your buyer’s flood quote, which a buyer prices in. Eight Avellino buildings sit above today’s 8.0 foot line and four sit 0.06 to 0.26 feet below it. We price the question for your building.
Yes. Two-story buildings sit outside Florida’s milestone and reserve-study mandates, which removes a discount buyers apply to many four-story condominiums.
About $16,600 to $16,900 before tax and insurance: condominium dues, the $7,420 master assessment, the $2,441.75 CDD line and the $750 dining minimum. There are no golf dues.
Only toward the band your plan and floor can reach. Fix what an inspector will price, the A/C, water heater and garage door, and document approvals for any upstairs hard flooring.
If it is original and failing, a new permitted system avoids a credit. Ask the county first whether a replacement at your building must be raised.
No. Furniture can convey on a separate inventory, but an appraiser values the real estate. A well-furnished unit may sell faster to a seasonal buyer.
If the price is built from the same-plan sales, usually yes. We hand the appraiser those sales, your building’s certificate and the no-golf clause, so the adjustments are made on Avellino comparables.
Yes. The valuation is free, written and carries no obligation. Many owners use it to decide whether to sell, lease another season or wait.
Whenever a new Avellino sale records in your plan, or once a season. With about seven sales a year, each new sale moves the picture.
Your building, unit number, any renovations with dates, your A/C and water heater ages and your timeline. Call Jesse McGreevy at (239) 898-6072 or use the form on this page.
Not the price, but it decides who issues your estoppel and how fast: Tropical Isles for Veranda II and IV, and Beachside Property Management for Veranda III since June 11, 2026. We order it from the right one the week you list.
Yes. Among the Treviso Bay condominiums with garages, Avellino has the lowest entry price; Venezia’s golf buildings and the Casoria and Di Napoli coach homes trade higher. That is the value case a buyer weighs against Trevi’s carports.
Every Avellino at Treviso Bay figure on this page traces to a primary source below, listed 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 and state 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 an Avellino at Treviso Bay owner always opens the official, current copy. Clerk documents open as non-certified copies from the Collier County Clerk’s public records system. We host nothing ourselves.
Document | What it proves for an Avellino valuation | Official authority |
|---|---|---|
Declaration of Condominium, Veranda II at Treviso Bay, OR 5123 PG 2183 | The no-golf clause, the garage, the owner’s insurance and maintenance duties, the flooring and slab rules | |
Declaration of Condominium, Veranda III at Treviso Bay, OR 5215 PG 2377 | The same template for Veranda III | |
Declaration of Condominium, Veranda IV at Treviso Bay, OR 5313 PG 3732 | The same template for Veranda IV | |
Golf Club amended golf declaration, OR 5582 PG 3518 | The golf lands exhibit behind the Venezia gap | |
2026 Annual Fee Sheet, revised 11 May 2026 | The master and one-time charges a buyer prices in | |
Frequently Asked Questions, 2024 | The golf allocation, and the 9525 and 9528 swap to correct | |
Wentworth Estates CDD FY2027 adopted budget | The $2,441.75 district line the MLS omits | |
Elevation certificate, 9521 Avellino Way | The lowest Avellino first floor, 7.74 ft | |
Elevation certificate, 9528 Avellino Way | A first floor 0.06 ft below the line | |
Elevation certificate, 9525 Avellino Way | A first floor 0.34 ft above the line | |
2026 Flood Protection Newsletter | The replacement-equipment elevation standard and CRS discount | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Avellino at Treviso Bay sits inside the Naples gated-community market they work every week. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. A valuation costs nothing, commits you to nothing, and gives you the one number that decides an Avellino sale in a market where five listings compete for about seven buyers a year.
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, 2026 preliminary roll. Brokered by Domain Realty.