Updated September 2026
The last three sales on Firenze Circle closed from $2,050,000 to $2,250,000. McGreevy and Comisar value your home from its own plan and lot, its additions, roof and flood certificate 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
A Bella Firenze at Treviso Bay home has recently been worth between about $2,050,000 and $2,250,000, depending on plan, lot, stories, additions and condition. The Southwest Florida MLS shows three Bella Firenze closings in the twelve months to September 23, 2026, at $2,050,000, $2,250,000 and $2,225,000, and eight in five years, from $2,050,000 to a record $2,675,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision BELLA FIRENZE, closed 23 Sep 2025 to 23 Sep 2026 and 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and sales file)
Fifty-five Lennar pool homes in six plans, each on a lot that backs onto preserve or water and each carrying golf by one recorded supplement, means that what your home is worth comes down to which plan, which lot, what has been added and what has been kept up. The plat, the golf supplement, every elevation certificate and the permit record are covered in full on our Bella Firenze at Treviso Bay guide, and the wider community on our Treviso Bay community guide. This page is about the number and how we reach it for your home. If you are ready to sell, read how we sell Bella Firenze at Treviso Bay homes; if you are buying, read our Bella Firenze at Treviso Bay buyer guide.
The three most recent closings are a one-story Bougainvillea II of 2,818 MLS square feet on the interior lake at $2,050,000 in October 2025, a one-story Napoli of 2,392 square feet on the interior lake at $2,250,000 in March 2026, and a Portofino-type home of 2,983 square feet on a perimeter lake at $2,225,000 in September 2026. The 2024 closings, $2,525,000 to $2,675,000, mark the recent ceiling.
Three sales a year is too few for a median to mean anything, and the homes behind those sales are not interchangeable. The same Bougainvillea II plan closed at $2,590,000 at 9597 Firenze Circle in May 2022 and at $2,050,000 at 9555 in October 2025. Date, condition and presentation separated them, and a two-story Napoli Grande on the preserve is a different product from a one-story Napoli on the lake.
We use every Bella Firenze sale since Lennar, the same Lennar plans on Corso Bello and in Italia, the county’s 2026 roll, your lot and rear view from the plat, your permits and architectural approvals, your elevation certificate against the 2024 map and the fee stack and CDD line 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 address, your plan if you know it 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 Bella Firenze home because the valuation is built from the street’s own record, every MLS closing and every priced county resale back to Lennar’s first deed in May 2014, together with the plat, the golf supplement, the permit files and your elevation certificate, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
These are career figures 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 record and your home’s own documents, and Marc Comisar walks the house when an in-person look will change the number, which at this price it usually does. Nobody hands your valuation to an assistant or a template. Reach Jesse at (239) 898-6072.
When a street trades three times a year, every sale carries weight, and one misread comparable can move a list price by hundreds of thousands of dollars. The last three Bella Firenze closings spanned $200,000; the 2024 closings sat $475,000 to $625,000 above the lowest of them. A valuation that reads each sale for what it was is worth more here than on a street with thirty sales a year.
This valuation page gives you the number. Our seller page, how we sell Bella Firenze 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 condominiums, coach homes and estate homes price on very different evidence.
A Bella Firenze home is valued in nine steps: fix the lot on the plat, identify the Lennar plan from the county building size, account for stories and additions, place the rear view, start from the street’s own sales, grade condition and updates, price the age of the roof, air conditioning and pool, weigh the fee stack and flood margin, and then test the result against Corso Bello and time.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, building and sales files; recorded plat; Collier County permit files and elevation certificates)
Your deed names a lot between 1 and 55 of Plat Book 53, Page 68. That lot number confirms the golf membership under the recorded supplement and tells us what your lot backs onto: preserve on Lots 6 to 27, the interior lake on Lots 35 to 55, a perimeter lake on Lots 1 to 5 and 29 to 32, and a corner or common tract on Lots 28, 33 and 34.
Each Lennar plan leaves a distinct footprint in the county’s building record: 2,392 or 2,405 base square feet for a Napoli, 2,603 for a Toscana, 2,818 for a Bougainvillea II and 2,667 for a Toscana Grande. Lennar’s 2014 quick-move-in listings named seven Bella Firenze homesites by plan and address, and matching the rest to those footprints gives the plan counts we use.
Eleven homes carry a second floor on their elevation certificates: nine built that way and two, 9533 and 9620 Firenze Circle, raised in 2022 to 2024. Seven homes took addition permits from 2021 to 2026, with declared values from $111,000 to $805,951. A permitted, approved and documented addition is square footage a buyer and an appraiser will pay for; an undocumented one is a question.
Twenty-two homes back onto district preserve, 21 onto the interior lake, 9 onto perimeter lakes and 3 are corner or common-tract lots. The county values lake above preserve on the same plan, while the two five-year preserve resales closed above every interior-lake resale of the period. We price your view against the closest matching sale, not against the county’s ranking.
We begin with the eight MLS closings of the last five years and weight the latest three most heavily, because they closed after the 2024 peak and after the county’s 2026 reset. Each is matched to its plan and lot, and each has its own sale-to-list ratio and days on market, which tell us whether the price led the market or followed it.
Kitchens, baths, flooring, lighting, the pool finish and the cage separate two identical plans more than anything in the public record. Lennar delivered granite, a tumbled marble backsplash, crown molding in the living areas, stainless appliances and a brick paver driveway in 2014; a home that still has all of that is a 2014 house, and one that has been redone is not. This is the step that needs Marc’s walk-through.
No Bella Firenze home shows a roof permit in the county files from January 2020 to August 2026, so most roofs are the original 2014 or 2015 concrete tile. Thirty-one mechanical permits, mostly air-conditioning replacements, show the original systems turning over. A buyer’s inspector will price every original system, and we would rather price it first.
Every Bella Firenze buyer carries $20,533.08 a year in community and district charges and a flood policy on 52 of the 55 homes. Those are the same on every lot, so they shift the whole street’s value rather than yours, but your first-floor margin, from 0.31 to 1.51 feet above today’s line, and any Zone X placement can move your insurance quote and with it the buyer’s budget.
Finally we test the number against the 34 Corso Bello homes, where every lot is also golf-bundled and the Bougainvillea II also stands, and adjust each comparable for its date. Corso Bello’s twelve-month sales ran from $2,500,000 to $2,865,000, so a Bella Firenze home priced into that band has to show a buyer why.
Bella Firenze homes sold three times in the twelve months to September 23, 2026: $2,050,000 in October 2025, $2,250,000 in March 2026 and $2,225,000 in September 2026, at 92.9 to 96.9 percent of list and 7 to 47 days on market. On September 23, 2026 no Bella Firenze home was active and one was pending.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision BELLA FIRENZE, closed 23 Sep 2025 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Clerk deed index)
Closed | Address | Plan and MLS size | Backs onto | Lennar sale | List price | Sale price | Sale-to-list | Days on market | Price per MLS sq ft |
|---|---|---|---|---|---|---|---|---|---|
October 29, 2025 | 9555 Firenze Circle | Bougainvillea II, 2,818 sq ft | Interior lake | $801,400 (2014) | $2,207,700 | $2,050,000 | 92.9% | 14 | $727 |
March 25, 2026 | 9571 Firenze Circle | Napoli, 2,392 sq ft | Interior lake | $771,100 (2014) | $2,375,000 | $2,250,000 | 94.7% | 7 | $941 |
September 10, 2026 | 9630 Firenze Circle | Portofino-type, 2,983 sq ft | Perimeter lake | $860,500 (2015) | $2,295,000 | $2,225,000 | 96.9% | 47 | $746 |
Window: the 12 months to September 23, 2026. Three sales, $6,525,000 in total. The county record shows no off-MLS sale in the window, and the September sale’s deed, recorded September 16, 2026, carries the same $2,225,000. Plans are our match of county building sizes to Lennar’s named homesites.
The MLS showed one Bella Firenze home pending on September 23, 2026: a Toscana-plan home backing onto the preserve, listed at $2,250,000 and under contract after five days. Its price is not public until it closes, and when it does it becomes the most recent comparable for every Toscana on the street. We update valuations the day it records.
We widen the window, 12 months, then 24, 36 and 60, until it holds ten closings, and list the sales when it never does. Bella Firenze holds 3, 4, 6 and 8 MLS closings in those windows. The full county record since 2014 clears ten, at 38 priced resales, but it straddles the 2022 step, so its median would describe neither market. Individual sales, read one at a time, are the valuation evidence.
The smallest home, the Napoli at 9571, brought the highest price and the highest price per foot, after seven days on market. The largest, the Portofino-type home at 9630, sat 47 days and closed at $746 a foot. The Bougainvillea II at 9555 set the low mark. Size alone did not order these prices; condition, presentation and timing did as much, which is why we walk the house.
The last five years produced eight Bella Firenze MLS closings, all between $2,050,000 and $2,675,000: two in May 2022 at or above list within two days, three in 2024 at $2,525,000 to $2,675,000, and three since October 2025 at $2,050,000 to $2,250,000. The same eight appear in the county record, with no off-MLS sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser sales file)
Closed | Address | Plan | Backs onto | Sale price | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|
May 16, 2022 | 9563 Firenze Circle | Toscana | Interior lake | $2,370,500 | 100.9% | 2 |
May 31, 2022 | 9597 Firenze Circle | Bougainvillea II | Interior lake | $2,590,000 | 100.0% | 0 |
February 28, 2024 | 9636 Firenze Drive | Napoli Grande | Preserve | $2,600,000 | 93.0% | 3 |
July 17, 2024 | 9563 Firenze Circle | Toscana | Interior lake | $2,525,000 | 97.3% | 85 |
October 8, 2024 | 9578 Firenze Circle | Toscana with bonus room | Preserve | $2,675,000 | 95.7% | 81 |
October 29, 2025 | 9555 Firenze Circle | Bougainvillea II | Interior lake | $2,050,000 | 92.9% | 14 |
March 25, 2026 | 9571 Firenze Circle | Napoli | Interior lake | $2,250,000 | 94.7% | 7 |
September 10, 2026 | 9630 Firenze Circle | Portofino-type | Perimeter lake | $2,225,000 | 96.9% | 47 |
Window: the 60 months to September 23, 2026. Eight sales, $19,285,500 in total.
The eight sales fall into three bands by date. The 2022 pair opened the post-step market at $2,370,500 and $2,590,000. The 2024 trio set the ceiling at $2,525,000 to $2,675,000, two of them after 81 and 85 days. The three since October 2025 sit at $2,050,000 to $2,250,000. A valuation in late 2026 starts from the third band and asks what would lift your home toward the second.
Five of the eight backed onto the interior lake, at $2,050,000 to $2,590,000; two onto the preserve, at $2,600,000 and $2,675,000; and one onto a perimeter lake, at $2,225,000. Both preserve sales were larger or two-story homes, which explains part of their premium, so the view comparison is suggestive rather than settled.
9563 Firenze Circle, a Toscana on the interior lake, sold twice in the window: $2,370,500 in May 2022 after two days and $2,525,000 in July 2024 after 85 days. Lennar had sold it for $750,100 in 2014. It is the cleanest same-house evidence on the street that the 2022 level held and rose into 2024.
Treviso Bay recorded 82 closings in the same twelve months at a $570,000 median, dominated by condominiums and coach homes. That figure has nothing to say about a Bella Firenze value. The single-family streets that share Bella Firenze’s plans, Corso Bello and Italia, are the only community figures worth reading beside it.
Bella Firenze homes are worth most by plan when the plan is large, two-story or expanded, but the evidence is thin: in five years a Napoli closed at $2,250,000, Toscanas at $2,370,500 to $2,675,000, Bougainvillea IIs at $2,050,000 and $2,590,000, and a Napoli Grande at $2,600,000. The county’s 2026 roll ranks the plans more consistently than the sales do.
Data updated: September 2026 (Lennar archived plan pages, 2012 to 2016; Collier County Property Appraiser 2026 preliminary roll and building file; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Plan | Lennar size | Stories | Bedrooms and baths | Homes by our match | Five-year MLS sales |
|---|---|---|---|---|---|
Napoli | 2,394 sq ft | 1 | 3 plus den, 2.5 | 15 | $2,250,000 (2026) |
Toscana | 2,553 sq ft | 1, some with a bonus room | 4, 3 | 13 | $2,370,500 (2022), $2,525,000 (2024), $2,675,000 (2024) |
Bougainvillea II | 2,799 sq ft | 1 | 3 plus study, 3 | 13 | $2,590,000 (2022), $2,050,000 (2025) |
Napoli Grande | 3,025 sq ft | 2 | 3 plus den, 2.5, plus bonus room | 6 | $2,600,000 (2024) |
Toscana Grande | 3,161 sq ft | 2 | 4, 3.5 | 2 | none |
Portofino | 2,926 sq ft | 1 | 4, 3 | 2 | $2,225,000 (2026), Portofino-type |
Four homes, 9517, 9533, 9547 and 9590 Firenze Circle, match no footprint; they are larger and were probably built with options or have been expanded since. Plan names are our match of county sizes to Lennar’s named homesites, an informed reading rather than a recorded fact.
The Napoli is the most common plan on the street, a one-story home of about 2,394 square feet with three bedrooms, a den and a courtyard three-car garage. Lennar’s recorded Napoli closings had a median of $705,600. The one five-year Napoli sale, 9571 Firenze Circle on the interior lake, closed at $2,250,000 in March 2026 after seven days, the highest price of the last twelve months.
The Toscana is a one-story, four-bedroom, three-bath plan of 2,553 Lennar square feet, and Lennar’s model stood at 9602 Firenze Circle. The 13 Toscanas carry a median 2026 preliminary county value of $1,374,366. Its three five-year sales, $2,370,500, $2,525,000 and $2,675,000, include the street’s record, a preserve-lot Toscana with a bonus room.
The Bougainvillea II is the largest one-story Lennar plan here at 2,799 square feet, with three bedrooms, a study and three baths, and it also stands on 20 Corso Bello lots. Its county median in Bella Firenze is $1,440,845. Its two five-year sales, $2,590,000 in 2022 and $2,050,000 in 2025, bracket the whole post-step market, which is why a single Bougainvillea II comparable should never set a price on its own.
The Napoli Grande adds a bonus room and full bath upstairs over one-story main living, and the Toscana Grande is a full two-story, four-bedroom plan. The one Grande sale of the period, the Napoli Grande at 9636 Firenze Drive on the preserve, closed at $2,600,000 in February 2024 after three days. Its MLS entry used the Toscana Grande’s 3,161 square feet, a reminder to confirm the plan before trusting a per-foot figure.
Two homes match Lennar’s one-story, four-bedroom Portofino of 2,926 square feet, and 9630 Firenze Circle, a Portofino-type home of 2,983 MLS square feet on a perimeter lake, closed at $2,225,000 in September 2026. The four unmatched homes are valued individually from their own county building record, permits and a walk-through, because no sale on the street matches them closely.
Price per square foot tells you less in Bella Firenze than on a busier street, because the last three sales ran from $727 to $941 per MLS square foot and the smallest home brought the highest figure. It is a cross-check once plan, stories and lot are matched, not a starting point, and it only works when every sale is measured the same way.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Lennar archived plan pages; Collier County Property Appraiser building file)
Three square-footage figures follow a Bella Firenze home. Lennar’s brochure numbers, 2,394 for a Napoli and 2,553 for a Toscana, are air-conditioned living area. The county’s base area runs a little larger, 2,392 to 2,405 and 2,603. The county’s adjusted area, which weights garage, lanai and entry, runs to 2,997 to 3,741 for the same plans. MLS listings use whichever the listing agent typed.
The Bougainvillea II at 9555 closed at about $727 per MLS square foot, the Napoli at 9571 at about $941 and the Portofino-type home at 9630 at about $746. The spread is $214 a foot across three homes built by the same builder in the same two years, which is condition and timing talking, not square footage.
Take your plan’s Lennar living area, not the adjusted area and not an MLS entry you cannot check. Multiply it by the per-foot figures of the closest same-plan sales, then adjust for lot, stories, updates and date. The result is a range to test against the sales themselves, and we show you both in the written valuation.
Bella Firenze values have moved in two regimes since Lennar: from 2014 through 2021, 30 priced resales closed between $725,000 and $1,199,900 against a Lennar median of $768,700; from May 2022 on, all eight resales closed between $2,050,000 and $2,675,000. Every home resold since 2022 closed 155.8 to 236.6 percent above its own Lennar price.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary sales file, priced sales of $150,000 or more after each home’s first sale; Collier County Clerk deed index; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Lennar’s 55 recorded first sales ran from $590,500 for a Napoli at 9534 Firenze Circle in July 2014 to $981,000 for a Bougainvillea II at 9633 Firenze Circle in July 2015, with a median of $768,700. By plan, the Napoli median was $705,600, the Toscana $738,000 and the Bougainvillea II $826,600. Lennar’s quick-move-in list prices on named homesites in 2014 ran from $727,165 to $867,160.
Era | Priced resales on the county roll | Range |
|---|---|---|
2014 to 2021 | 30 | $725,000 to $1,199,900 |
2022 | 2 | $2,370,500 and $2,590,000 |
2023 | 0 | none |
2024 | 3 | $2,525,000 to $2,675,000 |
2025 | 1 | $2,050,000 |
2026, to September 23 | 2 | $2,250,000 and $2,225,000 |
The last two resales before the step were 9642 and 9630 Firenze Circle at $1,199,000 and $1,199,900 in July 2021. Ten months later the first 2022 sale closed at $2,370,500.
Address | Lennar sale | Latest resale | Change | Years held |
|---|---|---|---|---|
9597 Firenze Circle | $900,400 | $2,590,000 (2022) | +187.6% | 7.0 |
9636 Firenze Drive | $789,000 | $2,600,000 (2024) | +229.5% | 8.8 |
9563 Firenze Circle | $750,100 | $2,525,000 (2024) | +236.6% | 10.0 |
9578 Firenze Circle | $821,000 | $2,675,000 (2024) | +225.8% | 10.0 |
9555 Firenze Circle | $801,400 | $2,050,000 (2025) | +155.8% | 11.4 |
9571 Firenze Circle | $771,100 | $2,250,000 (2026) | +191.8% | 11.5 |
9630 Firenze Circle | $860,500 | $2,225,000 (2026) | +158.6% | 11.3 |
Compound annual growth on these seven ran from 8.6 to 16.4 percent. The one resale in the record below Lennar’s price was 9633 Firenze Circle, at $893,000 in 2017 against $981,000.
A gain quoted against a 2021 resale, around $1.2 million, looks modest; the same home quoted against its Lennar price looks spectacular; and a gain quoted against the county’s value looks like nothing at all, because the 2026 roll fell 17.3 percent. Each is arithmetic on a different base. Your valuation uses the sale evidence, and your gain is a separate calculation for your CPA.
The step in 2022 has held for four years and eight sales, and the softer 2025 and 2026 closings are still above $2 million. That is the floor a valuation stands on. The question for your home is where in the $2,050,000 to $2,675,000 band its plan, lot, size and condition place it today, and the three most recent sales answer it better than the record does.
Bella Firenze homes took 7, 14 and 47 days on market across the last three closings and 0 to 85 days across the last eight, at 92.9 to 100.9 percent of list. The fastest sales were priced close to the latest closing; the slowest were the 2024 homes listed near the peak, which still sold above $2.5 million after 81 and 85 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026)
The three latest closings came in at 92.9, 94.7 and 96.9 percent of list, gaps of $157,700, $125,000 and $70,000. The 2022 pair closed at 100.9 and 100.0 percent. On a street where every buyer’s agent sees every sale, the gap between list and sale is the price of a number the market had not agreed with yet.
Four of the eight five-year sales went under contract within a week. The two slowest were 2024 listings at $2,595,000 and $2,795,000, which closed at $2,525,000 and $2,675,000. Both still set strong prices; both cost their sellers most of a season. Time on market here is mostly a reading of where the list price sat against the last closing.
On September 23, 2026 there was no active Bella Firenze listing and one pending. With about three sales a year, a single listing is the whole market, which helps a seller who is priced right and hurts one who is not, because a buyer who hesitates can simply wait for the next home or look at Corso Bello.
Price from the three latest closings, adjusted for your plan, lot, size and condition, and aim to be the obvious choice in the first two weeks of showings. If your home genuinely belongs in the 2024 band, a second story, an addition or a full renovation, we document why before listing, so the appraiser can follow the same reasoning the buyer did.
Your buyer will compare Bella Firenze with Ponziane, the 34 Corso Bello Drive homes, because they are the only two Lennar single-family neighborhoods in Treviso Bay with recorded golf on every lot. Ponziane is newer, larger and on bigger lots and has traded higher over the last year; Bella Firenze has more homes, no second covenant and a first floor above today’s flood line on every lot.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; recorded plats and golf instruments; county elevation certificates; Treviso Bay Master Association 2026 fee sheet)
Question | Bella Firenze | Ponziane (Corso Bello Drive) |
|---|---|---|
Homes | 55 | 34 |
Builder and years | Lennar, 2014 to 2015 | Lennar, 2016 to 2017 |
Median county base size | 2,603 sq ft | 2,818 sq ft |
Median lot | 0.29 acres | 0.36 acres |
Golf by recorded document | 55 of 55, one supplement | 34 of 34, lot joinders |
MLS sales, 12 months to September 23, 2026 | 3, $2,050,000 to $2,250,000 | 5, $2,500,000 to $2,865,000 |
MLS sales, five years | 8, $2,050,000 to $2,675,000 | 12, median $2,550,000 |
Median five-year price per MLS sq ft | Not published, 8 sales | $837, 12 sales |
2026 preliminary county value, median | $1,403,785 | $1,535,576 |
Lawn line, 2026 | $3,401 | $3,483 |
First floors below today’s base flood elevation | 0 of 55 | 13 |
Neighborhood covenant on top of the Master | None | A 2006 Ponziane covenant remains of record on the parent plat |
A buyer who wants recorded golf with a one-story Lennar plan under 3,000 square feet, a preserve or lake view and a clean flood certificate should choose Bella Firenze. A buyer who wants the newest Lennar single-family product in Treviso Bay, more house and more lot, should choose Ponziane at Treviso Bay and read the certificates carefully. Your price sits in the space between those two buyers.
Every Ponziane sale of the last twelve months, from $2,500,000, closed above every Bella Firenze sale of the same period, but the Bella Firenze 2024 closings, $2,525,000 to $2,675,000, sat inside Ponziane’s band. A larger, two-story or renovated Bella Firenze home competes directly with Corso Bello; a stock one-story plan competes with the Bella Firenze record below it.
The Bougainvillea II stands on 13 Bella Firenze lots and 20 Corso Bello lots. Its 2026 county median is $1,440,845 here and $1,516,439 on Corso Bello. Most of the price difference between the neighborhoods is the size of the house and lot and Corso Bello’s newer vintage; very little of it is the plan, which is why a Bougainvillea II owner here should read the Corso Bello sales closely.
Italia’s same-plan homes value lower on the county roll, a Toscana at $1,283,283 against $1,374,366 here, and Siracusa’s lower still at $1,063,554. The Piacere Way and Pavia Court homes in our Pavia at Treviso Bay guide trade from about $1.3 million, and The Peninsula’s estate homes above $3 million. Those set the floor and ceiling a buyer sees around your home.
Online estimates miss on Bella Firenze homes because the street produces about three sales a year, the county’s 2026 values fell a median 17.3 percent to $1,403,785 while sales stayed above $2 million, and no model can see a plan match, a preserve view, an addition, a roof age or an elevation certificate. An estimate built on the roll or on pre-2022 sales will read low, often by a wide margin.
Data updated: September 2026 (Collier County Property Appraiser value history, 2021 to 2025 certified and 2026 preliminary; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Tax year | Median county value | Median land value | Land share |
|---|---|---|---|
2021 | $847,508 | $182,498 | 23% |
2022 | $1,115,090 | $362,245 | 32% |
2023 | $1,455,331 | $684,981 | 48% |
2024 | $1,490,654 | $841,579 | 55% |
2025 | $1,712,597 | $914,760 | 52% |
2026 preliminary | $1,403,785 | $633,929 | 44% |
Every Bella Firenze value moved between a 26.7 percent drop and a 13.2 percent rise from 2025 to 2026, almost all of it in the land line. The same pattern runs across Treviso Bay’s single-family streets on the 2026 preliminary roll.
A model trained on the full sales history sees 30 resales around $900,000 and 8 above $2 million, and it has to decide which regime it believes. Models that average over years pull the estimate down toward the old band; models that lean on recent sales have only three to learn from. Neither can do what a person reading the eight sales can.
It cannot see that your Toscana has a bonus room, that your lot backs onto preserve rather than lake, that your addition is permitted and approved, that your first floor sits a foot above the flood line, or that your kitchen was redone. Those are the facts that separate a $2,050,000 sale from a $2,600,000 one on this street.
The county’s value is a mass-appraisal tax figure set as of January 1, and in 2026 its median sits at 62 to 68 percent of the three latest sale prices. Buyers and appraisers price from sales. Your buyer’s tax bill will be reset from the purchase price regardless, so the roll’s drop does not lower what a buyer pays for your home.
Keep it, and bring it to the valuation. We will show you which sales it is leaning on, whether it is reading the county roll, and why the number differs from ours. Most of the time the difference is the 2022 step and your home’s specific features, and seeing it laid out settles the question.
A Bella Firenze buyer will price in $20,533.08 a year in community and district charges before property tax and insurance, $15,799 in known community charges at closing, a flood policy on 52 of the 55 homes and a property tax bill reset to the purchase price. None of those is unusual for Treviso Bay, but a buyer who meets them late negotiates harder.
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; Collier County Property Appraiser 2026 preliminary roll)
The Master assessment is $7,420, the Golf assessment $5,350 and the Bella Firenze lawn line $3,401 under the 2026 fee sheet, with a $750 food and beverage minimum. The Wentworth Estates CDD adds $1,499.21 for operations and $2,112.87 for debt service on the tax bill for fiscal 2027. There is no neighborhood association, so no neighborhood dues sit on top.
MLS listings report “total recurring fees” of $16,171, the Master, Golf and lawn lines only. The $3,612.08 district line is on the county tax bill, so agents leave it out, and a buyer who budgets from the MLS finds it in underwriting. We show it in the valuation because the buyer’s lender will count it.
The 2026 fee sheet charges a resale buyer a $7,500 Master capital contribution, a $7,500 Golf Club capital contribution, a $50 resale application, the $250 Rookery Bay Environmental Grant fee, the $200 set-up fee and, by custom, the $299 estoppel: $15,799. Any of it can be negotiated, and in a thin market the question is worth deciding before the first offer arrives.
Thirty-two of the 55 homes carry a homestead exemption, whose cap does not transfer to a buyer. The median 2026 preliminary ad valorem figure is $13,083.73, and a buyer’s first full bill will be built from the purchase price, not the seller’s capped value. Buyers budgeting for that bill will factor it into what they offer.
Section 720.401 requires a homeowners association disclosure summary before a contract is signed and does not apply to associations regulated under Chapter 718. A Bella Firenze home is not a condominium, and the Master Association is a Chapter 720 homeowners association, so the fork runs the other way from Treviso Bay’s condominiums. Your closing agent or attorney confirms how it applies to your contract; this is information, not legal advice.
The roof and permit records move a Bella Firenze valuation through the buyer’s inspection and insurance quote: no home on the street shows a roof permit from January 2020 to August 2026, 31 mechanical permits show air-conditioning systems turning over, 16 permits on 14 homes added shutters or impact openings, and seven homes took addition permits. A documented upgrade supports your number; an undocumented one invites a credit.
Data updated: September 2026 (Collier County monthly issued-permit reports, January 2020 to August 2026; Collier County elevation certificate index; Florida Statutes 553.899 and 718.112)
The 55 roofs appear to be the original 2014 and 2015 Lennar concrete tile, 11 to 12 years old in 2026. That is not old for tile, but insurers ask, and a buyer’s inspector will note it. A clean roof inspection and a wind mitigation report on the state form support the valuation; a roof near the end of its life comes off the price one way or another.
Home | Addition permit | Declared value |
|---|---|---|
9517 Firenze Circle | October 2021 | $400,000 |
9590 Firenze Circle | September 2022 | $175,735 |
9533 Firenze Circle | October 2022 | $425,000 |
9620 Firenze Circle | August 2023 | $805,951 |
9552 Firenze Circle | February 2024 | $320,000 |
9534 Firenze Circle | May 2026 | $111,000 |
9638 Firenze Circle | August 2026 | $500,000 |
An addition adds value when it is permitted, approved by the Master’s architectural committee and closed out. We ask for the final inspection, the approval letter and, where one was required, the post-construction elevation certificate, because an appraiser gives full credit only to documented space.
Collier County brings a whole house to current flood standards when work costs 50 percent or more of the structure’s value. The county flagged the 9620 addition as a substantial improvement, and the finished house surveys at a 9.0-foot first floor. For a large planned project, that rule belongs in the budget before the permit, not after.
Florida’s milestone inspections under Section 553.899 and structural integrity reserve studies under Section 718.112 reach condominium and cooperative buildings, not detached houses. A Bella Firenze valuation carries no reserve-study discount or special-assessment risk of the kind that weighs on Treviso Bay’s condominiums; the house’s own systems take that place.
We price the roof, air conditioning, pool equipment and water heater at their actual ages against the latest sales, credit documented upgrades such as impact openings and generators, and add documented square footage at the rate the same-plan sales support. The valuation lists each adjustment so you can see what moved your number and by how much.
The flood zone supports a Bella Firenze valuation rather than discounting it: every one of the 55 county elevation certificates puts the first floor at or above the base flood elevation on the FEMA map effective February 8, 2024, and three homes at the west end sit in Zone X. Where the margin is thin, it shows up in the buyer’s flood quote rather than the price.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; Collier County elevation certificates for all 55 homes; Collier County 2026 Flood Protection Newsletter)
Fifty homes are in Zone AE at an 8-foot base flood elevation and clear it by 0.31 to 1.39 feet; 9514 and 9518 Firenze Circle are in AE at 7 feet and clear it by 1.14 and 1.51 feet; and 9634, 9638 and 9642 are in Zone X. First floors run from 8.14 to 9.39 feet NAVD88, and fifteen homes are already at 9.0 feet or higher.
On the same county certificates, Pavia Court has 8 of 11 first floors below the 8-foot line, Lipari 21 of 27 and Corso Bello 13. A buyer’s insurance agent will see that difference, and in a comparison with Corso Bello it is one of the few facts that favors Bella Firenze outright.
FEMA’s Risk Rating 2.0 prices each building individually and accepts an elevation certificate, so a first floor above the line is a fact the rating uses, and Collier County’s Class 5 standing in FEMA’s Community Rating System gives a 25 percent discount on National Flood Insurance Program premiums countywide. We do not publish premiums, but a buyer who gets a good quote early pays more confidently.
Two homes’ equipment pads, 9608 at 7.23 feet and 9539 at 7.94 feet, sit below today’s 8-foot line, 42 of the 50 AE-8 homes have original pads below the 9.0 feet the county sets for replacement machinery, and ten garage slabs sit at 7.84 to 7.99 feet without flood openings. Those are rating and replacement details, and a buyer’s agent may raise them.
Your elevation certificate, read against the 2024 map rather than the 2012 map printed on it; a current flood declarations page; and, for a Zone X home, the zone determination. Handing those over at the first showing turns flood from a question into a selling point.
The items that move a Bella Firenze number before listing are the ones a buyer’s inspector and insurer will price anyway: the roof’s condition and a wind mitigation report, the age of the air conditioning and pool equipment, closed permits and approval letters for past work, and presentation that lets the plan and the view show as they should.
A current wind mitigation inspection on the state form OIR-B1-1802 documents roof-deck attachment, secondary water resistance and opening protection, and a four-point inspection covers the roof, electrical, plumbing and air conditioning. On a 2014 or 2015 house both answer the insurer before the buyer asks, and both can shorten the buyer’s inspection period.
If your system is original, a buyer will price its replacement. A new condenser may need a raised stand under the county’s 2026 standard of one foot above base flood elevation for replacement machinery, 9.0 feet on an AE-8 lot. Replacing it before listing, or pricing it honestly, removes a credit request.
Close any open or expired permit before listing and find the architectural approval for your cage, shutters, generator, solar, pool rebuild or addition. A missing letter becomes a title or inspection issue late in the contract, when a seller has the least leverage.
The recorded sales say plan, lot, size and condition explain most of the spread from $2,050,000 to $2,675,000. A kitchen, bath or flooring update aimed at the band your plan can reach usually pays; a project aimed above the 2024 record rarely does in the time a seller has before listing.
Twenty-three of the 55 homes carry no homestead exemption, and many buyers are seasonal and want a home ready to use. Furniture can convey on a separate inventory, and a home photographed at the right hour for its lake or preserve view often competes better than an empty one, although furniture rarely returns its full cost.
A free in-person Bella Firenze 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 house, confirms the plan, stories and additions, looks at the roof, systems, pool and view, and you receive a written opinion of value with every comparable sale and a recommended list price.
Every Bella Firenze sale of the last five years with dates and sources; the Corso Bello and Italia reference sales; the fee stack, CDD line and tax reset your buyer will underwrite; your elevation certificate against the current map; your permit and approval record; 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 Bella Firenze at Treviso Bay seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, or to lease for a season, 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
Bella Firenze 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 eight Bella Firenze closings of the last five years in the MLS against Collier County’s deeds, and in the last 12 months we tracked each of the three Bella Firenze 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 homes, 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 Bella Firenze at Treviso Bay owners ask about value, answered from the Southwest Florida MLS, Collier County’s sales file and 2026 preliminary roll, the Master Association’s fee sheet, the recorded plat and golf documents and FEMA’s map, each with its window and source.
The three closings of the last twelve months, $2,050,000 to $2,250,000, set the current range, and the 2024 closings, $2,525,000 to $2,675,000, the recent ceiling. Your plan, lot, stories, additions and condition place you in or outside that range. Call Jesse McGreevy at (239) 898-6072 for a written valuation.
Start from every Bella Firenze sale since 2022, matched by plan and lot, add the Corso Bello and Italia same-plan sales as references, and adjust for your stories, additions, condition, systems and flood margin. That takes the plat, the county building record and a walk-through, which is how we do it.
Because the street trades about three times a year and the county’s 2026 values fell a median 17.3 percent while sales stayed above $2 million. Models that lean on the roll or on pre-2022 sales read low, and none can see your plan, view or upgrades.
No. The 2026 preliminary median of $1,403,785 is a mass-appraisal tax figure, 62 to 68 percent of the three latest sale prices. Buyers and appraisers price from sales.
No MLS window up to five years holds ten Bella Firenze closings; the counts are 3, 4, 6 and 8. We list every sale instead, because a median of three sales moves with each new one.
$2,050,000 for a Bougainvillea II in October 2025, $2,250,000 for a Napoli in March 2026 and $2,225,000 for a Portofino-type home in September 2026, at 92.9 to 96.9 percent of list.
$2,675,000, for 9578 Firenze Circle, a Toscana with a bonus room on the preserve, in October 2024 after 81 days on market.
The last three sales ran from about $727 to $941 per MLS square foot, and the smallest home brought the highest figure. Use it as a cross-check after matching plan and lot, and always on the same measuring system.
The one five-year Napoli sale, 9571 Firenze Circle on the interior lake, closed at $2,250,000 in March 2026 after seven days. Lennar’s Napoli closings had a median of $705,600 in 2014 and 2015.
Three Toscanas sold in five years, at $2,370,500 in 2022, $2,525,000 in 2024 and $2,675,000 in 2024, the last with a bonus room on the preserve. The 13 Toscanas carry a median 2026 county value of $1,374,366.
Its two five-year sales bracket the market: $2,590,000 in May 2022 and $2,050,000 in October 2025. The same plan on Corso Bello is the best additional evidence for a Bougainvillea II here.
Usually, when it is permitted, approved by the Master’s architectural committee and closed out, with a post-construction elevation certificate where one was required. The one Napoli Grande sale, a two-story home on the preserve, closed at $2,600,000 in 2024.
The county says lake; the recent sales lean preserve, with the two five-year preserve resales at $2,600,000 and $2,675,000 above every interior-lake resale of the period. Both preserve homes were larger or two-story, so the question is not settled.
The three sales since October 2025 closed below the 2024 closings, so the street has softened from its peak. Every sale since May 2022 is still above $2 million.
Every home resold since 2022 closed 155.8 to 236.6 percent above its own Lennar price, at compound rates of 8.6 to 16.4 percent a year. Lennar’s median first sale was $768,700.
Both May 2022 sales closed at or above list within two days, at $2,370,500 and $2,590,000, after a top resale of $1,199,900 in July 2021. Recorded golf on every lot, preserve and lake views and one builder’s product are what the price carries; the data fit that reading without proving it.
On September 23, 2026, none was active and one was pending, a Toscana-plan home on the preserve listed at $2,250,000 and under contract after five days.
The last three sales took 7, 14 and 47 days on market; over five years, 0 to 85 days. Homes priced near the latest closing went fastest.
The last three closed at 92.9, 94.7 and 96.9 percent of list, and the 2022 pair at 100.9 and 100.0 percent. The gap tracks how far the list price sat above the last comparable sale.
It lowers the price a buyer will pay only if an inspection shows a problem an insurer would flag. No home shows a roof permit since 2020, so an original 2014 or 2015 tile roof is the norm here; a clean inspection and wind mitigation report protect your number.
Not on this street. Every first floor is at or above today’s base flood elevation, and three homes are in Zone X. A thin margin or a low equipment pad shows up in the buyer’s flood quote rather than the price.
Every lot carries it, so there is no in-street comparison. Across Treviso Bay, the same Lennar plans value and sell higher in Bella Firenze than in Italia and Siracusa, which fits golf and position adding value, though the data do not isolate golf alone.
The fee stack does not change the list price line by line, but buyers price it in: $20,533.08 a year in community and district charges and $15,799 in closing charges. Showing it up front protects your number from late renegotiation.
Every Bella Firenze lot carries the same $3,612.08 district line in fiscal 2027, so it moves the street’s value rather than yours against a neighbor’s. Against a home outside a district, a buyer will price it in, and the debt portion is scheduled to end with the bonds in 2037.
By custom and under the 2026 fee sheet, the resale buyer: $7,500 to the Master Association and $7,500 to the Golf Club, plus application, Rookery Bay and set-up fees. The contract can change it.
If you hold a homestead exemption, your buyer’s bill will likely be higher, because the cap does not transfer and the county reassesses at market value after a sale. The median 2026 preliminary ad valorem figure is $13,083.73.
Ponziane’s twelve-month sales ran from $2,500,000 to $2,865,000, above every Bella Firenze sale of the period, on larger, newer homes and bigger lots. Bella Firenze’s 2024 closings sat inside that band, and its flood position is stronger.
A valuation for pricing strategy, because it reads the market the way a buyer will. An appraisal answers a lender’s question and is usually ordered by the buyer’s lender after contract.
It should when the price follows the latest same-plan sales and the adjustments are documented. With so few sales, we hand the appraiser the sale list, the plan match, the permits and the certificate so the appraisal follows the same evidence.
The Master Declaration allows up to four leases of 30 days or more in any 12 months. Compare the season’s rent with $20,533.08 a year in community and district charges, your tax and insurance and the market’s direction; we run both paths with you.
Furniture rarely returns its cost in the price, but a turnkey home can widen the seasonal buyer pool. If it conveys, list it on a separate inventory so the appraisal treats the house and the furniture correctly.
Get a written valuation from the recorded sales of your plan and lot, pull your elevation certificate and permit history, and order a roof inspection and wind mitigation report. Request it on this page or call Jesse McGreevy at (239) 898-6072.
Every Bella Firenze at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, Lennar’s archived pages 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 Bella Firenze at Treviso Bay owner valuing a home always opens the official, current copy. We host nothing ourselves.
Document | What it shows for a valuation | Official authority |
|---|---|---|
Plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70 | Your lot and what it backs onto | |
Golf Club Supplemental Declaration, Book 4949, Page 3423 | Golf membership on every lot, the value every sale carries | |
Second Amended and Restated Master Declaration, Book 5934, Page 2738 | Leasing, pets, architectural review and capital contributions | |
2026 Annual Fee Sheet, revised 11 May 2026 | The Master, golf, lawn and closing charges a buyer prices in | |
Wentworth Estates CDD FY2027 adopted budget | The $3,612.08 district line | |
CDD board agenda package, September 25, 2018 | The 75-foot lot class on every Bella Firenze lot | |
Elevation certificate, 9626 Firenze Circle | The highest first floor on the street, 9.39 ft | |
Elevation certificate, 9608 Firenze Circle | The thinnest margin, 0.31 ft | |
Elevation certificate, 9620 Firenze Circle, 2024 | A substantial-improvement addition at 9.0 ft | |
2026 Flood Protection Newsletter | The replacement-machinery standard and the CRS discount | |
Uniform mitigation verification inspection form OIR-B1-1802 | The wind mitigation report insurers credit | |
Florida Statutes 720.401, disclosure summary | The homeowners association disclosure fork | |
Florida Statutes 689.261, property tax disclosure summary | Why your buyer’s tax bill will differ from yours |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Bella Firenze at Treviso Bay sits inside the Naples golf-community market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides a sale on a street where three homes trade in a year and no listing stands beside yours.
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.