Updated September 2026
Casoria coach homes closed from $620,000 to $870,000 over the last 36 months, and the floor decides most of it. McGreevy and Comisar value your home from its own floor's sales, its side of the street, 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
A Casoria at Treviso Bay coach home has recently been worth between about $620,000 and $870,000, depending on floor, side of the street, building and condition. The Southwest Florida MLS counts 12 Casoria closings in the 36 months to September 23, 2026 at a median of $754,000 and about $366 a square foot, and 14 closings in five years at a median of $750,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium CASORIA, closed 23 Sep 2023 to 23 Sep 2026 and 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
Every Casoria building repeats the same four homes, two ground-floor Florence homes and two upper-floor Verona homes, so what your home is worth comes down to which floor, which side of the street, which building and what has been done to it. The declaration, the golf clause, the elevation certificates and the permit record are covered in full on our Casoria at Treviso Bay guide, and the wider community on our Treviso Bay community guide. This page is about the number. If you are ready to sell, read how we sell Casoria at Treviso Bay homes; if you are buying, read our Casoria at Treviso Bay buyer guide.
Over the 36 months to September 23, 2026, the seven ground-floor Florence sales ran from $620,000 to $758,000 and the five upper-floor Verona sales from $765,000 to $870,000. Neither group holds ten sales, so we give the ranges and the sales rather than a plan median. The lowest Verona sale sits above the highest Florence sale, which makes the floor the first fact in any Casoria valuation.
A median of $754,000 describes the street, not your home. It is the midpoint between a $750,000 Florence and a $758,000 Florence, while the upper-floor Veronas of the same period closed $7,000 to $112,000 higher. Floor, lake or preserve side, building, condition and timing separate one Casoria home from the next.
We use the recorded Casoria sales on your floor, the county-recorded sales the MLS never saw, the county’s 2026 roll and its lake and preserve tiers, your building’s elevation certificate, the Coach Homes I sales with the golf gap stated, and the fee stack your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your unit number and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Casoria coach home because the valuation is built from Casoria’s own sales back to Lennar’s first closing in 2015, the matched record against its golf-bundled twin, your building’s flood certificate and the recorded Coach Homes II declaration, 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 home’s own documents, and Marc Comisar walks the home 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.
Casoria recorded three MLS sales in the 12 months to September 23, 2026 and had no listing active that day. With so few sales, one mispriced listing can set the next comparable for everyone on the street, and the four 2025 and 2026 listings that took more than 100 days all closed below their final list price. A valuation that is right the first time is worth more here than on a busy street.
This valuation page gives you the number. Our seller page, how we sell Casoria 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, golf-bundled coach homes and Terrace condominiums price very differently.
A Casoria coach home is valued by starting from the recorded Casoria sales on the same floor, then adjusting for the lake or preserve side, the building’s flood margin, condition, the fee stack and time, and finally testing the number against the Coach Homes I sales at Di Napoli with the golf gap stated, because a buyer will tour both on the same afternoon.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and qualified resales)
A Casoria unit number is the county building number, then the floor, then the position: x101 and x102 are ground-floor Florence homes, x201 and x202 upper-floor Veronas. The floor sets the starting comparable before anything else, because the two plans have not overlapped on price in 36 months.
A Florence starts from the seven ground-floor sales of the last 36 months, $620,000 to $758,000, weighted toward the four since 2025 at $620,000 to $670,000. A Verona starts from the five upper-floor sales, $765,000 to $870,000, with the 2025 and 2026 sales at $765,000, $840,000 and $870,000.
The odd-numbered buildings back onto the 13.9-acre lake and the even-numbered onto the preserve, with the two east-facing homes at 9464 in the county’s lake tier. Lennar charged about $35,000 for the lake, the county still counts $30,000, and the market’s two $870,000 sales were both lake-side Veronas.
The county-filed certificates put first floors from 7.74 feet at 9477 to 8.84 feet at 9469 and 9468, against today’s 8 foot base flood elevation. A buyer’s flood quote follows the certificate, so a building above the line carries a lower cost of ownership than one below it.
Kitchens, baths, flooring, lighting and the age of the air conditioner separate a $645,000 Florence from a $758,000 one. Eighteen air-conditioning replacements have been permitted on Casoria Court since 2020, clustered in 2022 and 2023 as the original systems aged, so a new permitted unit counts.
A Casoria buyer carries about $18,140 a year in condominium dues, the Master assessment, the CDD line and the dining minimum, and no golf dues. A buyer who sees that figure, and the $5,350 golf line it leaves out, discounts less for surprise than one who finds the CDD line at closing.
The Florence sales of 2024 closed at $750,000 and $758,000; those of 2025 and 2026 at $620,000 to $670,000. The Verona sales held, from $775,000 and $825,000 in 2023 to $840,000 and $870,000 in 2025 and 2026. A 2024 Florence sale is not a 2026 comparable without a time adjustment.
The same plans at Coach Homes I closed five times in the 12 months to September 23, 2026, from $825,000 to $1,130,000, with golf attached. Your number has to make sense to a buyer who has seen those five and knows the golf membership cannot be bought any other way.
With no Casoria listing active on September 23, 2026, there is no asking price next door to anchor on. We set the number so the buyers who have been waiting for a Casoria home move in the first weeks, because the record shows that is when the best Casoria prices were paid.
Casoria coach homes sold 12 times on the MLS in the 36 months to September 23, 2026, at a median of $754,000, from $620,000 to $870,000, for $8,828,000 in total. Every one of them matches a recorded Collier County deed at the same price, and the county records one further qualified sale in the window that never reached the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026; Collier County recorded deeds)
Closed | Address | Plan | Side | Sale price | Price per MLS sq ft | Sale-to-list |
|---|---|---|---|---|---|---|
October 2023 | 9468 Casoria Ct #201 | Verona | Preserve | $775,000 | $369 | 99.4% |
November 2023 | 9496 Casoria Ct #202 | Verona | Preserve | $825,000 | $391 | 99.9% |
March 2024 | 9468 Casoria Ct #102 | Florence | Preserve | $750,000 | $398 | 99.2% |
May 2024 | 9492 Casoria Ct #101 | Florence | Preserve | $758,000 | $403 | 99.7% |
March 2025 | 9468 Casoria Ct #201 | Verona | Preserve | $765,000 | $363 | 95.7% |
April 2025 | 9472 Casoria Ct #102 | Florence | Preserve | $650,000 | $345 | 93.0% |
May 2025 | 9484 Casoria Ct #102 | Florence | Preserve | $645,000 | $343 | 92.4% |
June 2025 | 9464 Casoria Ct #201 | Verona | Preserve | $840,000 | $398 | 94.5% |
June 2025 | 9468 Casoria Ct #102 | Florence | Preserve | $670,000 | $356 | 91.9% |
February 2026 | 9476 Casoria Ct #101 | Florence | Preserve | $620,000 | $329 | 98.4% |
April 2026 | 9496 Casoria Ct #101 | Florence | Preserve | $660,000 | $351 | 97.1% |
June 2026 | 9473 Casoria Ct #202 | Verona | Lake | $870,000 | $414 | 102.4% |
Window: the 36 months to September 23, 2026. Side follows the building’s street number: odd numbers back onto the lake and even numbers onto the preserve; at 9464 only the two east-facing homes, x102 and x202, sit in the county’s lake tier. Price per square foot is the MLS figure for each sale; the $366 median is the median of the twelve per-sale ratios.
Eleven of the twelve MLS sales were preserve-side homes; only the June 2026 Verona at 9473 was a south-side lake home. The lake-side record is filled out by the county: a qualified $650,000 Florence at 9469 in August 2024 and an unqualified $870,000 Verona at 9465 in February 2024. A lake-side seller is pricing from a thinner MLS file, which is where the county record earns its place.
The county roll records one qualified arm’s-length sale inside the 36 months that never reached the MLS, 9469 Casoria Ct unit 32101 at $650,000 on August 15, 2024, and two priced transfers without qualification, $870,000 at 9465 in February 2024 and $765,000 at 9480 in December 2024. We list all three and use only the qualified one as a comparable.
The Treviso Bay community recorded 82 closings in the 12 months to September 23, 2026 at a $570,000 median, with 28 listings active that day. That figure mixes single-family estates, Terrace and Veranda condominiums and both coach-home neighborhoods. The Casoria figure on this page is the one that applies to your home, and every number carries its window.
Casoria homes are worth most as lake-side upper-floor Veronas and least as preserve-side ground-floor Florence homes, on the record. The five Verona sales of the last 36 months ran from $765,000 to $870,000 and the seven Florence sales from $620,000 to $758,000, and the county still values the lake side exactly $30,000 above the preserve side for each plan.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and Lennar closings 2015 to 2017; Southwest Florida MLS Matrix, 36-month window to 23 Sep 2026)
Unit | Floor | Plan | Living space, declaration | County size | Garage |
|---|---|---|---|---|---|
x101 | Ground | Florence | 1,741 sq ft | 1,883 sq ft | Two-car |
x102 | Ground | Florence | 1,741 sq ft | 1,883 sq ft | Two-car |
x201 | Upper | Verona | 2,110 sq ft | 2,099 sq ft | Three-car tandem |
x202 | Upper | Verona | 2,110 sq ft | 2,099 sq ft | Three-car tandem |
Every building holds two of each, 34 Florence homes and 34 Veronas across the street. Each home has three bedrooms, two baths, its own entry and a 225 square foot screened lanai.
Single-level living on the ground floor, 1,741 square feet under air in the declaration and 1,883 on the county roll, with a two-car garage and a lanai at ground level. Seven MLS sales in 36 months from $620,000 to $758,000; the four since 2025 ran $620,000 to $670,000. Buyers who want no stairs look here first.
The upper home, 2,110 square feet under air, reached by its own stair from a private ground-floor entry, with a three-car tandem garage and no neighbor overhead. Five MLS sales in 36 months from $765,000 to $870,000. Lennar priced the Verona about $30,000 above the Florence; the market now separates them by far more.
Plan, 2026 preliminary county value | Preserve side | Lake side |
|---|---|---|
Florence | $551,591 | $581,591 |
Verona | $611,423 | $641,423 |
The county puts 38 homes in the lake tier, all nine odd-numbered buildings plus the two east-facing homes at 9464, and 30 in the preserve tier. The $30,000 step has been identical in every year from 2021 to 2026. Lennar’s own step was about $35,000.
The records do not isolate an end-unit premium: every Casoria home sits in a four-home building, and the county does not value end positions separately. What does show up is the east end, where 9464’s east-facing homes look toward a 6.7-acre lake, and the west end at 9497, with water and woods on two sides.
The February 2026 Florence at 9476, $620,000 after one day, is the lowest Casoria price in five years. It is a preserve-side home in a building below today’s flood elevation, and its speed says it was priced to go at once. It is a floor, not a benchmark, for a lake-side Florence.
Price per square foot at Casoria mostly measures floor and side, because there are only two plans and the county measures them at 1,883 and 2,099 square feet. The 36-month MLS median was about $366, with individual sales from $329 to $414, and the upper-floor Veronas did not consistently sell higher per square foot than the Florence homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
The declaration and prospectus count air-conditioned living space, 1,741 and 2,110 square feet. Lennar’s plan sheet counts everything under roof, 2,338 and 2,858. The county measures a base area, 1,883 and 2,099. The MLS uses the county figure for the Florence and 2,099 to 2,110 for the Verona. Use one system consistently, and never compare a Casoria figure on one system with a listing on another.
The four Florence sales of 2024 and early 2025 in the MLS file ran $343 to $403 a square foot, and the 2026 Florence sales $329 and $351. The Veronas ran $363 to $414. The spread inside each plan is larger than the spread between them, which says condition and timing move a Casoria price as much as size does.
Place your home among the recent sales by floor and side, read off the price per square foot of its closest matches, and multiply by the county size of your plan. That is a starting estimate, not a valuation, and the steps above adjust it for what the sales cannot show.
Casoria values roughly doubled from their original Lennar prices, but the golf-bundled twin rose further. Lennar closed all 68 homes from 2015 to 2017, the Florence at a $342,000 median and the Verona at $371,700; the median qualified resale gain across 29 homes is 34.6 percent, held down by the owners who sold in 2017 to 2021, and every sale since 2023 has closed above $620,000.
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 68 original Lennar closings are qualified on the county roll, from September 17, 2015 to April 28, 2017, about 3.5 closings a month. Lennar advertised the coach homes from the $336,999s to the $369,999s, and its prospectus price sheet was headed “(NON GOLF).” In the same month of 2015, Lennar closed Coach Homes I homes of the same plans about $48,000 to $52,000 higher.
Resale window, matched qualified sales | Median gap below Coach Homes I, same plan | Share of the Coach Homes I price |
|---|---|---|
2016 to 2021, 29 matched sales | $40,500 | 9.8% |
2022 to 2026, 16 matched sales | $274,375 | 36.4% |
Method: every qualified Casoria resale compared with the median qualified Coach Homes I resale of the same plan within 183 days either side. The gap repriced between November 2021 and April 2022, when Coach Homes I Florence sales moved from $635,000 and $670,000 to $1,030,000 and $1,055,500.
Tax year | Casoria median just value | Change |
|---|---|---|
2021, certified | $355,280 | |
2022 | $445,146 | +25.3% |
2023 | $671,975 | +51.0% |
2024 | $632,345 | -5.9% |
2025 | $632,345 | 0.0% |
2026, preliminary | $596,507 | -5.7% |
The county recognized the golf premium on Coach Homes I only in tax year 2025, when the gap between the two medians jumped from $75,000 to $204,505. For a Casoria owner that means the roll values your home from Casoria sales, not from the golf-bundled homes by the gate.
Measured from each home’s Lennar price to its latest qualified resale, the median gain is 34.6 percent, $135,000, over a median hold of 4.75 years, because many of those resales happened in 2017 to 2021 before the market repriced. Measured instead from a $342,000 Florence original to the $620,000 to $670,000 Florence sales of 2025 and 2026, the gain is roughly 80 to 95 percent. Both are true; only the dated one is useful for your valuation.
An owner who bought from Lennar holds a large gain on paper, and its size now depends on floor and side more than on purchase year. An owner who bought a Florence in 2023 or 2024 at $740,000 to $758,000 should compare that price with the 2025 and 2026 Florence sales before listing, because the floor has reset. A Verona owner is pricing into a record that has held.
Casoria homes took a median of 38.5 days on market and closed at a median 97.7 percent of the final list price in the 36 months to September 23, 2026. Over five years the median was 53.5 days, because four listings in 2025 and 2026 took more than 100 days, and each of those closed below its final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026)
A 97.7 percent median says Casoria buyers negotiate less than buyers in the busier Treviso Bay condominiums, partly because there is rarely a second Casoria listing to play against yours. The lowest ratio in the window was 91.9 percent and the highest 102.4 percent, on the June 2026 Verona that sold above its asking price.
The four fastest sales, at 1 to 10 days, closed at 98.4 to 102.4 percent of list. The four that took more than 100 days closed at 92.4 to 97.1 percent, and three of them were Florence homes listed at $680,000 to $699,000 while the Florence comparables were resetting from $750,000. In Casoria the price at launch and the time on market move together.
With no Casoria listing active or pending on September 23, 2026, the usual months-of-supply measure reads zero. It is not a signal that prices will jump; it reflects a street where nearly half the homes have never resold. It does mean the next listing sets the tone for the season.
Price to the band your floor and side can honestly reach, present the home with the declaration’s golf clause, the elevation certificate and the full fee stack ready, and launch for the January-to-April season or earlier. In this street, the right price at launch has sold in days and a hopeful one has taken months.
A Casoria buyer almost always compares Coach Homes I at Di Napoli, Treviso Bay’s only other Lennar coach-home neighborhood, built from the same two plans at the same county sizes. Coach Homes I carries the golf membership by recorded document and trades far higher; Casoria answers with newer buildings, no golf dues and a price about $274,375 lower on matched resales since 2022.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2023 to 23 Sep 2026 for Casoria and 23 Sep 2025 to 23 Sep 2026 for Coach Homes I; Collier County Property Appraiser 2026 preliminary roll and recorded sales; recorded declarations)
Measure | Casoria (Coach Homes II) | Di Napoli (Coach Homes I) |
|---|---|---|
Homes and buildings | 68 in 17 | 116 in 29 |
Year built | 2015 to 2017 | 2012 to 2015 |
Plans and county sizes | Florence 1,883, Verona 2,099 sq ft | Florence 1,883, Verona 2,099 sq ft |
Median original Lennar price, Florence | $342,000 | about $50,000 higher in the same month of 2015 |
Recent MLS sales | 12 in 36 months, median $754,000 | 5 in 12 months, $825,000 to $1,130,000 |
Matched-resale gap, 2022 to 2026 | about $274,375 below | |
2026 preliminary county median value | $596,507 | $787,075 |
Golf by recorded document | No: declaration section 10.1 | Yes: Golf Club Declaration |
Golf dues and golf capital contribution | $0 and $0 | $5,350 a year and $7,500 |
Median 2026 preliminary property tax | $5,990.87 | $7,000.14 |
Median distance to the main gate | about 0.68 mile | about 0.18 mile |
A buyer should choose Casoria for the Treviso Bay coach home, clubhouse and spa without golf, at roughly $275,000 less and $5,350 a year less. A buyer should choose Di Napoli if they will play golf, because the Master Association states that no additional golf memberships are available. Your valuation has to sit where a non-golfer sees the saving plainly.
They do not meet on price. The cheapest Coach Homes I sale of the last 12 months, $825,000, sits above every Casoria Florence sale of the last three years. The only overlap is the Casoria Verona top, $840,000 and $870,000, against the low end of Coach Homes I, and a buyer at that overlap is choosing between space without golf and a smaller home with it.
A buyer who wants a non-golf Treviso Bay home but not a coach-home layout tours Avellino or Trevi, Lennar’s other non-golf condominiums. On price per square foot the three non-golf Lennar neighborhoods trade close together, so your Casoria home’s private entry, its own garage and the lake or preserve out back are what set it apart.
Online estimates miss on Casoria coach homes because they see a Treviso Bay coach home with a plan name shared by the golf-bundled Coach Homes I, three sales in a year and a county roll that values every home on four figures, while the price actually turns on golf status, floor, side, flood margin and condition that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, published values by plan and side; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Coach Homes I shares Casoria’s plans, sizes, builder, community and ZIP code, and the MLS has no field that marks golf. An estimate that draws on both neighborhoods averages a golf-bundled home with a non-golf one, and on matched sales since 2022 they sit about $274,375 apart. The error can run either way, depending on which sales the model found.
The 2026 preliminary roll values every Casoria home at one of four figures: $551,591 or $581,591 for a Florence and $611,423 or $641,423 for a Verona. Estimates that lean on assessed values inherit that flatness, while the market separated Florence homes by $138,000 in three years.
Three MLS sales in 12 months is not enough for a model to learn a street. The estimate will reach back to 2023 and 2024 sales, when Florence homes closed at $740,000 to $758,000, or sideways to other neighborhoods. Either way it is not reading 2026 Casoria.
A model cannot see a new permitted air conditioner, a renovated kitchen, an approved hard floor in a Verona, the lake from your lanai, or whether your building’s first floor clears 8 feet. At Casoria those 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-floor sales and your building’s documents. If it is high, better to know before you list than after a season on the market.
A Casoria buyer prices in about $18,140 a year in condominium dues, the Master assessment, the Wentworth Estates CDD line and the dining minimum, with no golf dues, about $8,000 in one-time charges at closing and a Collier County tax bill that resets after purchase. Each of those shapes what a buyer will offer for your home.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; Casoria MLS listings 2025 and 2026 for condominium dues; Collier County Property Appraiser 2026 preliminary roll)
On 2025 and 2026 Casoria listings, agents entered the Coach Homes II dues at $1,842 a quarter, $7,368 a year, up from $1,390 in 2023 and $1,725 in 2024. The association does not publish its budget, and the condominium estoppel certificate is the binding number for a specific home. Every home pays the same dues regardless of floor.
The 2026 fee sheet sets the Master assessment at $7,420 a year, covering maintenance, the bulk cable and internet contract, reserves and a capital reserve, plus a $750 food and beverage minimum. The MLS “total recurring fees” entry for a 2026 Casoria closing, $15,538, equals the dues plus those two lines to the dollar.
The Wentworth Estates CDD assesses $1,499.21 for operations and $1,103.11 for debt service at the coach-home rate for fiscal 2027, $2,602.32 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 resale buyer pays the $7,500 Master capital contribution, the $50 resale application, the $250 Rookery Bay fee and the $200 set-up fee under the 2026 fee sheet, plus the $299 Master estoppel where the contract assigns it, $8,299 in known community charges. A Coach Homes I buyer pays $7,500 more for the Golf Club contribution.
The 2026 preliminary roll puts the median Casoria tax figure at $5,990.87, before the CDD line. A buyer’s bill resets toward full assessed value after purchase, and a homesteaded seller’s bill says little about it.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which Coach Homes II 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 a Casoria valuation in one way and raises a question in another. Every building is two stories, so no milestone inspection or structural integrity reserve study applies and the county’s registry lists none; but the original 2015 to 2017 roofs remain and no painting permit is on record, so the reserve schedule is what a buyer prices.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026)
Florida’s milestone inspection law starts at condominium buildings of three habitable stories, and the structural integrity reserve study requirement does not apply to buildings under three stories. A Casoria valuation carries no discount for a pending milestone report or a reserve-study funding plan, which many four-story Naples condominiums now do.
Collier County’s permit files from January 2020 to August 2026 show no roof, structural, painting or storm-repair permit on Casoria Court. Lennar’s 2015 reserve plan assumed a 30-year roof life and budgeted $474,300 for the 17 roofs, painting at $170,000 every four years and pavement at $163,948 over 25 years. Ask what the reserve holds today.
A condominium that is not required to have a structural integrity reserve study may vote, by a majority of the total voting interests, to fund less or no reserves in a given year. A waived reserve is a future special assessment, and a careful buyer prices it. Whether one is levied or proposed is stated on the estoppel.
A home whose file holds the reserve schedule, the last painting date, any waiver votes and a clean estoppel is valued at the street’s level. Where an answer is missing, we tell you how buyers are likely to discount it and which document would remove the discount.
The flood zone affects a Casoria valuation building by building: every building sits wholly or partly in FEMA Zone AE with an 8 foot base flood elevation on the map effective February 8, 2024, nine buildings have first floors at or above it and eight sit 0.06 to 0.26 feet below it, so the flood quote a buyer receives depends on which building your home is in.
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)
At or above 8 feet: 9465, 9464, 9469, 9468, 9473, 9472, 9485, 9484 and 9489, 36 homes, from 8.04 to 8.84 feet. Below it: 9477, 9476, 9481, 9480, 9492, 9493, 9496 and 9497, 32 homes, from 7.74 to 7.94 feet. Every building cleared the 2012 map’s 6 foot line by 1.74 to 2.84 feet when certified; the shortfall is the 2024 revision.
The county’s 2025 building footprints put 9468 Casoria Court 64 percent and 9472 Casoria Court 90 percent in shaded Zone X, with the rest in AE, and some flood lookups report Zone X for both. They are also among the highest buildings on the street, which makes their flood story the strongest on Casoria Court.
Each certificate records the attached garage slab about half a foot below the first floor, 7.24 to 8.34 feet, below today’s base flood elevation at 15 of the 17 buildings. It matters for garage contents and any future rebuild, and a buyer’s insurance agent will read it from the same certificate.
The association insures each building at full replacement value, and Lennar’s 2015 budget carried building insurance including flood. The owner insures the interior, fixtures, appliances, water heater and contents under an HO-6 policy with at least $2,000 of loss-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, and a wind-mitigation report documenting the impact-resistant windows and sliding doors the declaration refers to. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move a Casoria number before listing are the ones a buyer’s inspector and insurer will price: the air conditioner’s age, permit and pad height, the reserve and painting answer from the board, approval letters for any hard flooring in a Verona, presentation that shows the lake or preserve behind the lanai, and a full fee disclosure that removes the CDD surprise.
Under the declaration the owner maintains the air handler and everything inside the home. An original 2015 to 2017 system will be priced as a credit, and every air-conditioning pad on the certificates sits below the 9 foot level Collier County requires for replacement equipment here, so ask Collier County Floodplain Management whether a replacement must be raised before you buy one.
Ask the board for the reserve schedule, the last painting date and any reserve-waiver votes. A written answer lifts a buyer’s confidence more than any cosmetic spend, and its absence invites a discount.
Section 18.19 of the declaration allows hard flooring in an upper-floor Verona only in foyers and baths unless the board approves sound-deadening underlayment. If your Verona has tile or wood throughout, find the approval letter; a missing letter becomes a negotiation point.
The recorded sales say floor, side and timing explain most of the spread from $620,000 to $870,000. A kitchen or bath refresh aimed at the band your floor can reach usually pays; one aimed beyond it rarely does. Section 18.14 bars slab penetrations and says the homes are not designed for added ceiling fans or ceiling lighting, so plan lighting changes carefully.
Clear and light the garage, especially a Verona’s three-car tandem bay, which is Casoria’s most distinctive feature against the condominium buildings nearby. Photograph the lanai at the hour the light is best on the lake or the preserve. Both cost little and show a buyer what the square footage does not.
A free in-person Casoria 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 home, checks the floor, the air conditioning, any flooring approvals, the garage and the view out back, and you receive a written opinion of value with the same-floor sales and a recommended list price.
The same-floor MLS and county-recorded sales with dates and sources; the Coach Homes I sales with the golf gap stated; the fee stack, CDD line and tax reset your buyer will underwrite; your building’s elevation certificate and permit 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 Casoria at Treviso Bay seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, or to rent another 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
Casoria 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 14 Casoria closings of the last five years in the MLS against Collier County’s deeds, and in the last 36 months we tracked all 12 Casoria 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 Casoria 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 Coach Homes II declaration and FEMA’s map, each with its window and source.
Recent Casoria sales ran from $620,000 to $870,000, with a 36-month MLS median of $754,000. Your floor, side, building and condition place you in that range; the valuation form on this page gets you a written number.
Start from the recorded Casoria sales on your floor, then adjust for side, building, condition and the fee stack, and test against Coach Homes I with the golf gap stated. An automated estimate cannot do those adjustments.
Because they blend Casoria with the golf-bundled Coach Homes I, which is the same plan, and because three sales a year is too few to learn the street. Matched sales of the same plan have run about $274,375 apart since 2022.
No. The 2026 preliminary roll values a Florence at $551,591 or $581,591 and a Verona at $611,423 or $641,423, while the 36-month sale median was $754,000. An assessment is a tax figure, not a price.
Three MLS sales: a preserve-side Florence at 9476 for $620,000 in February 2026, a Florence at 9496 for $660,000 in April 2026 and a lake-side Verona at 9473 for $870,000 in June 2026.
Twelve MLS sales from $620,000 to $870,000, median $754,000, total $8,828,000, in the 36 months to September 23, 2026, plus one qualified county-recorded sale off the MLS at $650,000.
The 36-month MLS median was about $366, with individual sales from $329 to $414. The spread inside each plan is larger than the spread between the two plans.
Five upper-floor Verona sales in 36 months ran from $765,000 to $870,000, and the $870,000 top has been paid twice, both times for a lake-side Verona.
Seven ground-floor Florence sales in 36 months ran from $620,000 to $758,000; the four since 2025 ran $620,000 to $670,000.
Yes. Over 36 months the lowest Verona sale, $765,000, sat above the highest Florence sale, $758,000. The Verona has about 370 more square feet under air and a three-car tandem garage.
Yes. Lennar charged about $35,000 for it, and the county values each lake-side home exactly $30,000 above the same plan on the preserve side in every year from 2021 to 2026.
For the Florence, yes: from $750,000 and $758,000 in 2024 to $620,000 to $670,000 since. The Verona record held, at $840,000 in 2025 and $870,000 in 2026. The county’s median just value fell 5.7 percent on the year.
Lennar sold the Florence at a $342,000 median and the Verona at $371,700 from 2015 to 2017. Every Casoria MLS sale since 2023 has closed at $620,000 or more.
None were active or pending on the MLS on September 23, 2026. A new listing faces no direct competition on Casoria Court.
The 36-month median was 38.5 days on market, from 1 to 245 days. The five-year median was 53.5 days.
A median 97.7 percent over 36 months, from 91.9 percent to 102.4 percent. The June 2026 Verona sold above its asking price.
For a home priced to its floor’s recent sales and presented with its documents, yes: there is no competing Casoria listing. For a home priced toward Coach Homes I, the four listings that took more than 100 days are the answer.
Golf. Casoria’s declaration section 10.1 says golf membership is not appurtenant to any unit, and Coach Homes I is golf-bundled. The matched gap was about $40,500 through 2021 and about $274,375 since 2022.
No one can promise it. It was about $40,000 for six years before it was about $275,000, and a change in golf demand, club policy or membership rules could move it either way. We value your home on today’s record.
It sets your price relative to Coach Homes I, and it lowers your buyer’s carrying cost by $5,350 a year and $7,500 at closing. In a slower market, a lower total cost of ownership widens the buyer pool.
It sets a building-level cost. Nine buildings have first floors at or above today’s 8 foot base flood elevation and eight sit just below it, and a buyer’s flood quote follows the certificate.
It raises a question a buyer will price unless you answer it with the reserve schedule. The roofs date from 2015 to 2017 and Lennar’s plan assumed a 30-year life.
No. Both laws start at three habitable stories and every Casoria building is two stories, which is a point in your favor against four-story Naples condominiums.
It shapes it. The $1,842 quarterly dues per 2025 and 2026 listings, the $7,420 Master assessment, the $2,602.32 CDD line and the $750 dining minimum total about $18,140 a year, and a buyer weighs it.
It affects what a buyer can afford. The $2,602.32 Wentworth Estates CDD line is on the tax bill, not in the MLS total, and a buyer who finds it late may reprice.
The buyer, under the 2026 fee sheet: $7,500 to the Master Association, plus the $50 application, $250 Rookery Bay fee and $200 set-up fee. There is no Golf Club contribution on a Casoria sale.
The median 2026 preliminary tax figure is $5,990.87 before the CDD line, and a buyer’s bill resets after purchase, so a homesteaded seller’s bill says little about it.
A valuation first. It prices your home against the market a buyer will see; an appraisal is a lender’s opinion for a specific loan, and your buyer’s lender orders it.
If the price sits inside your floor’s recent Casoria sales, it usually can. We hand the appraiser the same-floor sales, the lake or preserve tier, the elevation certificate and the declaration so any golf adjustment rests on documents.
It depends on your carrying cost of about $18,140 a year before tax and insurance, the 30-day minimum lease, the four-lease limit and your view of the market. We run both scenarios with you.
Seasonal buyers like turnkey homes, but furniture rarely returns its cost. When it is part of the sale we list it on a separate inventory so the appraisal treats it correctly.
Request a written valuation with the form on this page, pull your building’s elevation certificate and the association’s reserve schedule, and call Jesse McGreevy at (239) 898-6072.
Every Casoria 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 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 Casoria at Treviso Bay owner always opens the official, current copy. The Coach Homes II declaration and its amendments are Collier County official records, identified by book and page. We host nothing ourselves.
Document | What it shows for a Casoria valuation | Official authority |
|---|---|---|
Declaration of Condominium for Coach Homes II at Treviso Bay, OR 5186 PG 3412 | Section 10.1 golf status, the two plans, maintenance and insurance | |
Treviso Bay Golf Club Declaration, OR 4774 PG 2841 | The instrument that bundles golf elsewhere and does not reach Casoria | |
Coach Homes II prospectus, revised April 15, 2015 | The “NON GOLF” price sheet, plan sizes and the 2015 reserve plan | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master assessment and one-time resale charges | |
Treviso Bay FAQ, 2025 | That no additional golf memberships are available | |
Wentworth Estates CDD FY2027 adopted budget | The $2,602.32 district line on the tax bill | |
Milestone Buildings by Year, January 2026 | That no Casoria building is listed | |
Elevation certificate, 9468 Casoria Ct | One of the two highest first floors, building 33 | |
Elevation certificate, 9477 Casoria Ct | The lowest first floor on the street, building 36 | |
Florida Statutes 718.112, bylaws, reserves and the three-story threshold | Why no structural integrity reserve study applies | |
Florida Statutes 553.899, milestone inspections | Why no milestone inspection applies | |
Florida Statutes 689.261, property tax disclosure summary | The tax-reset warning your buyer receives |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Casoria at Treviso Bay sits inside the Naples golf-community market they work every week, even though Casoria itself carries no golf. If you are wondering what your home on Casoria Court is worth, the first conversation costs nothing and the number is yours to keep.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. 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. 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 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.