Updated September 2026
The same three Lennar plans closed from $450,000 to $600,000 in the last twelve months. McGreevy and Comisar value your unit from its own plan's sales, its floor, its building's roof and 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 Giaveno at Treviso Bay condo has recently been worth between about $450,000 and $600,000, depending on plan, floor, building and condition. The Southwest Florida MLS counts 13 Giaveno closings in the twelve months to September 23, 2026 at a median of $480,000 and $397.82 a square foot, and 57 closings in five years at a median of $535,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium GIAVENO, 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 recorded sales)
Every Giaveno building repeats the same three Lennar plans in the same positions, so what your unit is worth comes down to which plan, which floor, which building and what has been done to it. The three condominiums, the golf supplements, the elevation certificates and the roof permits are covered in full on our Giaveno at Treviso Bay guide, and the wider community on our Treviso Bay community guide. This page is about the number, and how we arrive at it for your unit. If you are ready to sell, read how we sell Giaveno at Treviso Bay homes; if you are buying, read our Giaveno at Treviso Bay buyer guide.
Qualified county resales since January 2024 put the A plan, 1,194 county square feet, at a $504,000 median on five sales; the B plan, 1,232 square feet, at $520,000 on eighteen; and the C end unit, 1,408 square feet with a study, at $615,000 on four. In the last twelve MLS months B units closed from $450,000 to $540,000 and C units from $480,000 to $600,000.
A median of $480,000 describes the neighborhood, not your unit. The same B plan closed at $450,000 on a second floor at 9826 and at $540,000 on a first floor at 9834 in the same twelve months. Building, floor, roof status, condition and timing separate them, and a C end unit is a different product from an A unit two doors down the corridor.
We use the recorded sales of your plan, the six live listings, the county’s 2026 roll, your building’s roof permit and elevation certificate, your condominium’s assessment, 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 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 Giaveno condo because the valuation is built from Giaveno’s own sales back to Lennar’s first closings in 2015, the building’s roof, milestone and flood records, and the recorded condominium and golf documents, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We publish the neighborhood’s whole record. If you are comparing teams before you choose, our guide to the best real estate agents in Naples sets them side by side on the public record.
Jesse McGreevy writes it, from the MLS, the county record and your unit’s own documents, and Marc Comisar walks the unit when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
The 2026 year-to-date median is 17.1 percent below the 2024 peak, and the six listings on September 23, 2026 had been on the market a median of 170.5 days, against a 54.5-day median for the units that actually sold. The gap between those two numbers is mostly price. A valuation that is right the first time is worth more in this market than in 2022.
This valuation page gives you the number. Our seller page, how we sell Giaveno at Treviso Bay homes, covers marketing, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Treviso Bay home valuation page, because estate homes, coach homes and Veranda condominiums price very differently.
A Giaveno condo is valued by starting from the recorded sales of the same plan, then adjusting for floor, building, roof status, flood margin, condition, the condominium’s assessment and time, and finally testing the number against the six live Giaveno listings and the Alberi Acqua listings a buyer will tour on the same afternoon.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and qualified resales)
A Giaveno unit number is the building, the floor and the corridor position. On floors one to three, positions 1 and 8 are C end units, 4 and 5 are A units and the rest are B; on the fourth floor, positions 3 and 4 are A units and the rest are B. The plan sets the starting comparable before anything else.
An A unit starts from the $504,000 median of five qualified resales since 2024; a B unit from $520,000 on eighteen; a C unit from $615,000 on four. The twelve-month MLS sales then tell us where the plan is trading now, which in 2026 is below the 2024 level.
On the five-year MLS record, the third and fourth floors traded about 8 to 11 percent above the first and second on price per square foot, and the second floor was the weakest. The county’s grid adds only $5,000 a floor, so the market’s floor premium is larger than the county’s.
9820 has led on price per county square foot in every window, $458.10 since 2024, and 9815 has trailed at $393.70. Terrace V, 9820 and 9826, has traded highest by condominium since 2024 and Terrace IV lowest. The building is worth tens of thousands of dollars on the same plan and floor.
Four buildings carry 2025 or 2026 re-roof permits, 9815, 9820, 9830 and 9834, and two, 9816 and 9826, show none through August 2026. A documented new roof lowers a buyer’s insurance quote and answers a question; an open roof question invites a discount unless the board’s plan is in the file.
Kitchens, baths, flooring, lighting and the age of the air conditioner separate a $450,000 B unit from a $540,000 one. Twenty-four Giaveno A/C replacement permits since 2023 show the original condensers aging out, so a new permitted unit counts. We grade finish against the units that actually sold.
A Terrace IV buyer carries about $1,000 a year more in condominium dues than a Terrace V or VI buyer, $6,140 against $5,132 and $5,180 on 2026 MLS listings. Every buyer also carries the $2,288.83 CDD line the MLS total omits. A buyer who sees the full stack early discounts less for surprise.
Giaveno’s median ran $410,000 in late 2021, $547,000 in 2022, $578,700 in 2024 and $480,000 in 2026 to date. A 2024 sale is not a 2026 comparable without a time adjustment, and the 2024 median was the top of a run, not a floor.
On September 23, 2026 the MLS showed six Giaveno listings asking $489,000 to $525,000, median $518,500, none pending, with a 170.5-day median on market. With sale-to-list at 95.2 percent, that median ask implies a clearing level near $493,000, our arithmetic rather than a forecast. Your number has to make sense to a buyer standing in all six.
Giaveno condos sold thirteen times in the twelve months to September 23, 2026, at a Southwest Florida MLS median of $480,000, from $450,000 to $600,000, for $6,557,500 in total. Every one of the thirteen matches a recorded Collier County deed at the identical price within 45 days, which rules out the most common Naples MLS error.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2025 to 23 Sep 2026, pulled 23 Sep 2026; Collier County recorded deeds)
Closed | Building | Plan | Floor | Sale price | Price per sq ft, county size | Sale-to-list |
|---|---|---|---|---|---|---|
October 2025 | 9834 Giaveno Cir | A | 2 | $455,000 | $381 | 91.9% |
December 2025 | 9834 Giaveno Cir | B | 2 | $515,000 | $418 | 95.5% |
January 2026 | 9834 Giaveno Cir | B | 1 | $540,000 | $438 | 97.3% |
January 2026 | 9815 Giaveno Ct | A | 4 | $475,000 | $398 | 95.2% |
March 2026 | 9830 Giaveno Cir | A | 3 | $522,000 | $437 | 95.1% |
April 2026 | 9830 Giaveno Cir | B | 4 | $520,000 | $422 | 94.6% |
April 2026 | 9826 Giaveno Cir | B | 2 | $450,000 | $365 | 94.7% |
May 2026 | 9815 Giaveno Ct | B | 1 | $480,000 | $390 | 91.4% |
May 2026 | 9815 Giaveno Ct | B | 2 | $468,000 | $380 | 93.6% |
May 2026 | 9815 Giaveno Ct | C | 1 | $480,000 | $341 | 96.2% |
June 2026 | 9816 Giaveno Cir | B | 1 | $480,000 | $390 | 98.0% |
July 2026 | 9826 Giaveno Cir | C | 3 | $572,500 | $407 | 98.2% |
August 2026 | 9820 Giaveno Cir | C | 2 | $600,000 | $426 | 100.0% |
Window: the 12 months to September 23, 2026. Price per square foot here is our division by the county’s plan size; the MLS median of $397.82 is the median of per-sale MLS ratios and uses the MLS living area, so the two columns are not interchangeable.
Seven of the thirteen closed between $450,000 and $499,999, four between $500,000 and $549,999, one between $550,000 and $599,999 and one at $600,000. Nothing closed under $450,000. The two sales listed as two bedrooms plus den carried a $540,000 median against $480,000 for the eleven listed as two bedrooms.
The twelve-month MLS medians were Terrace IV $480,000 on five sales, Terrace V $572,500 on three and Terrace VI $520,000 on five. Terrace IV holds 9815 and 9816 and carries the highest condominium assessment of the three, which is one plausible reason it trades lowest; the sample is small, so read it as a pattern.
The Treviso Bay community recorded 82 closings in the same twelve months at a $570,000 median, with 28 listings active on September 23, 2026. That figure mixes single-family estates, coach homes and condominiums. The Giaveno figure on this page is the one that applies to your unit, and every number here carries its window.
Giaveno condos are worth most as C end units on upper floors and least as A or B units on the second floor, on the record. Qualified resales since 2024 put the C plan at a $615,000 median against $520,000 for B and $504,000 for A, and five years of MLS sales put floors three and four about 8 to 11 percent above floors one and two per square foot.
Data updated: September 2026 (Collier County Property Appraiser qualified resales since January 2024 and 2026 preliminary roll; Southwest Florida MLS Matrix, five-year window to 23 Sep 2026)
Position | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
Floors 1 to 3 | C, 1,408 | B, 1,232 | B, 1,232 | A, 1,194 | A, 1,194 | B, 1,232 | B, 1,232 | C, 1,408 |
Floor 4 | B, 1,232 | B, 1,232 | A, 1,194 | A, 1,194 | B, 1,232 | B, 1,232 | None | None |
Each building holds eight A, sixteen B and six C units, 30 in all. C units exist on floors one to three only.
Two bedrooms and two baths in the center stack, kitchen and dinette at the entry end, with a covered lanai off the living room and the owner’s suite, 1,194 county square feet. Five qualified resales since 2024 at a $504,000 median; in the last twelve months A units closed at $455,000, $475,000 and $522,000, the last on a third floor.
The most common plan, 96 of 180 units: two bedrooms and two baths with the kitchen and dinette at the rear beside the lanai, 1,232 county square feet. Eighteen qualified resales since 2024 at a $520,000 median; seven B sales in the last twelve months ran $450,000 to $540,000.
Two bedrooms plus a study and two baths, an angled foyer and a corner lanai, 1,408 county square feet, marketed in the MLS as two bedrooms plus den. Four qualified resales since 2024 at a $615,000 median. Lennar built the premium in from the start, selling C units at a $297,500 median against $249,950 for B.
Median MLS price per square foot over five years: $418.0 on the first floor on 14 sales, $418.0 on the second on 15, $464.7 on the third on 14 and $454.5 on the fourth on 13. The county’s own resale cut since 2022 shows a smaller fourth-floor lift, so the direction is reliable and the size of the premium is not.
A first-floor C unit at 9815 closed at $480,000 in May 2026, the same price as B units that spring. It is a weak comparable for C units generally: lowest-trading building, first floor, and a price that says more about that unit than about the plan.
Price per square foot at Giaveno is a building, floor and condition index more than a size measure, because the three plans differ by only 214 square feet. The twelve-month MLS median was $397.82, the five-year median $438.31, and qualified county resales since 2024 ran from $393.70 at 9815 to $458.10 at 9820.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser qualified resales)
The recorded declarations give air-conditioned space of 1,107 to 1,284 square feet; the county roll measures 1,194, 1,232 and 1,408; and MLS listings mix both, with 51 of 63 Giaveno MLS records using the county figure and others showing 1,137, 1,107, 1,120 or 1,200. A range of “1,137 to 1,408 square feet” joins the bottom of one system to the top of another. Use one system consistently.
Building | Condominium | Qualified resales since 2021, median per county sq ft | Since 2024 |
|---|---|---|---|
9815 Giaveno Ct | Terrace IV | $384.70 on 14 | $393.70 |
9816 Giaveno Cir | Terrace IV | $389.60 on 17 | $415.50 |
9820 Giaveno Cir | Terrace V | $434.30 on 19 | $458.10 |
9826 Giaveno Cir | Terrace V | $401.80 on 14 | $442.40 |
9830 Giaveno Cir | Terrace VI | $422.10 on 9 | $429.60 |
9834 Giaveno Cir | Terrace VI | $373.40 on 15 | $418.00 |
Place your unit among the recent sales by plan, building and floor, read off the price per square foot of its closest matches, and multiply by your plan’s county size. That is a starting estimate, not a valuation, and the steps above adjust it for what the sales cannot show.
Giaveno values roughly doubled from their original Lennar prices, but only after 2021. Lennar closed all 180 units from 2015 to 2017 at a $250,350 median; resales traded near those prices until 2021, and since 2022 every qualified resale has closed above its original price, with a 2024 to 2026 median gain of 106.2 percent.
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 180 original Lennar closings are on the county roll as qualified sales: median $250,350, range $219,000 to $321,000, a median $203.70 per county square foot. Lennar closed 87 units in 2015, 62 in 2016 and 31 in 2017. Giaveno carried the highest original prices of the three Terrace blocks, above Alberi Acqua’s $211,200 median and Trevi’s $222,000.
Resale window, qualified sales | Median change against that unit’s Lennar price | Median dollar gain | Resales below the original price |
|---|---|---|---|
2017 to 2019, 43 sales | +10.1% | +$26,000 | 8 |
2020, 24 sales | +0.3% | +$750 | 12 |
2021, 35 sales | +13.4% | +$31,600 | 2 |
2022 to 2023, 26 sales | +122.2% | +$291,350 | 0 |
2024 to 2026, 27 sales | +106.2% | +$276,000 | 0 |
September 1, 2025 onward, 13 sales | +98.7% | +$238,000 | 0 |
Year closed | Sales | Median price | Median price per sq ft |
|---|---|---|---|
2021, from September 23 | 4 | $410,000 | $345.21 |
2022 | 18 | $547,000 | $447.81 |
2023 | 9 | $535,000 | $441.79 |
2024 | 8 | $578,700 | $469.72 |
2025 | 7 | $515,000 | $418.02 |
2026, to September 23 | 11 | $480,000 | $397.82 |
Measured from each unit’s Lennar price to its most recent resale, the median gain is only 26.7 percent, because 63 of the 113 units with a qualified resale last traded between 2017 and 2021, before the repricing. Units resold since 2025 show a 100.4 percent gain. Both numbers are true; only the dated one is useful for your valuation.
An owner who bought before 2022 holds a large gain on paper, and its size now depends on plan, floor and building more than purchase year. An owner who bought in 2022 to 2024 should compare the 2026 median with their own price before listing. The series also warns against anchoring on 2024: the 2026 sales came in at $450,000 to $600,000.
Giaveno condos took a median of 54.5 days on market and closed at a median 95.2 percent of the final list price in the twelve months to September 23, 2026, against 20 days and 97.5 percent across the five-year record. The six listings on market that day had a median of 170.5 days, which is the cost of overpricing in numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; one special-circumstance sale carries no days on market, so the DOM median is of twelve)
A 95.2 percent median says Giaveno buyers negotiate, and in a neighborhood of three repeated plans they negotiate with the plan’s sales in hand. The lowest ratio in the window was 91.4 percent and the highest 100 percent, on the August sale at $600,000. The two fastest sales, at 3 and 9 days, closed at 95.1 and 98.2 percent.
Individual sales took from 3 days to 131 days. The 131-day sale closed at 91.9 percent of its final list price; the 3-day sale at 95.1 percent. A Giaveno listing’s leverage sits in its first thirty days, and a unit that sits past a season becomes the one buyers ask about rather than the one they tour.
Six listings against thirteen closings a year is about 5.5 months of supply, with none pending on September 23, 2026. That is balanced to slightly soft. It rewards a unit priced to its plan’s recent sales and punishes one priced to the 2024 median.
Price to the band your plan, floor and building can honestly reach, present the unit with its roof, flood and golf documents ready, and time the launch for the January-to-April season. In this market, the right price at launch sells faster and usually nets more than a high price followed by reductions.
A Giaveno buyer almost always compares Alberi Acqua, the only other Treviso Bay Terrace block golf-bundled by recorded declaration, built from the same Lennar plans. Alberi Acqua trades about $20,000 higher on a twelve-month median; Giaveno answers with newer buildings, four fresh roof permits and a shorter walk to the clubhouse.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2025 to 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; recorded golf instruments; county-filed elevation certificates; Collier County permit files)
Measure | Giaveno (Terrace IV to VI) | Alberi Acqua (Terrace I to III) |
|---|---|---|
Units and buildings | 180 in 6 | 180 in 6 |
Year built, county roll | 2015 to 2017 | 2012 to 2014 |
Median original Lennar price | $250,350 | $211,200 |
12-month median sale | $480,000, 13 sales | $500,000, 11 sales |
Median price per sq ft | $397.8 | $405.8 |
Median days on market | 54.5 | 68.0 |
Median sale-to-list | 95.2% | 96.0% |
2026 preliminary county median value | $417,640 | $417,640 |
Golf by recorded document | Golf-bundled | Golf-bundled |
First floors against today’s 8.0 ft base flood elevation | 7.74 to 7.94 ft, below | 8.00 to 8.24 ft, at or above |
Building re-roof permits, 2020 to August 2026 | 4 of 6 | 0 of 6 |
First milestone inspections due | 2039 to 2042 | 2038 to 2039 |
A buyer should choose Giaveno for the golf membership at the lowest entry price, newer buildings, later milestone deadlines and a quarter-mile walk to the clubhouse. A buyer should choose Alberi Acqua if flood margin matters more than age. Your valuation has to sit where an Alberi Acqua shopper can say yes to Giaveno’s newer building and roof.
The county values both blocks identically, $417,640 at the median, and the market separates them by $20,000 on a twelve-month median resting on eleven and thirteen sales. A Giaveno unit priced inside that overlap competes on roof, age and clubhouse walk; one priced above Alberi Acqua’s recent sales has to be the best unit of its plan to hold.
A buyer who decides golf is not worth $5,350 a year tours Trevi at Treviso Bay, where the same plans closed at a $407,500 median on sixteen sales and the county values every unit exactly $80,000 below its Giaveno equivalent. That gap is the golf bundle, and it is part of your value.
Online estimates miss on Giaveno condos because they see three repeated plans, a county roll that values every building on one plan-and-floor grid, and a market that has turned since 2024, while the price actually turns on building, roof, condition, flood margin and the condominium’s assessment that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, published values by plan and floor; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
The 2026 preliminary roll values a first-floor A unit at $402,380 and adds $5,000 a floor, up to $475,160 for a third-floor C unit, identically in all six buildings. Estimates that lean on assessed values inherit that flatness, while recorded sales put 9820 about $65 a square foot above 9815 since 2024.
Models trained on 2022 to 2024 sales carry the peak forward. The Giaveno median fell from $578,700 in 2024 to $480,000 in 2026 to date, and the county’s median just value fell 8.1 percent on the year. An estimate that has not caught the turn will read high.
A model cannot see a 2025 roof, a new permitted condenser, a renovated kitchen, an approved hard floor above the ground floor, a lanai looking over the lake, or a Terrace IV assessment $1,000 a year above its neighbors. At Giaveno those are the price.
An assessed just value is the county’s mass-appraisal figure for taxation. It does not distinguish a renovated unit from an original one, or a roofed building from one awaiting a roof, and since 2022 it has valued Giaveno and Alberi Acqua identically while the market separates them. It is neither a price nor an appraisal.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the same-plan sales and your building’s documents. If it is high, better to know before you list than after a season on the market.
A Giaveno buyer prices in about $20,190 to $21,200 a year in association, golf and district charges before tax and insurance, plus the $750 dining minimum, about $15,500 in one-time capital contributions and fees at closing, and a Collier County tax bill that resets after purchase. Each of those shapes what a buyer will offer for your unit.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; 2026 Giaveno MLS listings for condominium dues; Collier County Property Appraiser 2026 preliminary roll)
On 2026 Giaveno listings, agents entered Terrace IV at $1,535 a quarter, Terrace V at $1,283 and Terrace VI at $1,295. The associations do not publish their budgets, and no public record explains Terrace IV’s higher figure. The condominium estoppel certificate is the binding number for a specific unit.
The 2026 fee sheet sets the master assessment at $7,420 a year, the golf assessment at $5,350 and a $750 food and beverage minimum. The MLS “total recurring fees” entries for Giaveno, $19,660 for Terrace IV, $18,652 for Terrace V and $18,700 for Terrace VI, equal the dues plus those three lines to the dollar.
The Wentworth Estates CDD assesses $1,499.21 for operations and $789.62 for debt service on each Giaveno unit for fiscal 2027, $2,288.83 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 a $7,500 Master Association capital contribution, a $7,500 Golf Club capital contribution, a $50 resale application, a $250 Rookery Bay fee and a $200 set-up fee under the 2026 fee sheet, $15,500 before any estoppel charge the contract assigns. They do not reduce your net, but a buyer counts them in the cost of getting in.
The 2026 preliminary roll puts the median Giaveno tax figure at $4,185.60, from $1,613.23 on a homesteaded unit to $4,942.61. A buyer’s bill resets toward full assessed value after purchase, and the seller’s homesteaded bill says little about it.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which each Terrace association is, while the Treviso Bay Master Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms how both regimes apply to your contract. This is information, not legal advice, and it does not change your number.
The structural record supports a Giaveno valuation: Collier County lists every building as not due for its first milestone inspection until 2039 to 2042, all three associations appear in the state’s public lists of structural integrity reserve study filings, and four of six buildings carry 2025 or 2026 re-roof permits. The two buildings without a roof permit carry an open question a buyer will price.
Data updated: September 2026 (Collier County milestone registry and Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026; Florida DBPR SIRS filing lists)
Building | Condominium | Re-roof permit | Declared value | County status | Next milestone |
|---|---|---|---|---|---|
9815 Giaveno Ct | Terrace IV | July 2025 | $168,160.63 | Finaled | 2040 |
9816 Giaveno Cir | Terrace IV | None through August 2026 | None | None | 2040 |
9820 Giaveno Cir | Terrace V | March 2025 | $156,016.55 | Finaled | 2039 |
9826 Giaveno Cir | Terrace V | None through August 2026 | None | None | 2041 |
9830 Giaveno Cir | Terrace VI | June 2025 | $170,161 | Inspections commenced | 2041 |
9834 Giaveno Cir | Terrace VI | March 2026 | $240,360 | Issued | 2042 |
Terrace IV, V and VI all appear in the state’s list of structural integrity reserve study filings made in July 2025 and after. The lists show names only. The study, its reserve schedule and any funding plan are association records that go to your buyer in the resale package, and a careful buyer prices whatever they say.
No public record states whether the four re-roofs were paid from reserves, insurance, a loan or a special assessment, and whether one is in force is stated on the estoppel. A seller in 9816 or 9826 should ask the board for the roof plan and its funding before listing, because the answer moves the number.
A unit whose file holds the roof permit or the board’s roof plan, the reserve study or its summary, the budget and a clean estoppel is valued at the building’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 Giaveno valuation at the building level: all six buildings sit in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024, and every first floor is 0.06 to 0.26 feet below it, so every financed buyer carries flood coverage and every unit shares that cost. It is also the best-supported explanation for part of Alberi Acqua’s premium.
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)
9815 at 7.84 feet, 9816 at 7.74, 9820 at 7.84, 9826 at 7.94, 9830 at 7.94 and 9834 at 7.84. Each cleared the 6.0 foot elevation in force at certification by 1.74 to 1.94 feet; the shortfall is the 2024 map revision. 9826 and 9830 sit closest to today’s line, 0.06 feet below.
FEMA’s preliminary 2025 panel 12021C0603K leaves Giaveno in Zone AE at 8 feet, so no relief is coming from the next map. Lenders and insurers rate from the effective map, and a first floor below the base flood elevation is a rating input when an elevation certificate is submitted.
Each association insures its buildings at full replacement value, with flood and wind coverage at the board’s election under the declarations, and each owner insures the interior, fixtures, air conditioning 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. Impact-resistant windows and sliding doors are recorded in the Terrace VI declaration, and a wind-mitigation inspection documents them. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move a Giaveno number before listing are the ones a buyer’s inspector and insurer will price: the air conditioner’s age and permit, the roof documentation for your building, approval letters for any hard flooring above the ground floor, presentation that shows the lanai and the lake light, and a full fee disclosure that removes the CDD surprise.
Under the declarations the air-conditioning equipment belongs to the unit. An original 2015 to 2017 condenser will be priced as a credit, and every Giaveno A/C pad sits below the county’s replacement-equipment elevation standard, so ask Collier County Floodplain Management whether a replacement must be raised before you buy one.
If your building has a 2025 or 2026 permit, get the scope and warranty from the association. If it does not, get the board’s written plan. Either document lifts a buyer’s confidence more than any cosmetic spend.
Section 18.19 of the declarations allows hard flooring above the ground floor only in foyers and bathrooms unless the board approves sound-deadening underlayment. If your upper-floor unit has tile or wood throughout, find the approval letter; a missing letter becomes a negotiation point.
The recorded sales say plan, building and floor explain most of the spread from $450,000 to $600,000. A kitchen or bath refresh aimed at the band your unit can reach usually pays; one aimed beyond it rarely does. The post-tension slab rule bars anchors into the slab, so plan lighting changes carefully.
Most Giaveno buyers are seasonal, and many want a unit ready to use. Furniture can convey on a separate inventory, and a well-furnished unit photographed for the lanai outlook often competes better than an empty one, although furniture rarely returns its full cost.
A free in-person Giaveno at Treviso Bay valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the unit, checks the plan, floor, air conditioning, flooring approvals and outlook, and you receive a written opinion of value with the same-plan sales and a recommended list price.
The same-plan MLS and recorded sales with dates and sources; the live competition in Giaveno and Alberi Acqua; the fee stack, CDD line and tax reset your buyer will underwrite; your building’s roof, milestone and elevation 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 Giaveno 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
Giaveno 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 57 Giaveno closings of the last five years in the MLS against Collier County’s deeds, and in the last 12 months we tracked all thirteen Giaveno closings sale by sale.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks units, meets contractors and inspectors, and handles showings through the Treviso Bay gate for owners who are out of state. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Giaveno 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 condominium and golf documents and FEMA’s map, each with its window and source.
Recent Giaveno sales ran from $450,000 to $600,000, with a twelve-month MLS median of $480,000. Your plan, floor, building and condition place you in that range; the valuation form on this page gets you a written number.
Start from the recorded sales of your plan, then adjust for floor, building, roof status, condition and the fee stack. An automated estimate cannot do those adjustments, which is why a written, sourced valuation is worth asking for.
Because they lean on a county grid that values every building identically by plan and floor, and on 2022 to 2024 sales that have not caught the 2026 market. Recorded sales of the same plan spread more than $100,000 in a year.
No. The 2026 preliminary roll values a first-floor A unit at $402,380 and a third-floor C unit at $475,160, with a $417,640 median, while the twelve-month sale median was $480,000. An assessment is a tax figure, not a price.
Thirteen closed in the MLS from $450,000 to $600,000, median $480,000, total $6,557,500, in the twelve months to September 23, 2026.
The twelve-month MLS median was $397.82 and the five-year median $438.31. By building, qualified county resales since 2024 ran from $393.70 at 9815 to $458.10 at 9820.
Four qualified C resales since 2024 carried a $615,000 median. In the last twelve months C units closed at $480,000, $572,500 and $600,000, the low one a first-floor unit in the lowest-trading building.
Eighteen qualified B resales since 2024 carried a $520,000 median, and seven B sales in the last twelve months ran $450,000 to $540,000.
Five qualified A resales since 2024 carried a $504,000 median, and A units closed at $455,000, $475,000 and $522,000 in the last twelve months.
Yes. Over five years the third and fourth floors traded about 8 to 11 percent above the first and second per square foot, and the second floor was the weakest. The county’s grid adds only $5,000 a floor.
9820 Giaveno Circle, on price per square foot in every window we measured. Terrace V, 9820 and 9826, has traded highest by condominium since 2024 and Terrace IV lowest.
Yes, from the 2024 peak. The median ran $578,700 in 2024, $515,000 in 2025 and $480,000 in 2026 to September 23, and the county’s median just value fell 8.1 percent on the year.
Lennar sold the 180 units at a $250,350 median from 2015 to 2017. Every qualified resale since 2022 has closed above its original price, with a 2024 to 2026 median gain of 106.2 percent.
Six on September 23, 2026, asking $489,000 to $525,000, median $518,500, with none pending and a 170.5-day median on market.
The twelve-month median was 54.5 days on market, from 3 to 131 days. The five-year median was 20 days.
A median 95.2 percent in the last twelve months, against 97.5 percent over five years. The lowest in the window was 91.4 percent.
For a unit priced to its plan’s 2026 sales and presented with its documents, yes: thirteen sold in twelve months. For a unit priced to 2024, the six listings averaging well over a season on market are the answer.
It removes a discount. 9815, 9820, 9830 and 9834 carry 2025 or 2026 re-roof permits, which a buyer’s insurer and inspector will credit. Document the scope and warranty.
It raises a question a buyer will price unless you answer it. For 9816 or 9826, get the board’s written roof plan and funding before listing.
It sets a building-level cost every Giaveno unit shares: Zone AE, 8.0 foot base flood elevation, first floors 7.74 to 7.94 feet. It is one plausible reason Alberi Acqua, at or above the line, trades a little higher.
Yes. Giaveno’s twelve-month median is $72,500 above Trevi’s for the same Lennar plans, and the county values every Giaveno unit exactly $80,000 above its Trevi equivalent. The buyer also carries $5,350 a year for golf.
It shapes it. Terrace IV’s $1,535 quarterly assessment runs about $1,000 a year above Terrace V and VI on 2026 listings, and a buyer comparing buildings will weigh it.
It affects what a buyer can afford. The $2,288.83 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 and $7,500 to the Golf Club, plus the $50 application, $250 Rookery Bay fee and $200 set-up fee.
The 2026 preliminary figures run from $1,613.23 on a homesteaded unit to $4,942.61, with a $4,185.60 median. A buyer’s bill resets after purchase.
Alberi Acqua closed at a $500,000 twelve-month median on eleven sales against Giaveno’s $480,000 on thirteen, and the county values both at a $417,640 median. Giaveno’s newer buildings and roofs offset part of the gap.
A valuation first. It prices your unit against the market a buyer will see; an appraisal is a lender’s opinion for a specific loan. Your buyer’s lender orders the appraisal.
If the price sits inside the plan’s recent sales, it usually can. We hand the appraiser the same-plan sales, the roof permit and the elevation certificate so the adjustments rest on documents.
It depends on your carrying cost of about $20,190 to $21,200 a year before tax and insurance, the 30-day minimum lease, the four-lease limits and the market direction. We run both scenarios with you.
Seasonal buyers like turnkey units, 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.
It limits what you can do: no anchors into the slab, so no added ceiling fans or recessed lights that need them. Plan renovations around it and keep the approvals.
Request a written valuation with the form on this page, gather your roof and elevation documents and your condominium’s estoppel figures, and call Jesse McGreevy at (239) 898-6072.
Every Giaveno 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 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 Giaveno at Treviso Bay owner always opens the official, current copy. The Terrace IV and V declarations and the three golf supplements are Collier County official records identified above by book and page. We host nothing ourselves.
Document | What it proves for a Giaveno valuation | Official authority |
|---|---|---|
Declaration of Condominium for Terrace VI at Treviso Bay, OR 5292 PG 2404 | The three plans, the owner’s insurance and maintenance duties, the flooring and slab rules | |
2026 Annual Fee Sheet, revised 11 May 2026 | The master, golf and one-time charges a buyer prices in | |
Frequently Asked Questions, 2025 | The 825-of-1,431 golf allocation behind the golf premium | |
Wentworth Estates CDD FY2027 adopted budget | The $2,288.83 district line the MLS omits | |
Milestone Buildings by Year, January 2026 | Each building’s first milestone year | |
Ordinance 2023-41, milestone inspections | The 25-year saltwater rule | |
Elevation certificate, 9816 Giaveno Cir | The lowest Giaveno first floor, 7.74 ft | |
Elevation certificate, 9826 Giaveno Cir | A first floor 0.06 ft below the line | |
Elevation certificate, 9834 Giaveno Cir | The last building certified, 2017 | |
2026 Flood Protection Newsletter | The replacement-equipment elevation standard and CRS discount | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives, including the reserve study and milestone summary |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Giaveno 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 Giaveno sale in a market where six listings compete for thirteen buyers a year.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.