Bonita Springs, Florida
How a Matera at Vasari condo is priced in 2026: recorded sales by condominium, floor and the 1,467 square foot plan, the Vasari competitors, and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole village first, including the four recorded declarations, the district budget, the club, flood, schools and daily life, our Matera at Vasari community guide covers it, and the Vasari Country Club guide covers the gated community around it. This page answers one question: what your Matera condo would sell for today, on the Lee County record.
Lee County recorded 10 Matera at Vasari sales in Bonita Springs in the 12 months to September 25, 2026, at a $332,500 median, from $190,000 to $400,000. That headline hides a $210,000 spread inside one 1,467 square foot plan, so your number turns on floor, condominium, condition and the Vasari condominiums your buyer also tours.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, sales recorded September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets).
In the last 12 months we tracked all 10 Lee County recorded sales in Matera at Vasari, matched each one to its condominium, street, floor and plan, and every price opinion our team writes for a Matera condo starts from that record.
Matera at Vasari is a village of four condominiums, Matera I, II, III and IV, inside the gated, bundled golf community of Vasari Country Club in the City of Bonita Springs. It holds 128 two-bedroom, two-bath homes in 16 two-story buildings of eight, each with one assigned carport space, built from 2004 to 2006. Because the homes look alike on paper, a Matera price is decided by the details a county file cannot show: the floor, the building, the condition, the paperwork and the cost of owning the home next to the cost of owning its neighbors.
| Figure | What it measures | Window and source |
|---|---|---|
| 10 sales | Recorded Matera sales, all resales; no builder-direct sale in the window | September 26, 2025 to September 25, 2026, Lee County Property Appraiser public roll and recorded sales, our analysis |
| $332,500 | Median of those 10 sales (the mean of $330,000 and $335,000, because the count is even) | Same window and source |
| $190,000 to $400,000 | Lowest and highest of the 10 sales | Same window and source |
| $224.95 | Median price per square foot of county heated area, all 10 sales | Same window and source |
| 33 sales, $400,000 | Recorded sales and median over the longer window, which carries the 2022 peak | September 26, 2021 to September 25, 2026, same source |
| 19 sales, $400,000 | Recorded sales and median for the 1,467 square foot plan alone (Matera I, II and IV) | September 26, 2021 to September 25, 2026, same source |
| $282,780 | Median Lee County Property Appraiser just value across the 128 homes, a tax-roll estimate and not a sale price | Parcel layer, read October 12, 2026 |
| $1,969.38 | Vasari Community Development District assessment per Matera home, FY2026 adopted | Vasari CDD adopted budget |
| 12.7942 mills | District 017 millage for 2026, applied by the county to taxable value (12.7970 for 2025) | Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026 |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The 12-month median and the 60-month median differ by $67,500, and the difference is the market of 2022 working its way out of a longer window, not a drop in your home’s value this week.
Start with four questions. Which of the four condominiums is it: Matera I or II on Matera Lane, or Matera III or IV on Altessa Way? Is it a ground-floor home or an upper-floor home? Is it the 1,467 square foot plan that 96 of the 128 homes share, or one of the 1,597 and 1,621 square foot plans of Matera III? And what condition is it in, given that every Matera building is now 20 to 22 years old? Those answers move a valuation further than the village median does.
Lee County recorded 10 Matera sales in the latest 12 months, and the price numbers on this page come from the county’s recorded, qualified sales. The Southwest Florida MLS carries four measures the county cannot: days on market, sale-to-list ratio, months of supply and active inventory. From the Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026, 7 Matera condos closed through the MLS in the 12 months at a $330,000 median, and 4 were active on October 21, 2026, at list prices from $272,000 to $348,500. Because 12 months is thin, Matera’s own days on market and sold-to-list ratio come from the 24-month row: 10 closings, a $343,500 median, $190,000 to $400,000, $211 per square foot, a median of 128 days on market and a median sold-to-list ratio of 92.9 percent. The MLS record and the county deed record are separate counts, so we never blend them, and we do not borrow a figure from a neighboring community.
Matera sellers call McGreevy and Comisar because we price a condominium on the documents that move its price: 10 Lee County recorded sales matched by condominium, street and floor, the Vasari CDD assessment for the Matera label, the flood layer at the building, and the approval paperwork a Matera buyer must file. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Lee County recorded sales, our analysis, 12 months to September 25, 2026; Vasari CDD FY2026 adopted budget; FEMA National Flood Hazard Layer, queried October 12, 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026), with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. If you are weighing the best real estate agents in Bonita Springs, the test in a 128-home condominium village is simple: ask who prices a Matera condo from Matera’s own recorded sales, floor by floor and plan by plan, who has read all four recorded declarations, and who can tell a buyer how the board approval and the Resale Transfer Fee work before the buyer’s title company asks.
We publish the method we use on every Matera valuation, and we publish the measurements behind this page. We pulled every recorded Matera sale for the 12 months to September 25, 2026: 10 sales across the 128 condominium parcels matched on the recorded condominium name, then split by condominium, street, floor and plan. The match takes in one roll record whose legal description is typed with an extra letter, which is why a plain name search finds 127 homes when the true count is 128. For a valuation we add the plan and heated area from the county roll, the building and the floor, the flood zone and panel at the building, the list of documents your buyer must request, and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as the village, and we work Matera, Trieste, Toscana and the rest of Vasari from it. For a Matera valuation, one of us walks the home, reads the recorded sales of your condominium against it and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Matera at Vasari home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with your condominium’s recorded comparables, the district assessment for the Matera label, the flood facts for your building and a net sheet.
Enter your address in the free Matera at Vasari home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with year built, floor, plan and heated area; the adjustments we made and why; the Vasari CDD assessment for the Matera label, shown with its fiscal year and basis; the FEMA zone and panel for your building; a list of the association documents your buyer’s side will request; and a net sheet. If you plan to list, the next step is our Matera at Vasari selling plan.
Automated online estimates such as the Zestimate read public records and prior sales. In Matera they cannot see which of four condominiums a home belongs to, which floor it is on, or what the declarations require of a buyer, so we start from the county’s recorded sales for the village instead and read the home in person.
A model that sees 1,467 square feet, two bedrooms and two baths sees one product. Within the 12-month record, that plan sold for as little as $190,000 and as much as $400,000. The tax-roll just value of the same homes runs from $271,729 to $329,097, a $57,368 band. A model can see the plan; it cannot see the reason for a $210,000 spread between two sales of it, and we read the home.
Matera III and IV sit on Altessa Way, and so do the Cassia condominiums and the single-family homes of one Vasari plat unit. A tool that matches on the street name pulls comparables from a different section, with a different plan, a different parking type and a different district bill. Altessa, the garage-parked section of four-unit buildings, is a separate condominium that sold at a $749,000 median over 36 months. We match on condominium name, floor and plan together.
A Matera buyer pays the Vasari Community Development District $1,969.38 in FY2026, on the county tax bill, and pays the master association, the Matera village association and the condominium association their dues. A portal estimate prices the condo and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.
The county record carries year built, bedrooms, bathrooms and heated area. It carries no field for finishes, updates, the floor a unit is on, the building position or the view. We read the floor from the unit number on the roll and never print the unit. In the 12 months, the four ground-floor sales were $389,000, $312,000, $310,000 and $190,000, and the six upper-floor sales ran from $325,000 to $400,000. The model sees none of that.
Every Matera declaration requires the board’s written approval of a buyer, with at least 20 days’ notice before closing, and the master declaration lets its board set a Resale Transfer Fee that the buyer pays at closing, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference that it is that contribution). A model has no way to read a document that the public record does not show, and a buyer’s timeline and budget depend on it.
A different condominium called Matera sits on Lazio Way in Fort Myers: 102 units, a separate association, declared by a different developer. A search by place name blends the two, and we price your home on Lee County recorded sales from the four Matera at Vasari condominiums only.
We price a Matera at Vasari condo in seven steps: define the product, pull the recorded sales of your condominium and floor, read the plan and building, check the flood map, screen insurability, separate the tax, district and association lines, and hand you the whole file. Each step uses a document you can check.
A Matera condo competes with Matera condos first, with Trieste, the other carport section, second, and with the smallest Toscana garage plans third. It is never priced against the Vasari community median, which blends 572 condominiums with 194 single-family homes, and never against the single-family median. The product decides the comparable set before any adjustment is made.
Lee County records every deed and the Property Appraiser classifies each sale as qualified or not. We pull the qualified sales on the four Matera condominium names and split them by condominium, street, floor and plan. We widen the window only until a group has 10 or more sales: 12 months for Matera as a whole, 36 months for the 1,467 square foot plan and for the upper floor, and 60 months for the ground floor and for Matera III. When a window holds fewer than 10 sales, we list the sales themselves and print no median, because a median of three is not a market.
County heated area, bedrooms, bathrooms and year built come from the county roll. Matera I, II and IV share a 1,467 square foot plan, and Matera III has 1,597 and 1,621 square foot plans, so a valuation compares a plan to the same plan before it compares a plan to a different one. We also record the building’s year (2004, 2005 or 2006), the floor, and whether the building sits on Matera Lane or Altessa Way.
We query the federal flood layer for the building and read the panel and effective date it returns. At the four Matera building points we tested on October 12, 2026, the layer returned shaded Zone X, a 0.2 percent annual chance flood hazard and not a special flood hazard area, on panel 12071C0659G, effective November 17, 2022. A lender’s flood determination for the exact address settles a loan requirement, and we tell you what it is likely to show before the buyer’s lender does.
Every Matera building was built from 2004 to 2006, so a unit owner’s insurer will ask about the interior, the age of the air handler and water heater, and loss assessment protection, which the declarations expect an owner to carry. The association insures the buildings. We ask for the owner’s insurance declarations and any wind mitigation form on file, and we publish no premium figure because no public source gives a Matera-wide premium.
A Matera bill has several parts: county taxes at the district 017 millage, the Vasari CDD assessment on the same November bill, the master association’s dues, the Matera village share and the condominium association’s dues. We show each one separately and name the document each figure comes from. A buyer’s first-year tax follows the sale price, not your long-held assessment, so we compute the buyer’s tax from the price and say so.
You receive the comparables with their dates, floors, plans and heated areas, the adjustments, the net sheet and the document list. If you list with us, the file becomes the pricing plan. If you do not, it is still yours.
Six things move the price of a Matera at Vasari condo in Bonita Springs more than the village median does: the condominium and building it sits in, the floor, the plan, the condition of what the owner maintains, the paperwork a buyer must clear, and what neighboring Vasari condominiums offer for the money. Year built moves it least, because all 16 buildings went up in three years, 2004 to 2006.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, sales recorded September 26, 2025 to September 25, 2026; recorded Matera declarations read October 12, 2026).
Matera is four condominiums, and the 12-month record already splits them. Matera IV recorded 4 sales from $325,000 to $400,000, Matera III 3 sales from $310,000 to $330,000, Matera I 2 sales at $190,000 and $389,000, and Matera II one sale at $352,000. Over 60 months the four condominiums land close together: Matera III recorded 14 sales at a $395,000 median ($310,000 to $594,300), and the other three are under ten sales each, so we give ranges, not medians: Matera IV 7 sales from $325,000 to $565,000, Matera I 6 from $190,000 to $440,000 and Matera II 6 from $280,000 to $465,000. Recent sales move apart; the longer record does not. We read your condominium’s sales first, and the village median second.
Half of the 128 homes are on the ground floor and half are upstairs, 64 and 64. Over 60 months the 16 ground-floor sales had a $405,000 median and the 17 upper-floor sales a $390,000 median. The ground floor carried the three highest Matera prices of 2022 and the lowest sale of the last 12 months. We give the floor its own section below, because the ground floor is the wider and less predictable market.
Ninety-six Matera homes share one 1,467 square foot plan, and the 32 homes of Matera III have 1,597 or 1,621 square feet. Over 60 months the 1,467 plan sold at a $400,000 median and the larger Matera III plans at $395,000. The recent record points the same way: the three Matera III sales of the last 12 months, all 1,597 square feet, closed at $310,000 to $330,000, below four of the five 1,467 square foot upper-floor sales. The plan section below sets the numbers out.
Matera’s buildings went up in 2004, 2005 and 2006: Matera I in 2004, Matera II in 2004 and 2005, Matera III in 2005 and Matera IV in 2006. In the 12 months, the two 2004 homes sold at $190,000 and $389,000, the four 2005 homes at $310,000 to $352,000 and the four 2006 homes at $325,000 to $400,000. The 2004 pair has the widest spread of any year, and the county file cannot say why. The 12-month record also mixes year with floor: both 2004 sales were ground-floor homes and all four 2006 sales were upper-floor homes. We do not publish a premium for a building year, because the record cannot separate it from the floor.
Every Matera home has one assigned, covered carport space, a limited common element under each declaration: “No Unit may be assigned or acquire the use of more than (1) space,†and the cost of maintaining the spaces and carport structures is a common expense. The village covenants allow private cars and passenger vans in carports, garages, driveways or designated spaces, and keep trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats inside an enclosed garage only. Toscana, Altessa, Cassia and Firenze have garages; Matera and Trieste have carports, and the two carport sections are also the two lowest-priced sections on the record. That is a pattern across sections that differ in size, plan and district bill, not a measured premium for a garage. We record the parking type on every valuation because a buyer does.
The association maintains the roofs, exterior walls including painting, waterproofing and caulking, the carports, the building pipes and wiring to the unit, and pest control for each unit is a common expense. The owner maintains windows and glass, screens, the interior of the entry door, appliances, the water heater, all air conditioning and heating equipment serving the unit, floor coverings and shower pans. For pricing, that division is useful: a Matera buyer is not underwriting a roof, and a Matera seller’s condition story is the interior, the air handler, the water heater and the windows. Gather the dates and invoices for those four before the first showing.
The Lee County Property Appraiser’s parcel layer flags a carport and a pool on every Matera home and tags the land under all 129 Matera parcels as golf. Those are the appraiser’s community-level flags, not a promise of a golf view from a given home. An 872 square foot restroom building, built in 2005 and standing on the Matera III common area, and the village declaration’s rules for “the swimming pool,†point to a village pool area, whose exact location and condition we confirm on a visit. We do not publish a premium for a golf or pool position, because the county data cannot measure one.
Each declaration requires the board’s written approval of a sale, with notice at least 20 days before closing. The board has 20 days from a complete application or 60 days from the notice, whichever comes first, and silence is approval. That timetable does not change the price of a home, but it is the first thing a buyer’s lender and closing agent schedule around. A seller who has the estoppel, the declarations and the rules in hand sells with fewer surprises, and the section on association documents below walks through each.
Shaded Zone X at all four building points we tested is a map fact that supports value, and it is not a promise about the next storm. Lee County places the Matera points in evacuation Zone B, and the National Hurricane Center’s worst-case surge envelope at the Matera points shows no inundation in Category 1 and 2 storms and 12 to 13 feet above ground in Category 5. A buyer will check both, and we put both in the listing package.
From the Matera Lane point, the road distances measured with no traffic on October 10, 2026 were: Bonita Beach Park 16 minutes, NCH North Hospital 15, Bonita Springs High School 12, Southwest Florida International Airport 28 and downtown Naples 32. They are context for a listing description and not adjustments to a price.
The School District of Lee County’s lookup placed the Matera Lane address we tested in study area 2251, with Elementary Zone Q, Middle Zone GG and High School South Zone 3. We did not test the Altessa Way Matera buildings one by one, so a buyer should confirm the assignment for the exact address on the district’s own lookup.
If the figures above raise the question of what your own Matera at Vasari condo would bring, start with the free Matera at Vasari home valuation form, read how a listing works in our Matera at Vasari seller guide, or call Jesse direct at (239) 898-6072. Call Jesse direct at (239) 898-6072 and we will walk through the recorded sales for your floor and condominium, with no obligation.
Lee County recorded 10 Matera at Vasari sales in the 12 months to September 25, 2026: seven on Altessa Way and three on Matera Lane, all resales, from $190,000 to $400,000. Ten sales is the first window with enough to read, so the tables below list the sales themselves and the groups inside them.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, sales recorded September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; price per square foot is the sale price divided by the county’s heated area, not MLS living area).
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 10 | $332,500 (mean of $330,000 and $335,000) | $190,000 | $400,000 |
| 24 months | 15 | $345,000 | $190,000 | $400,000 |
| 36 months | 18 | $342,500 (mean of $340,000 and $345,000) | $190,000 | $416,500 |
| 60 months | 33 | $400,000 | $190,000 | $594,300 |
| All recorded history since October 2004 | 304 | $240,050 | $120,000 | $594,300 |
The 12-month window is the first with ten or more sales, so it carries the headline. The 60-month window reaches back to September 2021 and carries the 2022 peak, which is why its median is $67,500 higher. Every window shows no builder-direct sale, so every sale in it is a resale.
Each row below is one recorded sale. Street and floor only are shown, with no unit numbers, parcel ids or names. The floor is read from the unit number on the county roll.
| Date | Street | Floor | Condominium | Built | Heated sq ft | Beds / baths | Price | Per sq ft |
|---|---|---|---|---|---|---|---|---|
| 2025-11-03 | Matera Ln | Ground | Matera I | 2004 | 1,467 | 2 / 2 | $389,000 | $265.17 |
| 2026-01-28 | Altessa Way | Upper | Matera IV | 2006 | 1,467 | 2 / 2 | $400,000 | $272.67 |
| 2026-03-23 | Altessa Way | Upper | Matera IV | 2006 | 1,467 | 2 / 2 | $325,000 | $221.54 |
| 2026-04-16 | Altessa Way | Upper | Matera IV | 2006 | 1,467 | 2 / 2 | $345,000 | $235.17 |
| 2026-04-30 | Altessa Way | Ground | Matera III | 2005 | 1,597 | 2 / 2 | $312,000 | $195.37 |
| 2026-05-06 | Matera Ln | Upper | Matera II | 2005 | 1,467 | 2 / 2 | $352,000 | $239.95 |
| 2026-05-14 | Altessa Way | Ground | Matera III | 2005 | 1,597 | 2 / 2 | $310,000 | $194.11 |
| 2026-05-14 | Altessa Way | Upper | Matera III | 2005 | 1,597 | 2 / 2 | $330,000 | $206.64 |
| 2026-07-06 | Matera Ln | Ground | Matera I | 2004 | 1,467 | 2 / 2 | $190,000 | $129.52 |
| 2026-08-26 | Altessa Way | Upper | Matera IV | 2006 | 1,467 | 2 / 2 | $335,000 | $228.36 |
10 sales in the 12 months to September 25, 2026, from $190,000 to $400,000, at $129.52 to $272.67 per county heated square foot. The median was $332,500 and the median per square foot was $224.95. Eight of the ten fell between $300,000 and $400,000.
The $190,000 sale in July 2026, a ground-floor Matera I home on Matera Lane, was the lowest recorded sale in all of Vasari Country Club for the 12 months, and the county coded it as a qualified sale. The next-lowest Matera sale was $310,000, so removing it moves the other nine to a $310,000 to $400,000 band, a $90,000 spread. A sale that far below its neighbors usually reflects condition, terms or circumstances a deed does not show, so we read it as one data point and not as a price level. It also shows what a buyer with a repair list will test.
| Price band | 12 months | 60 months |
|---|---|---|
| Under $200,000 | 1 | 1 |
| $200,000 to $300,000 | 0 | 1 |
| $300,000 to $400,000 | 8 | 14 |
| $400,000 to $500,000 | 1 | 9 |
| $500,000 to $750,000 | 0 | 8 |
Bands include the lower figure and exclude the upper one, so the $400,000 sale of January 2026 sits in the next band. Eight of the last ten sales landed in the $300,000 to $400,000 band, and in the 60-month record 8 of the 33 sales, about one in four, reached $500,000, while none of the last 10 did.
| Condominium | Built | Street | 12-month sales | 12-month range | 60-month sales | 60-month median |
|---|---|---|---|---|---|---|
| Matera I | 2004 | Matera Ln | 2 | $190,000 and $389,000 | 6 | under 10, no median ($190,000 to $440,000) |
| Matera II | 2004 and 2005 | Matera Ln | 1 | $352,000 | 6 | under 10, no median ($280,000 to $465,000) |
| Matera III | 2005 | Altessa Way | 3 | $310,000 to $330,000 | 14 | $395,000 |
| Matera IV | 2006 | Altessa Way | 4 | $325,000 to $400,000 | 7 | under 10, no median ($325,000 to $565,000) |
By street, Altessa Way recorded 7 of the 10 sales and Matera Lane 3. Matera I and II on Matera Lane have 64 homes in the buildings numbered 12005 to 12080, and Matera III and IV on Altessa Way have 64 homes in the buildings numbered 28400 to 28442. The street is a useful filter for a buyer and a poor one for a valuation, because Altessa Way also carries the Cassia condominiums, the Altessa section and a block of single-family homes, none of which are Matera.
| Year built | 12-month sales | Condominiums in the group | Price range |
|---|---|---|---|
| 2004 | 2 | Matera I | $190,000 to $389,000 |
| 2005 | 4 | Matera II, Matera III | $310,000 to $352,000 |
| 2006 | 4 | Matera IV | $325,000 to $400,000 |
Each group has fewer than 10 sales, so the table shows ranges and no medians.
| Heated area | 12-month sales | Price range | Per sq ft range |
|---|---|---|---|
| 1,467 sq ft (Matera I, II and IV) | 7 | $190,000 to $400,000 | $129.52 to $272.67 |
| 1,597 sq ft (Matera III) | 3 | $310,000 to $330,000 | $194.11 to $206.64 |
No 12-month sale involved the 1,621 square foot Matera III plan. Both groups have fewer than 10 sales, so the table shows ranges and no medians.
| Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 9 | under 10, no median | $137,000 | $225,000 |
| 2020 | 10 | $178,700 | $155,000 | $261,900 |
| 2021 | 19 | $250,000 | $213,000 | $326,000 |
| 2022 | 10 | $532,050 | $319,900 | $594,300 |
| 2023 | 6 | under 10, no median | $280,000 | $532,500 |
| 2024 | 2 | two sales, $340,000 and $416,500 | $340,000 | $416,500 |
| 2025 | 6 | under 10, no median | $335,000 | $400,000 |
| 2026, to September 25 | 9 | under 10, no median | $190,000 | $400,000 |
Years with fewer than 10 sales show their count and range and no median; 2024’s two sales are shown as prices.
The Lee County Property Appraiser’s parcel layer, read October 12, 2026, carries a just value for each Matera home from $271,729 to $329,097, with a median of $282,780, almost the same on the ground floor ($282,698) and the upper floor ($285,624). Just value is the appraiser’s mass-appraisal estimate for the tax roll. The 12-month sales median of $332,500 sits $49,720 above the median just value, about 18 percent, and a homestead exemption applies to 26 of the 128 homes, about one in five. A buyer should expect a first-year tax bill built on the price paid, not on the assessment the seller has carried.
We pulled every recorded sale in Matera at Vasari for the 12 months to September 25, 2026 from the Lee County Property Appraiser roll of October 2026 and the county’s sale file, matched each deed to one of the 128 Matera parcels by its recorded condominium name, and split the sales by condominium, street, floor and plan. We then re-ran the same match for the 1,467 square foot plan alone (Matera I, II and IV, 96 homes) and for Matera III alone (32 homes) so that the plan section below rests on the same tool and the same dates.
The 1,467 square foot plan, shared by 96 of Matera at Vasari’s 128 homes in Bonita Springs (Matera I, II and IV), sold at a $400,000 median over 60 months and a $342,500 median over 36 months, from $190,000 to $400,000 in the later window. Because it is one plan, price differences come from floor, condition and timing.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, windows named in the table, ending September 25, 2026).
| Window | Recorded sales | Median | Range | Median per sq ft |
|---|---|---|---|---|
| 12 months | 7 | listed below, no median | $190,000 to $400,000 | not printed (under 10) |
| 24 months | 8 | listed, under 10 | $190,000 to $400,000 | not printed (under 10) |
| 36 months | 10 | $342,500 | $190,000 to $400,000 | $233.47 |
| 60 months | 19 | $400,000 | $190,000 to $565,000 | $272.67 |
The 36-month window is the first with 10 sales for the plan, and the 60-month window brings in the 2022 run, which is why the median jumps by $57,500 between them. For the seven 12-month sales, the prices in date order were $389,000, $400,000, $325,000, $345,000, $352,000, $190,000 and $335,000. The 12-month and 24-month rows hold fewer than 10 sales, so they carry the sales and the range and no median or per-square-foot figure.
Matera III has 16 homes at 1,597 square feet and 16 at 1,621. Over 60 months its 14 sales had a $395,000 median, from $310,000 to $594,300, at $243.68 per county heated square foot. The 24-month and 36-month windows hold 7 and 8 sales, below the threshold, so we give their range ($310,000 to $400,000 and $310,000 to $416,500) and no median. The three sales of the last 12 months, all the 1,597 plan, were $312,000, $310,000 and $330,000.
On the 60-month window the 1,467 plan’s $400,000 median sits $5,000 above Matera III’s $395,000, although a Matera III home has 130 to 154 more square feet. Per county heated square foot, the 1,467 plan trades at $272.67 and Matera III at $243.68, a gap of $28.99. The in-between years show the same direction: the three Matera III sales of the last 12 months were below four of the five upper-floor 1,467 sales. The record cannot say why. It can say that a seller of a Matera III home who prices by the square foot from the village median would ask too much.
The Matera 12-month median is $224.95 per county heated square foot. Applied to a 1,467 square foot home that gives $330,001.65, close to the actual $332,500 median. Applied to a 1,597 square foot home it gives $359,245.15. The three 1,597 square foot sales of the last 12 months closed at $310,000 to $330,000, which is 8.1 percent to 13.7 percent below that figure. This is arithmetic on published sales and not a rule: it shows why we use per-square-foot as a check on a price and never as the way to set one.
You own the most common plan in the village, with the most comparables. Your range comes from the condominium, the floor and the condition, and the record gives you seven recent sales of your own plan to stand on. Expect a buyer’s agent to have the same list.
You own one of the 32 larger homes, and the record has fewer recent sales of your plan to stand on. We widen to 60 months for a median and lean on your condominium’s own sales for the current range. The larger floor area is a feature to market and not a premium to assume.
Over 60 months, 16 ground-floor Matera at Vasari condos in Bonita Springs sold at a $405,000 median and 17 upper-floor condos at $390,000, so the ground floor led by $15,000. In the last 12 months the order flipped: the upper floor’s six sales ran from $325,000 to $400,000 and the ground floor’s four from $190,000 to $389,000.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, windows named beside each figure, ending September 25, 2026; floor read from the unit number on the county roll and never printed).
| Window | Ground floor | Upper floor |
|---|---|---|
| 12 months | 4 sales: $389,000, $312,000, $310,000, $190,000 (listed, under 10) | 6 sales: $400,000, $352,000, $345,000, $335,000, $330,000, $325,000 (listed, under 10) |
| 24 months | 6 sales (under 10, no median) | 9 sales (under 10, no median) |
| 36 months | 7 sales (under 10, no median) | 11 sales, $352,000 median, $235.17 per sq ft, $325,000 to $416,500 |
| 60 months | 16 sales, $405,000 median, $272.32 per sq ft, $190,000 to $594,300 | 17 sales, $390,000 median, $325,000 to $539,900 |
The first window with 10 or more sales is 60 months for the ground floor and 36 months for the upper floor, so the two medians in the table cover different years and are not a same-day comparison. On the same 60-month window the ground floor leads by $15,000.
The ground floor carried the three highest Matera prices of 2022, $594,300, $565,000 and $560,000, four of the six 2022 sales above $520,000, and the lowest recent sale, $190,000. Over 60 months the ground floor ranges from $190,000 to $594,300, a spread of $404,300, and the upper floor from $325,000 to $539,900, a spread of $214,900. The upper floor is the more predictable product on the record. A ground-floor home deserves a closer look at the condition, the lanai and the position before a number is set, and we do not assume the 2022 premium has survived.
An upper-floor owner must keep wall-to-wall carpet over high-quality padding, except in kitchens, baths and laundry areas, unless the board approves hard-surface flooring with a sound-absorbent underlayment in writing first. That rule is why an upper-floor home with new hard flooring needs its approval on file before a buyer sees it. A ground-floor home has no equivalent floor covering rule in the declaration text we read. Every Matera lanai is a limited common element, and no lanai may be carpeted, covered or enclosed without board approval.
We do not apply a floor premium or discount. We find the recorded sales of your floor in your condominium, then your floor in the village, then the other floor, and say which one carried the weight. If your home is on the ground floor, the widest part of our range is condition. If your home is upstairs, the widest part is the paperwork on any floor covering you changed.
The Matera at Vasari calendar median in Bonita Springs rose from $178,700 in 2020 to $532,050 in 2022, and the 12-month median to September 25, 2026 is $332,500 on 10 sales, about 38 percent below the peak. The longest window, 304 sales since 2004, has a $240,050 median, so today’s price sits well above where the village started.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, calendar years 2019 to September 25, 2026).
Matera’s calendar median nearly tripled from 2020 to 2022: $178,700 in 2020, $250,000 in 2021 and $532,050 in 2022 (2019’s 9 sales ran $137,000 to $225,000). The later years are under ten sales each, so we give ranges: 2023 6 sales from $280,000 to $532,500, 2025 6 from $335,000 to $400,000 and 2026 to date 9 from $190,000 to $400,000. The 12-month median of $332,500 on 10 sales is about 38 percent below 2022 and nearly double 2020. The 2024 count of two sales, at $340,000 and $416,500, is the thinnest year on the record.
Calendar medians from 6 to 10 sales swing with the mix of floors and condominiums sold in a year. The 2022 figure, for example, rests on 10 sales that include the four ground-floor sales above $520,000. We use the calendar table to place today’s price in context. We do not use it as a forecast, and we do not extend any year’s line forward.
The last 12 months are the freshest read: a $332,500 median, eight of ten sales in the $300,000 to $400,000 band and one sale far below. The five most recent sales, May 6 to August 26, 2026, were $352,000, $310,000, $330,000, $190,000 and $335,000, and four of the five closed between $310,000 and $352,000. Five sales are a small sample, and we would not call that a trend or ask a buyer to.
The county records the day a deed was recorded, not the day a home was listed, so it cannot tell you how long a Matera at Vasari condo in Bonita Springs took to sell. Days on market is an MLS field. In the Southwest Florida MLS Matrix, Development VASARI (pull of October 21, 2026), Matera closings over the 24 months to that date had a median of 128 days on market across 10 closings. We use a 24-month window because 12 months is thin, with 7 closings, and a median hides a wide range from one home to the next.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
None of them is estimated from the county record, and no figure is carried over from another Vasari section.
Matera recorded 10 sales in 12 months across 128 homes, which is 7.8 sales per 100 homes. That is a county-record rate: recorded sales divided by homes, not an MLS turnover rate and not a count of listings. It does show that Matera is the most liquid condominium section in Vasari on the record, with a comparison table in the neighbors section below. The reading for a seller is practical: with more recent sales than any neighbor, a Matera buyer’s agent will have a fresh set of comparables, and your price will be tested against them within days of listing.
Three things, in order. First, the paperwork: the board’s approval timetable starts when the buyer gives notice, so a buyer’s closing date cannot be earlier than 20 days after notice. Second, the price against the recent range, which is the one decision that moves a listing from sitting to selling. Third, the condition the buyer sees on the first showing. We build the pricing plan around those three.
The best comparables for a Matera at Vasari condo in Bonita Springs are recorded sales in the same condominium, on the same floor, of the same plan, within 12 months, then the same plan in another Matera condominium, then the same condominium on the other floor. Where a group has fewer than 10 sales, we show the sales and their range and print no median.
Data updated: October 2026 (Lee County recorded sales, our analysis, 12 months to September 25, 2026; floor read from the county roll).
| Kind of home | Recent recorded sales (12 months) | Range | What it tells a seller |
|---|---|---|---|
| Ground floor, 1,467 plan, Matera Lane (Matera I) | 2 | $190,000 and $389,000 | Two sales eight months apart, $199,000 apart: condition decides, and the range is wide |
| Upper floor, 1,467 plan, Matera Lane (Matera II) | 1 | $352,000 | One sale is a data point, not a market; widen to the upper floor of the village |
| Upper floor, 1,467 plan, Altessa Way (Matera IV) | 4 | $325,000 to $400,000 | The most comparable group: four sales in seven months, $75,000 apart |
| Ground floor, 1,597 plan, Altessa Way (Matera III) | 2 | $310,000 and $312,000 | Two sales two weeks apart, $2,000 apart |
| Upper floor, 1,597 plan, Altessa Way (Matera III) | 1 | $330,000 | One sale: read it with the ground-floor pair |
Every group above holds fewer than 10 sales, so none has a median. The 1,621 square foot Matera III plan has no 12-month sale, so a home on that plan is priced from the 60-month Matera III record and the 1,597 sales.
We adjust for the floor and the condition we see, for the building year where the record supports it, for the lanai and the flooring rule, and for the time between the comparable’s sale and today. We refuse to adjust for a view, a golf position or a pool distance, because the county data cannot measure them, and we say so in the file. The adjustments are written beside each comparable, with the reason, so a buyer’s appraiser can follow them.
A sale below the rest of its group by more than the group’s whole spread, like the $190,000 sale, is a data point we keep in the file and weigh lightly. We do not drop it silently, because a buyer’s agent may bring it up. We also do not use a Matera sale from before September 2021 for a current range, because the 2022 run changed the village’s price level.
Matera at Vasari is the lowest-priced and most-traded of Vasari’s six condominium sections in Bonita Springs: its $332,500 12-month median is the lowest section median, and its 10 recorded sales are more than any neighbor’s. Your buyer also tours Trieste, Toscana, Altessa, Cassia and Firenze, so a Matera price is set against all five.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, windows named in each table, ending September 25, 2026; active listings, Southwest Florida MLS, pull of October 21, 2026; Vasari CDD FY2026 adopted and FY2027 proposed budgets; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026).
| Section | Homes | Buildings (homes each) | Parking | Built | Plans, county sq ft | Shortest window with 10+ sales | Median | Per county sq ft | CDD FY2026 |
|---|---|---|---|---|---|---|---|---|---|
| Matera | 128 | 16 (8) | Carport | 2004 to 2006 | 1,467; 1,597; 1,621 | 12 months, 10 | $332,500 | $224.95 | $1,969.38 |
| Trieste | 108 | 10 (8 and 12) | Carport | 2002 to 2007 | 1,412 to 1,660 | 24 months, 10 | $350,000 | $230.09 | $1,709.34 |
| Toscana | 138 | 23 (6) | Garage | 2002 to 2005 | 1,648 to 2,149 | 24 months, 12 | $500,000 | $275.04 | $1,883.85 |
| Firenze | 42 | 7 (6) | Garage | 2006 | 1,608 to 2,192 | 60 months, 18 | $650,000 | $311.54 | $2,056.07 |
| Cassia | 68 | 17 (4) | Garage | 2006 to 2007 | 1,998; 2,716 | 60 months, 22 | $716,250 | $302.84 | $2,187.26 |
| Altessa | 88 | 22 (4) | Garage | 2002 to 2005 | 2,040; 2,875 | 36 months, 11 | $749,000 | $316.52 | $2,187.26 |
Each section is shown at its own shortest window with ten or more sales, so the medians span different periods. Read them as a ranking and not a same-day comparison. The five competitors together hold 444 homes against Matera’s 128.
| Section | Homes | Sales, 12 months to September 25, 2026 | Sales per 100 homes | Price range |
|---|---|---|---|---|
| Matera | 128 | 10 | 7.8 | $190,000 to $400,000 |
| Trieste | 108 | 6 | 5.6 | $272,500 to $400,000 |
| Toscana | 138 | 5 | 3.6 | $335,000 to $520,000 |
| Altessa | 88 | 4 | 4.5 | $620,000 to $910,000 |
| Cassia | 68 | 3 | 4.4 | $800,000 to $820,000 |
| Firenze | 42 | 1 | 2.4 | $570,000 |
| All six | 572 | 29 | 5.1 | $190,000 to $910,000 |
Sales per 100 homes is recorded sales divided by homes, rounded to one decimal. It is county-record arithmetic, not an MLS turnover rate and not a count of listings. Matera holds 22.4 percent of the condominium homes and recorded 34.5 percent of the condominium sales. Only Matera reached 10 sales in the 12 months, so for every other row a single sale is a data point and never a median. Active competing listings in the Southwest Florida MLS on October 21, 2026: Matera 4, Trieste 3, Toscana 4, Cassia 2, Firenze 1 and Altessa 1, 15 across these six sections; that is an MLS count of listings and is separate from the county’s recorded sales above.
Trieste at Vasari is the other carport section, 108 homes in buildings of 8 and 12. Its 12-month sales, all on Corsia Trieste Way, are listed below with no unit numbers.
| Date | Built | Heated sq ft | Beds / baths | Price | Per sq ft |
|---|---|---|---|---|---|
| 2025-10-15 | 2004 | 1,551 | 2 / 2 | $340,000 | $219.21 |
| 2025-10-29 | 2007 | 1,603 | 2 / 2 | $400,000 | $249.53 |
| 2026-02-24 | 2003 | 1,450 | 2 / 2 | $299,000 | $206.21 |
| 2026-03-13 | 2003 | 1,660 | 2 / 2 | $340,000 | $204.82 |
| 2026-03-23 | 2003 | 1,651 | 2 / 2 | $340,000 | $205.94 |
| 2026-08-18 | 2007 | 1,461 | 2 / 2 | $272,500 | $186.52 |
6 sales, from $272,500 to $400,000, at $186.52 to $249.53 per county heated square foot. Over 24 months Trieste’s 10 sales had a $350,000 median, $5,000 above Matera’s 24-month median of $345,000 on 15 sales.
Toscana at Vasari is the largest section, 138 homes in 23 six-unit buildings with garages, built 2002 to 2005. Its 12-month sales, all on Toscana Way, are below.
| Date | Built | Heated sq ft | Beds / baths | Price | Per sq ft |
|---|---|---|---|---|---|
| 2026-03-30 | 2004 | 1,648 | 2 / 2 | $335,000 | $203.28 |
| 2026-05-04 | 2004 | 1,648 | 2 / 2 | $347,500 | $210.86 |
| 2026-05-07 | 2002 | 1,761 | 2 / 2 | $400,000 | $227.14 |
| 2026-07-27 | 2003 | 2,149 | 3 / 2 | $500,000 | $232.67 |
| 2026-08-20 | 2003 | 1,761 | 2 / 2 | $520,000 | $295.29 |
5 sales, from $335,000 to $520,000. The two smallest Toscana plans sold at $335,000 and $347,500, which sit inside the $190,000 to $400,000 band Matera sold in. Over 24 months Toscana’s 12 sales had a $500,000 median, $155,000 above Matera’s $345,000 on the same window. A Matera seller at the top of the range is competing with the smallest garage homes in Toscana, and a buyer deciding between them is comparing a carport with a garage and a 1,467 square foot plan with a 1,648 square foot plan.
Altessa (88 homes, four-unit buildings, 2,040 and 2,875 square feet), Cassia (68 homes, four-unit buildings, 1,998 and 2,716 square feet) and Firenze (42 homes, six-unit buildings, 1,608 to 2,192 square feet) are all garage-parked. Their 12-month sales were Altessa 4 from $620,000 to $910,000, Cassia 3 at $800,000, $815,000 and $820,000, and Firenze 1 at $570,000. They are the buyer a Matera owner is moving up to, not the buyer competing for Matera, and their sales do not belong in a Matera comparable set. Altessa Way carries Matera III and IV, Altessa, Cassia and a block of single-family homes, which is the street-name trap that makes a plain street search misleading.
| Section | Recorded sales, 60 months to September 25, 2026 | Median | Per county sq ft |
|---|---|---|---|
| Matera | 33 | $400,000 | $260.80 |
| Trieste | 33 | $425,000 | $263.48 |
| Toscana | 31 | $545,000 | $300.36 |
On the same window Matera and Trieste trade about $2.68 apart per square foot, and Toscana’s garage buildings run about $39.56 above Matera. Over the shorter 24-month window, Matera and Trieste sit within $5,000 of each other at the median. The clearest price break in the village is between carport and garage, not between Matera and Trieste.
| Section, at its median | Taxes at 12.7942 mills (2026) | CDD FY2026 | Total with CDD FY2026 | CDD FY2027 proposed | Total with CDD FY2027 proposed | A month, FY2027 proposed |
|---|---|---|---|---|---|---|
| Matera, $332,500 | $4,254.07 | $1,969.38 | $6,223.45 | $1,619.01 | $5,873.08 | $489.42 |
| Trieste, $350,000 | $4,477.97 | $1,709.34 | $6,187.31 | $1,463.77 | $5,941.74 | $495.15 |
| Toscana, $500,000 | $6,397.10 | $1,883.85 | $8,280.95 | $1,567.95 | $7,965.05 | $663.75 |
| Firenze, $650,000 | $8,316.23 | $2,056.07 | $10,372.30 | $1,670.77 | $9,987.00 | $832.25 |
| Cassia, $716,250 | $9,163.85 | $2,187.26 | $11,351.11 | $1,749.08 | $10,912.93 | $909.41 |
| Altessa, $749,000 | $9,582.86 | $2,187.26 | $11,770.12 | $1,749.08 | $11,331.94 | $944.33 |
Each tax line applies the 2026 district 017 millage (12.7942 mills) to a value equal to the section median, before any exemption, and the arithmetic is the value divided by 1,000, multiplied by 12.7942, then added to the CDD line. The November 2026 bill carries the 2026 millage with the district’s FY2027 assessment, which is proposed and not yet adopted, so the FY2027 proposed column is the one closest to that bill. Master, village and condominium dues, insurance and the city stormwater rate are not in any row because they are separate lines or depend on the home. At its median, a Matera condo carries $36.14 more in these two layers than a Trieste condo that sold for $17,500 more on the FY2026 CDD column, and $68.66 less on the FY2027 proposed column, because the Matera CDD line falls further in the proposal.
Matera at Vasari and Trieste at Vasari are Vasari Country Club’s two carport-parked condominium sections in Bonita Springs, close in price per square foot. Matera offers one dominant plan, 2004 to 2006 buildings of eight and the most recent sales; Trieste offers seven plan sizes, buildings of eight and twelve and the lowest district assessment.
Data updated: October 2026 (Lee County recorded sales and roll, our analysis, windows to September 25, 2026; Vasari CDD FY2026 adopted and FY2027 proposed budgets; FEMA National Flood Hazard Layer, October 2026; recorded declarations).
| Factor | Matera at Vasari | Trieste at Vasari |
|---|---|---|
| Homes | 128 | 108 |
| Buildings | 16 two-story buildings of 8 | 10 two-story buildings of 8 and 12 |
| Built | 2004 to 2006 | 2002 to 2007 |
| Plans (county heated sq ft) | 1,467 (96 homes); 1,597 and 1,621 (Matera III) | 1,412, 1,450, 1,461, 1,551, 1,603, 1,651, 1,660 |
| Bedrooms on the roll | 2 in every home | 2 in every home |
| Parking | One assigned carport space | Carport |
| Streets | Matera Lane and Altessa Way | Corsia Trieste Way |
| Associations | Village association plus four condominium associations | Village association plus three condominium associations |
| CDD FY2026 / FY2027 proposed | $1,969.38 / $1,619.01 | $1,709.34 / $1,463.77 |
| 12-month recorded sales | 10, median $332,500 | 6 (under 10, no median) |
| 24-month recorded sales | 15, median $345,000 | 10, median $350,000 |
| 60-month recorded sales | 33, median $400,000, $260.80 per sq ft | 33, median $425,000, $263.48 per sq ft |
| FEMA zone at sampled buildings | Shaded Zone X, panel 12071C0659G | Shaded Zone X, panel 12071C0659G |
| Evacuation zone | B | B |
The district assessment is the cleanest difference: Matera pays $260.04 more a year than Trieste in FY2026 and $155.24 more in the FY2027 proposal, because the two sections carry different bond classes, “Condo II†and “Condo I.†After the bonds mature in 2027, and assuming no new borrowing, both would carry only the operations line, which is $1,100.00 for every Vasari home in FY2026 and in the FY2027 proposal. The second difference is the pool of comparables: Matera has 10 sales in 12 months to Trieste’s 6, so a Matera seller is priced against a fresher, denser set.
Matera is mostly one plan, so Matera homes compare to each other cleanly. Trieste spreads across seven plans from 1,412 to 1,660 square feet, which gives a buyer more size choices and a seller fewer exact comparables. The largest Matera plan, 1,621 square feet, sits near the top of Trieste’s range, and the Trieste home that sold for $400,000 in October 2025 was a 2007-built, 1,603 square foot plan, the newest building on either list.
Matera’s buildings are among Vasari’s newer condominiums, 2004 to 2006. Trieste I and II are 2002 to 2004 and Trieste III is 2007. Matera I and II sit on Matera Lane and Matera III and IV on Altessa Way, while Trieste sits on Corsia Trieste Way, southwest of Matera.
Matera at Vasari fits a buyer whose priorities are a lower entry price in a bundled club, a single well-traded plan with many recent comparable sales, and buildings of eight homes. Trieste fits a buyer whose priorities are the lowest district assessment in Vasari, a wider choice of plan sizes and a different side of the community. Both are carport sections with the same club and the same flood result. If your buyer is choosing between the two, your listing has to answer the district line, the plan and the recent sale prices in its first paragraph.
Golf shows up in a Matera at Vasari price as a bundled membership that comes with the deed, with no initiation fee, and not as a separate line a buyer can compare. Because all six Vasari condominium sections share the same club and have medians from $332,500 to $749,000, each at its own shortest window with ten or more sales, the club alone does not set a Matera price.
Data updated: October 2026 (Vasari Country Club Questions and Answers, club marketing, read October 10, 2026; the association’s 2026 fee schedule, read October 28, 2026; recorded declarations read October 12, 2026; Lee County recorded sales, our analysis).
The club’s own question-and-answer sheet, which is club marketing and is labeled as such, says membership is bundled with ownership, with no initiation fee and no food and beverage minimum. It says the dues cover club operations, a 24-hour manned gatehouse, cable and internet, the golf course, the practice range, tennis, pickleball, bocce and the clubhouse. By taking title, each Matera owner becomes a Class A member of Vasari Country Club Master Association, Inc., and club assessments are collected through the condominium association to the extent the club requires.
The county tags every Matera parcel as golf land and flags a pool and a carport on each home. It carries no field that separates a home with a course view from a home without one, and every Matera owner has the same membership. We therefore publish no golf premium for Matera. What the record does show is that the six condominium sections, all inside one club, range from $332,500 to $749,000 at their medians, so the building, the garage or carport and the plan explain the price level more than the club does. That is an inference from the section table, not a measured effect.
We list the bundled membership as a feature with its source, state the master dues from the association’s 2026 fee schedule ($13,601.02 a year), and tell buyers that an estoppel from each association confirms the dues and any earlier assessment balance. The club says no assessments are planned, and that some owners carry a balance from an earlier assessment, which the estoppel shows. We repeat that wording only with the club’s name beside it.
A buyer of a Matera at Vasari condo pays the Master Association’s dues of $13,601.02 a year, the village and condominium associations’ quarterly dues of $1,625 for Matera I or $1,575 for Matera II, III and IV, the Vasari CDD’s $1,969.38 for FY2026 ($1,619.01 in the FY2027 proposal) and county taxes at 12.7942 mills for 2026. What the condominium dues include is not verified, and a buyer sees each association’s figure confirmed in the estoppel.
Data updated: October 2026 (Vasari CDD FY2026 adopted and FY2027 proposed budgets, FY2027 proposed June 15, 2026, documents page checked October 30, 2026; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the association’s 2026 fee schedule and quarterly fee sheet, read October 28, 2026; recorded declarations read October 12, 2026; Lee County recorded sales, our analysis).
| Layer | Amount | Period | Source |
|---|---|---|---|
| Master association (club and community) | $13,601.02 per home in 2026 ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025 | Annual, billed by the master association | The association’s 2026 fee schedule |
| Matera village share | Split by unit count; the associations’ 2026 quarterly fee sheet lists $1,625 a quarter for Matera I and $1,575 for each of Matera II, III and IV | Billed quarterly in advance through the condominium’s common expenses | Village declaration, Sec. 6 |
| Condominium association | Each home pays 1/32 of its condominium’s common expenses; whether the quarterly dues include building insurance, water, sewer or reserves is not verified | As the bylaws set | Matera I declaration, Sec. 10 |
| Vasari CDD, Matera label (spelled “Materra†in the budget) | $1,969.38 for FY2026 ($1,100.00 operations, $869.38 debt) | Annual, on the November tax bill | FY2026 adopted budget |
| Vasari CDD, FY2027 proposed | $1,619.01 ($519.01 debt); the district’s documents page lists only this proposed budget, and the adopted FY2027 budget was not posted when we checked October 30, 2026 | Annual, FY2027 | FY2027 proposed budget |
| County, city, school and district taxes, tax district 017 | 12.7942 mills for 2026; the August proposal and the rollback rate are in the paragraph below | Annual, on the November tax bill | 2026 Taxing District Millage Book |
| Resale Transfer Fee | The 2024 declaration lets the board set it, paid by the buyer; the association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that contribution (our inference) | At closing, paid by the buyer | Master declaration, 2024 restatement |
| Rental processing fee | $532.50, listed on the association’s 2026 fee schedule | When a home is rented | The association’s 2026 fee schedule |
The Master Association’s dues are in the association’s 2026 fee schedule, a document held on a third-party site and not on the club’s public site: $13,601.02 per home in 2026 ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025, the same for every product. The village and condominium quarterly dues are in the associations’ 2026 quarterly fee sheet: $1,625 for Matera I and $1,575 for each of Matera II, III and IV. What condominium dues include, such as building insurance, water, sewer or reserves, differs by association and is not verified. The association’s budget page nets a $258 surplus credit against the assessment to $13,343, and which figure is billed is settled only by the estoppel or a Master Association statement. A buyer sees each figure confirmed in the estoppel certificates and the current budgets, which the seller’s associations provide during the contract. The developer’s 2004 guarantee of $770.00 a quarter for common expenses to the end of 2005 and $885.00 a quarter after that until owners took control is history and not today’s fee.
As fixed-carry arithmetic, and not a bill, the Master Association’s $13,601.02 plus four quarterly payments plus the CDD line is $22,070.40 a year for Matera I ($1,839.20 a month) and $21,870.40 a year for Matera II, III and IV ($1,822.53 a month) on the FY2026 CDD line, or $21,720.03 and $21,520.03 on the FY2027 proposed CDD line. It excludes tax, insurance, utilities, food and beverage, cart fees and any assessment balance.
The CDD’s FY2026 adopted budget bills each Matera home $1,969.38: $1,100.00 for operations and maintenance and $869.38 toward the Series 2012 refunding bonds. The June 15, 2026 FY2027 proposal lowers the Matera total to $1,619.01, a drop of $350.37 or 17.8 percent, with the debt line falling to $519.01. The bonds’ final maturity is May 1, 2027, so, assuming no new borrowing, no CDD debt line is scheduled after the FY2027 bill. That is an inference from the budget and not a promise, and it is a reduction a seller can show a buyer.
| Price used | Taxes at 12.7942 mills (2026) | CDD FY2026 | Total with CDD FY2026 | A month, FY2026 | CDD FY2027 proposed (proposed) | Total with CDD FY2027 proposed |
|---|---|---|---|---|---|---|
| $310,000 | $3,966.20 | $1,969.38 | $5,935.58 | $494.63 | $1,619.01 | $5,585.21 |
| $332,500 | $4,254.07 | $1,969.38 | $6,223.45 | $518.62 | $1,619.01 | $5,873.08 |
| $352,000 | $4,503.56 | $1,969.38 | $6,472.94 | $539.41 | $1,619.01 | $6,122.57 |
| $400,000 | $5,117.68 | $1,969.38 | $7,087.06 | $590.59 | $1,619.01 | $6,736.69 |
The rows apply the 2026 district 017 millage to the price, before any exemption, and the monthly column is the FY2026 annual figure divided by 12 and rounded to the cent. The November 2026 bill carries the 2026 millage with the district’s FY2027 assessment, which is proposed and not yet adopted, so the last column is the one closest to that bill. A real bill follows the county’s assessed and taxable value, so treat each figure as an illustration. The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026 to Lee County tax district 017, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025. The 2026 components add up to 12.7942 mills: Lee County 3.7623, school local 2.2480, school state 3.0230, the City of Bonita Springs 0.8411 (its rolled-back rate, adopted on September 23, 2026, Resolution 26-027), library 0.4218, South Florida Water Management District 0.0948, 0.0327 and 0.1026, Bonita Springs Fire 1.9999, hyacinth control 0.0190, mosquito control 0.2096 and inland navigation 0.0394. Separately, Bonita Springs voters approved up to $35 million of general obligation bonds on August 18, 2026 for the Bonita Estero Rail Trail, to be repaid from ad valorem taxes on all taxable property in the city over up to 30 years. The cost per home had not been published when we checked on October 12, 2026.
The 2024 master declaration lets the board set a Resale Transfer Fee on the buyer at closing; the association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that contribution (our inference). Each association that issues an estoppel certificate may charge up to the statutory cap: sections 718.116(8) and 720.30851 set a $250 base, $100 expedite and $150 delinquent, adjusted by DBPR; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and an association’s actual fee may be lower. The certificate is due within 10 business days of a written request (DBPR estoppel certificate fee schedule). The condominium’s sale and lease application fee may not exceed $150 per applicant under section 718.112(2)(k), adjusted for inflation every five years by DBPR.
Put the FY2027 proposal in the listing, with the line “proposed, adopted budget not yet posted†beside it. Put the bond maturity date beside it, labeled as an inference. Give the buyer the estoppel early, so the master, village and condominium dues are confirmed in writing before the first offer. A buyer who sees the fee stack complete negotiates the price and not the unknowns.
A Matera seller answers to five not-for-profit corporations: the village association and one association for each of the four condominiums. The documents decide who may buy, who may rent and what an owner may change. Each one affects what a buyer will pay, so each belongs in your valuation before the price is set.
Data updated: October 2026 (Florida Division of Corporations records and the four recorded declarations and the village declaration, all read October 12, 2026; Florida DBPR condominium register extract, October 12, 2026).
Florida’s corporate register lists five active associations: Matera at Vasari Village Association, Inc., and Matera I, II, III and IV at Vasari Condominium Association, Inc., all filed in 2004, all with 2026 annual reports filed on April 16, 2026. One management company is the registered agent for all five. We do not name management companies on community pages, because they change; the closing agent names the current one. The state’s condominium register lists four projects, 32 units each, all approved and recorded: 128 units, matching the declarations and the county roll.
The village association’s members are the four condominium associations, not individual owners, with one vote per unit represented. The village budget is shared by unit count and billed quarterly in advance by the 10th, and an increase of more than 15 percent in a member association’s assessment over the prior year needs two-thirds of the village directors. The village maintains the common-area lawns, landscaping, sprinklers, sidewalks, drives, parking areas, entry features and recreational facilities. Each owner owns a 1/32 share of the condominium’s common elements and pays 1/32 of its common expenses.
No Matera unit may be sold or given without the board’s prior written approval. The owner gives notice at least 20 days before closing with the contract, the board may interview the buyer, and it must decide within 20 days of a complete application or 60 days of the notice, whichever comes first. Silence is approval. Approval is stated in a recordable Certificate of Approval. If the board disapproves, a majority of the whole board must vote, and the association must then furnish an approved purchaser at the same price and terms within 30 days or the sale is deemed approved. The application fee is limited to the legal maximum, $150 per applicant under the current statute. For a seller, the working rule is simple: send the contract and the buyer’s application the day the contract is signed.
Leasing is a privilege and not a right. The lease must cover the entire unit, in writing, to a natural person, with association approval and 20 days’ notice before occupancy. The board decides within 20 days, the minimum lease is 30 days, no more than six leases may run in a calendar year and no lease may exceed one year. The club says a lease covering all of February is accepted. An investor reads those limits as a ceiling on rental income, and an owner who winters in the home and lets it the rest of the year reads them as a floor on flexibility. Both readings enter an offer, so we state the rule in the listing.
Each declaration allows up to two household pets such as a dog or cat, up to two caged birds and reasonable numbers of tropical fish, leashed or carried outside, with no reptiles, amphibians, poultry or livestock, and no pet left alone on a lanai. The village adds that no pet may be within 25 feet of the swimming pool. No For Sale, For Rent or Open House signs may be posted without the club reviewer’s written consent. Private cars and passenger vans park in carports, driveways or designated spaces, and trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats are kept in an enclosed garage only. An owner who is away during hurricane season must clear the lanai and entry and name a caretaker. We cite the sections so a buyer can read them, and we tell a seller that a later amendment controls over the text we read.
Alterations need board approval and approval of the club’s architectural review committee. Upper-floor owners must keep carpet over padding except in kitchens, baths and laundry, with hard flooring needing a sound-absorbent underlayment and prior written board approval. Window coverings visible from outside must be neutral in color, and shutters must follow board specifications. Before listing, confirm that every change made to your home has its approval on file.
The recorded text of all four declarations reads: “There is no restriction on the ages of occupants of Units.†Matera at Vasari is therefore not recorded as an age-restricted community. We read the 2004 and 2005 declarations and the village declaration; we could not search the Clerk’s index for later amendments, because the Clerk’s search screens refuse automated clients. The resale package carries the governing documents as amended, and a later amendment controls over the text quoted here.
A Matera seller has to disclose known facts that materially affect the value of the home and are not readily observable, deliver the flood disclosure Florida law requires for residential sales, and give the buyer the property tax disclosure language in the contract. The association paperwork is separate and runs through the estoppel, the approval and the resale package.
Data updated: October 2026 (Section 689.302 and Section 689.261, Florida Statutes, read October 10, 2026; Section 718.116 and Section 718.112, read October 12, 2026; this is information and not legal advice).
We are real estate agents, not attorneys, and we read statutes to plan a listing, not to give legal opinions. What follows is the checklist we use to prepare a Matera file, with the statute named beside each item so your closing agent or attorney can confirm it against the current text.
Under Florida case law, a seller who knows of facts that materially affect the value of a residential property, and that a buyer could not discover by a reasonable inspection, has to tell the buyer before closing. The rule comes from the Florida Supreme Court’s 1985 decision in Johnson v. Davis. In a Matera home built from 2004 to 2006, the air handler, the water heater, the windows and the interior finishes are the items an owner maintains, so we ask for permits and invoices for each before the first showing.
Section 689.302 of the Florida Statutes requires a seller of residential property to give the buyer a flood disclosure that covers the seller’s knowledge of flood damage, flood insurance claims and federal flood assistance. A Matera seller starts from the FEMA fact that all four building points we tested sit in shaded Zone X, and then answers the question the statute actually asks, which is about the home’s own history. A Zone X label does not answer it. If the answer is none, the disclosure says so, and a buyer reads a clean answer as a strength.
Section 689.261 requires a contract for the sale of residential property to carry a property tax disclosure summary that warns the buyer not to rely on the seller’s current taxes. In Matera the warning has a specific meaning. A long-held home often carries an assessed value well under its recent sale price, and a buyer’s first-year bill follows the new sale, the 12.7942 mills of district 017 for 2026 and the CDD line. The tax table in the buyer section shows the effect at four Matera prices.
Florida splits the rules for owner associations by chapter. A condominium falls under Chapter 718, and a homeowners’ association under Chapter 720. Section 720.401 deals with the disclosure summary a buyer in a Chapter 720 community must receive before signing, and by its own terms it does not reach associations governed by Chapters 718, 719, 721 or 723. Matera sits at the meeting point: four condominium associations under Chapter 718, inside a community with a master association. We do not tell a Matera seller which statute governs a given sale. Your closing agent or attorney names it, and the documents the contract must carry follow. This page is information and not legal advice.
Before a Matera home is listed, we gather the following into one folder and give it to you and to the buyer’s side together:
Call Jesse direct at (239) 898-6072 if you want the folder built for your home. The master, village and condominium dues above come from the association’s 2026 fee schedule and quarterly fee sheet, and the estoppel confirms the number for your address. We print no estimate beyond those documents. A seller who has the figures can give them to the buyer in the estoppel package, and a seller who does not has them in the next statement from the association.
All four Matera building points we tested sit in shaded FEMA Zone X, outside the Special Flood Hazard Area, on the live federal layer read October 12, 2026, yet insurance still shapes price. A Matera unit owner insures the interior and expects loss assessment cover, while the association insures the buildings, and Citizens flood rules do not reach unit-owner policies.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 12, 2026 at four Matera building points; Lee County Emergency Management evacuation layer, Lee County elevation layer and NHC SLOSH layer, October 2026; Citizens Property Insurance flood requirement, read October 10, 2026; City of Bonita Springs CRS page; recorded declarations).
Flood and wind are the two facts that move an insurance quote, and the quote moves what a buyer can pay. This section reports the map facts we measured and what the insurers have published, and it makes no statement about how any single Matera building performed in any storm: we searched for a Matera-specific damage record and found none.
| Building point | Flood zone | Special flood hazard area | Base flood elevation | FIRM panel (effective) | Evacuation | Ground elevation, ft NAVD88 (mean; range) |
|---|---|---|---|---|---|---|
| Matera I, Matera Lane, north | X, 0.2 percent annual chance (shaded) | No | None published | 12071C0659G (November 17, 2022) | Zone B | 14.4 (13.3 to 14.7) |
| Matera II, Matera Lane | X, 0.2 percent (shaded) | No | None published | 12071C0659G (November 17, 2022) | Zone B | 14.2 (11.1 to 15.0) |
| Matera III, Altessa Way | X, 0.2 percent (shaded) | No | None published | 12071C0659G (November 17, 2022) | Zone B | 14.9 (14.5 to 15.2) |
| Matera IV, Altessa Way, south | X, 0.2 percent (shaded) | No | None published | 12071C0659G (November 17, 2022) | Zone B | 14.6 (10.8 to 15.4) |
The federal service returned empty answers intermittently, so each point was queried again until it answered. The nine Matera points tested for the community-wide Vasari analysis returned shaded Zone X on the same panel, so every sampled Matera point is in shaded Zone X. Zone X is a classification of the ground, not a record of how any building performed, and not a promise about the next storm. The ground elevations are means of 2018 LiDAR spot readings within 75 feet of each point.
Lee County’s evacuation zone service returned Zone B at all four points. An evacuation zone is a planning zone and not a flood zone. The National Hurricane Center’s worst-case surge envelope at the Matera points shows no inundation in Category 1 and 2 storms, 0 to 2 feet above ground in Category 3, 8 to 9 feet in Category 4 and 12 to 13 feet in Category 5 (data acquired February 17, 2026). It is a planning envelope, not a forecast, and it does not describe what any named storm did here. Hurricane Ian made landfall at Cayo Costa as a Category 4 hurricane on September 28, 2022, and the National Hurricane Center’s reports describe the coast and the region, not individual buildings; all 16 Matera buildings were standing before that storm.
The Lee County Property Appraiser’s hazard layers return a Florida Building Code design wind speed of 160 mph and place the Matera points inside the wind-borne debris region. Those are the speeds a new building would be designed to today, not the speeds a 2004 to 2006 permit was designed to. The permit date and the opening details of a specific building matter more than the village as a whole.
Under each declaration the owner insures the unit interior, fixtures, appliances, air conditioning, water heater, floor, wall and ceiling coverings and improvements, and is expected to carry homeowner’s coverage with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection. The association insures the buildings and common elements on an all-risk form including windstorm, in amounts set annually by the board. Citizens Property Insurance states that most new and renewing personal residential policies with wind coverage must also carry flood insurance from January 1, 2027, and that condominium unit-owner policies are not required to buy it. A buyer’s insurance agent will ask for the owner’s policy type, so a seller who shows the declarations page answers it first.
The City of Bonita Springs holds Community Rating System Class 5, which gives policyholders in the city a 25 percent discount on National Flood Insurance Program premiums, and a lender’s flood determination for the exact address settles whether a loan requires coverage. The panel that covers Matera was effective in November 2022; we make no statement about future map revisions.
Florida’s milestone inspection law (Section 553.899) and its structural integrity reserve study law (Section 718.112(2)(g)) apply to buildings of three habitable stories or more. The county appraiser’s building layer records every Matera building at two stories, so on the county record neither trigger is met. That is the record and not a legal opinion, and we make no statement about whether any association has completed any study. Reserves still apply: Section 718.112(2)(f) requires reserve accounts for roof replacement, building painting and pavement resurfacing, which owner-controlled associations may reduce or waive by vote. Each Matera condominium has 32 units, so each is above the 25-unit threshold that requires posting official records online under Section 718.111(12)(g). We found no Matera association website in a web search, so a buyer should ask for the posting location.
Selling a Matera at Vasari condo in Bonita Springs costs the commission you agree in writing, the owner’s title policy and documentary stamp tax that Lee County sellers customarily pay, any estoppel charges the contract assigns, and prorations of taxes and the district assessment. Stamps are $0.70 per $100 of price, so a $332,500 sale carries $2,327.50, and the contract controls.
Data updated: October 2026 (Florida documentary stamp rate of $0.70 per $100 on deeds; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026, 12.7942 mills for 2026; Vasari CDD FY2026 adopted and FY2027 proposed budgets; prices from Lee County recorded sales, our analysis, 12 months to September 25, 2026).
This section is arithmetic on published rates and on the prices in the sales record above. It is not a quote for your home, and it leaves out the commission, which we set in writing with you before you list. A net sheet for your own address replaces every row below. Call Jesse direct at (239) 898-6072 to have one built.
In Lee County the seller customarily pays the owner’s title policy and the documentary stamp tax on the deed, and the purchase contract controls. The stamp is $0.70 per $100 of price, which is the price divided by 100 and multiplied by 0.70.
| Example | Price used | Window | Documentary stamps at $0.70 per $100 |
|---|---|---|---|
| Lowest recorded sale | $190,000 | 12 months to September 25, 2026 | $1,330.00 |
| Lowest of the other nine | $310,000 | 12 months to September 25, 2026 | $2,170.00 |
| Matera section median | $332,500 | 12 months to September 25, 2026 | $2,327.50 |
| Matera 24-month median | $345,000 | 24 months to September 25, 2026 | $2,415.00 |
| Highest recorded sale | $400,000 | 12 months to September 25, 2026 | $2,800.00 |
| Trieste, 24-month median | $350,000 | 24 months to September 25, 2026 | $2,450.00 |
| Toscana, 24-month median | $500,000 | 24 months to September 25, 2026 | $3,500.00 |
The owner’s title premium is set by Florida Administrative Code rule 69O-186.003, so it is the same at every title company: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, which is $1,737.50 on the $332,500 median. In Lee County the seller customarily pays it, and the contract controls.
The county tax bill, with the Vasari CDD line on it, is issued in November for the calendar year, so a seller who closes before then usually credits the buyer for the days of the year the seller owned the home. The contract controls the method. The layers in the buyer section above apply the 2026 district 017 millage (12.7942 mills) to a value equal to the price, plus the CDD’s proposed FY2027 line for the Matera label, because the November 2026 bill carries the 2026 millage with the district’s FY2027 assessment: $5,873.08 a year, or $489.42 a month, at the $332,500 median ($6,223.45 a year on the FY2026 CDD line). A real bill follows the county’s assessed and taxable value, and the city stormwater charge, insurance and association dues are not included.
The estoppel certificate is ordered early and its fee is capped by statute ($250 base, $299 current DBPR-adjusted cap). The Resale Transfer Fee is the buyer’s. The condominium application fee is charged per applicant to the buyer’s side. The estoppel states the master, village and condominium dues for your home, and a seller adds any unpaid assessment balance to the closing statement. We list these in the net sheet as lines to confirm, not as figures.
Under the master declaration the Resale Transfer Fee falls on the buyer, and the application fee is charged to the buyer’s side. A seller pays no club initiation fee on the way out, because Vasari’s bundled membership has none.
Commission is negotiable and is set in writing in the listing agreement before the home goes on the market. We give you the rate in the agreement and the dollar result on the net sheet at your expected price, so no line surprises you at the closing table.
A free in-person CMA means one of us walks your Matera at Vasari home in Bonita Springs, reads your condominium’s Lee County recorded sales against it, and returns a written price range with the comparables, the district assessment for the Matera label and a net sheet. There is no obligation, and you keep the file whether or not you list.
Data updated: October 2026 (Lee County recorded sales, our analysis, 12 months to September 25, 2026; Vasari CDD FY2026 adopted budget).
Use the free Matera at Vasari home valuation form, or call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Tell us the street, the floor, the plan or the square footage, and whether you plan to sell this season. Call Jesse direct at (239) 898-6072 if you would rather talk first.
We look at the air handler and water heater dates, the windows, the flooring and kitchen and bath condition, the lanai, the carport space, the position in the building and the floor. We then place those against the recorded sales in your condominium and write down the adjustments we made and why. Before the visit we tracked each recorded sale in your condominium by plan, year built and heated area. You get the comparables with year built, floor, plan and heated area, with no names, parcel ids or unit numbers.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the pages below take you from the number to the sale.
These are the questions Matera at Vasari owners in Bonita Springs ask us most when they want to know what a home is worth, answered from the recorded sales and documents behind this page. Every figure carries its window, and the sales record ends September 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, windows named in each answer, ending September 25, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; the association’s 2026 fee schedule, read October 28, 2026).
In the 12 months from September 26, 2025 to September 25, 2026, Lee County recorded 10 Matera at Vasari sales in Bonita Springs, with a $332,500 median and a range of $190,000 to $400,000. Your own number depends on floor, condominium, condition and the competing Vasari condos, and we build it from the sales of your floor and plan.
Ten, in the 12 months to September 25, 2026, out of 128 homes in the village. That is about 7.8 sales per 100 homes, the busiest turnover of the six Vasari condominium sections in that window, and because the count is under a sample large enough for a trend, we list the sales and read them one by one.
The 12-month median is $332,500, the mean of the two middle sales of $330,000 and $335,000. The 24-month median is $345,000, the 36-month median is $342,500 and the 60-month median is $400,000, all ending September 25, 2026. The window changes the answer, so always ask which one a number uses.
For the 12 months to September 25, 2026 the section’s figure is $224.95 per square foot. The 1,467 square foot plan carried $233.47 over 36 months and $272.67 over 60 months. Per-square-foot figures are a cross-check and not a price, because the 1,467 plan dominates the village and a different size does not scale in a straight line.
Because floor, condominium, condition and timing differ. In the 12 months to September 25, 2026 the 1,467 square foot plan ranged from $190,000 to $400,000, a $210,000 spread. The lowest sale was a ground-floor home and the highest an upper-floor home, and the county file does not say why they differ.
Over 60 months to September 25, 2026 the 16 ground-floor sales had a $405,000 median and the 17 upper-floor sales a $390,000 median. In the last 12 months the order flipped: the upper floor’s six sales ran $325,000 to $400,000 and the ground floor’s four ran $190,000 to $389,000. We compare your floor with your floor first.
Ninety-six of the 128 Matera homes share the 1,467 square foot plan, so it sets the section price. Over 36 months to September 25, 2026, 10 plan sales had a $342,500 median from $190,000 to $400,000. Matera III’s 32 homes are larger, and a per-square-foot figure from the larger plan should never be applied to this one.
Yes, in the record they separate, and Matera III is the thinnest: 3 sales from $310,000 to $330,000 in the 12 months to September 25, 2026, and 14 sales at a $395,000 median over 60 months. Because the condominiums are separate legal entities with their own boards, a buyer treats them as separate products, and so do we.
Every Matera home has one assigned carport space, as does the competing Trieste section, so the carport is a feature all of your direct competitors share and not a premium. A buyer who wants a garage looks at other Vasari sections or at Toscana and others, which is why we price Matera against sales with the same parking.
Matera’s buildings went up in 2004, 2005 and 2006, a narrow band. In the 12 months to September 25, 2026 the two 2004 homes sold at $190,000 and $389,000, and the record cannot separate building year from floor, so we publish no premium for a year. Condition, floor and board approvals usually matter more.
More than any published average can show. The 12-month window held sales from $190,000 to $400,000 in a single plan, and the gap is largely the story of what a buyer had to spend after closing. Updated kitchens and baths, hard flooring with board approval on file, and a sound HVAC system move a home toward the top of the range.
At each section’s shortest window with ten or more sales, the six Vasari condominium sections had medians from $332,500 (Matera, 12 months) to $749,000 (Altessa, 36 months), and Matera sat at the bottom of that range. Trieste, the other carport section, is the closest direct competitor, and a Matera buyer will see its listings beside yours, so we compare the two before we set a list price.
Trieste, Toscana, Altessa, Cassia and Firenze are the other five Vasari condominium sections. Trieste is the nearest in price and parking. The others carry larger homes and higher prices, so they compete for the buyer who stretches the budget, and our comparison table in the section above shows each one’s count and median with its window.
Golf is bundled with the deed in Vasari, with no initiation fee, and the membership passes to the buyer as part of the master association’s terms. Because every Vasari section shares the same club, golf does not separate Matera from its competitors, and the price difference between sections comes from the homes themselves.
A buyer pays the master association, the Matera village share, the condominium association, the Vasari CDD line and county taxes. The CDD line is $1,969.38 for FY2026 and $1,619.01 in the FY2027 proposal. The association’s 2026 fee schedule lists $13,601.02 a year for the Master Association, the associations’ quarterly fee sheet lists $1,625 (Matera I) or $1,575 (Matera II, III and IV) a quarter, and the buyer sees each figure confirmed in the estoppel.
Not by itself. The June 15, 2026 FY2027 proposal lowers the Matera total by $350.37, or 17.8 percent, to $1,619.01, because the debt line falls. Buyers see a lower annual cost, and we describe it accurately, but the recorded sales do not yet show a price change we could attribute to it.
The calendar median rose from $178,700 in 2020 to $532,050 in 2022. 2026 to September 25 holds nine sales, from $190,000 to $400,000, too few for a median, and the 12-month median is $332,500 on 10 sales. We read the five most recent sales, $352,000, $310,000, $330,000, $190,000 and $335,000, as a level market and not as a trend.
In the Southwest Florida MLS (pull of October 21, 2026), Matera condos that closed in the 24 months to that date took a median of 128 days on market across 10 closings. We use 24 months because 12 months is thin, with 7 closings, and a median hides a wide range, so the days on your own home depend on price, floor, condition and the listings a buyer sees beside it.
In the same MLS record, the median sold-to-list ratio for Matera was 92.9 percent over the 24 months to October 21, 2026 (10 closings). It is an MLS measure, separate from the county’s recorded prices, and the valuation conversation covers how we choose a list price that buyers respond to.
The Southwest Florida MLS showed 4 active Matera listings on October 21, 2026, at list prices from $272,000 to $348,500, and 3 active in Trieste. Active inventory changes daily. When we prepare your valuation we count the live Matera listings and the Trieste listings the same day, because a buyer who sees four similar homes behaves differently from one who sees one.
The same floor, the same plan and the same condominium, within the last 12 to 36 months, ranked by closeness. In the 12 months to September 25, 2026 there are only 10 Matera sales to choose from, so we widen to 36 months for the plan and then adjust for condition. We never use a different-plan sale without saying so.
Use it as a rough range at most. Automated values do not see the floor, the condition, the board approval on a floor covering or the Vasari competitors, and the Matera record has only 10 sales a year to learn from. A price opinion built from the recorded sales and a walk through your home is more reliable.
It is a tax value and not a market price. The Lee County Property Appraiser’s just value is set each year by a mass appraisal, and Matera sales in the last 12 months ran from $190,000 to $400,000 in one plan. We show the just value in the record for context and then price from the sales.
Yes. Each of the four Matera declarations requires the condominium board’s prior written approval of a sale, with notice at least 20 days before closing; the board decides within 20 days of a complete application or 60 days of the notice, and silence counts as approval. The master declaration separately puts a Resale Transfer Fee on the buyer. We start the application the day the contract is signed.
A condominium seller delivers the resale disclosure package under Florida Statutes section 718.503, the estoppel certificates from each association, a flood disclosure under section 689.302 and the property tax disclosure summary in section 689.261. We assemble these before listing so the buyer’s review period starts without waiting on paper.
Florida sets a $250 base, $100 expedite and $150 delinquent in sections 718.116(8) and 720.30851, adjusted by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027. An association’s actual fee may be lower, the certificate is due within 10 business days of a written request, and the contract says who pays it.
Beyond the commission you agree in writing, a Lee County seller customarily pays the owner’s title policy and the documentary stamps of $0.70 per $100. On a $332,500 sale, the median of the 12 months to September 25, 2026, stamps are $2,327.50. Prorations of taxes and the CDD bill are separate and follow the contract.
The FEMA National Flood Hazard Layer we queried on October 12, 2026 places the buildings we sampled in shaded Zone X, and the Lee County evacuation zone is B. A flood zone is a map fact for each address, so we pull both for your building and the buyer’s insurer still has the last word on coverage and price.
Insurance cost is part of what a buyer weighs against a monthly budget, so it matters at the margin. A wind mitigation inspection on the Uniform Mitigation Verification Inspection Form can support credits, and the condominium association’s master policy covers the structure. We tell sellers to ask their agent for a current quote before listing.
Not by itself. In the 12 months to September 25, 2026 one ground-floor sale closed at $190,000 while nine others closed between $310,000 and $400,000. A single low sale can reflect condition or circumstances, and we examine what it was before it drags a comparison down.
Spend where a buyer sees it in a photograph and a walk-through: paint, flooring with board approval, lighting and a clean kitchen and bath. Big remodels rarely return their cost at the Matera price level. We look at your home and tell you which items move the number, and which only change who bids.
Vasari is a seasonal market, and buyers who winter in Southwest Florida are active in the winter months. We do not have a clean Matera seasonal pattern from only 10 sales a year, so we treat the season as a judgment and look at how many competing Vasari condos will be listed beside yours.
Because the village has four condominiums, separate boards, a bundled club and a CDD, and a generic comparison misses all of them. McGreevy and Comisar have studied the recorded sales, the declarations and the Vasari competitors, so the first conversation starts from the record and not from a template.
It is a price opinion and not an appraisal. We compare your home with recorded sales of the same plan and floor, adjust for condition and name the window for every figure, and then tell you the range and the reasoning. If an appraiser or a buyer disagrees, you can see exactly which sales we used.
Yes. The valuation and the in-person CMA are free and there is no obligation to list. Fill in the form on this page or call Jesse McGreevy direct at (239) 898-6072, and we will tell you what the record says about a Matera home like yours.
We start from the recent same-floor sales, place your list price inside the range buyers have actually paid, and compare it with the Trieste listings your buyer will also tour. Because Matera had 10 sales in the 12 months to September 25, 2026, a price above the range often waits, so we set it with that in mind.
Tell us early. We look at the recorded range, your payoff and the closing costs on a net sheet and show you the options, including waiting, renting, or improving the home first. Calendar medians in this village moved from $178,700 in 2020 to $532,050 in 2022, and the 12-month median to September 25, 2026 is $332,500, so timing matters.
Yes, within the leasing terms that all four Matera declarations share: the whole home only, to a natural person, with association approval, for at least 30 days, no more than six leases a calendar year and none longer than one year, and the master declaration sets the same 30-day minimum and six-lease cap. A buyer who plans to rent needs those terms before the contract, so we put them in the listing file.
With the free valuation form on this page, or a call to Jesse McGreevy at (239) 898-6072. Tell us your address, whether you are selling this season, and anything you have changed in the home. We return a recorded-sales opinion with the windows named, and you decide what happens next.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years, and Matera at Vasari owners in Bonita Springs weigh that before they hand over a valuation. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!†Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.†Verified Google review
★★★★★ “A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!†Verified Google review
When you ask a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008 what your Matera condo is worth, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
Every document behind the rules and figures in this Matera home valuation guide is public or member-held. These are the ones a Matera seller actually uses, each linked to the issuing authority’s own copy, so you read the current version. The association budgets, rules and minutes are member records available from each Matera association, not public files.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Declaration of Condominium, Matera I at Vasari, OR 4445/3769 | Lee County Clerk of Court | Sale approval, leasing, pets and maintenance for Matera I | Open the Clerk image |
| Declaration of Condominium, Matera II at Vasari, OR 4445/3847 | Lee County Clerk of Court | The same rules for Matera II | Open the Clerk image |
| Declaration of Condominium, Matera III at Vasari, OR 4808/1544 | Lee County Clerk of Court | The same rules for Matera III | Open the Clerk image |
| Declaration of Condominium, Matera IV at Vasari, Instrument 2005000157358 | Lee County Clerk of Court | The same rules for Matera IV | Open the Clerk image |
| Declaration of Covenants for Matera at Vasari Village, OR 4445/3734 | Lee County Clerk of Court | The village budget, parking, pets and signs | Open the Clerk image |
| Amended and Restated Declaration, Instrument 2024000237003 | Lee County Clerk of Court | The master rules, club membership, assessments and Resale Transfer Fee | Open the Clerk image |
| Vasari Country Club Questions and Answers | Vasari Country Club | The club’s own statements on membership, fees and rules | Open the club PDF |
| Vasari CDD FY2026 Final Adopted Budget | Vasari Community Development District | The Matera assessment line | Open the FY2026 budget |
| Vasari CDD FY2027 Proposed Budget, June 15, 2026 | Vasari Community Development District | The proposed assessment and the lower debt line | Open the FY2027 proposed budget |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | District 017 millage, printed October 9, 2026 | Open the millage book |
| Evacuation Zone B sheet | Lee County Emergency Management | The evacuation zone a buyer will ask about | Open the Zone B sheet |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 718.116, condominium estoppel certificates | Florida Legislature | What the condominium estoppel must state | Open section 718.116 |
| Section 720.30851, homeowners’ association estoppel certificates | Florida Legislature | What the master association estoppel must state | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | Open the DBPR schedule |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure in this Matera home valuation guide traces to a primary source below: Lee County Clerk recorded documents, the Florida Division of Corporations and Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, the Vasari CDD, FEMA, the National Hurricane Center, the School District of Lee County and club pages labelled as club marketing.
Recorded-sale figures are our analysis of the Lee County Property Appraiser’s public roll and recorded sales, qualified sales recorded September 26, 2025 to September 25, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Bonita Springs listing team Matera sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this valuation guide we tracked all 10 recorded Matera sales over the latest 12 months and read the four recorded declarations, the village covenants, the Lee County Property Appraiser’s public roll, the Vasari district’s budgets and bond documents and the state’s corporation and condominium records, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Matera at Vasari or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Matera valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about valuing a condominium in Matera at Vasari, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.