Updated September 2026
Montiano resales ran from $3,050,000 to $3,960,000 over five years, and one home sold privately for $4,400,000. McGreevy and Comisar value your home from the true resales, your lot, pool and golf status and your elevation certificate, in writing, at no cost. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A finished Peninsula at Treviso Bay home has resold on the MLS for $3,050,000 to $3,960,000 over the last five years, and one Montiano home sold privately for $4,400,000 in January 2025. The two 2026 resales closed at $3,050,000 and $3,100,000, so where your home lands depends on its size, lot, pool, golf status and condition, which is what a written valuation settles.
The neighborhood itself, 54 custom homes on the recorded MONTIANO plat, is documented in full on our guide to The Peninsula at Treviso Bay, and the community around it on our Treviso Bay community guide. When you are ready to plan a sale, our guide to selling a Peninsula at Treviso Bay home covers marketing, negotiation and costs, and our Peninsula at Treviso Bay buyer guide covers the other side of the table. Call Jesse McGreevy direct at (239) 898-6072.
Kind of recorded Peninsula sale | Window | What it tells you |
|---|---|---|
MLS resales of finished homes | 60 months to 23 Sep 2026, 8 sales | $3,050,000 to $3,960,000 |
Private sale never listed on the MLS | January 2025, 1 sale | $4,400,000, the recorded high |
MLS new-construction package entries | 60 months, 7 entries | $2,590,000 to $3,082,000, lot plus build contract, not resales |
Vacant-lot deeds from the developer | 2017 to 2022, 44 deeds | Median $725,000, land only |
All MLS closings together | 60 months, 15 closings | Median $3,082,000 |
The Peninsula was built one contract at a time: 44 buyers bought a lot and then signed their own construction contract, choosing from about nine Imperial Homes plans and customizing them. The result is 54 homes from 2,873 to 5,012 county square feet of base area on lots from 11,761 to 27,878 square feet. A median across that range describes the neighborhood; it does not describe your house.
We start from the Montiano resales, add the county’s recorded private sales, set aside the package entries and lot deeds, and adjust for your living area, stories, lot, pool, golf status, elevation certificate, permits and condition. Then we test the number against Ponziane and Bella Firenze, the two neighborhoods your buyer will also tour.
Use the Home Valuation form on this page, or go straight to the free valuation request, and tell us your address, your golf status and your timeline. Jesse McGreevy follows up with a written valuation. There is no cost and no obligation to list. Prefer to talk first? Call Jesse direct at (239) 898-6072.
McGreevy and Comisar should value your Peninsula home because a Montiano valuation turns on facts a portal cannot read: which recorded sales are true resales, which county deeds are land, whether golf was elected for your lot, and how your elevation certificate and lot position compare with the two 2026 sales. Jesse McGreevy writes the valuation himself, from the records.
Those are career figures across Southwest Florida. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. If you are comparing valuation sources across the city, our guide to the best real estate agents in Naples sets the teams side by side on public records.
Jesse McGreevy, one of the Top 1% Real Estate Agents Nationally Since 2008, writes every Peninsula valuation, from the MLS record, the county’s recorded sales and roll, the Master Association and Golf Club documents, and your own permits and certificate. Marc Comisar walks the lot and the house when you want an in-person opinion, looking across the water and at the pool, the machinery and the finishes that no public record captures.
When Peninsula resales were going under contract in 4 to 8 days in 2022 and 2023, a list price could be a little high and still work. The 2025 and 2026 resales took 126 and 201 days and closed 7.1 and 10.2 percent under list. In that market the valuation is the decision, and a number from a neighbor’s 2024 sale is a number from a different season. That is why a team of Top 1% Real Estate Agents Nationally Since 2008 prices from the 2026 evidence first.
This valuation page gives you the number. Our guide to selling a Peninsula at Treviso Bay home covers the sale itself, and for the wider community our Treviso Bay home valuation page and guide to selling a Treviso Bay home cover every product inside the gates.
A Peninsula home is valued in nine steps: confirm golf status, choose the right comparables, place the living area and stories, weigh the lot and view, grade the pool and outdoor space, read the elevation certificate, credit the storm protection, grade condition, and adjust for time and the live competition. Each step uses a record you can check.
Golf at The Peninsula was an election made by each buyer under Article 14 of the Golf Declaration, recorded in 2017, not a bundle recorded on every lot. A golf home carries $5,350 a year in golf billing and a $7,500 capital contribution for the next buyer, and many buyers want exactly that. We confirm your status with the Golf Club and on the Master Association estoppel before we price.
The comparables are the eight MLS resales, the county’s recorded private sales and, next, the Ponziane and Bella Firenze resales. The seven package entries and the 44 lot deeds are set aside, because they record new homes at contract prices and land alone. Getting this step wrong moves a valuation by a million dollars.
Use the MLS living area or the builder’s plan area, not the county base area, which undercounts second floors: 9881 Montiano Drive shows 3,252 county square feet against 4,644 on the MLS. Most resales are one-story homes of 3,515 to 3,660 square feet, so a two-story home is valued from those sales with a size adjustment.
Lots run from 11,761 to 27,878 square feet, and 53 of 54 back onto the lake, with a tee, green or fairway within 100 meters of 36 of them. The county valued every lot at one rate in 2024 and 2025; we do not. Lake width, what sits across the water, sun on the pool and privacy from the road each move a Peninsula number.
Every home has a pool and 52 have a spa. Half the pools are screened and half are open-air behind aluminum or glass fencing, and summer kitchens and pocketing glass walls appear in the builder’s own descriptions. We grade the outdoor space as a buyer does, from the lanai toward the water.
A first floor at 7.84 feet and a first floor at 9.0 feet will produce different flood quotes on the same street. We read your certificate, your garage slab and your machinery pads against today’s 8-foot base flood elevation and the 9-foot height for replacement equipment, because a buyer’s insurer will.
Twenty-five homes have documented generator evidence, and 46 have shutter, door or window permits in the 2020 to 2026 county files. Whether glass is impact-rated is not in the public record, so we rely on your wind-mitigation report. A documented generator and opening protection shorten a buyer’s list of questions.
No public record grades finishes, appliances, flooring or upkeep, and on a custom street those vary widely from the original Elmwood cabinetry, Sub-Zero and Wolf appliances and quartz counters the builder described. Condition is where Marc’s walk-through earns its place in the number.
The resale market softened from 2025 into 2026, and the two 2026 sales are the freshest evidence. We adjust older resales toward today, then test the number against whatever is live in The Peninsula, Ponziane and Bella Firenze on the day we deliver it.
With no Peninsula listing on the market and two sales in a year, a written, sourced valuation is the only way to see where your home sits. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; request a free Peninsula at Treviso Bay valuation or call Jesse direct at (239) 898-6072. Shopping for a home instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Trust the 60-month window, because it is the first to hold ten Peninsula closings: 15 MLS sales to September 23, 2026, at a $3,082,000 median. The 12-month window holds only two sales, $3,050,000 and $3,100,000, the 24-month window four and the 36-month window six, so none of them can carry a median.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision The Peninsula at Treviso Bay, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County recorded sales, 2026 preliminary sales file)
9937 Montiano Drive closed on April 15, 2026 at $3,050,000: four bedrooms plus a den, 3,585 square feet, $851 a square foot, 201 days on market, 89.8 percent of a $3,395,000 list price. 9946 Montiano Drive closed on July 17, 2026 at $3,100,000: four bedrooms, 3,196 square feet, $970 a square foot, entered on the MLS after closing with no days on market.
Window ending 23 Sep 2026 | MLS closings | What we publish |
|---|---|---|
12 months | 2 | The two sales, no median |
24 months | 4 | The sales, no median |
36 months | 6 | The sales, no median |
60 months | 15 | Median $3,082,000, $845 per sq ft, 98.0% of list |
Closed (MLS) | Address | Living area | Sale price | Price per sq ft | Days on market |
|---|---|---|---|---|---|
February 2022 | 9881 Montiano Drive, two-story | 4,644 sq ft | $3,925,000 | $845 | Not reported |
May 2022 | 9833 Montiano Place | 3,515 sq ft | $3,700,000 | $1,053 | 8 |
December 2022 | 9901 Montiano Drive | 3,585 sq ft | $3,800,000 | $1,060 | 4 |
August 2023 | 9905 Montiano Drive | 3,660 sq ft | $3,960,000 | $1,082 | 6 |
October 2024 | 9937 Montiano Drive | 3,535 sq ft | $3,700,000 | $1,047 | 0 |
March 2025 | 9901 Montiano Drive | 3,585 sq ft | $3,900,000 | $1,088 | 126 |
April 2026 | 9937 Montiano Drive | 3,585 sq ft | $3,050,000 | $851 | 201 |
July 2026 | 9946 Montiano Drive | 3,196 sq ft | $3,100,000 | $970 | Not reported |
Eight resales are too few for a published median, so the list is the evidence. The living areas are the MLS figures entered on each sale.
Seven MLS closings between October 2021 and November 2023 recorded new homes at their lot-plus-construction contract prices: 9945 Montiano Drive at $2,595,000, 9840 Montiano Place at $2,763,660, 9927 Montiano Court at $3,082,000, 9905 Montiano Drive at $3,075,000, 9928 Montiano Court at $2,590,000, 9893 Montiano Drive at $2,745,000 and 9894 Montiano Drive at $2,760,000. Each of those homes sits on a lot deeded at $730,000 to $755,000.
Collier County’s recorded-sales file shows ten completed-home sales in the same 60 months, a median of $3,750,000, including two the MLS never carried: the $4,400,000 sale of 9917 Montiano Drive in January 2025 and the developer’s $2,438,000 sale of 9897 Montiano Drive in September 2022. Matched by parcel and date, the MLS and county records hold 17 distinct transactions in the window.
Peninsula homes are worth the most per square foot as one-story homes of about 3,500 to 3,660 square feet on lake lots, the group behind every MLS resale above $3,700,000 except one two-story sale. Two-story homes have one MLS resale in five years, and lot size and view add value that the county’s flat land rate never captured.
Six of the eight MLS resales were one-story homes between 3,515 and 3,660 square feet, from $3,050,000 to $3,960,000. Where the MLS living area matches a published Imperial plan exactly, the plan is a strong inference: the Burano at 3,515 square feet and the 2020 Burano model at 3,585. If your home is in this group, the resale list above is your comparable set.
The county’s elevation certificates record a second floor at 9893, 9900, 9909, 9929 and 9941 Montiano Drive and 9923 Montiano Court, and the Domenica, Domenica II, Elisabella and Burano II plans were two-story designs of 4,157 to 5,289 square feet under air. The only two-story MLS resale in five years was 9881 Montiano Drive at $3,925,000, 4,644 square feet. We value these homes on size and finish from the one-story sales, and say so.
The Firenze at 2,881 square feet and the Abaco at 3,196 are the smallest published plans. 9946 Montiano Drive, 3,196 square feet on the MLS, closed at $3,100,000 in July 2026, $970 a square foot, the highest per-foot figure of the two 2026 sales. Smaller homes carry a higher price per foot and a lower total, as they do across Naples.
The 36 Montiano Drive lots have a median of 12,632 square feet; the ten on Montiano Court, 19,384; the eight on Montiano Place, 18,948.5. Twelve lots exceed 20,000 square feet, led by 9840 Montiano Place at 27,878 and 9882 Montiano Drive at 26,572. The 2026 preliminary roll switched to a lot-size curve, $64.52 to $99.96 per square foot, after two years at one flat rate.
Thirty-six lots have a tee, green or fairway within 100 meters behind the lake, sixteen have golf 100 to 150 meters away, one looks across water with golf beyond 150 meters, and 9953 Montiano Drive backs directly onto golf with no lake. Buyers pay for what sits directly across the water and for privacy from the road, and the valuation says which your lot offers.
9917 and 9909 Montiano Drive sit on the two Expanded Lots created in 2021, 17,860 and 18,295 square feet, and pay 1.5 times the Master assessment. 9917 set the neighborhood record at $4,400,000. Those two homes are valued against the whole record and against their larger lots, with the higher assessment disclosed.
Price per square foot tells you where the resale market has moved: Peninsula resales ran $1,047 to $1,088 a square foot in 2024 and 2025 and $851 and $970 on the two 2026 sales, against a 60-month median of $845 across all fifteen MLS closings. It works only when every sale is measured the same way.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, building fields)
The MLS reports living area as entered by the listing agent, usually the builder’s plan area. The county reports a base area and an adjusted area that weights garages, lanais and second floors differently, with a median adjusted area of 4,592.5 square feet. Always divide a sale price by the MLS living area when comparing sales, and use the county’s figures only as a cross-check.
The 2022 resales ran $845 to $1,060 a square foot, the 2023 resale $1,082, the 2024 resale $1,047, the 2025 resale $1,088, and the 2026 resales $851 and $970. Across the 60-month window, the fifteen MLS closings have a median of $845, pulled down by package entries at $578 to $840 a square foot that record homes delivered at contract prices.
On the same 60-month MLS pull, Ponziane’s twelve closings have a median of $837 a square foot, and Isles of Collier Preserve’s eleven trailing-twelve-month closings at $2.5 million and up, between 3,000 and 5,500 square feet, carry a median of $842. The two 2026 Peninsula resales, at $851 and $970, sit at or above both on this yardstick.
Take the MLS living area of your home and multiply it by the 2026 resale range as a first check, not an answer. A 3,500 square foot home at $851 to $970 a square foot points to about $2,980,000 to $3,395,000; the lot, pool, golf status and condition then move it within or beyond that band.
Peninsula values roughly doubled from the first finished-home sales of 2019 and 2020, at about $1.8 million to $2.2 million, to resales of $3.7 million to $4.4 million between 2022 and early 2025, then softened in 2026: the one Montiano home to resell twice since 2024 fell 17.6 percent, and county just values fell 9.1 percent.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary sales and value files; Southwest Florida MLS; our arithmetic, one pair per home)
The 41 standard lots sold from the developer for $575,000 to $755,000, and in 2021 alone 29 lot deeds closed. Lennar had sold all 55 platted lots to NTB LLC in 2016 for $18,000,000, about $327,273 a lot. A Montiano deed at about $700,000 from those years is the land beneath today’s house.
Ten homes were first sold complete, as speculative homes or models, between 2019 and 2022, at a median of $2,070,000. The builder’s own announcements in February 2020 described six homes sold or contracted at an average of $2.2 million, and in December 2020 homes and homesites from $1.8 million.
Home | First complete-home sale | Latest resale | Change |
|---|---|---|---|
9833 Montiano Place | $1,800,000, March 2020 | $3,700,000, May 2022 | +105.6% |
9901 Montiano Drive | $2,233,000, December 2020 | $3,900,000, March 2025 | +74.7% |
9946 Montiano Drive | $1,920,000, October 2020 | $3,100,000, July 2026 | +61.5% |
9905 Montiano Drive | $3,075,000 package entry, March 2022 | $3,960,000, August 2023 | +28.8% |
9873 Montiano Drive | $1,975,000, April 2020 | $2,480,000, June 2021 | +25.6% |
Tax year | Median county just value, 54 Peninsula parcels |
|---|---|
2021 | $555,688.50, mostly lots and homes under construction |
2022 | $1,033,189 |
2023 | $2,472,681.50 |
2024 | $2,863,859.50 |
2025 | $3,339,412 |
2026, preliminary | $3,063,376.50 |
Just value is a tax figure and it trails the market, but it covers all 54 homes. The 2026 preliminary roll cut Peninsula values far less than the roughly one-third reductions it applied on Corso Bello Drive and Lipari Court.
A portal that compares a 2021 lot deed at $735,000 with a 2025 resale at $3,900,000 reports a gain of more than 400 percent that never happened; the house was built between the two. A report that compares a 2023 package entry with a 2023 resale makes the same mistake in reverse. Clean pairs compare a finished home with the same finished home.
An owner who bought a finished home in 2019 or 2020 has a large gain even after 2026. An owner who built from a lot in 2021 to 2023 should compare today’s value with the lot price plus the build contract. An owner who bought on resale in 2022 to early 2025 may be near or below their own price, and should know that before listing.
Peninsula homes took a median of 67 days on market across the ten MLS sales that report days in the 60 months to September 23, 2026, and closed at a median of 98.0 percent of list across all fifteen. The resales alone tell a sharper story: 4 to 8 days in 2022 and 2023, then 126 and 201 days in 2025 and 2026 at 92.9 and 89.8 percent of list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026)
The 98.0 percent median is lifted by seven package entries recorded at or near their contract prices. Among the resales that carry a listing history, sale-to-list fell from 97.5 and 97.6 percent in 2022 to 95.4 percent in 2023, 95.0 percent in 2024, 92.9 percent in 2025 and 89.8 percent in 2026. That slide is the market telling sellers where list prices had run ahead.
The quick resales of 2022 and 2023 were listed close to the market and went under contract within about a week. The two slow ones started high: $4,198,000 for a home that closed at $3,900,000, and $3,395,000 as a final list price for one that closed at $3,050,000. On Montiano the clock and the discount have moved together.
On September 23, 2026 no Peninsula home was listed and one was pending, a 3,515 square foot home asking $3,385,000 that went under contract in 9 days. Zero supply gives the next seller room, but not unlimited room: a buyer who finds nothing on Montiano will tour Ponziane, where twelve homes closed in the same 60 months at a $2,550,000 median.
Price inside the band the 2026 resales and the pending sale describe, adjusted for your home, and make the first thirty days count. A home that sits past a season on a street with three sales a year becomes the house buyers ask about rather than the one they write an offer on.
The Peninsula has held value better than Ponziane on the county roll and trades at a higher price, while Ponziane trades faster: over the same 60 months The Peninsula’s 15 MLS closings carry a $3,082,000 median and Ponziane’s 12 a $2,550,000 median, with 67 against 20 median days on market, and the 2026 preliminary roll cut Peninsula values by a median 9.1 percent against roughly a third on Corso Bello Drive.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; Treviso Bay Master Association 2026 fee sheet)
Measure | The Peninsula | Ponziane |
|---|---|---|
Homes, builder and years | 54 custom homes, Sunwest and Imperial Homes of Naples, 2018 to 2025 | 34 Lennar homes, 2016 and 2017 |
MLS closings, 60 months | 15 | 12 |
Median sale, 60 months | $3,082,000 | $2,550,000 |
Median price per sq ft, 60 months | $845 | $837 |
Median sale-to-list, 60 months | 98.0% | 95.8% |
Median days on market, 60 months | 67, ten sales reporting | 20, eleven sales reporting |
MLS closings, 12 months | 2, $3,050,000 and $3,100,000 | 5, $2,500,000 to $2,865,000 |
Active listings, 23 Sep 2026 | 0, with 1 pending | 0 |
County value change, 2025 to 2026 preliminary | Median down 9.1% | Roughly one-third down |
Golf by recorded document | Elected lot by lot; Lot 32 recorded | All 34 lots |
2026 lawn line | $4,022 | $3,483 |
Original median price | $2,070,000, first ten complete-home sales | $1,021,650, 34 original sales |
The Peninsula suits a buyer who wants a newer custom home, water behind almost every lot, an open-air pool option and a dead-end street, and who will confirm golf home by home. Ponziane suits a buyer who wants a lower entry price and golf on the deed of every lot. Your valuation sits above Ponziane’s range by the value of those differences, and the gap narrows if your home is not a golf home.
Ponziane’s highest 60-month sale was $2,865,000 in March 2026; The Peninsula’s lowest resale was $3,050,000 in April 2026. The two markets touch but do not overlap on resales, which is why a buyer who is priced out of Montiano tours Corso Bello, and why a Montiano list price that drifts toward Ponziane’s range has usually been set too low.
Bella Firenze at Treviso Bay recorded eight MLS closings in the same 60 months, from $2,050,000 to $2,675,000, and three in the last twelve months. It shares a name with one Imperial plan, the Firenze, and nothing else, and its sales sit below every Peninsula resale.
Online estimates miss on Peninsula homes because the public record they read mixes 44 vacant-lot deeds, seven new-construction package entries and eight true resales, and because the neighborhood’s highest price was a private sale many portals never received. A model that averages that record cannot see the lot, the golf status, the pool, the elevation certificate or the finish of a custom home.
Forty-four of the 54 homes left the developer as a lot deed between 2017 and 2022, median $725,000. A model that treats those as home sales, or that reads a 2021 deed as the last sale of a house finished in 2023, anchors the estimate to land.
The seven package entries, $2,590,000 to $3,082,000, look like resales on a portal. They were homes delivered at contract prices, sometimes before pools and landscaping were finished, and some of those same homes later resold for far more: 9905 Montiano Drive went from a $3,075,000 package entry in 2022 to a $3,960,000 resale in 2023.
The $4,400,000 sale of 9917 Montiano Drive in January 2025 was recorded by the county and never listed on the MLS. Estimates that lean on MLS feeds never see it; estimates that read county deeds see it without context. Either way the top of the market is misplaced.
It cannot see whether golf was elected for your lot, which way your pool faces, what sits across the lake, whether your pool is caged, how high your first floor and machinery sit, whether a generator is on the pad, or whether your kitchen is original. On a custom street those are the valuation.
The 2026 preliminary just value median is $3,063,376.50, which happens to sit near the two 2026 sales. That is not a coincidence you can rely on for one house: just value trails the market, valued every lot at one rate for two years, and is built for taxation rather than for a buyer’s decision.
Keep it, and ask what it used. If it rests on package entries or lot deeds, it is low; if it rests on the 2025 peak without the 2026 resales, it is high. A written valuation shows you the sales it used and the ones it set aside, and why.
A Peninsula buyer will price in about $21,154 a year in community and district charges for a golf home, or $15,804 for a non-golf home, a property tax bill that resets on the sale, a flood policy, and one-time closing charges of $15,799 for a golf home or $8,299 for a non-golf home under the 2026 fee sheet. Every dollar of that shapes what they offer you.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026; Collier County Property Appraiser 2025 certified and 2026 preliminary rolls)
The 2026 fee sheet charges every Peninsula home $7,420 for the Master Association, $4,022 for the Peninsula lawn line and a $750 food and beverage minimum, and a golf home $5,350 more in golf dues, reserves and capital. The Wentworth Estates CDD adds $1,499.21 for operations and $2,112.87 for Series 2021 debt on the county bill. The totals are $21,154.08 for a golf home and $15,804.08 without golf.
The MLS fee total on the 2026 Peninsula listings, $17,542, stops before the CDD. A buyer who finds $3,612.08 on the tax bill after underwriting the MLS figure feels misled and negotiates accordingly. A valuation that states the full cost protects the price rather than lowering it.
One-time charge, 2026 fee sheet | Golf home | Non-golf home |
|---|---|---|
Master Association capital contribution | $7,500 | $7,500 |
Golf Club capital contribution | $7,500 | $0 |
Resale application | $50 | $50 |
Rookery Bay environmental grant fee | $250 | $250 |
Estoppel certificate, standard | $299 | $299 |
Post-closing set-up | $200 | $200 |
Known total | $15,799 | $8,299 |
Who pays each line is set by the contract; the fee sheet places the capital contributions on the buyer.
The median Peninsula ad valorem tax is $31,381 on the 2026 preliminary roll, and 22 of 54 homes are homesteaded. A homestead’s assessed value resets on a sale under Florida Statutes 193.155, so a buyer who looks at a long-held homestead’s bill will be surprised, and a buyer who looks at the county’s just value will not.
A buyer’s agent will expect the homeowners association disclosure summary of Florida Statutes 720.401 before the contract is signed. The Peninsula’s only association is the Chapter 720 Master Association and there is no condominium layer, so the Chapter 718 exclusion does not reach a Montiano lot; how the statute applies to your contract is for your closing agent or attorney. This is information, not legal advice.
The flood zone affects a Peninsula valuation through the buyer’s insurance cost rather than through a map line that differs by lot: all 54 lots sit wholly in FEMA Zone AE with an 8-foot base flood elevation on the map effective February 8, 2024, and the difference between homes is the certified first floor, from 7.84 to 9.5 feet across the 48 indexed certificates.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; Collier County elevation certificate index)
No Peninsula lot touches Zone X or a lower AE area, no letter of map change applies, and the 2025 preliminary map keeps the same zone and elevation. That makes the elevation certificate, not the zone, the fact that separates one Montiano home from the next.
Four homes certified at 7.84 to 7.99 feet sit just below today’s 8-foot line: 9865, 9845, 9946 and 9938 Montiano Drive, all permitted in 2017 and 2018. Fourteen sit 0.00 to 0.24 feet above, twelve 0.25 to 0.49, fourteen 0.50 to 0.99 and four a foot or more above. The median is 0.3 feet above.
Every Peninsula home is in the Special Flood Hazard Area, so a financed buyer must carry flood coverage, and a Citizens wind policy requires it too. Collier County’s Community Rating System Class 5 gives eligible National Flood Insurance Program policies a 25 percent discount. We do not publish premiums; we ask your agent for a quote on your certificate and put it beside the valuation.
Garage slabs run 6.94 to 8.7 feet, 38 of 48 below 8.0, and 45 of 48 machinery pads sit below 9.0 feet, the county’s height for new or replacement equipment. A buyer’s inspector may price a raised platform into the next air-conditioning or generator replacement, which is a small adjustment, not a reason to discount a home heavily.
A current certificate in the file, a quote in hand, a documented generator and a clean permit history. For the three certificates that read about a foot higher than their neighbors and the one filed in the older NGVD29 datum, a fresh certificate before listing is worth its cost.
Five things move a Peninsula number before you list: golf status in writing, a current elevation certificate and flood quote, documented storm protection and machinery, architectural approvals and permits for anything you changed, and presentation from the lanai to the water. None of them costs what it returns in a thin, document-driven market.
A buyer who wants golf pays for certainty. Ask the Golf Club for your dues statement and the Master Association for an estoppel that shows the Golf Club charges; if you own 9829 Montiano Place, point to the recorded supplement. A non-golf home should be valued and marketed as one from the start.
Pull your certificate from the county index, check it against today’s 8-foot line, and ask your agent for a flood quote on it. A buyer with a number in hand writes a firmer offer than one who is waiting on an underwriter.
Gather your generator permit and gas permit, your shutter or window permits and a wind-mitigation report. If your air-conditioning or pool equipment is near the end of its life, know whether a replacement must be raised to 9.0 feet, and price it before the inspector does.
Awnings, shutters, cages, summer kitchens, window and door changes and additions all need the Master Association’s architectural approval, and most need a county permit. Missing paper on a finished improvement costs more at the closing table than finding it now.
Most Peninsula buyers are part-year residents, and many like a turnkey home. Furniture rarely returns its cost in the price, so we list it on a separate inventory. Clean glass, a clear lanai and a pool photographed toward the water do more for the number than new furniture.
Whether to sell, hold or lease a Peninsula home depends on your carrying cost, your tax position and your view of the market: a golf home costs $21,154 a year in community and district charges before a property tax bill in the low $30,000s, leases must run at least 30 days, and the resale market softened from 2025 into 2026 while supply fell to zero.
No Peninsula home was listed on September 23, 2026, and the one pending home went under contract in 9 days. A well-documented home priced to the 2026 resales meets a buyer with nothing else on the street to choose.
The county’s 2026 cut on Montiano was modest, the record high was set in 2025, and the enclave is built out: no new homes will compete with yours. An owner with a low basis and no need to move may reasonably wait for a stronger season.
Leases must run at least 30 consecutive days, no more than four in any 12 months, with a $100 application for each adult. A seasonal lease can offset part of the carrying cost, but it adds wear, complicates showings and counts against the limit when you later sell with a tenant in place.
We put the three paths side by side: a net sheet at today’s value, a hold with carrying cost and taxes, and a lease with its income and costs. Your CPA adds the tax view. Call Jesse McGreevy at (239) 898-6072 to start.
You can have a free in-person Peninsula at Treviso Bay valuation within days: Marc Comisar walks your home and lot, Jesse McGreevy writes the valuation from the Montiano resales and county record, and you receive a recommended list price with a defensible range, the comparables used and set aside, and your buyer’s full carrying cost. There is no cost and no obligation.
A written opinion of value with every comparable, its date and its source; the package entries and lot deeds explained; the Ponziane and Bella Firenze sales your buyer will compare; your golf status and estoppel figures; your elevation certificate read against today’s map; and a net sheet at the recommended price.
Use the Home Valuation form on this page, request a valuation through the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected] if that is easier from out of state.
Nothing, unless you want it to. Some owners list the following season, some lease for a year, and some keep the valuation for estate or insurance planning. If you decide to sell, our guide to selling a Peninsula at Treviso Bay home shows how we take it from there.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team led personally by Jesse McGreevy and Marc Comisar, both licensed Florida REALTORS with Domain Realty, and The Peninsula at Treviso Bay is one of the Naples golf-community neighborhoods where we have tracked every recorded sale back to the first finished home in 2019.
Jesse McGreevy is a Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He began in Southwest Florida real estate in October 2004, launched his own team in October 2008, and writes every Peninsula valuation himself. Reach him at (239) 898-6072 or on the Jesse McGreevy agent page.
Marc Comisar is a Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the homes, reads the lots and runs showings, inspections and contractor work in person for owners who are out of state. Reach him at (239) 287-5873 or on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read more on our about McGreevy and Comisar page.
These are the valuation questions Peninsula at Treviso Bay owners ask most, answered from the Southwest Florida MLS, Collier County’s recorded sales and roll, the recorded plat, covenant and golf instruments, and the Treviso Bay Master Association’s published fee sheet, each with its window and source.
Finished Peninsula homes resold on the MLS for $3,050,000 to $3,960,000 over the last five years, and one sold privately for $4,400,000 in 2025. Your size, lot, pool, golf status and condition place your home in or beyond that band; a free Peninsula at Treviso Bay valuation gives you the number.
Ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for one built from the Montiano resales and the county’s recorded sales, with package entries and lot deeds set aside, and adjusted for your lot, plan, pool, golf status and elevation certificate. Call Jesse McGreevy at (239) 898-6072.
Because the public record mixes lot deeds, package entries and resales, and many portals never received the $4,400,000 private sale. Each model reads a different slice of that record.
No. The 2026 preliminary median just value is $3,063,376.50, but just value is a tax figure that trails the market and valued every lot at one flat rate in 2024 and 2025.
Two closed on the MLS: 9937 Montiano Drive at $3,050,000 in April 2026 and 9946 Montiano Drive at $3,100,000 in July 2026. Two sales are too few for a median, so we list them.
$3,082,000 across the 15 MLS closings of the 60 months to September 23, 2026, the first window with at least ten sales. It includes seven new-construction package entries.
The 60-month median across all fifteen MLS closings is $845. Resales ran $1,047 to $1,088 a square foot in 2024 and 2025 and $851 and $970 on the two 2026 sales.
$4,400,000, for 9917 Montiano Drive on January 7, 2025, a private sale recorded by the county that never appeared on the MLS.
The resale evidence softened: one home resold 17.6 percent below its October 2024 price, and county just values for homes built by 2023 fell a median 9.1 percent on the 2026 preliminary roll.
Homes first sold complete in 2019 and 2020 at about $1.8 million to $2.2 million later resold for $2,480,000 to $3,900,000; the five clean pairs show gains from 25.6 to 105.6 percent.
Those are new-construction package entries from 2021 to 2023, recorded at the lot-plus-build contract price when the home was delivered. They are not resales.
That is almost certainly your lot deed. Forty-four Peninsula homes left the developer as vacant lots at a median of $725,000, and the house was built under a separate private contract.
Usually in total, not per foot. Only one two-story home, 9881 Montiano Drive at $3,925,000, has resold on the MLS in five years, so two-story homes are valued on size and finish from the one-story sales.
Yes, though the county valued every lot at one rate until 2026. Buyers pay for lot size, lake width, what sits across the water and privacy, which is why the two courts and the bend in Montiano Drive draw attention.
Almost every lot is lake-then-golf; what differs is how close the golf is and what faces you across the water. We weigh that on a walk of the lot rather than on a flat rule.
It changes your buyer pool. Twenty-seven homes have open-air pools behind fencing and twenty-seven have screen cages; some buyers pay for the view and some insist on a cage. We price your home for the buyer it suits.
It adds to what a golf-minded buyer will pay and to the buyer’s carrying cost: $5,350 a year and a $7,500 capital contribution. It must be confirmed for your lot, since golf was elected lot by lot.
Ask the Golf Club for your dues statement and the Master Association for an estoppel showing the Golf Club charges. Lot 32, 9829 Montiano Place, also has a recorded supplement at OR 5453 PG 172.
Buyers underwrite it. A golf home carries $21,154.08 a year in community and district charges, and stating the full figure up front protects the price.
It is part of the buyer’s carrying cost: $3,612.08 on a standard lot for fiscal 2027, collected on the tax bill. The Series 2021 debt portion declines over time as the bonds are repaid.
If you are homesteaded, likely higher, because assessed value resets on a sale. The median 2026 preliminary ad valorem tax on the Peninsula roll is $31,381.
Every lot is in the same zone, so the zone itself does not separate homes. Your certified first floor does, through the buyer’s flood quote.
Four early homes certify at 7.84 to 7.99 feet. The effect is on the flood quote rather than a large price discount, and a buyer with the certificate and a quote in hand negotiates less on it.
It removes a question and adds comfort in storm season. Twenty-five Peninsula homes have documented generator evidence; confirm the unit, fuel and permit for yours.
No. Those requirements apply to condominium and cooperative buildings and associations, and The Peninsula is detached single-family homes on a subdivision plat.
None were listed on September 23, 2026, and one was pending, a 3,515 square foot home asking $3,385,000 that went under contract in 9 days.
The 60-month median is 67 days across the ten MLS sales that report days, but resales ranged from 0 to 201 days, and price decided which end a seller reached.
The 60-month median is 98.0 percent across all closings, lifted by package entries. Resales slid from about 97.5 percent in 2022 to 89.8 percent on the one 2026 resale with a full listing history.
Ponziane is where buyers go when Montiano has nothing listed. Its twelve 60-month closings have a $2,550,000 median and its highest was $2,865,000, below every Peninsula resale.
Against the whole record, including the $4,400,000 sale of 9917 Montiano Drive, with the larger lot credited and the 1.5-times Master assessment disclosed.
Rarely in full. Fix what an inspector will price, document what you have improved, and present the lanai and pool well. Large renovations seldom return their cost within one season.
Many buyers like a turnkey home, but furniture rarely adds its cost to the price. We list it separately so the appraisal and lender treat it correctly.
Your buyer, under the 2026 fee sheet: $7,500 to the Master Association and, for a golf home, $7,500 to the Golf Club.
The negotiated commission, deed stamps at $0.70 per $100, the estoppel fee, a lien search and prorations. On a $3,100,000 sale the deed stamps are $21,700.
An appraiser works from the same thin record. We meet the appraiser with the resale list, the county’s recorded sales and the reasons each package entry is not a resale.
Yes, if you are deciding within a season. Supply is at zero and the 2026 resales set the current level; a valuation now tells you where that leaves your home.
Every Peninsula at Treviso Bay value and figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association’s and Golf Club’s documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, the builder’s dated announcements and the Southwest Florida MLS. No portal estimate or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Peninsula at Treviso Bay owner reads the official, current copy of each record behind a valuation. The recorded instruments open at the Collier County Clerk, the fee sheet at the Treviso Bay Master Association and the budget at the Wentworth Estates CDD. We host nothing ourselves.
Document | What it tells a Peninsula owner about value | Official authority |
|---|---|---|
MONTIANO plat, Plat Book 59, Pages 28 to 30 (2015) | The lots and tracts behind every Peninsula address | |
Restrictive Covenant, OR 5309 PG 721 (2016) | The 2,800 square foot minimum and the reserved golf memberships | |
Golf Declaration Article 14, OR 5453 PG 181 (2017) | How golf was elected lot by lot | |
Golf supplement, Lot 32, OR 5453 PG 172 (2017) | The one recorded Peninsula golf supplement | |
Covenant for Expanded Lots 10 and 12, OR 5958 PG 1120 (2021) | The 1.5-times assessment on the two Expanded Lots | |
Second Amended and Restated Master Declaration, OR 5934 PG 2738 (2021) | Leasing, pets, architectural review and assessments | |
2026 Annual Fee Sheet, revised 11 May 2026 | The annual and one-time charges your buyer underwrites | |
Wentworth Estates CDD FY2027 adopted budget | The CDD line on the tax bill | |
2026 Flood Protection Newsletter | The 9-foot replacement-equipment rule and the Class 5 discount | |
Elevation certificate, 9953 Montiano Drive, 2025 | A certificate written against the 2024 flood map | |
Florida Statutes 193.155, homestead assessment | Why a buyer’s tax bill resets | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax on your sale |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and The Peninsula at Treviso Bay sits inside the Naples golf-community market they work every week. If you want to know what your home on Montiano Drive, Montiano Court or Montiano Place is worth, ask for a written valuation; it costs nothing and commits you to nothing.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Return to the free valuation request, or find video walkthroughs on McGreevy and Comisar on YouTube and the team’s company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. We tracked every Peninsula MLS closing of the last 60 months against Collier County’s recorded sales, and every recorded Peninsula home sale back to 2019. Nothing on this page is legal, tax, appraisal or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.