Bonita Springs, Florida
What is your Toscana at Vasari home worth? A written range from 12 Lee County recorded sales in 24 months, matched to your floor and plan. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole village first, including the three declarations, the 2007 merger, the district budget, flood and daily life, our Toscana at Vasari community guide covers it, and our Bonita Springs guide covers the wider market. This page answers one question: what your Toscana condo would sell for today, on the Lee County record.
Lee County recorded 12 Toscana at Vasari sales in the 24 months to September 25, 2026, at a $500,000 median, from $335,000 to $579,000. Your Toscana number turns on the floor, the plan, the condition and the date, because ground-floor and upper-floor homes have priced as two markets.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, sales recorded September 26, 2024 to September 25, 2026, newest recorded sale 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).
We tracked every recorded Toscana at Vasari sale for the 12 months to September 25, 2026, and every one for the 60 months before that date, and each price opinion we write for a Toscana home starts from that record. Toscana at Vasari is 138 condominium homes in 23 two-story buildings of six, all on Toscana Way in the City of Bonita Springs, built from 2002 to 2005 inside the gated, bundled golf community of Vasari Country Club. Every home has a garage inside its recorded unit boundaries. The ground floor holds 1,648 and 1,761 square foot two-bedroom homes and the upper floor holds 2,083 and 2,149 square foot three-bedroom homes, in county heated area.
That layout is why one village has more than one price. The twelve sales of the last 24 months were ten two-bedroom ground-floor homes and two three-bedroom upper-floor homes, and the sixty-month record shows the two floors a long way apart. A buyer weighing your home is also weighing the Vasari Country Club Master Association, the Toscana at Vasari Village Association, a public district bill on the November tax bill, and the price of every comparable home in the other five Vasari condominium sections and the single-family streets.
| Figure | What it measures | Window and source |
|---|---|---|
| 12 sales | Recorded Toscana sales, all resales; no builder-direct sale in any window | September 26, 2024 to September 25, 2026, Lee County Property Appraiser public roll and recorded sales, our analysis |
| $500,000 | Median of those 12 sales (middle pair both $500,000), range $335,000 to $579,000 | Same window and source |
| $275.04 | Median price per square foot of county heated area, those 12 sales | Same window and source |
| 5 sales | Recorded sales in the last 12 months, too few for a median, so they are listed below | September 26, 2025 to September 25, 2026, same source |
| $481,250 | Median of the 10 two-bedroom ground-floor sales, the first window with 10 or more | September 26, 2024 to September 25, 2026, same source |
| $646,000 | Median of the 10 three-bedroom upper-floor sales, the first window with 10 or more | September 26, 2021 to September 25, 2026, same source |
| $545,000 | Median of all 31 Toscana sales in 60 months, at $300.36 per square foot of county heated area | September 26, 2021 to September 25, 2026, same source |
| $1,883.85 | Vasari Community Development District assessment on a Toscana home, FY2026 adopted (“Six-plex Iâ€), proposed at $1,567.95 for FY2027 | Vasari CDD budgets |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The $481,250 and $646,000 medians use different windows because each floor needed a different window to reach ten sales, and a median across 10 sales is a different object from a median across 12 or 31. The $646,000 upper-floor median is $126,000 above (about 24 percent) the $520,000 ground-floor median on the same 60 months, which is why a single Toscana number tells a seller very little.
Start with four questions. Is your home on the ground floor, with two bedrooms, or on the upper floor, with three? Is it the 1,648 or 1,761 square foot ground-floor plan, or the 2,083 or 2,149 square foot upper-floor plan? Which of the three condominiums, Toscana I, II or III, holds your building, and what year does the county roll give it? And what condition is it in, given that every Toscana home is now 21 to 24 years old? Those answers move a valuation further than the village median does.
Lee County recorded 12 Toscana sales in the last 24 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, 5 Toscana condos closed through the MLS in the 12 months at a $400,000 median, and 4 were active on October 21, 2026, at list prices from $410,000 to $519,900. Because 12 months is thin, Toscana’s own days on market and sold-to-list ratio come from the 24-month row: 11 closings, a $500,000 median, $335,000 to $579,000, $243 per square foot, a median of 101 days on market and a median sold-to-list ratio of 92.7 percent. A median hides a wide range from one home to the next. 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.
Toscana at Vasari sellers call McGreevy and Comisar because we price a condominium village on the documents that move its price: Toscana’s own recorded sales matched by floor and plan, the CDD assessment, the flood layer at all 23 buildings, and the three declarations and association paperwork a buyer will request. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Lee County recorded sales, our analysis, 24 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 138-home condominium village is simple: ask who prices a Toscana home from Toscana’s own sales, floor by floor and plan by plan, who has read the three recorded declarations and the 2007 Articles of Merger, and who can tell a buyer what the board’s sale-approval clock is before the buyer’s title company asks.
We publish the method we use on every Toscana valuation, and we publish the measurements behind this page. We pulled every recorded Toscana at Vasari sale for the 12 months to September 25, 2026, and every one for the 60 months to that date: 31 sales across 138 condominium parcels matched on the recorded legal description “Toscana I, II and III at Vasari†and county use code 04, then split by floor, plan, condominium and year. For a valuation we add the plan and heated area from the county roll, the year the roll gives your building, the flood zone and panel for your building, the list of documents your buyer’s title company will 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 Toscana Way, and we work Vasari and the rest of south Lee County from it. For a Toscana valuation, one of us walks the home, reads the recorded sales for your plan against it and returns the written range. The team behind that file has held Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
The fastest route to a Toscana 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 the recorded sales for your plan and floor, the district assessment, the flood facts for your building and a net sheet.
Enter your address in the free Toscana 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 Toscana sales we used, with month, floor, plan and county heated area; the adjustments we made and why; the CDD assessment shown with its fiscal year and basis; the FEMA zone and panel for your building; a list of the documents your buyer’s title company will request, including the declaration of your condominium and the village covenants; and a net sheet. If you plan to list, the next step is our Toscana at Vasari selling plan.
Automated online estimates such as the Zestimate read public records and prior sales. In Toscana at Vasari they cannot see which floor a unit is on, which of four plans it is, or what the three recorded declarations and the 2007 merger say, so we start from the county’s recorded Toscana sales instead.
A model that averages Toscana treats the village as one market. It is two. Over the 60 months to September 25, 2026, 21 two-bedroom ground-floor homes sold at a $520,000 median and 10 three-bedroom upper-floor homes at $646,000. An estimate that blends the two leans toward the $545,000 median of all 31, which is the price of neither kind of home. The same lean shows in the last 12 months: five sales, four of them ground-floor homes from $335,000 to $520,000 and one an upper-floor home at $500,000.
The county roll carries bedrooms, baths, heated area and year built. It carries no field for the floor, the finishes, the building position or the view. The ground-floor and upper-floor plans differ in bedroom count and heated area, so a tool can infer a floor from the numbers, but it cannot see the reason two homes of one plan sold $120,000 apart in the same year. In 2026 the 1,761 square foot ground-floor plan sold for $400,000 in May and $520,000 in August. A model sees the plan. It does not see the reason for the spread, and we read the home.
A Toscana buyer pays the Vasari Community Development District $1,883.85 a home in FY2026 on the county tax bill, proposed at $1,567.95 for FY2027, and pays the Master Association’s $13,601.02 a year in 2026 and the Toscana quarterly dues ($1,780 for Toscana I, $1,770 each for Toscana II and III), from the association’s 2026 fee schedule and quarterly fee sheet. A portal estimate prices the house and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.
Membership in the club comes with the home and cannot be sold apart from it. The restated master declaration of August 2024 lets the 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). Each Toscana declaration requires the board’s written approval of a sale, with at least 20 days’ notice before closing. A model has no way to read a document that the public record does not show, and a buyer’s timeline depends on it.
Several names sound close and are not Toscana at Vasari. Toscana at Bay Colony and Toscana I at Tuscany Reserve are in Naples, Toscana Isles is in Venice, Toscana at Renaissance and the Toscana and Monticello homes are in Sun City Center and on Ravenna Way in Fort Myers. A search by place name blends them, and we price your home on Lee County recorded sales from the Toscana I, II and III at Vasari condominiums only.
If you own a Toscana home and are weighing a sale this season or next, start with a free Toscana at Vasari home valuation, then read how we sell Toscana at Vasari condos. Few Toscana homes come up for sale in a year, 5 in the last 12 months by the county record, so the next owner who sells should call us first. Call Jesse direct at (239) 898-6072.
We value a Toscana at Vasari condo in seven steps: define the product it competes with, pull Toscana’s recorded sales, read the plan and building, place the building on the flood map, screen insurability, separate the tax line from the district and association lines, and hand you the whole file. Each step writes down its source.
A buyer who tours a Toscana condo has usually seen at least one other Vasari section and often a home outside Vasari. We start with Toscana’s four plans and then name the Vasari homes a buyer is likely to compare: Matera and Trieste at lower prices with carports, Firenze, Cassia and Altessa at higher prices with garages in smaller buildings, and the single-family streets above them all. The competing sections are set out later on this page with the same yardsticks.
We pull every Lee County recorded, qualified Toscana sale and match it to the 138 parcels by legal description. We widen the window from 12 to 24, 36 and 60 months, stopping at the first window with ten or more sales, because a median of five is not a market. Below ten, we list the sales themselves, by month, price, floor and plan. This page does both.
For your home we add the plan and county heated area, the building number and the condominium it belongs to (Toscana III is buildings 1 to 7, Toscana II is 8 to 10 and 20 to 23, Toscana I is 11 to 19), and the building year, which the county building layer dates to 2002, 2003 or 2004. A spread of about three building years in a village this size is narrow, so the condition of the roof, air handler, windows and interior decides more of the price than the year does.
We query FEMA’s live National Flood Hazard Layer for your building. For Toscana at Vasari the layer returned Zone X with no base flood elevation at all 23 buildings on October 12, 2026, eight shaded (0.2 percent annual chance) and fifteen unshaded, on two panels. We also record Lee County’s evacuation zone, which is B for every Toscana building.
A buyer’s insurer asks about roof age, opening protection and wind mitigation. The association insures the building and the owner insures the interior, so we gather the roof history by building, any wind mitigation report on form OIR-B1-1802 for your home, and any claim history before we set a range.
The county tax bill carries two published lines for a Toscana home: the property tax at the district 017 millage and the CDD assessment. The Master Association fee and the Toscana quarterly dues come from the association’s 2026 fee schedule and quarterly fee sheet. We print each line with its fiscal year and basis and name the document it comes from, so a buyer sees the whole stack.
You receive the comparable sales, the adjustments, the net sheet and the document list, whether or not you list with us. The written range is an opinion built from recorded sales and the condition of your home. It is not an appraisal and not a promise of a price.
A Toscana at Vasari home is priced by floor first, then plan size, then condition and timing, with the garage common to every home and the competing Vasari sections setting the range around it. On 60 months of recorded sales, ground-floor homes sold at a $520,000 median and upper-floor homes at $646,000.
Data updated: October 2026 (Lee County recorded sales, our analysis, 60 months to September 25, 2026, 31 sales; plan and year-built groups under ten sales are listed, not given a median; Lee County Property Appraiser roll).
This section explains the pricing factors in the order a buyer reads them. Every figure comes from Toscana’s own recorded sales, named with its window. Where a cut holds fewer than ten sales, we list the sales instead of a median, and the full list of all 31 sales in 60 months follows in the recorded-sales section.
All 69 ground-floor homes are two-bedroom, two-bath plans and all 69 upper-floor homes are three-bedroom, two-bath plans, so the floor decides the bedroom count. Over the 60 months to September 25, 2026, the ground floor recorded 21 sales at a $520,000 median, from $335,000 to $595,000. The upper floor recorded 10 sales at a $646,000 median, from $500,000 to $680,000, or $304.79 per square foot of county heated area. On the 24-month window the ground floor alone recorded 10 sales at a $481,250 median, or $282.29 per square foot, while the upper floor recorded two sales, $500,000 and $579,000. The two floors hold the same number of homes, but the upper floor recorded 10 sales in 60 months against 21 on the ground floor, and 2 in 24 months against 10. It trades less often, which makes an upper-floor price harder to read from recent sales and easier to misprice from a village median.
Toscana has four plans. The table lists the 60-month sales for each, and where a plan has fewer than ten sales the prices are listed.
| Plan (county heated sq ft) | Floor and bedrooms | Homes | Sales, 60 months | Prices or median |
|---|---|---|---|---|
| 1,648 | Ground, 2 | 23 | 8 | Listed: $335,000; $347,500; $349,900; $360,000; $462,500; $488,000; $495,000; $560,000 |
| 1,761 | Ground, 2 | 46 | 13 | Median $540,000, from $400,000 to $595,000, $306.64 per square foot |
| 2,083 | Upper, 3 | 23 | 3 | Listed: $600,000; $642,000; $650,000 |
| 2,149 | Upper, 3 | 46 | 7 | Listed: $500,000; $579,000; $635,000; $650,000; $660,000; $675,000; $680,000 |
The 1,761 square foot plan is Toscana’s most traded home, 13 of the 31 sales, at a $306.64 per square foot median. The two larger upper-floor plans recorded ten sales between them, from $232.67 to $316.43 per square foot, and the 1,648 square foot plan eight, from $203.28 to $339.81, too few per plan for a median. The 1,648 plan’s last four sales, from June 2025 on, were $462,500 or below, against the 1,761 plan’s $540,000 median and a size gap of only 113 square feet. Size alone does not explain that, and that is the reason we price the smallest plan as its own set rather than as a discount on the next one up.
Every Toscana home has a garage inside its recorded unit boundaries. The declarations say the garages depicted in the exhibit “are included in the boundaries of the individual Units,†so the garage is part of what you own and not a common element or an assigned space. Because all 138 homes have one, the garage does not separate one Toscana home from another, and the county record cannot show a price for it inside Toscana. What the garage does is separate Toscana from the Vasari sections that have carports. On 60 months, Toscana’s median of $300.36 per square foot of county heated area compares with $260.80 for Matera and $263.48 for Trieste, the two carport sections. That gap mixes the garage with plan size, building age and floor, so we do not assign a dollar figure to the garage alone. We show a buyer the garage as part of the home, because the comparison table makes the point for us.
The county roll dates the 138 homes from 2002 to 2005, with a median of 2004, and the building layer dates the 23 buildings to 2002, 2003 and 2004. On the 31 sales in 60 months the roll years fall out this way.
| Roll year built | Sales, 60 months | Prices or median |
|---|---|---|
| 2002 | 7 | Listed: $400,000; $500,000; $545,000; $564,900; $600,000; $635,000; $660,000 |
| 2003 | 5 | Listed: $360,000; $500,000; $520,000; $522,500; $560,000 |
| 2004 | 16 | Median $542,500, from $335,000 to $680,000 |
| 2005 | 3 | Listed: $488,000; $579,000; $650,000 |
Prices do not climb with the year. The 2002 homes, the oldest, sit above the 2003 homes because several of them are upper-floor three-bedroom plans, and floor and plan explain more of the spread than the year does. A seller whose building dates to 2002 should not expect to be priced below a 2004 neighbor of the same plan on age alone, and a seller whose building dates to 2004 should not expect a premium. Condition decides.
Toscana is three recorded condominiums on one street. Over the 60 months, Toscana I recorded 12 sales at a $533,750 median, Toscana II 11 sales at $540,000 and Toscana III 8 sales from $462,500 to $680,000, too few for a median. Over the last 24 months the counts fall to 7, 3 and 2: Toscana I from $360,000 to $564,900, Toscana II at $335,000, $347,500 and $520,000, and Toscana III at $462,500 and $579,000. All three condominiums share the same four plans, so the gap between them moves with which plans happened to sell. The practical point for a seller is that the three condominiums keep separate budgets under the one village association, so a buyer reads the budget of your condominium and not an average.
Two homes of one plan can sell a long way apart, and the 2025 and 2026 sales show it. The 1,761 square foot ground-floor plan sold for $400,000 in May 2026 and $520,000 in August 2026, a spread of $120,000, or 30 percent of the lower price, three months apart. The 1,648 square foot plan sold for $462,500 in June 2025 and $360,000 in August 2025, two months apart. The county file carries the plan, the year and the price. It carries no field for the roof, the air handler, the flooring, the kitchen, the lanai or what the interior looks like, and those are what we walk. A written range for your home starts from the plan’s recorded sales and then moves with what we see.
The county parcel layer tags the land of all 139 Toscana parcels, the 138 homes and the common area, as on golf, and flags a garage and a pool on every unit. Those are the appraiser’s community-level flags. They do not say that a particular home faces the course, a lake or the street, and the county file has no field for the building position. We record the position and the outlook when we walk the home and place them against the sales.
Each Toscana declaration requires the board’s written approval of a sale, leasing is limited to 30 days or more and six leases a year, the upper floors keep carpet over padding, and For Sale signs need consent. A buyer prices those terms. They are the same for every Toscana seller, so they do not separate your home from a neighbor’s, but they separate Toscana from a single-family home and from some of the other Vasari sections, which is why a buyer asks about them early. The association rules section below sets them out for a seller.
Lee County recorded 12 Toscana at Vasari sales in the 24 months to September 25, 2026, all resales, at a $500,000 median, from $335,000 to $579,000, or $275.04 per square foot of county heated area. Over 60 months, 31 sales closed at a $545,000 median and $300.36 per square foot.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales through September 25, 2026, our analysis run October 12, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
These are Lee County’s DOR-qualified recorded sales, the deed price the county records, matched to the 138 Toscana parcels on the roll. They are not MLS figures. Medians use the mean of the middle pair when the count is even. Square foot figures use the county’s heated area, which can differ from the living area in a listing. The 12-month window held only five sales, so the headline median uses 24 months, the first window with ten or more. We re-ran the window ladder on October 12, 2026 against the county file for this page, and it matched the figures on our community guide.
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 5 | under 10 sales, listed below | $335,000 | $520,000 |
| 24 months | 12 | $500,000 (middle pair both $500,000) | $335,000 | $579,000 |
| 36 months | 16 | $520,000 (middle pair both $520,000) | $335,000 | $680,000 |
| 60 months | 31 | $545,000 | $335,000 | $680,000 |
| All recorded history (since January 2002) | 326 | $311,800 | $165,000 | $680,000 |
Every sale in the 12, 24, 36 and 60 month windows was a resale, and the county file shows no first sale from a builder in any of them. The 24-month median sits at $275.04 per square foot of county heated area and the 60-month median at $300.36.
Five Toscana sales recorded in the 12 months to September 25, 2026, too few for a reliable median, so here they are one by one, by month, price, floor and plan, with no unit or owner shown.
| Month recorded | Price | Floor | Plan (county heated sq ft) | Bedrooms | Price per heated sq ft |
|---|---|---|---|---|---|
| March 2026 | $335,000 | Ground | 1,648 | 2 | $203.28 |
| May 2026 | $347,500 | Ground | 1,648 | 2 | $210.86 |
| May 2026 | $400,000 | Ground | 1,761 | 2 | $227.14 |
| July 2026 | $500,000 | Upper | 2,149 | 3 | $232.67 |
| August 2026 | $520,000 | Ground | 1,761 | 2 | $295.29 |
The five sales total $2,102,500. The two lowest were both the 1,648 square foot ground-floor plan, and the highest was a 1,761 square foot ground-floor home at $520,000. Only one three-bedroom upper-floor home recorded a sale in the 12 months. The county recorded about one Toscana sale every 2.4 months (12 months divided by five), which is the pace a seller is competing against: another Toscana home on the market is the exception, not the rule.
The twelve sales of the 24-month window, by month recorded, are below. They total $5,611,400 in recorded value. Ten were two-bedroom ground-floor homes and two were three-bedroom upper-floor homes.
| Month recorded | Price | Floor | Plan (county heated sq ft) | Bedrooms | Price per heated sq ft |
|---|---|---|---|---|---|
| February 2025 | $500,000 | Ground | 1,761 | 2 | $283.93 |
| March 2025 | $579,000 | Upper | 2,149 | 3 | $269.43 |
| March 2025 | $564,900 | Ground | 1,761 | 2 | $320.78 |
| April 2025 | $522,500 | Ground | 1,761 | 2 | $296.71 |
| May 2025 | $520,000 | Ground | 1,761 | 2 | $295.29 |
| June 2025 | $462,500 | Ground | 1,648 | 2 | $280.64 |
| August 2025 | $360,000 | Ground | 1,648 | 2 | $218.45 |
| March 2026 | $335,000 | Ground | 1,648 | 2 | $203.28 |
| May 2026 | $347,500 | Ground | 1,648 | 2 | $210.86 |
| May 2026 | $400,000 | Ground | 1,761 | 2 | $227.14 |
| July 2026 | $500,000 | Upper | 2,149 | 3 | $232.67 |
| August 2026 | $520,000 | Ground | 1,761 | 2 | $295.29 |
By condominium, Toscana I recorded 7 sales in the window, from $360,000 to $564,900, Toscana II 3 sales and Toscana III 2 sales. The 24-month ground-floor median is $481,250 on ten sales.
All 31 recorded Toscana sales from September 26, 2021 to September 25, 2026 are below, by month recorded, price, floor and plan, with no unit number, parcel number or name shown. The per square foot column is the price divided by the plan’s county heated area.
| Month recorded | Price | Floor | Plan (county heated sq ft) | Bedrooms | Price per heated sq ft |
|---|---|---|---|---|---|
| November 2021 | $349,900 | Ground | 1,648 | 2 | $212.32 |
| April 2022 | $554,000 | Ground | 1,761 | 2 | $314.59 |
| May 2022 | $495,000 | Ground | 1,648 | 2 | $300.36 |
| June 2022 | $545,000 | Ground | 1,761 | 2 | $309.48 |
| July 2022 | $570,000 | Ground | 1,761 | 2 | $323.68 |
| September 2022 | $560,000 | Ground | 1,648 | 2 | $339.81 |
| November 2022 | $595,000 | Ground | 1,761 | 2 | $337.88 |
| November 2022 | $532,500 | Ground | 1,761 | 2 | $302.39 |
| April 2023 | $660,000 | Upper | 2,149 | 3 | $307.12 |
| April 2023 | $650,000 | Upper | 2,149 | 3 | $302.47 |
| May 2023 | $642,000 | Upper | 2,083 | 3 | $308.21 |
| June 2023 | $635,000 | Upper | 2,149 | 3 | $295.49 |
| June 2023 | $488,000 | Ground | 1,648 | 2 | $296.12 |
| July 2023 | $675,000 | Upper | 2,149 | 3 | $314.10 |
| July 2023 | $650,000 | Upper | 2,083 | 3 | $312.05 |
| November 2023 | $545,000 | Ground | 1,761 | 2 | $309.48 |
| March 2024 | $680,000 | Upper | 2,149 | 3 | $316.43 |
| June 2024 | $600,000 | Upper | 2,083 | 3 | $288.05 |
| July 2024 | $540,000 | Ground | 1,761 | 2 | $306.64 |
| February 2025 | $500,000 | Ground | 1,761 | 2 | $283.93 |
| March 2025 | $579,000 | Upper | 2,149 | 3 | $269.43 |
| March 2025 | $564,900 | Ground | 1,761 | 2 | $320.78 |
| April 2025 | $522,500 | Ground | 1,761 | 2 | $296.71 |
| May 2025 | $520,000 | Ground | 1,761 | 2 | $295.29 |
| June 2025 | $462,500 | Ground | 1,648 | 2 | $280.64 |
| August 2025 | $360,000 | Ground | 1,648 | 2 | $218.45 |
| March 2026 | $335,000 | Ground | 1,648 | 2 | $203.28 |
| May 2026 | $347,500 | Ground | 1,648 | 2 | $210.86 |
| May 2026 | $400,000 | Ground | 1,761 | 2 | $227.14 |
| July 2026 | $500,000 | Upper | 2,149 | 3 | $232.67 |
| August 2026 | $520,000 | Ground | 1,761 | 2 | $295.29 |
Read down the per square foot column and the cliff shows. Of the 31 sales, 24 priced at $280 or more per square foot, one at $269.43, and six below $250. Those six were recorded in November 2021 and from August 2025 on, four of them in 2026: four were the 1,648 square foot plan, one a 1,761 square foot home and one the single 2026 upper-floor sale. The 2026 prices are lower than 2022 and 2023 on the plans we can compare, and the 2026 upper-floor sale is a single data point.
| Band | Sales, 24 months | Sales, 60 months |
|---|---|---|
| $300,000 to $400,000 | 3 | 4 |
| $400,000 to $500,000 | 2 | 4 |
| $500,000 to $750,000 | 7 | 23 |
No Toscana sale in 60 months recorded below $300,000 or above $750,000. The 60-month record has 15 sales from $500,000 to $599,999 and eight from $600,000 to $750,000, all eight on the upper floor.
The Lee County Property Appraiser’s just value for the 138 Toscana homes on the current parcel layer runs from $364,770 to $473,007, with a median of $419,742. By condominium the medians are Toscana I $421,083, Toscana II $414,054 and Toscana III $410,722. Just value is the appraiser’s mass-appraisal figure for tax purposes, not a sale price, and it is a different object from a recorded sale: the highest just value, $473,007, is below the 24-month median of $500,000 and well below the $646,000 upper-floor median of 60 months. We read just value for what it tells a buyer about the tax bill, not about the price.
Recorded sales tell the price and the date. They do not tell how long a home sat, what it listed for, or what is for sale today. Days on market and sale-to-list ratio are MLS fields. In the Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026, Toscana closings over the 24 months to that date had a median of 101 days on market and a median sold-to-list ratio of 92.7 percent across 11 closings; 12 months is thin, with 5 closings, so we use 24 months, and a median hides a wide range. The MLS showed 4 active Toscana listings on October 21, 2026, at list prices from $410,000 to $519,900. Our Domain Realty Group team site shows current Toscana at Vasari listings as they come to market.
Toscana at Vasari’s last calendar median was $325,000 on 20 sales in 2021; every year since has held three to eight sales, too few for a median. 2023’s eight ran from $488,000 to $675,000 and 2026’s five from $335,000 to $520,000, a blended comparison that overstates the move, so we compare each floor with itself.
Data updated: October 2026 (Lee County recorded sales, our analysis, calendar years to September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2020 | 12 | $311,750 | $266,000 | $360,000 |
| 2021 | 20 | $325,000 | $245,000 | $370,000 |
| 2022 | 7 | under 10 sales | $495,000 | $595,000 |
| 2023 | 8 | under 10 sales | $488,000 | $675,000 |
| 2024 | 3 | under 10 sales | $540,000 | $680,000 |
| 2025 | 7 | under 10 sales | $360,000 | $579,000 |
| 2026 (to September 25) | 5 | under 10 sales | $335,000 | $520,000 |
Every year with fewer than ten sales has its sales listed in the 60-month table above, by month and price, and we print its count and range instead of a median, because counts this small swing one.
2023’s eight sales ran from $488,000 to $675,000 and 2026’s five from $335,000 to $520,000, against a $325,000 median on 2021’s 20 sales. Those ranges compare a mix of floors with a different mix. Six of 2023’s eight sales were upper-floor homes, and four of 2026’s five were ground-floor homes. The comparison that controls for the mix is each floor against itself.
The two-bedroom ground-floor homes recorded seven sales in 2022 from $495,000 to $595,000, two in 2023 ($488,000 and $545,000), one in 2024 ($540,000), six in 2025 from $360,000 to $564,900 and four in 2026 from $335,000 to $520,000. Three of the four 2026 sales were below the lowest 2022 sale. In calendar 2021 the 12 ground-floor sales had a median of $282,450, and all four 2026 sales sat above it.
The three-bedroom upper-floor homes recorded six sales in 2023 from $635,000 to $675,000, two in 2024 ($600,000 and $680,000), one in 2025 ($579,000) and one in 2026 ($500,000). The count is too small for a trend, and what it shows is that the upper floor trades rarely and the last two sales, $579,000 in March 2025 and $500,000 in July 2026, were below the 2023 and 2024 prices. In 2021 the upper floor recorded eight sales, too few for a median.
A recorded sale is a fact about a closed deal, not a forecast. The sales above say what Toscana homes cost in a given month, and they do not say what yours will cost next spring. We use the record to bracket a price today and to show you which sales a buyer’s side will point to.
The county record cannot say how long a Toscana home sat before it sold. What it does show is how often homes sell, 5 in the last 12 months and 12 in the last 24, and the paperwork clock a Toscana sale must run: the board’s approval, the estoppel and the closing notice.
Data updated: October 2026 (Lee County recorded sales, our analysis, through September 25, 2026; Toscana declarations, sections 14.2 and 14.3; Florida Statutes section 718.116, read October 12, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
The county file records the date a deed was recorded and the price. It does not record the listing date, the contract date or the list price, so days on market and sale-to-list ratio are MLS measures. For Toscana at Vasari, from the Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026: days on market, 24 months, a median of 101 days across 11 closings (12 months is thin, so no 12-month figure is given). Sale-to-list ratio, 24 months, a median of 92.7 percent across the same 11 closings. Months of supply: 4 active listings divided by a 12-month MLS pace of 5 closings a year (5 / 12 a month) is 9.6 months, on a very small base. Active inventory on October 21, 2026: 4 listings, from $410,000 to $519,900, with a median list price of $459,450.
Over 60 months, 31 sales on 138 homes is about 6.2 sales a year, or about 4.5 percent of the homes a year. Over the last 24 months, 12 sales is about 4.3 percent a year, and the last 12 months, five sales, is about 3.6 percent. A low turnover rate means a buyer who wants Toscana has few choices at a given time, and it means a seller’s home is compared with sales that closed months ago. We tell sellers plainly that the next sale sets the next comparable.
Each Toscana declaration requires the board’s prior written approval of a sale or gift. The seller gives written notice at least 20 days before closing with the contract, the board may interview the buyer, and it decides within 20 days of a complete application or 60 days of notice, whichever comes first, in a Certificate of Approval. The application goes in the day the contract is signed, not the week before closing. The approval application fee may not exceed $150 per applicant under section 718.112(2)(k) of the Florida Statutes.
A seller orders the estoppel certificates early. For a condominium, section 718.116 of the Florida Statutes caps the fee and sets the delivery time, which we carry from the statute as 10 business days from a written request. Under sections 718.116(8) and 720.30851, the statute sets 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. An association’s actual fee may be lower (DBPR estoppel certificate fee schedule).
We plan the timeline from the paperwork, which we can read, and from an MLS median of 101 days on market over 24 months that hides a wide range from one home to the next. In practice that means three things before the first showing: the association documents ordered, the CDD and tax lines for the buyer’s budget printed, and the list of what the buyer’s insurer will ask about the roof, windows and air handler gathered.
The best comparables for a Toscana home are the recorded sales of the same plan on the same floor, in the same 24 months, with the same roll year, and then the neighboring plan. When a plan has fewer than ten sales, we use the sales themselves and say how few there are.
Data updated: October 2026 (Lee County recorded sales, our analysis, 24 and 60 months to September 25, 2026; sales listed by month, price, floor and plan).
We rank by plan and floor first, because that fixes the bedroom count and the heated area within a few percent. We rank next by date, because the village’s price path fell in 2025 and 2026. Then we rank by roll year built and condominium, and last by condition, which we read at the walk-through and which moves a comparable up or down by the adjustments we write down. A sale from 2022 on the same plan is a weaker comparable than a sale from 2025, and we say so in the file.
The 1,761 square foot plan recorded six sales in the last 24 months: $500,000 in February 2025, $564,900 in March 2025, $522,500 in April 2025, $520,000 in May 2025, $400,000 in May 2026 and $520,000 in August 2026. The six run from $400,000 to $564,900, too few for a median, and the per square foot figures run from $227.14 to $320.78. Over 60 months the plan recorded 13 sales at a $540,000 median. A 1,761 square foot seller starts from a recorded range of $400,000 to $564,900 and moves with condition: the May 2026 sale at $400,000 and the August 2026 sale at $520,000 are the two most recent comparables, three months apart and $120,000 apart.
The 1,648 square foot plan recorded four sales in the last 24 months: $462,500 in June 2025, $360,000 in August 2025, $335,000 in March 2026 and $347,500 in May 2026. The four total $1,505,000. Over 60 months the plan recorded eight sales, from $335,000 to $560,000, and the last three of them, from August 2025 on, were at $360,000 or below. The earlier sales, $495,000 in May 2022, $560,000 in September 2022 and $488,000 in June 2023, belong to a different market, and we treat them as context and not as comparables.
The 2,149 square foot plan recorded seven sales in 60 months: $660,000 in April 2023, $650,000 in April 2023, $635,000 in June 2023, $675,000 in July 2023, $680,000 in March 2024, $579,000 in March 2025 and $500,000 in July 2026. Only the last two fall inside the 24-month window. A seller on this plan has a comparable set in which the most recent two sales, $579,000 and $500,000, are below every one of the five earlier sales, which ran from $635,000 to $680,000, and the two are 16 months apart, so we weigh condition and the building’s position heavily and state the uncertainty in the written range.
The 2,083 square foot plan, 23 homes, recorded three sales in 60 months: $642,000 in May 2023, $650,000 in July 2023 and $600,000 in June 2024. None is in the last 24 months. A seller on this plan has no recent recorded comparable of the same plan, so we price from the 2,149 square foot plan’s two recent sales and the 2,083 plan’s three older ones, and we show the arithmetic in the file.
When a plan has too few recent sales, the 36-month window adds four sales (16 against 12) and the 60-month window adds 19 (31 against 12). The 36-month median is $520,000 on 16 sales, from $335,000 to $680,000. We widen the window for a plan only far enough to reach a usable set, and we name the window every time.
Every Toscana home is on Toscana Way, and the county’s street field carries a unit number that we never print. A search by street name finds Toscana homes only, but a search by the word Toscana finds other places in other counties, which is why we match on the recorded legal description of the three condominiums. Toscana at Bay Colony and Toscana I at Tuscany Reserve in Naples, Toscana Isles in Venice, and the Sun City Center and Fort Myers Toscana condominiums are different places.
Call Jesse direct at (239) 898-6072 and ask for the comparables chosen for your own floor and plan.
Toscana’s price is bracketed by the other five Vasari condominium sections and the 194 single-family homes. On the shortest window with ten sales, Toscana’s $500,000 median sits above the two carport sections, Matera at $332,500 and Trieste at $350,000, and below Firenze, Cassia and Altessa, the garage sections with smaller buildings.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis; each row uses the shortest window with ten or more sales; Vasari Country Club community figures as published on our Vasari guide; active listings, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
A Toscana buyer is rarely choosing only among Toscana homes. Vasari holds 766 homes behind one gate: 572 condominium units in six sections and 194 single-family homes. The county’s recorded sales tell us what each competing product sold for, and the section table below puts Toscana beside them on one yardstick. Active inventory is an MLS figure and is separate from the county’s recorded sales: in the Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026, Toscana had 4 active listings, Matera 4, Trieste 3, Cassia 2, Firenze 1 and Altessa 1, 15 across these six sections on October 21, 2026.
| Section | Homes | Homes per building | Parking | Window used | Recorded sales | Median | Median per county heated sq ft |
|---|---|---|---|---|---|---|---|
| Altessa | 88 | 4 | Garage | 36 months | 11 | $749,000 | $316.52 |
| Cassia | 68 | 4 | Garage | 60 months | 22 | $716,250 | $302.84 |
| Firenze | 42 | 6 | Garage | 60 months | 18 | $650,000 | $311.54 |
| Toscana | 138 | 6 | Garage | 24 months | 12 | $500,000 | $275.04 |
| Trieste | 108 | 8 and 12 | Carport | 24 months | 10 | $350,000 | $230.09 |
| Matera | 128 | 8 | Carport | 12 months | 10 | $332,500 | $224.95 |
Each row uses the shortest window with ten or more recorded sales, Lee County recorded sales to September 25, 2026, our analysis, so the windows differ by row. Toscana is the largest section by homes, with 138 of the 572 condominium units, which means more Toscana homes can come up for sale than from any other section. In the last 12 months alone, Altessa recorded 4 sales, Cassia 3 (at $800,000, $815,000 and $820,000), Firenze 1 (at $570,000), Toscana 5, Trieste 6 and Matera 10, and single-family homes recorded 6. A single sale is a data point, never a median.
On one 60-month window to September 25, 2026, Toscana recorded 31 sales at a $545,000 median and $300.36 per square foot of county heated area, against Matera’s 33 at $400,000 and $260.80, Trieste’s 33 at $425,000 and $263.48, Firenze’s 18 at $650,000 and $311.54, and Cassia’s 22 at $716,250 and $302.84. Altessa appears on its 36-month window in the table above. Toscana’s per square foot figure of $300.36 is $39.56 above Matera’s, $36.88 above Trieste’s, $11.18 below Firenze’s and $2.48 below Cassia’s. In plain terms, Toscana sits within about $11 per square foot of Firenze and Cassia, about $37 to $40 above the two carport sections, and in total dollars between the carport sections and the garage sections.
Vasari’s 194 single-family homes recorded a median of $1,125,000 on 13 sales in the 24 months to September 25, 2026, the first window with ten or more. That is about 2.25 times Toscana’s 24-month median of $500,000 (arithmetic). A Toscana seller is not competing with a single-family home for the same buyer’s budget, but the single-family prices frame what a buyer thinks of Vasari as a whole, and they pull the community median up. This is one reason we quote Toscana’s own numbers and not the Vasari-wide median of $400,000 on 35 sales in the 12 months to September 25, 2026.
First, a buyer of a Toscana ground-floor home who wants a garage will also look at Firenze, Cassia and Altessa, and a buyer who is watching total price will also look at Matera and Trieste. Second, a seller on the upper floor competes with the garage sections, because a $646,000 median upper-floor price sits near Firenze’s $650,000 and a little below Cassia’s $716,250. Third, because Toscana is the largest section, the number of comparable sales a buyer sees is higher than in a small section, and each recorded Toscana sale is read against all the others.
Toscana at Vasari and Matera at Vasari are Vasari’s two largest condominium sections in Bonita Springs, and they differ in four ways that set a price: Toscana has garages and three-bedroom upper floors in six-home buildings, while Matera has carports and two-bedroom homes in eight-home buildings. Toscana’s 60-month median is $545,000 against Matera’s $400,000.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis, 60 months for both sections; recorded declarations; Vasari CDD FY2026 adopted budget; FEMA National Flood Hazard Layer queried October 2026).
Matera is the natural rival for a Toscana seller because a buyer who wants a two-bedroom Vasari condominium can choose either one. The table sets the two on the same yardsticks. For the Matera side of the table, see our Matera at Vasari guide.
| Yardstick | Toscana at Vasari | Matera at Vasari |
|---|---|---|
| Homes | 138 in 23 buildings | 128 in 16 buildings |
| Homes per building | 6 | 8 |
| Parking | Garage inside each unit | One assigned carport space |
| Bedrooms | 2 (ground floor) or 3 (upper floor) | 2 in every home |
| Plans (county heated sq ft) | 1,648; 1,761; 2,083; 2,149 | 1,467; 1,597; 1,621 |
| Built (county roll) | 2002 to 2005 | 2004 to 2006 |
| Association | One multi-condominium association since 2007 | Village association plus four condominium associations |
| CDD, fiscal 2026 | $1,883.85 (“Six-plex Iâ€) | $1,969.38 (“Condo IIâ€) |
| Recorded sales, 60 months | 31 | 33 |
| Median, 60 months | $545,000 | $400,000 |
| Median per county heated sq ft, 60 months | $300.36 | $260.80 |
| Flood zone at sampled buildings | Zone X at all 23 (8 shaded, 15 unshaded) | Shaded Zone X at all sampled points |
| Age restriction | None recorded | None recorded |
| Leasing | 30 days minimum, six a year | 30 days minimum, six a year |
Sources: Lee County recorded sales to September 25, 2026, our analysis; recorded declarations; Vasari CDD fiscal 2026 budget; FEMA NFHL queried October 2026. Matera figures from our Matera at Vasari guide.
A buyer comparing the two sees a garage against a carport first, then a plan: Toscana’s smallest plan, 1,648 square feet, is larger than any Matera plan, and Toscana’s upper floor is three bedrooms where Matera has none. The price follows. Per square foot the two are closer than the medians suggest, $300.36 against $260.80 over 60 months, so much of Toscana’s higher median is more house and not only a higher price per foot. The difference in per square foot is $39.56 (arithmetic), about 15 percent of Matera’s figure.
The garage is the largest difference. The Toscana declarations include the garage inside the unit’s boundaries and make the association responsible for garage exteriors and overhead doors, and the village rules send boats, trailers, motorcycles and golf carts into an enclosed garage. Matera’s assigned space is a carport and not an enclosed garage. The second difference is the association: a Toscana seller deals with one association that runs all three condominiums, and its board approves the sale and the lease, where a Matera seller deals with a village association and a condominium association. The third is build year: Toscana’s first buildings date to 2002 and Matera’s to 2004, though a roof, air handler or window age matters more than the year.
Toscana fits a buyer whose priorities are an enclosed garage, a three-bedroom plan, a six-home building and a single association running the building and grounds. Matera fits a buyer whose priorities are the lowest entry price in Vasari, a two-bedroom plan and carport parking, with the same bundled club. Both carry the same lease limits and no recorded age restriction, so the choice comes down to the home, the parking and the budget.
A Toscana seller prices the garage and the extra bedroom as the features the rival lacks, and shows them. We use the comparison to answer the buyer who asks why a Toscana ground-floor home costs more than a Matera home: the recorded sales show about $39.56 more per square foot on a larger plan with a garage. We also tell a Toscana seller when Matera sets the ceiling for the smallest plan. The 1,648 square foot plan’s four 24-month sales, from $335,000 to $462,500, overlap Trieste’s 24-month median of $350,000 and Matera’s 12-month median of $332,500, which is why the smallest plan is read against the carport sections and priced as its own set. For the third carport comparison, see our Trieste at Vasari guide.
Bundled golf shows up in a Toscana price as an included cost, not an add-on: every Toscana owner is a Class A member of Vasari Country Club Master Association, Inc., the club’s own Q&A lists no initiation fee and no food and beverage minimum, and a buyer reads membership as part of the home.
Data updated: October 2026 (Toscana declarations, section 4.6; Vasari Country Club Questions and Answers, club marketing, read October 10, 2026; Amended and Restated Declaration, recorded August 23, 2024; the association’s 2026 fee schedule, read October 28, 2026).
Each Toscana declaration says an owner “automatically becomes a Class ‘A’ member of the Club†by taking title. The club’s Questions and Answers sheet says Vasari is a bundled community where club membership and amenities are included with ownership, with no separate initiation fee and no food and beverage minimum (club marketing, read October 10, 2026). The club lists the 18-hole golf course, driving range, tennis, pickleball, bocce, fitness center and clubhouse among what dues cover, along with the 24-hour manned gatehouse and cable and internet service. Food, events, cart fees when applicable and lessons are billed separately.
The county parcel layer tags the land of all 139 Toscana parcels as on golf. That is an appraiser flag for the land category and not a statement that a particular building faces a fairway. A seller who has a course view says so and shows it at the walk-through, and a seller who does not still sells the membership.
Membership comes with the deed and cannot be sold apart from the home. A buyer who plays golf reads the included membership as value they would otherwise pay for. A buyer who does not play reads it as a cost they carry through the master dues. The county record cannot separate the two groups, and we do not assign a dollar figure to golf inside a Toscana price. What we can say from the record is that Toscana’s $300.36 per square foot sits with the garage sections, where the same club membership applies, and above the carport sections, where it also applies, so the club alone does not explain the spread between Toscana and Matera.
The Master Association’s dues are $13,601.02 a year in 2026 ($10,851.02 operating plus $2,750 reserves), up from $12,905.98 in 2025, from the association’s 2026 fee schedule, and Toscana’s quarterly dues are $1,780 for Toscana I and $1,770 each for Toscana II and III. What the condominium dues include is not verified. The club’s Q&A says no assessments are planned at this time. A seller who gathers the current dues from the estoppel before listing lets the buyer judge the whole cost, and a listing that hides the dues until the contract stage tends to lose its first buyer.
A Toscana seller leads with what is included and documented: the garage, the bundled club, the gate and the single association. We write the listing so the buyer’s first question, what the monthly cost is, is answered by the documented lines and by a clear statement of what each document does and does not show.
A buyer of a Toscana home pays property tax at the district 017 millage, the Vasari CDD’s $1,883.85 for FY2026, the master association’s dues, the Toscana condominium assessment and the resale fees at closing. Only the first two are public: on a $500,000 price they come to about $8,280.95 a year before exemptions on the 2026 millage and the FY2026 CDD line, or $7,965.05 on the FY2027 proposed CDD line.
Data updated: October 2026 (Vasari CDD FY2026 adopted and FY2027 proposed budgets; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026, 12.7942 mills for 2026; the association’s 2026 fee schedule and quarterly fee sheet, read October 28, 2026; Vasari CDD documents page checked October 30, 2026; Toscana recorded sales medians, windows named).
A buyer prices a Toscana home from the cash it takes to own it, and the fee stack is the first thing a buyer’s lender, accountant or spouse reads. This section turns the layers into the questions a seller faces. The full stack for a buyer is on our Toscana at Vasari community guide.
| Line | Amount | Public? | Source |
|---|---|---|---|
| Property tax, district 017 | 12.7942 mills on taxable value for 2026 (12.7970 for 2025); the August proposal and the rollback rate are in the paragraph below | Yes | Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026 |
| Vasari CDD, Toscana “Six-plex I†| $1,883.85 a year (FY2026); $1,567.95 proposed for FY2027 | Yes | Vasari CDD budgets |
| Master association and club dues | $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; in the association’s 2026 fee schedule, not on the club’s public site | The association’s 2026 fee schedule |
| Toscana village and condominium dues (your condominium’s share) | $1,780 a quarter for Toscana I and $1,770 each for Toscana II and III; whether they include building insurance, water, sewer or reserves is not verified | Quarterly, in the associations’ 2026 quarterly fee sheet | The associations’ 2026 quarterly fee sheet, confirmed by the resale package |
| 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 | Amended and Restated Declaration; the association’s 2026 fee schedule |
| 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 CDD’s FY2026 Toscana line is $1,883.85 a home: $1,100.00 for operations and maintenance and $783.85 for bond debt. The FY2027 proposed budget of June 15, 2026 drops the total to $1,567.95, with the debt line at $467.95. The district’s bonds have a final maturity of May 1, 2027, so, assuming no new borrowing, no debt line is scheduled after the FY2027 bill. A seller can tell a buyer that the published CDD bill is set to fall, and should say it is proposed and not yet final: the district’s documents page lists only the FY2027 proposed budget of June 15, 2026, and the adopted FY2027 budget was not posted when we checked October 30, 2026.
Property tax in district 017 is 12.7942 mills for 2026. The table applies that rate to a price (price divided by 1,000, multiplied by 12.7942), before any homestead or other exemption, and adds 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 last column is the one closest to that bill. These are worked examples and not quotes: a real bill follows the county’s assessed value, not the sale price.
| Price used | What it is | Property tax at 12.7942 mills (2026) | CDD FY2026 | Total with CDD FY2026 | A month, FY2026 | CDD FY2027 proposed | Total with CDD FY2027 proposed |
|---|---|---|---|---|---|---|---|
| $400,000 | May 2026 sale, 1,761 plan | $5,117.68 | $1,883.85 | $7,001.53 | $583.46 | $1,567.95 | $6,685.63 |
| $500,000 | 24-month median, 12 sales | $6,397.10 | $1,883.85 | $8,280.95 | $690.08 | $1,567.95 | $7,965.05 |
| $520,000 | 60-month ground-floor median, 21 sales | $6,652.98 | $1,883.85 | $8,536.83 | $711.40 | $1,567.95 | $8,220.93 |
| $646,000 | 60-month upper-floor median, 10 sales | $8,265.05 | $1,883.85 | $10,148.90 | $845.74 | $1,567.95 | $9,833.00 |
The FY2027 proposed CDD line is $1,567.95 in place of $1,883.85, so the $500,000 row is $7,965.05 a year on the proposed column. The monthly column is the FY2026 annual figure divided by 12. Treat these as illustrations. 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 for the Bonita Estero Rail Trail on August 18, 2026, 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. Homestead caps the growth of the assessed value for a permanent resident, and the county’s records show a homestead exemption on 47 of the 138 Toscana homes.
A seller who knows the published lines negotiates with fewer surprises. We print the property tax and CDD arithmetic in the listing so the buyer sees them first, and we confirm the master dues and the Toscana condominium dues from the estoppel and the resale package before the first showing. The Resale Transfer Fee is the buyer’s under the master declaration, but a buyer reads it as part of the price.
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. As fixed-carry arithmetic, and not a bill, the Master Association’s $13,601.02 plus four quarterly payments plus the CDD line is $22,604.87 a year for Toscana I ($1,883.74 a month) and $22,564.87 a year for Toscana II and III ($1,880.41 a month) on the FY2026 CDD line, or $22,288.97 and $22,248.97 on the FY2027 proposed CDD line. It excludes tax, insurance, utilities, food and beverage, cart fees and any assessment balance.
A Toscana seller answers to four layers of paper: the declaration of the home’s own condominium, the village covenants, the master association’s 2024 restated declaration, and the CDD. The rules that matter most to a sale are board approval of the buyer, the leasing limits, the pet limit, the signs rule and the flooring rule on the upper floor.
Data updated: October 2026 (Toscana I, II and III declarations; Declaration of Covenants for Toscana at Vasari Village, OR 3760/3117; Florida Division of Corporations records, read October 12, 2026; the association’s 2026 fee schedule, read October 28, 2026; DBPR estoppel certificate fee schedule, read October 30, 2026).
Since January 31, 2007, Toscana at Vasari Village Association, Inc. (N02000001919) has operated all three Toscana condominiums as a multi-condominium association, keeping separate books, records and budgets for each. Toscana I, II and III condominium associations are listed as inactive, merged. A seller therefore deals with one board, one approval process and one estoppel, while the declaration of the home’s own condominium still governs the home. A claim that arose before the merger is assessed only against the units of the condominium that incurred it.
“No Unit Owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors.†The seller gives written notice at least 20 days before closing with the contract, the board may interview the buyer, and it decides within 20 days of a complete application or 60 days of notice, whichever comes first, in a Certificate of Approval. A disapproval needs a majority of the whole board, and the association must then name an approved buyer at the same price and terms within 30 days. We tell a seller to treat approval as part of the contract timeline from day one.
A Toscana home may be leased with the association’s approval, for the whole home only, for at least 30 days and at most one year, no more than six times a calendar year, to a natural person; notice goes to the board 20 days before occupancy and the board has 20 days to decide. Nightly and weekly rentals are not allowed. Each owner may keep up to two household pets such as a dog or cat, up to two caged birds and reasonable tropical fish, and pets are not permitted within 25 feet of the swimming pool under the village covenants. Cars and passenger vans park in garages, driveways or designated spaces, and trucks, commercial vehicles, recreational vehicles, trailers, motorcycles, mopeds, golf carts and boats stay in an enclosed garage with the door closed. No For Sale, For Rent or Open House signs may be posted without the club reviewer’s written consent, and the village bars realtor signs without board consent.
Upper-floor homes must keep wall-to-wall carpet over padding except in kitchens, baths and laundry rooms; hard flooring needs a sound-absorbing underlayment and the board’s prior written approval. That matters to a valuation because an upper-floor home with tile and no approval on file is a closing problem, not a style choice. Material alterations and exterior changes need board approval and the club’s Architectural Review Committee approval. An owner who will be away in hurricane season must clear the lanai and entry and name a caretaker the association accepts.
The association maintains the roofs, exterior walls (painting, waterproofing, caulking), the exteriors, overhead doors and structure of the garages, and the building pipes and wiring to the unit. The village maintains the common areas and all landscaped areas, including lawns, sprinklers and sidewalks. The owner maintains windows and glass, screens, the entry door interior, appliances, the water heater, all air conditioning and heating serving the home, floor coverings, shower pans, and the garage interior, door hardware and opener. A buyer prices the owner’s list: the air handler and the windows are the two items that age most into a buyer’s offer.
Each of the three declarations says in section 12.3, “There is no restriction on the ages of occupants of Units.†The master declaration as we read it contains no age restriction either. The governing documents as amended control, and we read the recorded text and not marketing copy.
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). The estoppel certificate states what an owner owes the association on the date it is issued; the statute sets 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.
A Toscana seller has to disclose known facts that materially affect value and are not readily observable, deliver the flood disclosure Florida law requires, give the buyer the property tax disclosure language, and, as a condominium unit owner, furnish the association documents the condominium statute lists. Association paperwork runs through the estoppel and the resale package.
Data updated: October 2026 (Sections 718.503, 689.302, 689.261 and 720.401, Florida Statutes, read October 12, 2026; this is information and not legal advice; the association’s 2026 fee schedule, read October 28, 2026).
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 Toscana 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 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 Toscana home built from 2002 to 2005, the air handler, the water heater, the windows and the interior finishes are the items that age out together, so we ask for permits and invoices for each before the first showing.
Section 718.503 of the Florida Statutes governs a sale by a unit owner who is not the developer. The prospective buyer is entitled, at the seller’s expense, to current copies of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, and the association’s frequently asked questions and answers document, along with the structural integrity reserve study or a statement that none has been completed where it applies, and the contract must carry, in conspicuous type, either the buyer’s acknowledgment that the documents arrived more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause letting the buyer cancel within 7 such days after signing and receipt (Section 718.503, Florida Statutes). A Toscana seller therefore collects the declaration of the home’s own condominium, the village covenants, the current budget for that condominium and the rules before listing, and we help assemble them.
Section 720.401 deals with the disclosure summary for a parcel in a Chapter 720 community, and by its own terms it does not reach associations governed by Chapters 718, 719, 721 or 723 (Section 720.401, Florida Statutes). The Toscana condominiums and their village association operate under Chapter 718, so we read the condominium statute as the one that applies to a Toscana sale. Vasari also has a master association, and whether any master-level document must accompany a condominium contract is a question for your closing agent or attorney. We name both layers in the file and let the attorney say which one governs.
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 (Section 689.302, Florida Statutes). A Toscana seller starts from the FEMA fact that all 23 buildings returned Zone X (see the flood section below), 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. We collect the home’s own file before listing: any flood or water claim, any federal assistance and any insurer’s flood determination.
Section 689.261 of the Florida Statutes 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 (Section 689.261, Florida Statutes). A long-held Toscana home often carries an assessed value well under its recent sale price, and a buyer’s first-year bill follows the new sale and the 12.7942 mills of district 017 for 2026, plus the CDD line. The tax table above shows the effect at Toscana’s recorded prices.
Before a Toscana 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 association’s dues, the Toscana quarterly dues and the capital contribution come from the association’s 2026 fee schedule and quarterly fee sheet, and the estoppel confirms the number for your address.
Toscana at Vasari is in FEMA flood Zone X at all 23 buildings we queried, with no base flood elevation and no special flood hazard area: eight buildings are shaded Zone X (0.2 percent annual chance) and fifteen unshaded, on two FEMA panels. The whole village is in Lee County evacuation Zone B, which a buyer’s insurer still prices.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026).
We queried FEMA’s live National Flood Hazard Layer at the center of every Toscana building on October 12, 2026. Toscana III buildings 1, 2, 6 and 7 and Toscana II buildings 8, 20, 21 and 23 returned shaded Zone X; Toscana III buildings 3, 4 and 5, Toscana II buildings 9, 10 and 22, and all of Toscana I (buildings 11 to 19) returned minimal-hazard Zone X. Buildings 1 to 10 and 21 to 23 sit on panel 12071C0659G (effective November 17, 2022), and buildings 11 to 20, which includes all of Toscana I and building 20, on panel 12071C0678F (effective August 28, 2008). Every building agrees on Zone X and on Zone B, so the page can say it of Toscana as a whole; the shaded and unshaded split and the panel depend on the building. A lender’s flood determination is made for the exact home.
Zone X, shaded or not, is outside FEMA’s special flood hazard area, so a federally backed mortgage does not require flood insurance on the building. Shaded Zone X marks the 0.2 percent annual chance flood area. The association insures the buildings; an owner’s flood coverage is a separate choice.
Lee County puts all of Toscana in evacuation Zone B, which its own sheet describes as “very vulnerable†to land-falling storms, with evacuation often required for a hurricane coming from the Gulf. The National Hurricane Center’s worst-case storm surge envelope at the Toscana points shows no inundation for category 1 and 2 storms, up to about 2 feet above ground for category 3, 8 to 9 feet for category 4 and 12 to 13 feet for category 5. That is a planning envelope and not a forecast. Ground elevation means at the buildings run 14.4 to 15.3 feet on the 2018 LiDAR (NAVD88).
Hurricane Ian made landfall at category 4 at Cayo Costa on September 28, 2022, and the National Hurricane Center recorded inland high water marks of 5 to 7 feet above ground in Bonita Springs and North Naples. We found no public record of Ian damage specific to Vasari or Toscana. A seller can expect a buyer to ask for the association’s claims and repairs by building since 2022, and we ask for them before listing.
The association insures the buildings and common elements on an “All Risk†form including windstorm. Each owner insures the interior, fixtures, appliances, air conditioning, water heater and improvements, and the declarations say the owner is expected to carry homeowner’s insurance with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection. Citizens Property Insurance requires flood coverage on most new and renewing personal residential policies with wind coverage by January 1, 2027, though condominium unit-owner policies are not required to carry it.
Toscana sits in a 160 mph design wind zone and the wind-borne debris region under the Florida Building Code. Six Toscana I buildings date to 2002, the first year of the statewide code, and the rest to 2003 and 2004. A wind mitigation inspection on Florida’s form OIR-B1-1802 records roof shape, roof-to-wall connections and opening protection, and can lower an owner’s premium. The City of Bonita Springs holds Community Rating System Class 5, which gives a 25 percent discount on National Flood Insurance Program premiums in the city.
Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories. All 23 Toscana buildings are recorded at two stories, so neither trigger is met on this record, though the association’s general budget and reserve rules still apply. A buyer should read the reserve schedule for the specific condominium.
Selling a Toscana at Vasari condo costs the commission you agree in writing, the owner’s title policy and documentary stamp tax that Lee County sellers customarily pay, and prorations of taxes and the district assessment. Stamps are $0.70 per $100 of price, so a $500,000 sale carries $3,500, and the contract controls who pays what.
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; the association’s 2026 fee schedule, read October 28, 2026; Toscana medians from Lee County recorded sales, our analysis, windows named in the table).
This section is arithmetic on published rates and on the medians 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.
| Example | Price used | Window | Documentary stamps at $0.70 per $100 |
|---|---|---|---|
| May 2026 sale | $400,000 | 12 months to September 25, 2026 | $2,800.00 |
| Ground-floor 24-month median | $481,250 | 24 months to September 25, 2026 | $3,369.10 |
| 24-month median | $500,000 | 24 months to September 25, 2026 | $3,500.00 |
| Ground-floor 60-month median | $520,000 | 60 months to September 25, 2026 | $3,640.00 |
| 60-month median | $545,000 | 60 months to September 25, 2026 | $3,815.00 |
| Upper-floor 60-month median | $646,000 | 60 months to September 25, 2026 | $4,522.00 |
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 $2,575.00 on the $500,000 24-month 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 published layers in the fee stack table above show the annual and monthly amounts at Toscana’s recorded prices.
The estoppel certificates are ordered early and their fees are capped by statute: a statutory base of $250 and a current DBPR-adjusted cap of $299, with the association’s actual fee possibly lower. The board’s approval of the buyer is part of the timeline, not a fee the seller pays, and the buyer’s application fee is capped at $150 per applicant. The Resale Transfer Fee is the buyer’s. The estoppel states the master dues and the condominium dues for your home, and a seller adds any unpaid assessment balance to the closing statement.
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 Toscana home, reads the recorded sales for your plan and floor against it, and returns a written price range with the comparables, the district assessment 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, 24 and 60 months to September 25, 2026; Vasari CDD FY2026 adopted budget).
Use the free Toscana at Vasari home valuation form, or call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Tell us the plan or the square footage, the floor, 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 and openings, the flooring and kitchen and bath condition, the lanai, the garage, the position in the building and the view. We then place those against the recorded sales for your plan and write down the adjustments we made and why. Before the visit we tracked each recorded Toscana sale by plan, floor, month and price. You get the comparables with month, 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.
Toscana at Vasari sellers ask what a home is worth, which sales count as comparables, what a buyer will ask about, and which fees land on whom. These 40 answers use Lee County recorded sales, the three recorded declarations and the district budgets, and each names its window.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis; Vasari CDD FY2026 adopted and FY2027 proposed budgets; Toscana declarations; Florida Statutes, read October 12, 2026; MLS figures, Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; the association’s 2026 fee schedule, read October 28, 2026; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026).
Your Toscana home’s value starts from Toscana’s own recorded sales: twelve in the 24 months to September 25, 2026 at a $500,000 median, from $335,000 to $579,000. Your floor, plan, condominium, condition and the date of the comparable sales move it within and beyond that range, and we price it sale by sale, not from the median.
We pull every recorded Toscana sale, match your plan and floor, rank the comparables by plan, date, roll year and condition, add the flood zone, the CDD line and the association paperwork, and return a written range with the comparables and a net sheet. We widen the window from 12 to 24, 36 and 60 months only until a set has ten sales, and below ten we list the sales themselves.
An automated estimate reads public records and prior sales, and it cannot see the floor, the finishes or the association paperwork. In Toscana, two homes of the 1,761 square foot plan sold for $400,000 in May 2026 and $520,000 in August 2026, and an estimate that sees only the plan cannot explain a $120,000 gap. We start from the recorded sales and read the home.
The median is $500,000 over the 24 months to September 25, 2026 (12 sales, $335,000 to $579,000), $520,000 over 36 months (16 sales) and $545,000 over 60 months (31 sales). The last 12 months held only 5 sales, from $335,000 to $520,000, too few for a median. Each median names its window because Toscana’s counts are small and its two floors price apart.
Lee County recorded 5 Toscana sales in the 12 months to September 25, 2026: $335,000 and $347,500 for the 1,648 square foot plan, $400,000 and $520,000 for the 1,761 plan, and $500,000 for the 2,149 plan. That is about one sale every 2.4 months, and all five were resales.
Yes. Over the 60 months to September 25, 2026, 21 ground-floor two-bedroom sales had a $520,000 median and 10 upper-floor three-bedroom sales had a $646,000 median, a difference of $126,000, about 24 percent. The per square foot figures are closer, $296.71 for the ground floor and $304.79 for the upper floor, because the upper floor is larger.
The 69 ground-floor two-bedroom homes recorded 10 sales in the 24 months to September 25, 2026 at a $481,250 median, from $335,000 to $564,900, or $282.29 per square foot of county heated area. Over 60 months, 21 sales had a $520,000 median. The 1,648 plan sits lower than the 1,761 plan: its four 24-month sales were $335,000 to $462,500.
The 69 upper-floor three-bedroom homes recorded 10 sales in the 60 months to September 25, 2026 at a $646,000 median, from $500,000 to $680,000, or $304.79 per square foot. Only two of those are in the last 24 months, $579,000 in March 2025 and $500,000 in July 2026, both below the 2023 and 2024 sales of $635,000 to $680,000.
The 1,761 square foot ground-floor plan, 46 homes, recorded 13 of the 31 sales in the 60 months to September 25, 2026, at a $540,000 median. The 1,648 plan recorded 8, the 2,149 plan 7 and the 2,083 plan 3. The two larger upper-floor plans together recorded 10 sales.
The median is $275.04 per square foot of county heated area over the 24 months to September 25, 2026 (12 sales) and $300.36 over 60 months (31 sales). Price per square foot of county heated area is not comparable with a listing’s living area, and it varies by plan: about $306 on the 1,761 plan over 60 months, while the 1,648 plan’s eight sales ran from about $203 to $340.
Slightly, and mostly through which plans sold. Over the 60 months to September 25, 2026, Toscana I recorded 12 sales at a $533,750 median, Toscana II 11 at $540,000 and Toscana III 8 from $462,500 to $680,000, too few for a median. They share the same four plans. In the 24 months the counts were 7, 3 and 2, too few to compare.
Not in a steady way. The county roll dates the homes 2002 to 2005. On 60 months of sales, the 2004 homes (16 sales) had a $542,500 median, and the 2002 homes (7 sales, $400,000 to $660,000) sat above the 2003 homes (5 sales, $360,000 to $560,000) because more of them were upper-floor plans. Condition and floor explain more than the year.
Every Toscana home has a garage inside its recorded unit boundaries, so the garage does not separate one Toscana home from another. It separates Toscana from Vasari’s carport sections: on 60 months Toscana’s median is $300.36 per square foot against $260.80 for Matera and $263.48 for Trieste. That gap mixes the garage with plan size, age and floor, and we do not assign a dollar figure to the garage alone.
Toscana’s recorded median was $325,000 on 20 sales in 2021, the last year with ten or more; 2023’s eight sales ran from $488,000 to $675,000 and 2026’s five, to September 25, from $335,000 to $520,000. Floor by floor, the ground floor’s seven 2022 sales ran from $495,000 to $595,000 and its four 2026 sales from $335,000 to $520,000. The counts are small, and a recorded sale is a fact about a closed deal and not a forecast.
Over 60 months to September 25, 2026, Toscana recorded 31 sales at a $545,000 median and $300.36 per square foot, and Matera 33 sales at $400,000 and $260.80. Toscana has garages, six-home buildings and three-bedroom upper floors, and Matera has carports and two-bedroom homes in eight-home buildings.
Trieste has 108 homes, a carport and buildings of 8 and 12 homes. Over 60 months to September 25, 2026, Trieste recorded 33 sales at a $425,000 median and $263.48 per square foot against Toscana’s 31 at $545,000 and $300.36. The $120,000 difference in medians is a garage, larger plans and a third bedroom on the upper floor.
On 60 months to September 25, 2026, Firenze recorded 18 sales at $650,000 and $311.54 per square foot and Cassia 22 at $716,250 and $302.84, against Toscana’s $545,000 and $300.36. Altessa’s median is $749,000 on 11 sales over 36 months. Those three sections have four- or six-home garage buildings, and Toscana is the lowest-priced of the garage sections.
Vasari’s 194 single-family homes recorded a median of $1,125,000 on 13 sales in the 24 months to September 25, 2026, about 2.25 times Toscana’s $500,000 median over the same 24 months. They are a different product on a different association structure, so we do not use them as Toscana comparables.
The county record does not say how long a home sat. In the Southwest Florida MLS (pull of October 21, 2026), Toscana closings over the 24 months to that date took a median of 101 days on market across 11 closings; 12 months is thin, with 5 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. What the county record shows is the pace of sales, five in the last 12 months, and the paperwork clock a Toscana sale must run, including the board’s approval within 20 days of a complete application.
In the same MLS record, the median sold-to-list ratio for Toscana was 92.7 percent over the 24 months to October 21, 2026 (11 closings). It is an MLS measure, separate from the county’s recorded prices. The county record shows only what sold. In Toscana a same-plan spread can be wide, $120,000 in 2026 on the 1,761 plan, so we price from the recorded sales and the home’s condition and say what a buyer’s side will point to.
The Southwest Florida MLS showed 4 active Toscana listings on October 21, 2026, at list prices from $410,000 to $519,900. Our Domain Realty Group team site lists current Toscana at Vasari listings. Toscana has 138 homes and about 6.2 sales a year over 60 months, so a few at a time is normal.
Yes. Each Toscana declaration says no owner may sell or give a unit without the board’s prior written approval, with written notice at least 20 days before closing. The board may interview the buyer and decides within 20 days of a complete application or 60 days of notice, in a Certificate of Approval. We start the application the day the contract is signed.
The board decides within 20 days of a complete application or 60 days of the notice, whichever comes first, and the seller’s notice must come at least 20 days before closing. A disapproval needs a majority of the whole board, and the association must then name an approved buyer at the same price and terms within 30 days.
With the association’s approval, for the whole home, for at least 30 days and at most one year, no more than six times a calendar year, to a natural person. Notice goes to the board 20 days before the tenant moves in. Nightly and weekly rentals are not allowed, and the club’s Q&A says a lease covering all of February is accepted.
Each declaration allows up to two household pets such as a dog or cat, up to two caged birds and reasonable tropical fish, leashed or carried outside and never left alone on a lanai, with no reptiles, amphibians, poultry or livestock. The village covenants bar pets within 25 feet of the swimming pool, and the master board may set breed and number limits.
No age restriction is recorded. Section 12.3 of each of the three declarations says, “There is no restriction on the ages of occupants of Units.†The governing documents as amended control, and we read the recorded text and not marketing copy.
The Master Association’s dues are $13,601.02 a year in 2026 (the association’s 2026 fee schedule), Toscana’s quarterly dues are $1,780 for Toscana I and $1,770 each for Toscana II and III (the associations’ 2026 quarterly fee sheet), and the CDD’s FY2026 line is $1,883.85 ($1,567.95 proposed for FY2027). The estoppel certificate states what an owner owes the association on the date it is issued, and the resale package carries the budget of the home’s own condominium.
The CDD’s FY2026 adopted Toscana (“Six-plex Iâ€) line is $1,883.85 a home, of which $783.85 is bond debt, and the FY2027 proposed line is $1,567.95. The bonds have a final maturity of May 1, 2027, so, assuming no new borrowing, no debt line is scheduled after the FY2027 bill. The operations line is set every year by the CDD board.
District 017 is 12.7942 mills for 2026. On a $500,000 price, before any exemption, that is $6,397.10 a year, and with the CDD line $8,280.95 on FY2026 ($7,965.05 on the FY2027 proposed CDD line). On $400,000, the price of a May 2026 sale, it is $5,117.68 and $7,001.53 with the FY2026 CDD ($6,685.63 on the FY2027 proposed line). A real bill follows the county’s assessed value, and homestead limits the growth of the assessed value for a permanent resident.
The Amended and Restated Declaration recorded August 23, 2024 lets the master board set a Resale Transfer Fee that the buyer pays 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). A seller who gets the figure before listing negotiates with fewer surprises, and the estoppel and the resale package are where it appears.
FEMA’s live layer returned Zone X, outside the special flood hazard area and with no base flood elevation, at all 23 Toscana buildings on October 12, 2026: eight shaded (0.2 percent annual chance) and fifteen unshaded. Lee County puts every building in evacuation Zone B. A lender’s flood determination is made for the exact home.
The laws apply to condominium buildings of three or more habitable stories, and all 23 Toscana buildings are recorded at two stories on the county building layer, so neither trigger is met on this record. The association’s general budget and reserve rules still apply, and a buyer reads the reserve schedule of the specific condominium.
The association maintains the roofs, the exterior walls, the exteriors, overhead doors and structure of the garages, and building pipes and wiring to the unit, and the village maintains lawns, landscaping, sprinklers and sidewalks. The owner maintains the garage interior, door hardware and opener, windows, air conditioning and heating, appliances, the water heater and floor coverings.
Florida documentary stamps are $0.70 per $100, which a Lee County seller customarily pays with the owner’s title policy: $3,500 on a $500,000 sale and $2,800 on $400,000. Add the estoppel fees, prorations of tax and the CDD line, and the commission you agree in writing. The contract controls who pays.
Sections 718.116(8) and 720.30851 set a $250 base, $100 expedite and $150 delinquent, 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, and the next adjustment is due by July 1, 2027. An association’s actual fee may be lower, and the certificate is due within 10 business days of a written request.
Section 718.503 of the Florida Statutes entitles the buyer to current copies of the declaration of condominium, the articles, the bylaws and rules, the annual financial statement and budget and the association’s frequently asked questions document, at the seller’s expense, and the contract carries either an acknowledgment that the buyer received them more than 7 days, excluding weekends and legal holidays, before signing, or a clause letting the buyer cancel within 7 such days. This is information and not legal advice.
Upper-floor homes must keep wall-to-wall carpet over padding except in kitchens, baths and laundry rooms. Tile or wood needs a sound-absorbing underlayment and the board’s prior written approval. A buyer or lender reading the file will ask whether approval is on record, so we ask for it before listing.
Not without consent. The declarations bar For Sale, For Rent and Open House signs without the club reviewer’s written consent, and the village covenants bar realtor signs without board consent. A Toscana home is marketed online, by database and by appointment through the gate.
The county tags the land of all 139 Toscana parcels as on golf and holds no field for the view from a given home, so the recorded sales cannot price a view. The membership is included with every home. A seller with a course or lake outlook shows it at the walk-through, and we write down the adjustment we make for it.
A CMA is our written price opinion from comparable sales and the home’s condition, and it is free. An appraisal is an independent valuation a lender orders on a purchase, so a good CMA prepares the file the appraiser will read.
Fill out the address form at the top of this page, or call Jesse McGreevy at (239) 898-6072. You will hear from a partner, not a call center, and we answer with the recorded comparables, the district assessment, the flood facts and a net sheet.
People who work with McGreevy and Comisar describe professionalism, communication and expertise from start to finish. The reviews on our team’s Google Business Profile are the record, and the two below are Verified Google reviews, printed as written for Toscana at Vasari owners in Bonita Springs; neither describes a Toscana sale.
Data updated: October 2026 (Google Business Profile reviews, verified).
Jesse McGreevy is a top-reviewed Toscana at Vasari realtor, and the reviews describe what an owner needs from a listing agent: professionalism, steady communication and expertise from the first call to closing.
★★★★★ “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
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.†Verified Google review
These Toscana at Vasari documents for Bonita Springs come from the Lee County Clerk of Court, the Florida Division of Corporations, the Vasari Community Development District, the Florida Legislature, Lee County and the club. Each link opens the issuer’s own copy, so you read the current version. A seller reads the declaration of the home’s own condominium, the village covenants and the statutes below before pricing and listing.
| Document | Issuer | Date | Link |
|---|---|---|---|
| Declaration of Condominium, Toscana I at Vasari | Lee County Clerk of Court (OR 3760/3154) | October 7, 2002 | Open (Lee County Clerk image) |
| Declaration of Condominium, Toscana II at Vasari | Lee County Clerk of Court (OR 4129/538) | November 19, 2003 | Open (Lee County Clerk image) |
| Declaration of Condominium, Toscana III at Vasari | Lee County Clerk of Court (OR 4419/2769) | 2004 | Open (Lee County Clerk image) |
| Declaration of Covenants for Toscana at Vasari Village | Lee County Clerk of Court (OR 3760/3117) | October 7, 2002 | Open (Lee County Clerk image) |
| Supplemental Declaration designating Toscana at Vasari Village | Lee County Clerk of Court (OR 3760/3112) | October 7, 2002 | Open (Lee County Clerk image) |
| Articles of Merger, Toscana associations | Florida Division of Corporations | Filed January 31, 2007 | Open |
| Amended and Restated Declaration, Vasari Country Club | Lee County Clerk of Court (Instrument 2024000237003) | Recorded August 23, 2024 | Open (Lee County Clerk image) |
| Certificate of Amendment replacing Section 12.9 (reserves) | Lee County Clerk of Court (Instrument 2026000132285) | Recorded May 19, 2026 | Open (Lee County Clerk image) |
| Vasari Country Club Questions and Answers (club marketing) | Vasari Country Club | Read October 10, 2026 | Open |
| Vasari CDD FY2026 Final Adopted Budget | Vasari Community Development District | Adopted August 12, 2025 | Open |
| Vasari CDD FY2027 Proposed Budget | Vasari Community Development District | June 15, 2026 | Open |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | District 017 millage, printed October 9, 2026 | Open |
| Evacuation Zone B sheet | Lee County Emergency Management | Read October 10, 2026 | Open |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2023 | Open |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Rev. 01/12 | Open |
| Section 718.503, Florida Statutes (resale disclosure by a unit owner) | Florida Legislature | 2026 statutes, read October 12, 2026 | Open |
| Section 718.116, Florida Statutes (condominium estoppel) | Florida Legislature | 2026 statutes, read October 12, 2026 | Open |
| Section 689.302, Florida Statutes (flood disclosure) | Florida Legislature | 2026 statutes, read October 12, 2026 | Open |
| Section 689.261, Florida Statutes (property tax disclosure summary) | Florida Legislature | 2026 statutes, read October 12, 2026 | Open |
| Florida Department of Revenue, documentary stamp tax | Florida Department of Revenue | Read October 12, 2026 | Open |
Every Toscana at Vasari figure on this page traces to a source below: Lee County and its Property Appraiser, the Vasari Community Development District, the City of Bonita Springs, federal and state agencies, Florida Statutes and recorded instruments at the Lee County Clerk. Market figures are Lee County recorded sales, our analysis, with the window named beside each figure. Club pages are labelled club marketing.
By Jesse McGreevy and Marc Comisar. For this page we pulled all 31 Lee County recorded Toscana at Vasari sales from September 26, 2021 to September 25, 2026, the Vasari CDD’s adopted and proposed budgets, the three Toscana declarations, the village covenants and the 2007 Articles of Merger, and every flood, insurance and tax rule a buyer’s lender, insurer and inspector will apply to your home, so each figure here comes from a public record you can check.
If you are thinking, “I need someone to sell my condo in Toscana at Vasari, Bonita Springs, Florida,†McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Bonita Springs, Estero, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Toscana, Matera, Trieste, Firenze, Cassia or Altessa, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller’s first step, request your free Toscana at Vasari home valuation.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.