Updated September 2026
The same three Lennar plans sell in two bands on Venezia Circle, set by the recorded golf line. McGreevy and Comisar value your unit from the sales on your own side of that line, its floor, outlook and equipment and the fee stack your buyer will carry, in writing, at no cost. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Venezia at Treviso Bay condo has recently been worth about $695,000 to $834,000 in the three golf buildings and about $565,000 to $600,000 in the two non-golf buildings. The Southwest Florida MLS counts 14 Venezia closings in the 36 months to September 23, 2026 at a $760,000 median, and the recorded golf line explains nearly all of the spread.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium VENEZIA, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
All sixty Venezia units share three Lennar plans, so what separates one value from another is the building first, then the floor, the outlook and the condition. The declaration, the golf withdrawal, the elevation certificates and the pool parcel are set out on our Venezia at Treviso Bay guide, and the community on our Treviso Bay community guide. This page is about the number. Ready to list? Read how we sell Venezia at Treviso Bay homes. Buying? Read our Venezia at Treviso Bay buyer guide.
If your address is 9844, 9840 or 9836 Venezia Circle, your unit carries a deeded golf membership, and the ten MLS sales on that side since September 2023 carry a $776,500 median. If your address is 9832 or 9828, your unit does not, and the four MLS sales on that side, all in 2024, closed at $565,000, $565,000, $570,000 and $600,000.
The $760,000 median sits between two groups rather than inside either. It is too high for every non-golf unit that has sold in five years and too low for most recent golf sales. Quote it to a non-golf owner and the listing sits; quote it to a golf owner and money is left behind.
We use the recorded sales on your side of Declaration Section 10.1, including the county sales the MLS never carried, the live listings in Venezia and Avellino, the 2026 county roll, your building’s elevation certificate, your air conditioning history and the fee stack your buyer will underwrite. Every figure in your valuation carries its source and date.
The valuation form on this page takes about a minute: give us your building, your unit number and your timeline, and Jesse McGreevy follows up with a written opinion of value. You can also call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Venezia condo because the valuation is built from every recorded Venezia sale on your side of the golf line back to Lennar’s first closing in July 2013, the building’s flood and permit records and the recorded declaration, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
These figures are career results across Lee and Collier County. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The neighborhood’s whole record follows. If you are weighing teams, compare the best real estate agents in Naples side by side on the public record.
Jesse McGreevy, one of McGreevy and Comisar’s two partners and among the Top 1% Real Estate Agents Nationally Since 2008, writes it from the MLS, the county record and your unit’s own documents, and Marc Comisar walks the unit whenever an in-person look would move the number. No assistant or software template writes a McGreevy and Comisar valuation. Reach Jesse at (239) 898-6072.
Venezia trades three to five times a year on the MLS, and the last non-golf MLS sale closed in June 2024. With so few recent sales, one careless comparable, such as a golf sale used for a non-golf unit, moves an estimate by six figures. A written valuation that names each comparable and its side protects you from that error.
This page gives you the number. Our seller page, how we sell Venezia at Treviso Bay homes, covers marketing, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Treviso Bay home valuation page, because Terrace condominiums, coach homes and estate homes price very differently.
A Venezia condo is valued by fixing its golf side from the building address, then starting from recorded sales on that side, then adjusting for plan, floor, outlook, condition, air conditioning age and time, and finally testing the result against the lone live listing, Avellino’s listings for a non-golf unit, and the fee stack your buyer will underwrite.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and qualified resales)
Declaration Section 10.1 decides it, and the building number shows it: 9844, 9840 and 9836 are golf; 9832 and 9828 are not. The phase amendments for 9832 and 9828 repeat the rule in paragraph 6. Nothing else in the valuation matters until this is settled, because it moves the number about $175,000 to $210,000.
Positions ending in 1 or 6 are 1,661 square foot Arabella end units, 2 or 5 are 1,414 square foot Bromelias, and 3 or 4 are 1,454 square foot Diangelos. A second digit of 1 means the ground floor and 2 means upstairs. Unit 924 is building 9, 9836 Venezia Circle, second floor, a Diangelo.
A golf unit starts from the ten golf MLS sales since September 2023, $695,000 to $834,000, plus the county-only $810,000 first-floor Arabella sale of July 2024. A non-golf unit starts from the four 2024 MLS sales at $565,000 to $600,000, plus the county-only $560,000 first-floor Arabella sale of February 2024.
On the golf side, plan has mattered less than size suggests. Bromelias, Diangelos and Arabellas all traded between about $740,000 and $834,000 since 2023, which is why the smallest plan posts the highest price per square foot. On the non-golf side the 2024 sales were bunched too tightly to separate plans.
The county adds $5,000 for a second floor on both sides. The market signal is weaker than that: resale data are too thin to prove a floor premium, but ground-floor units avoid the stairs, since no elevator serves these two-story buildings, and some buyers pay for that.
Golf-side units face the lake and course; 9840 sits 22 meters from the water and 9844 about 17 meters from the course tract. Non-golf units back onto preserve and wetland. Kitchens, baths, flooring and lighting then separate units on the same side, and we grade them against the units that actually sold.
Venezia owners pulled 27 air conditioning replacement permits between 2020 and 2026, and 13 water heater permits. A permitted replacement counts in your favor; an original condenser, whose pad sits below the county’s replacement elevation standard, is a likely credit request.
The golf side climbed from $650,000 in late 2021 to $834,000 in April 2026, then two later 2026 sales closed at $695,000 and $775,000 after 75 and 94 days. A 2024 sale is a fair comparable only after a time adjustment, and on the golf side the adjustment in late 2026 may be flat or down.
On September 23, 2026 the only Venezia listing was a non-golf, second-floor Bromelia asking $525,000 after 14 days, with nothing pending. For a non-golf unit that listing and Avellino’s five listings are the field. For a golf unit there is no live competitor at all, which helps you, but only up to the level recent golf buyers have actually paid.
Venezia condos sold 14 times on the Southwest Florida MLS in the 36 months to September 23, 2026, at a $760,000 median, from $565,000 to $834,000, for $10,027,000 in total. Thirty-six months is the first window with ten or more closings, since the last twelve months hold five and the last twenty-four hold six.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026; Collier County recorded deeds)
Closed | Building | Side | Plan | Floor | Sold | Per county sq ft | Sale-to-list |
|---|---|---|---|---|---|---|---|
September 2023 | 9844 | Golf | Bromelia | 2 | $740,000 | $523 | 94.9% |
December 2023 | 9840 | Golf | Arabella | 1 | $750,000 | $452 | 100.0% |
February 2024 | 9832 | Non-golf | Diangelo | 2 | $565,000 | $389 | 95.9% |
March 2024 | 9828 | Non-golf | Diangelo | 2 | $565,000 | $389 | 97.6% |
April 2024 | 9832 | Non-golf | Arabella | 2 | $570,000 | $343 | 98.3% |
May 2024 | 9844 | Golf | Diangelo | 2 | $780,000 | $536 | 97.6% |
May 2024 | 9840 | Golf | Diangelo | 2 | $778,000 | $535 | 97.9% |
June 2024 | 9832 | Non-golf | Bromelia | 1 | $600,000 | $424 | 101.9% |
November 2024 | 9844 | Golf | Diangelo | 1 | $770,000 | $530 | 97.6% |
October 2025 | 9840 | Golf | Bromelia | 2 | $800,000 | $566 | 100.0% |
December 2025 | 9840 | Golf | Diangelo | 2 | $805,000 | $554 | 100.0% |
April 2026 | 9844 | Golf | Arabella | 1 | $834,000 | $502 | 98.6% |
August 2026 | 9844 | Golf | Diangelo | 1 | $695,000 | $478 | 95.9% |
September 2026 | 9844 | Golf | Arabella | 2 | $775,000 | $467 | 93.5% |
All fourteen are two bedrooms plus den with two baths. The per-square-foot column is our division of the price by the county’s plan size; the $490 median in the text is the median of per-sale MLS ratios on the MLS living area, so the two measures are not interchangeable.
The ten golf sales carry a $776,500 median, 97.7 percent of list and 22 median days on market. The four non-golf sales closed between $565,000 and $600,000, a range tight enough that any one of them is a fair anchor for a non-golf unit today, adjusted for time.
Collier County’s recorded, qualified sales add two Venezia resales in the same window that never reached the MLS: $560,000 for a first-floor Arabella in 9832 in February 2024 and $810,000 for a first-floor Arabella in 9836 in July 2024. With them the count is sixteen and the median is still $760,000. A 2025 deed at 9836 for $875,000 is classified by the county as not qualified, so we leave it out of every figure.
Treviso Bay recorded 82 closings in the twelve months to September 23, 2026 at a $570,000 median, with 28 listings active that day. That figure blends Terrace condominiums, coach homes, Veranda units and estates. Your valuation uses Venezia sales on your own side of the golf line.
A Venezia unit is worth most in a golf building, and inside each side the plan and floor move the value far less than the building does. The county’s own grid shows the pattern exactly: a flat $110,000 between sides, about $34,000 from the smallest plan to the largest, and $5,000 between floors.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, 36 months to 23 Sep 2026)
Position | 1 | 2 | 3 | 4 | 5 | 6 |
|---|---|---|---|---|---|---|
Plan | Arabella | Bromelia | Diangelo | Diangelo | Bromelia | Arabella |
County square feet | 1,661 | 1,414 | 1,454 | 1,454 | 1,414 | 1,661 |
Declaration unit type | A | B | D | D | B | A |
Every building repeats this row on both floors, so each holds four of each plan and the street holds twenty of each.
Plan and floor | Golf buildings | Non-golf buildings |
|---|---|---|
Bromelia, first floor | $527,990 | $417,990 |
Bromelia, second floor | $532,990 | $422,990 |
Arabella, first floor | $561,860 | $451,860 |
Arabella, second floor | $566,860 | $456,860 |
The Diangelo falls between the two. The grid is identical in every building on the same side, which is why it cannot see a renovated kitchen or a lake view.
The 1,414 square foot Bromelia sits in positions 2 and 5, two bedrooms plus den. On the golf side it has matched the larger plans on price, which makes it the most valuable plan per square foot: the October 2025 second-floor Bromelia at 9840 closed at $800,000, about $566 a county square foot, the Venezia high on that measure.
The 1,454 square foot Diangelo sits in positions 3 and 4. Seven of the fourteen recent MLS sales were Diangelos, on both sides and both floors: $565,000 twice on the non-golf side, and $695,000 to $805,000 on the golf side.
The 1,661 square foot Arabella sits at each end, positions 1 and 6, with the most glass and the largest outdoor areas. It set the Venezia MLS high at $834,000 on a golf first floor in April 2026. On the non-golf side a second-floor Arabella closed at $570,000 in April 2024.
The county adds $5,000 upstairs. Since 2022 the non-golf first-floor sales averaged about $381 a square foot against about $365 upstairs, on two and six sales, too few to prove a premium. Buyers who want to avoid stairs narrow themselves to thirty ground-floor units, eighteen of them on the golf side.
The golf membership is worth about $110,000 in Collier County’s 2026 assessment of every Venezia golf unit, and roughly $175,000 to $210,000 in what MLS buyers have paid since September 2023. It is the single largest value input on the street, and it comes from a recorded document, so it can be proven rather than argued.
Data updated: September 2026 (Collier County Property Appraiser 2021 to 2026 rolls; Southwest Florida MLS Matrix, pulled 23 Sep 2026; recorded Veranda I declaration and Golf Club instruments)
The Property Appraiser has valued golf units above identical non-golf units by a flat dollar amount every year since at least 2021: $90,000 in 2021, $103,950 in 2022, $90,000 in 2023 and 2024, and $110,000 in 2025 and 2026. The step follows the Section 10.1 building line and nothing else, not build year and not location.
Buyers pay more than the county’s step. Part is the membership, part is the $7,500 Golf Club capital contribution a golf buyer pays at closing, and part is the lake and course outlook the golf buildings share. No record separates those parts, so we present the market gap as a range rather than a formula.
The Master Association’s 2025 FAQ says 825 of Treviso Bay’s 1,431 properties carry golf and no more memberships are available. Avellino’s 144 Veranda units carry none. A golf buyer who wants this floor plan has 36 doors, and on September 23, 2026 none was for sale.
The golf side carries the 2026 Golf Association charge of $5,350 a year, dues $3,850, reserves $1,400 and capital $100. A buyer weighs that cost against the premium, which is why golf values move with how much the next buyer wants to play.
A 9832 or 9828 unit holds every privilege a Treviso Bay owner has except the course, plus Venezia’s own pool, a garage and a preserve outlook, at about Avellino’s price per square foot. Valued as a social unit against the right comparables, it is not a discount product.
Price per square foot at Venezia is mainly a golf-side index, not a size measure, because the three plans differ by only 247 square feet and the golf side pays nearly flat prices across them. The 36-month MLS median was $490 on the MLS living area, $532 on the golf side, and the non-golf sales ran about $343 to $424 on county square feet.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
Declaration Section 3.1 gives air-conditioned areas of 1,355 to 1,569 square feet, matching Lennar’s later marketing, while the county roll measures 1,414, 1,454 and 1,661. MLS records mix the two, so identical units can appear with different sizes and different prices per foot. Compare on one system only.
On county square feet, the ten golf sales since September 2023 ran from about $452 to $566, and the four non-golf sales from about $343 to $424. The smallest plan posts the highest figure on both sides, because buyers pay mostly for the side and the building rather than the extra square feet.
Find the recent sales on your side with your plan, read their price per county square foot, and multiply by your plan’s county size. That is a starting estimate. The steps above then adjust it for floor, outlook, condition, equipment and time.
Venezia values have nearly tripled on the golf side and risen about two and a half times on the non-golf side since Lennar sold the sixty units between July 2013 and March 2015 at a $277,500 median. Golf units resold since 2024 gained a median 176 percent over their original price and non-golf units 146 percent.
Data updated: September 2026 (Collier County Property Appraiser recorded sales, Lennar closings 2013 to 2015 and resales to 2026; Lennar pages archived by the Internet Archive)
Lennar’s golf-building units closed at a $305,000 median and its non-golf units at $244,200. The earliest 9844 buyers paid $246,300 to $285,000 on 2012 launch contracts; by November 2013 Lennar’s page advertised the Arabella from $274,990, the Bromelia from $324,990 and the Diangelo from $329,990, while 9828, a non-golf building, was closing at $223,000 to $280,400.
Group | Resales measured | Median gain over the Lennar price |
|---|---|---|
All Venezia, each unit’s latest qualified resale | 39 | 46.9% |
Golf units, latest resale 2024 or later | 7 | 176.0% |
Non-golf units, latest resale 2024 or later | 5 | 146.0% |
The all-units figure is low because 26 of the 39 latest resales happened before 2022, so it measures early exits, not today’s value. The dated rows are the ones that apply to a valuation now.
Year closed | MLS sales | Prices |
|---|---|---|
2021, from September 23 | 1 | $650,000 golf |
2022 | 2 | $720,000 golf; $585,000 non-golf |
2023 | 2 | $740,000 and $750,000 golf |
2024 | 7 | $770,000 to $780,000 golf; $565,000 to $600,000 non-golf |
2025 | 2 | $800,000 and $805,000 golf |
2026, to September 23 | 3 | $834,000, $695,000 and $775,000 golf |
No year reaches ten sales, so we show the prices, not a yearly median.
A non-golf first-floor Bromelia bought new in April 2014 resold in April 2020 for 16.1 percent less, the only recorded Venezia loss against a Lennar price. Every later resale on either side has closed above its original price.
Venezia condos took a median of 27 days on market and closed at a median 97.7 percent of the final list price across the 36 months to September 23, 2026. The three 2026 golf sales tell a slower story, 22, 75 and 94 days at 98.6, 95.9 and 93.5 percent, so a 2026 valuation has to price for a buyer who negotiates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; one sold-data record carries no days on market, so the median is of thirteen)
Across the window, four sales closed at full list or above, including a non-golf Bromelia at 101.9 percent in June 2024. The lowest ratio, 93.5 percent, came in September 2026. The direction since the April 2026 high is down.
The fastest sales, at 0 to 3 days, closed at 97.6 to 101.9 percent of list; the slowest, at 136 and 148 days, closed at 95.9 and 94.9 percent. The leverage of a Venezia listing sits in its first few weeks.
One listing against five closings in twelve months is about 2.4 months of supply across the street, but none of it was on the golf side. A golf owner valued correctly faces no direct competition; a non-golf owner competes with one Venezia listing and five at Avellino.
Price to the band your side has actually reached, present the unit with its golf proof and flood record, and launch for the January-to-April season. On a street this thin, the right price at launch usually nets more than a high price followed by reductions.
A Venezia non-golf buyer almost always compares Avellino, the other Veranda condominium in Treviso Bay built from the same three Lennar plans, while a golf buyer has no Veranda-plan alternative at all. That split decides how a Venezia valuation is framed: against Avellino for 9832 and 9828, and against Venezia golf sales alone for 9844, 9840 and 9836.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2025 to 23 Sep 2026 unless noted; Collier County Property Appraiser 2026 preliminary roll; recorded Veranda declarations; county-filed elevation certificates)
Measure | Venezia (Veranda I) | Avellino (Veranda II, III and IV) |
|---|---|---|
Units and buildings | 60 in 5 | 144 in 12 |
Built, county roll | 2013 and 2014 | 2015 to 2017 |
Golf by recorded document | 36 golf units, 24 non-golf | None |
Trailing 12-month MLS closings | 5, all golf, $695,000 to $834,000 | 7, median $560,000 |
Median price per sq ft, trailing 12 months | $502 | $367 |
Median days on market, trailing 12 months | 48.5 | 32 |
Listings on September 23, 2026 | 1 | 5, plus 1 pending |
County value against the identical Avellino unit, 2026 | Golf about $80,000 higher; non-golf about $30,000 lower | The reference |
Carrying cost before tax and insurance | About $22,654 golf; $17,304 non-golf | About $16,600 to $16,900 |
Condominium pet rule | Two combined, 25 lb or less each | No weight limit |
First floors below today’s 8.0 ft base flood elevation | 4 of 5 buildings | 4 of 12 buildings |
A buyer should choose a Venezia golf unit for a Veranda-plan golf membership that no Avellino unit can offer. A buyer should choose Avellino for a larger dog, more buildings to choose from and the lowest price for the plan. A non-golf Venezia valuation must sit where an Avellino shopper would pay a little more for Venezia’s own pool, clubhouse proximity and preserve outlook.
On county values, a non-golf Venezia unit sits about $30,000 below the identical Avellino unit, and on qualified resales since 2024 the two traded within about one percent of each other per square foot. That overlap is the non-golf owner’s pricing corridor.
A golf buyer who will not pay the Venezia premium looks at a four-story Giaveno condominium, which carries golf but no garage and sits under the milestone and reserve-study laws. That is a different product, and a golf Venezia valuation can hold its premium against it.
Online estimates miss on Venezia condos because they blend two price bands into one street, lean on a county grid that values every unit on the same side identically, and draw on so few recent sales that one wrong comparable swings the result. The recorded golf line, which no automated model reads, is worth six figures.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
A model that averages Venezia Circle produces something near $760,000, which is above every non-golf sale in five years and below most recent golf sales. Neither owner is well served by it.
The 2026 roll values a golf Bromelia on the first floor at $527,990 in every golf building, and a non-golf Arabella upstairs at $456,860 in both non-golf buildings. It cannot see a new kitchen, a lake outlook, an approved tile floor or a replaced condenser.
Three to five MLS sales a year, and two recent county-only sales the MLS never saw, leave a model with almost nothing to learn from. The last non-golf MLS sale was in June 2024, so a model valuing a non-golf unit today is either stale or borrowing golf sales.
Treat it as a number your buyer may have seen, not as your value. If it is high, better to know before listing than after a season on the market; if it is low, your valuation should show why, sale by sale.
A Venezia buyer prices in about $22,654 a year on the golf side or $17,304 on the non-golf side before tax and insurance, one-time Treviso Bay charges of $15,500 on a golf unit or $8,000 on a non-golf unit, and a Collier County tax bill that resets after purchase. Each shapes the offer your unit receives.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; 2026 Venezia MLS listings for condo dues; Collier County Property Appraiser 2026 preliminary roll)
Agents entered $1,673 a quarter on every 2026 Venezia record, $6,692 a year, the same in every building because each unit holds an equal one-sixtieth share. The association does not publish its budget, and the Veranda I estoppel is the binding figure. Dues have risen 88 percent since 2021.
The 2026 fee sheet sets the master assessment at $7,420, the golf charge at $5,350 on the golf side only, and a $750 food and beverage minimum. The 2026 MLS “total recurring fees” entries, $20,212 golf and $14,862 non-golf, equal those lines plus dues to the dollar.
The Wentworth Estates CDD assesses $1,499.21 for operations and $942.54 for two-story condominium debt service for fiscal 2027, $2,441.75 in all, on the county tax bill. A buyer who finds it late may reprice, so it belongs in your listing file.
The 2026 fee sheet assigns the buyer a $7,500 Master Association capital contribution, a $50 resale application, a $250 Rookery Bay fee and a $200 set-up fee, plus a $7,500 Golf Club capital contribution on a golf unit. They do not reduce your net, but a buyer counts them.
The 2026 preliminary median ad valorem figure is $5,481.70 on the golf side and $4,212.30 on the non-golf side. Only 15 of the 60 units are homesteaded, and the Save Our Homes cap does not transfer, so a buyer budgets from the purchase price.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which Veranda I is, while the Treviso Bay Master Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms how both apply to your contract. This is information, not legal advice, and it does not change your number.
The structural record supports a Venezia valuation: the buildings are two stories, so neither Florida’s milestone inspection nor its structural integrity reserve study applies, and the county’s permit files show no roof, structural or storm-repair permit on any building from January 2020 to August 2026. The open question is the age of the original roofs.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone registry; Collier County monthly building permit reports, January 2020 to August 2026)
Both laws reach condominium buildings of three or more habitable stories. Collier County’s milestone registry lists twenty Treviso Bay buildings, every one a four-story Terrace building, and none on Venezia Circle. For a buyer comparing a Terrace condominium, that difference is worth stating in your valuation.
The county’s files show 70 permits on Venezia Circle in six and a half years: 27 air conditioning replacements, 13 water heaters, 12 radon mitigation permits, shutter, door and window work, interior remodels, one fire-sprinkler permit and a few electrical and plumbing permits. None is on a roof or a structure.
With no re-roof permit on record, the roofs are the 2013 and 2014 originals as far as the public record shows. A buyer will ask the association about its roof reserve and plan. Getting that answer in writing before listing turns an open question into a documented one.
A roofing contractor recorded six lien filings at 9828 in December 2018, $5,506.12 in distinct amounts, all released in February 2019, and the county issued a code enforcement order on one unit in November 2025 for an unpermitted bathroom remodel. Neither is a building-wide defect, and neither should move a well-documented valuation.
The flood zone affects a Venezia valuation building by building: all five buildings are in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024, four first floors sit 0.01 to 0.26 feet below it and 9828 sits 0.14 feet above it, so every financed buyer carries flood coverage whichever unit they choose.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J; FEMA preliminary panel 12021C0603K; county-filed elevation certificates; Collier County 2026 Flood Protection Newsletter)
9844 at 7.99 feet, 9840 at 7.94, 9836 at 7.74, 9832 at 7.74 and 9828 at 8.14. Each cleared the 6.0 foot line in force when certified by 1.74 to 2.14 feet; the 2024 map raised the line, and FEMA’s preliminary 2025 panel keeps it at 8 feet.
The association insures the buildings at full replacement value, with flood and wind at the Board’s election under Declaration Section 15.3, and each owner insures the interior, garage and storage space under Section 15.9 with at least $2,000 of special-assessment cover. Collier County’s Community Rating System Class 5 gives eligible flood policies a 25 percent discount.
Hand the buyer the building’s elevation certificate, the association’s master and flood declarations and your HO-6 policy on day one. A buyer who can price flood and wind cover early discounts less for uncertainty.
The items that move a Venezia number before listing are the ones a buyer’s inspector, insurer and title agent will price: the golf proof for your building, the air conditioner’s age and permit, approval letters for any hard flooring upstairs, the association’s roof answer, and presentation that shows the right outlook for your side of the street.
Assemble Declaration Section 10.1 and, for 9832 or 9828, the phase amendment, and ask the Master estoppel to show the Golf Club charges. On the golf side that proof protects the premium; on the non-golf side it prevents a buyer from arguing a mislabel.
An original condenser invites a credit request, and a replacement may need a raised stand because every Venezia A/C pad sits below the county’s 9.0 foot standard for new machinery. Check with Collier County Floodplain Management before you buy one.
Section 18.19 requires Board approval with sound padding for hard flooring above the ground floor, and Section 11.2 requires written approval for alterations. Find the letters now; a missing letter becomes a negotiation point.
On the golf side buyers pay mostly for the building and the membership, so a modest refresh usually returns more than a gut renovation. On the non-golf side, finish competes directly with Avellino’s listings. The post-tensioned slabs bar drilling under Section 18.14, so plan lighting changes carefully.
Golf-side photography should lead with the lake and course; non-golf photography with the preserve, the pool inside the loop and the garage. A well-furnished seasonal unit often shows better than an empty one, though furniture rarely returns its cost.
A free in-person Venezia at Treviso Bay valuation starts with the form on this page or a call to Jesse McGreevy at (239) 898-6072. Jesse or Marc Comisar walks the unit, confirms the golf side, plan, floor, equipment, approvals and outlook, and you receive a written opinion of value with the same-side sales and a recommended list price.
The recorded MLS and county sales on your side of Section 10.1, with dates and sources; the live competition in Venezia and Avellino; the fee stack, CDD line and tax reset your buyer will underwrite; your building’s elevation certificate and permit record; the items that would move your number before listing; and a recommended price with a defensible range.
Use the form on this page, the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. There is no cost and no obligation to list.
If you decide to sell, our Venezia at Treviso Bay seller page sets out the marketing, costs and disclosures. If you decide to wait or lease another season, the valuation tells you what to fix and when to list. Either way, the number is yours to keep.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. The full set is on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Venezia at Treviso Bay owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and before writing this page we tracked all 17 Venezia MLS closings of the last five years against Collier County’s deeds; in the last 12 months we tracked all five Venezia closings sale by sale.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He began in Southwest Florida real estate in October 2004 and founded his team in October 2008, and he writes the valuations. Reach him at (239) 898-6072 or read his Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks units, meets inspectors and contractors, and handles showings through the Treviso Bay gate for owners who are out of state. Reach him at (239) 287-5873 or read his Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Venezia at Treviso Bay owners ask about value, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, the Master Association’s fee sheet, the recorded Veranda I and Golf Club documents and FEMA’s map, each with its window and source.
It depends first on your building. Since September 2023 golf-building sales ran $695,000 to $834,000 and non-golf sales $565,000 to $600,000. Your plan, floor and condition place you inside your band, and the form on this page gets you a written number.
Start from recorded sales on your own side of the golf line, including county sales the MLS missed, then adjust for plan, floor, outlook, condition, equipment and time. A written, sourced valuation does that; an automated estimate cannot.
The 36-month median of $760,000 sits between the golf band and the non-golf band. It is above every non-golf sale in five years and below most recent golf sales.
The golf buildings, 9844, 9840 and 9836 Venezia Circle, under Declaration Section 10.1. The county values every golf unit $110,000 above the same plan and floor in 9832 or 9828.
About $110,000 in the county’s 2026 assessment, and roughly $175,000 to $210,000 in what MLS buyers paid for golf units over the non-golf sales since September 2023.
No. The 2026 preliminary median just value is $541,890 on the golf side and $431,890 on the non-golf side, well below recent sales. An assessment is a tax figure, not a price.
Fourteen MLS sales from $565,000 to $834,000, median $760,000, total $10,027,000, in the 36 months to September 23, 2026.
Five MLS sales, all in golf buildings: $800,000, $805,000, $834,000, $695,000 and $775,000. No non-golf unit closed on the MLS in that period.
The four non-golf MLS sales since September 2023 closed at $565,000, $565,000, $570,000 and $600,000, all in 2024, and the county adds a $560,000 sale the MLS missed. Time-adjust them and test against the $525,000 listing and Avellino.
The ten golf MLS sales since September 2023 carry a $776,500 median, from $695,000 to $834,000, and the county adds an $810,000 sale the MLS missed.
On the golf side Arabellas closed at $750,000, $834,000 and $775,000 since 2023; on the non-golf side a second-floor Arabella closed at $570,000 in 2024.
The smallest plan has matched the larger ones on the golf side: $740,000 in 2023 and $800,000 in 2025. The non-golf first-floor Bromelia sale in June 2024 closed at $600,000.
Diangelos closed at $565,000 twice on the non-golf side in 2024, and between $695,000 and $805,000 on the golf side since 2024.
The county adds $5,000 for a second floor. The market premium is too thin to measure on recorded sales, but ground-floor units avoid stairs in buildings with no elevator.
The 36-month MLS median was $490 on the MLS living area and $532 on the golf side. On county square feet, golf sales ran about $452 to $566 and non-golf sales about $343 to $424.
Golf units resold since 2024 gained a median 176 percent over their Lennar price and non-golf units 146 percent. Lennar sold the sixty units from 2013 to 2015 at a $277,500 median.
One on September 23, 2026: a non-golf second-floor Bromelia asking $525,000 after 14 days. Nothing was pending and no golf unit was listed.
The 36-month median was 27 days on market, 22 on the golf side. The three 2026 golf sales took 22, 75 and 94 days.
A median 97.7 percent over the last 36 months. The 2026 golf sales slid from 98.6 to 95.9 to 93.5 percent.
For a unit priced to its own side’s sales, yes: supply is one listing and nothing is pending. For a golf unit priced to the April 2026 high, the later 2026 sales suggest a longer wait.
Yes. Two county-qualified resales in the last 36 months never reached the MLS, and an $875,000 deed in 2025 is classified by the county as not qualified. We check every comparable against the county record.
Avellino closed seven MLS sales in the last twelve months at a $560,000 median and $367 a square foot. Non-golf Venezia units trade close to Avellino per square foot; golf units trade far above it.
No Venezia building shows a re-roof permit from 2020 to August 2026, so the original roofs are an open question for every unit. Getting the association’s roof plan in writing removes the discount a buyer might apply.
It sets a cost every unit shares: Zone AE, 8.0 foot base flood elevation, first floors 7.74 to 8.14 feet. 9828 is the only building above today’s line.
It shapes what a buyer can afford. Dues of $1,673 a quarter are the same in every building, and the golf side adds $5,350 a year for golf, which is part of the golf premium’s cost.
It affects the buyer’s budget. The $2,441.75 Wentworth Estates CDD line is on the tax bill, not in the MLS fee total, and a buyer who finds it late may reprice.
The 2026 fee sheet assigns the $7,500 Master contribution to the resale buyer, plus the $7,500 Golf Club contribution on a golf unit. The contract can reallocate them, so we settle it in the offer.
The 2026 preliminary medians are $5,481.70 on the golf side and $4,212.30 on the non-golf side, and a buyer’s assessment resets after purchase, so a homesteaded seller’s bill says little.
A valuation first. It prices your unit against the market a buyer will see; an appraisal is a lender’s opinion for a specific loan and is ordered by your buyer’s lender.
If the price sits inside your side’s recent sales, it usually can. We hand the appraiser the same-side sales, the county-only sales and the Section 10.1 citation so the adjustments rest on documents.
It depends on your carrying cost, the 30-day minimum, the four-leases-a-year cap and the market direction. We run both scenarios with you.
Request a written valuation with the form on this page, gather your golf proof, elevation certificate and approval letters, and call Jesse McGreevy at (239) 898-6072.
Every Venezia at Treviso Bay figure on this page traces to a primary source listed below as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Venezia at Treviso Bay owner always opens the official, current copy. The recorded declaration, its amendments and the golf withdrawal are Collier County official records identified above by instrument, book and page, and we host nothing ourselves.
Document | What it tells a Venezia owner about value | Official authority |
|---|---|---|
Declaration of Condominium for Veranda I at Treviso Bay, OR 4948 PG 1320 | Section 10.1, the golf line that splits Venezia values | |
Phase 3 amendment, 9832 Venezia Circle | Paragraph 6: no golf membership in building 10 | |
Phase 4 amendment, 9828 Venezia Circle | Paragraph 6: no golf membership in building 11 | |
Corrective Supplemental Declaration, OR 4902 PG 823 | Phases 3 and 4 withdrawn from the Golf Club in 2013 | |
2026 Annual Fee Sheet, revised 11 May 2026 | The master, golf and one-time charges a buyer prices in | |
Master Association FAQ, 2025 | No additional golf memberships, which protects the premium | |
Wentworth Estates CDD FY2027 adopted budget | The $2,441.75 district line on the tax bill | |
Collier County 2026 Flood Protection Newsletter | The replacement-equipment elevation rule | |
Milestone Buildings by Year | No Venezia building on the milestone list | |
FEMA NFIP summary of coverage, residential condominium buildings | How a building flood policy is sized | |
Florida Statutes 718.503, disclosure prior to sale | The package your buyer reviews | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax on your sale |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Venezia at Treviso Bay sits inside the Naples golf-community market the team works every week. A valuation costs nothing, commits you to nothing, and gives you the one number that matters on a street where the same plan sells in two bands.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.