Updated September 2026
The same Lennar Victoria sold for $1,750,000 in 2024 and $1,050,000 in 2026. McGreevy and Comisar value your home from its own plan's sales, its lot, its golf supplement, its flood certificate 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 Via Veneto at Treviso Bay home is worth what the most recent sales of its own product and plan say, adjusted for its lot, golf status, flood footprint and condition. In the 12 months to September 23, 2026 that meant $1,050,000 and $1,075,000 for two Victorias and $1,275,000 for a Sophia; over 36 months, the first window with ten sales, the median was $1,412,500.
The full record of the neighborhood, every address with its plan, golf instrument and surveyed first floor, is on our Via Veneto at Treviso Bay guide, and the community around it is on our Treviso Bay community guide. This page is about one question, what your home is worth, and how we answer it. When you are ready to talk about the sale itself, read how we sell Via Veneto at Treviso Bay homes; if you are buying here too, read our Via Veneto at Treviso Bay buyer guide. Call Jesse McGreevy direct at (239) 898-6072.
Product | Homes | County size | Most recent MLS sales in the 36 months to Sept. 23, 2026 |
|---|---|---|---|
Lennar Victoria, 2 bedrooms plus den | 15 | About 1,854 sq ft | $1,050,000 (Apr. 2026), $1,075,000 (Apr. 2026), $1,300,000 (Jul. 2025), $1,750,000 (Nov. 2024) |
Lennar Sophia, 3 bedrooms plus den | 10 | 2,035 sq ft | $1,275,000 (Jul. 2026), $1,650,000 (Jun. 2024), $1,450,000 (Dec. 2023) |
Lennar Isabella, 3 bedrooms plus den | 10 | About 2,249 sq ft | $1,695,000 (Mar. 2025), $1,375,000 (Dec. 2023) |
Attached villa, one half of a two-home building | 12 | 1,939 to 2,909 sq ft | $1,450,000 (Feb. 2025) |
Every plan has fewer than ten sales in the window, so we list them rather than quote a plan median. Source: Southwest Florida MLS Matrix, pulled September 23, 2026; plans and county sizes from the Collier County Property Appraiser’s 2026 preliminary roll.
Via Veneto holds four different houses on one plat: three Lennar plans from 2012 to 2014 and twelve villas from 2007 to 2009, on lots that back onto a lake, a district tract or, in one case, nothing at all, with golf attached to 42 homes and not to 5. A single neighborhood median blends all of that, and with three sales a year it can swing $300,000 on the mix of plans that happened to close.
We use the recorded sale prices of your plan here and on Pavia’s Piacere Way, dated and sourced; your lot’s frontage from the county parcel map; your golf supplement from the Clerk’s record; your elevation certificate and the current flood map over your house footprint; your permit history; and the condition we see when Marc walks the home.
Use the valuation form on this page, or call Jesse McGreevy at (239) 898-6072. Tell us your address and your timeline; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, come back with a written valuation built from same-plan sales, with no cost and no obligation to list.
McGreevy and Comisar should value your Via Veneto home because the number turns on records most valuations never open: the golf supplement for your lot, the county’s condominium coding, your elevation certificate, your lawn line and the CDD line on your tax bill. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career figures across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams before you ask anyone for a number, our guide to the best real estate agents in Naples sets them side by side on the public record.
Jesse McGreevy writes it, from the MLS and county data, and Marc Comisar walks the home to grade condition, the roof, the air conditioning, the pool and the view. 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. In the last 12 months we tracked all three Via Veneto closings, and we tracked all 15 of the last five years against the county’s recorded sales.
From 2022 through 2025 the median Via Veneto sale closed at full list price within a week. In 2026 all three sales closed below list after 25 to 115 days. When a market turns, an owner who prices from memory, or from a neighbor’s 2024 sale, loses months; a written valuation from the current record is the cheapest protection there is.
This valuation page, our Via Veneto seller page and our Via Veneto buyer page share one fact base with the guide. Buyers can read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. For the rest of the community, see selling a Treviso Bay home, our Treviso Bay home valuation page and buying a home in Treviso Bay.
A Via Veneto home is valued in nine steps: identify the lot and product, start from the plan’s own recent sales, adjust for frontage, confirm golf status, place the flood footprint, credit the roof and systems, grade condition and the pool, price the fee stack the buyer inherits, and adjust for time and competition. Each step uses a record you can check.
The legal description, “VIA VENETO LOT” and a number, tells us whether the home is a villa or a Lennar house and which plan. Lots 1, 2, 9 to 12, 16, 17, 36, 37, 46 and 47 are the twelve villas; every other lot is a Lennar Victoria, Sophia or Isabella, and the county building record and MLS bedroom string confirm which.
We begin with the latest sale of the same plan in Via Veneto, then the same Lennar plan on Pavia’s Piacere Way, where the plans match. For a villa we start with villa sales, because the county’s villa values sit far below the market and no Lennar plan is a fair comparison.
Thirteen homes back onto the 3.21-acre lake, thirteen onto the 2.06-acre lake and four onto a Pavia lake; sixteen face the 20.53-acre Tract P-3 and one is an interior lot. The county’s own schedule adds $15,000 for a lake lot on every Lennar plan; we measure the market’s version from the closest sales rather than assume it.
Four recorded supplements joined 42 homes to the Golf Club. A golf-joined home carries a membership a golfer will pay for and $5,350 a year in golf dues; a non-golf villa carries neither. We confirm status from the Clerk’s record and the estoppel before we adjust for it.
We read your elevation certificate and overlay your house footprint on the February 2024 FEMA map. A home entirely in shaded Zone X avoids mandatory flood insurance on a federally backed loan; a home in Zone AE carries it, but every Via Veneto first floor is at least a foot above the base flood elevation, which keeps the premium reasonable.
Only one villa building has re-roofed since 2020, so a replaced tile roof, a newer air conditioner, impact windows or a whole-home generator are real value in this neighborhood. We credit what the permits and receipts document and discount what a buyer’s inspector will price.
The county does not record pools at Via Veneto, because it values the homes in its condominium class, so we confirm the pool, its heater and its cage in person. We grade kitchens, baths, flooring and outdoor living against the sold homes’ descriptions and photographs.
A buyer prices the full carrying cost into the offer: about $19,200 a year for a golf-joined house in 2026, including the $3,153.10 CDD line the MLS omits, and $15,799 in community charges at closing. We show that math so your list price is tested against it.
Finally we date-adjust the comparables to today’s market and test the result against what a buyer can see now: no Via Veneto listing, one Pavia listing at $1,699,000 and Di Napoli’s coach homes, whose twelve-month median was also $1,075,000.
Over the 36 months to September 23, 2026, the first window with ten or more sales, Via Veneto recorded 10 MLS resales at a median of $1,412,500, a range of $1,050,000 to $1,750,000, a median of $687.80 per MLS square foot, a median sale-to-list of 99.1 percent and a median of 19.5 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium VIA VENETO, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026; each sale matched to a Collier County recorded sale by parcel and date)
Closed | Address | Plan | MLS sq ft | Sale price | $ per MLS sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Dec. 1, 2023 | 9243 Veneto Place | Isabella | 2,249 | $1,375,000 | $611 | 100.0% | Sold before MLS entry |
Dec. 15, 2023 | 9275 Veneto Place | Sophia | 2,032 | $1,450,000 | $714 | 100.0% | Sold before MLS entry |
June 5, 2024 | 9259 Veneto Place | Sophia | 2,032 | $1,650,000 | $812 | 98.3% | 2 |
Nov. 14, 2024 | 9295 Veneto Place | Victoria | 1,854 | $1,750,000 | $944 | 100.0% | 4 |
Feb. 12, 2025 | 9292 Veneto Place | Villa | 2,149 | $1,450,000 | $675 | 90.9% | 14 |
Mar. 18, 2025 | 9272 Veneto Place | Isabella | 2,246 | $1,695,000 | $755 | 100.0% | 9 |
July 1, 2025 | 9209 Veneto Lane | Victoria | 1,855 | $1,300,000 | $701 | 100.0% | 59 |
Apr. 14, 2026 | 9238 Veneto Place | Victoria | 1,854 | $1,075,000 | $580 | 93.5% | 25 |
Apr. 24, 2026 | 9218 Veneto Lane | Victoria | 1,854 | $1,050,000 | $566 | 92.1% | 114 |
July 20, 2026 | 9222 Veneto Lane | Sophia | 2,035 | $1,275,000 | $627 | 94.4% | 115 |
Total volume $14,070,000. Price per square foot is sale price divided by the MLS living area, our arithmetic. Two sales were recorded by the MLS as sold before entry and carry no days-on-market figure, so the 19.5-day median is of eight.
Our rule is to widen the window until it holds ten closings. The 12-month window holds three and the 24-month window seven, so the 36-month window is the first that qualifies, and every median on this page names it. The five-year window holds 15 sales at a median of $1,400,000.
The three sales of the last year were all original 2014 Lennar houses on lake lots, all golf-joined, and all closed below list: $1,075,000 at 93.5 percent after 25 days, $1,050,000 at 92.1 percent after 114, and $1,275,000 at 94.4 percent after 115. Their total volume was $3,400,000. Three sales cannot make a trend, but they are the first three comparables an appraiser will pull.
Seven of the ten sales closed between $1,300,000 and $1,750,000, all before 2026; the three 2026 sales sit between $1,050,000 and $1,275,000. That gap is time, not product: the same Victoria plan appears at both ends of the table.
By plan, the most recent evidence puts a Victoria near $1,050,000 to $1,075,000 on 2026 sales, a Sophia at $1,275,000 on its July 2026 sale, an Isabella at $1,695,000 on its March 2025 sale, and a villa at $1,450,000 on its February 2025 sale. The older a plan’s last sale, the more a valuation must adjust it to today.
Fifteen Victorias, the smallest Lennar plan at about 1,854 county square feet, with two bedrooms plus a den, two baths and a pool bath. It has the most evidence: seven sales in five years, from $1,050,000 to $1,750,000, and both 2026 comparables. Lennar’s base price in November 2012 was $419,990, and the fifteen closed new at a median of $546,700.
Ten Sophias of 2,035 county square feet, three bedrooms plus a den and three baths. Four sales in five years: $965,000 in December 2021, $1,450,000 in December 2023, $1,650,000 in June 2024 and $1,275,000 in July 2026. New, the ten closed at a median of $538,500.
Ten Isabellas of about 2,249 county square feet, three bedrooms plus a den and two baths, the largest Lennar plan. Three sales in five years, two of them the same house: 9272 Veneto Place at $1,525,000 in 2022 and $1,695,000 in 2025, and 9243 Veneto Place at $1,375,000 in 2023. New, the ten closed at a median of $544,100, and the highest new price on the plat was $625,500 for 9280 Veneto Place, an Isabella on the lake.
Twelve villa halves of 1,939 to 2,909 county square feet, median 2,151, built 2007 to 2009 in six two-home buildings. Only one has sold in five years: 9292 Veneto Place, 2,149 square feet, at $1,450,000 in February 2025 after 14 days. Seven of the twelve are golf-joined; five are not. A villa valuation also weighs the shared wall and, in some buildings, the shared roof.
The misleading comparable for a Via Veneto owner is the 2024 peak: 9295 Veneto Place at $1,750,000 and $944 a square foot. It was a real sale, in a market that closed at full list in days. Applied to a 2026 valuation without adjustment, it overstates a Victoria by several hundred thousand dollars.
Price per square foot at Via Veneto has ranged from $566 to $944 on the MLS living area in the 36 months to September 23, 2026, with a median of $687.80; the three sales of the last 12 months ran $566 to $627. It is a useful check across plans, but it is not a valuation method on its own.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; benchmark of closed sales in ZIP 34113 and 34114 for the 12 months to 23 Sep 2026)
The MLS and the county measure size slightly differently: a Sophia is 2,032 square feet in some MLS records and 2,035 on the county roll, and an Isabella 2,246 or 2,249. The difference is small here, but always compare a price per square foot with others built from the same measure.
Calendar year | Median $ per MLS sq ft | Closings |
|---|---|---|
2021 (from September 23) | $475 | 1 |
2022 | $636 | 2 |
2023 | $734 | 4 |
2024 | $878 | 2 |
2025 | $701 | 3 |
2026 (to September 23) | $580 | 3 |
Every year holds fewer than ten sales; the column shows direction, not a market rate.
Neighborhood or community, 12 months to Sept. 23, 2026 | Closings | Median price | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|
Via Veneto (Treviso Bay) | 3 | $1,075,000 | $580 | 114 |
Treviso Bay single-family homes in the same size band | 8 | $1,275,000 | $597 | 91.5 |
Isles of Collier Preserve | 31 | $1,195,000 | $555 | 56 |
Caymas | 5 | $1,169,990 | $495 | 59.5 |
Fiddler’s Creek | 27 | $990,000 | $447 | 66.5 |
Winding Cypress | 21 | $860,000 | $412 | 73 |
Lely Resort | 32 | $848,750 | $397 | 102 |
Naples Reserve | 12 | $757,500 | $375 | 62.5 |
All 295 comparable sales pooled | 295 | $752,000 | $369 | n/a |
Method: every closed residential sale in ZIP 34113 and 34114 in the window, joined to the county roll, kept to detached homes built 2005 or later of roughly the same size as a Via Veneto house; medians of per-sale ratios. Via Veneto’s $580 ran 57 percent above the pooled $369, and only the Treviso Bay set ran higher. This is the evidence a buyer comparing South Naples golf communities weighs.
Take your plan’s most recent Via Veneto sale per square foot, not the neighborhood median, and apply it to your MLS living area as a first check. Then adjust for frontage, golf, roof and condition. If the result lands far from the same plan’s sale price on Piacere Way, the frontage or condition adjustment is doing too much work.
Via Veneto values more than doubled from Lennar’s 2012 to 2014 prices by the 2022 to 2025 resales and have come back part of the way in 2026. Lennar’s 35 houses closed new at a median of $544,500; 25 have resold, at a median gain of 55.8 percent across all resale dates and 142.5 percent for the eleven whose latest resale came in 2022 or later.
Data updated: September 2026 (Collier County Property Appraiser recorded sales; Southwest Florida MLS Matrix, pulled 23 Sep 2026; Lennar archived plan pages, 2012 and 2015)
Lennar’s archived pages listed base prices in November 2012 of $419,990 for the Victoria, $439,990 for the Sophia and $449,990 for the Isabella; by February 2015 the Sophia was $470,990. Actual closings ran higher once lots and options were added: from $445,000 for the first house, 9209 Veneto Lane, in November 2012, to $625,500 for 9280 Veneto Place in October 2014.
9272 Veneto Place, an Isabella bought new for $498,000 in 2013, resold for $1,695,000 in 2025. 9259 Veneto Place, a Sophia bought for $541,200 in 2014, resold for $1,650,000 in 2024. 9295 Veneto Place, a Victoria bought for $600,000 in 2014, resold for $1,750,000 in 2024. For the eleven Lennar houses whose latest resale came in 2022 or later, the median gain is about $822,600, a median of 9.4 percent a year.
The villas show what a peak purchase can do. 9201 Veneto Lane sold for $963,800 in the 2007 market and resold for $450,000 in 2013; 9202 Veneto Lane sold for $892,500, went through foreclosure and resold for $305,000 in 2012. Villas bought from the lender’s successor in 2012 did well: 9296 Veneto Place went from $341,500 to $541,000 in 2018 and 9291 Veneto Place from $390,000 to $799,000 in 2015. The latest villa sale, in 2025, was $1,450,000.
9272 Veneto Place closed at $1,525,000 in November 2022 and $1,695,000 in March 2025, a gain of about 11.1 percent in 28 months. 9295 Veneto Place closed at $1,500,000 in May 2023 and $1,750,000 in November 2024, about 16.7 percent in 18 months. Both second sales closed at full list within ten days, which is the market that 2026 no longer offers.
Your gain since purchase depends mostly on when you bought. An owner who bought from Lennar holds a large gain even at 2026 prices; an owner who bought in 2024 may be at or below cost. The valuation is the same either way: it starts from today’s sales, not from your purchase price.
Over the 36 months to September 23, 2026, Via Veneto homes sold at a median of 99.1 percent of list and 19.5 days on market, but the three 2026 sales closed at 92.1 to 94.4 percent of list after 25 to 115 days. The honest reading is that correctly priced homes still sell, and optimistic ones wait and then discount.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026)
In the 36-month window, five of the ten sales closed at 100 percent of list, one at 98.3 percent, and four, all in 2025 and 2026, at 90.9 to 94.4 percent. The median of 99.1 percent reflects the earlier market; the 2026 sales show buyers negotiating 5.6 to 7.9 percent off the last list price.
The two fastest sales in the window, at 2 and 4 days, closed at 98.3 and 100 percent of list. The two slowest, at 114 and 115 days, closed at 92.1 and 94.4 percent. Time on market and discount travel together here, and the first weeks of a listing carry most of the buyer attention it will ever get.
With no Via Veneto listing active or pending on September 23, 2026 and about three sales a year, supply inside the neighborhood is nil. Pavia had one listing against three sales a year and Di Napoli one active and one pending against seven. Low supply gives you room, but not unlimited room: the buyer will measure you against those listings.
Price where the 2026 comparables and the live Pavia listing support you, launch with the full document file, and review the response in the first two weeks rather than after two months. A price cut after 100 days has usually cost more than a correct price on day one.
Your buyer will compare a Via Veneto home with Pavia’s Piacere Way, where Lennar built the same Victoria, Sophia and Isabella plans on lots of about a fifth of an acre from 2012 to 2015. Pavia’s twelve-month MLS median was $1,276,000 on three sales against Via Veneto’s $1,075,000, and Pavia had one listing on the market at $1,699,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; recorded Golf Club instruments and elevation certificates)
Via Veneto | Pavia, Piacere Way | |
|---|---|---|
Homes | 47: 35 Lennar houses plus 12 villas | 51 Lennar houses |
Plans | Victoria, Sophia, Isabella plus villa halves | Nina, Victoria, Sophia, Isabella |
Built | 2007 to 2009 and 2012 to 2014 | 2012 to 2015 |
Golf | 42 of 47 by four supplements; 5 villas not joined | All 51 in the Golf Club Declaration’s original exhibit |
Leasing | 2 leases a year | Up to 4 in 12 months |
Flood | No first floor below the 7 ft base flood elevation; 20 homes in shaded Zone X | 7 homes with first floors 0.02 to 0.26 ft below an 8 ft base flood elevation |
County valuation class | Condominium class, land at zero | Single-family |
Median 2026 preliminary county value | $1,102,200 | $1,008,760 |
Isabella, not homesteaded, median county value and tax | $1,304,450; $11,767 | $1,102,094; $10,050 |
2026 lawn line | $2,527 houses, $1,998 villas | $2,586 |
MLS closings, 12 months to Sept. 23, 2026 | 3, median $1,075,000, $580 per sq ft | 3, median $1,276,000, $600 per sq ft |
MLS closings, 5 years | 15, median $1,400,000 | 13, median $1,350,000, including one Pavia Court estate home |
Active listings, Sept. 23, 2026 | 0 | 1, asking $1,699,000 |
The Pavia five-year figure uses the MLS PAVIA label, which also covers Pavia Court’s estate homes. Pavia’s own record is on our Pavia at Treviso Bay guide.
Via Veneto wins for a buyer who values flood margin, a lake, the shortest trip to the gate or a villa. Piacere Way wins for a buyer who wants four leases a year or golf written into the original declaration. A valuation that ignores which buyer your home suits will price it against the wrong neighbor.
On the last twelve months the two medians sit about $200,000 apart on three sales each, which is noise as much as signal. The overlap that matters is plan to plan: an Isabella here against an Isabella there, adjusted for lot, flood margin, golf and condition.
A buyer who finds nothing on either street often turns to a coach home in Di Napoli at Treviso Bay, where seven sales closed at the same $1,075,000 median over the twelve months. A Via Veneto valuation should show why a detached house on its own lot is worth what you are asking against that alternative.
Online estimates miss on Via Veneto homes because they are built on a county record that values these fee-simple houses in the condominium class, sets the land at zero, carries a 2026 value unchanged from 2025, and cannot see golf status, frontage, pool, roof or condition. With three sales a year, a model also has almost nothing recent to learn from.
On the 2026 preliminary roll the Property Appraiser cut most Treviso Bay single-family values by 17 to 40 percent but left every one of the 47 Via Veneto values exactly where it was in 2025. A model that leans on the assessed value inherits that freeze, and a model that leans on neighborhood trends inherits the opposite signal. Either way the estimate is not describing your house.
Every Via Veneto legal description ends in a marker that travels with the county’s condominium code, and 6,439 of the 6,445 parcels in the county with that marker are coded as condominiums. Via Veneto is the only single-family plat in Treviso Bay coded this way. A model that treats your home as a condominium unit compares it with condominiums.
The 2026 median closed 36.8 percent below the 2024 yearly median, on the same Lennar plans. A model that weights 2023 and 2024 sales overvalues a 2026 listing; a model that reacts to the three 2026 sales alone may undervalue an Isabella or a villa, whose last sales were a year or more earlier and higher.
Golf status by recorded supplement, a lake behind the house rather than the P-3 tract, a replaced tile roof, impact glass, a pool with a new heater, an air-conditioning pad already at 8 feet, distance from the commercial tract on Marc Anthony Way, and the state of a villa’s shared roof. Each moves a Via Veneto price, and none is in the data an estimate reads.
The county’s value exists to set a tax, under rules that ignore golf, frontage premiums beyond its schedule and the market’s 2026 turn. The villa at 9292 Veneto Place carried a 2026 preliminary value of $770,180 after selling for $1,450,000; an Isabella on a lake carries $1,319,450 whether it sold at $1,695,000 or not at all.
Treat it as a question, not an answer. Bring it to the valuation, and we will show you which comparable sales it used, whether it knew your plan and golf status, and how far its number sits from the same plan’s last recorded sale.
No. The county values Via Veneto homes on a fixed schedule in its condominium class: in 2026 a Victoria at $1,087,200 or $1,102,200, a Sophia at $1,186,750 or $1,201,750 and an Isabella at $1,304,450 or $1,319,450, depending on a lake or tract lot, and the villas at a median of $770,180. Sales have run both above and below those figures.
Data updated: September 2026 (Collier County Property Appraiser, value history 2021 to 2026 preliminary)
Tax year | All 47 homes (median) | 35 Lennar houses (median) | 12 villas (median) |
|---|---|---|---|
2021 | $534,235 | $565,495 | $487,300 |
2022 | $725,340 | $770,385 | $616,233 |
2023 | $912,250 | $978,250 | $769,478 |
2024 | $1,009,500 | $1,085,000 | $770,180 |
2025 | $1,102,200 | $1,186,750 | $770,180 |
2026 (preliminary) | $1,102,200 | $1,186,750 | $770,180 |
From 2021 to 2026 the Lennar median more than doubled while the villa median rose about 58 percent, and the villa median has not moved since 2024.
The two April 2026 Victoria sales, at $1,075,000 and $1,050,000, closed below the county’s own $1,102,200 value for a Victoria on a lake. For a Victoria owner in 2026, the county card is not a floor.
For villas the gap runs the other way. The 2025 villa sale at $1,450,000 was nearly double its $770,180 county value, and the replatted double lots at 9230 and 9235 Veneto Place, the two largest lots on the plat, get no extra value because the county values the land at zero.
A non-homestead Isabella in Via Veneto carries a median county value of $1,304,450 and median taxes of $11,767, against $1,102,094 and $10,050 for the same plan on Pavia’s Piacere Way, which the county values as single-family. That gap follows the coding, not the house. An owner can raise the classification with the Property Appraiser; a buyer who homesteads can apply for Florida’s exemption and the Save Our Homes cap.
A Via Veneto buyer prices in about $19,200 a year in 2026 community charges on a golf-joined house, including the $3,153.10 CDD line the MLS total omits, $15,799 in community charges at closing, and a property tax bill reset to the county value. A non-golf villa buyer prices in about $13,321 a year and $8,299 at closing.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; Collier County Property Appraiser 2026 preliminary roll)
Line | Golf-joined house | Non-golf villa |
|---|---|---|
Master Association assessment | $7,420.00 | $7,420.00 |
Golf Club assessment | $5,350.00 | $0 |
Lawn care | $2,527.00 | $1,998.00 |
Food and beverage minimum | $750.00 | $750.00 |
Wentworth Estates CDD, operations and bond debt | $3,153.10 | $3,153.10 |
Total | $19,200.10 | $13,321.10 |
Via Veneto has no neighborhood dues: its association merged into the Master in 2013.
The MLS “total recurring fees” field on the 2026 sales reads $16,047, which is exactly the four association lines and nothing else. The Master Association’s FAQ confirms that the CDD assessment is billed on the county tax bill. A buyer who finds the missing $3,153.10 after an offer tends to take it off the price; a listing that shows it first does not invite that.
The 2026 fee sheet lists a $7,500 Master Association capital contribution, a $7,500 Golf Club capital contribution on golf-joined homes, a $50 resale application, a $250 Rookery Bay Environmental Grant fee, a $299 estoppel and a $200 set-up fee. The contract decides who pays each; on a golf-joined home the contributions alone total $15,000.
Florida Statutes 689.261 requires that a buyer be warned not to rely on the seller’s taxes. The median 2026 preliminary tax figure is $9,950 across Via Veneto and $10,618 for homes without a homestead exemption, and a buyer’s bill starts from the county value, not from the seller’s capped figure.
Florida Statutes 720.401 requires a homeowners association disclosure summary before a buyer signs, and it does not apply to associations governed by Chapter 718, the condominium statute. Many Treviso Bay neighborhoods are condominiums under a Chapter 720 master; Via Veneto is not, and its only association is the Chapter 720 Master. Confirm how the rule applies to your contract with your closing agent or attorney; this is information, not legal advice.
The flood map helps most Via Veneto valuations. On FEMA’s map effective February 8, 2024, 20 homes, including every villa, sit entirely in shaded Zone X, outside the special flood hazard area, and the 27 that touch Zone AE all have first floors at least a foot above the 7-foot base flood elevation, on surveyed certificates.
Data updated: September 2026 (FEMA National Flood Hazard Layer; Collier County elevation certificate index and all 47 certificates, read 23 Sep 2026)
Twenty-two houses sit 75 to 100 percent in Zone AE: Veneto Place 9225 to 9267, except the villas at 9242 and 9246, and Veneto Lane 9210 to 9222. Five are in shaded Zone X with an AE clip of 1 to 21 percent: 9209 and 9215 Veneto Lane and 9271, 9275 and 9283 Veneto Place. Twenty are entirely in shaded Zone X. FEMA’s preliminary panel of March 2025 reproduces the same split.
The Lennar first floors run 8.00 to 8.99 feet, median 8.32, and the villa first floors 8.64 to 9.60 feet, median 9.32. In Zone AE the margins over the base flood elevation run from 1.00 foot at 9235 Veneto Place to 1.99 feet, with a median of 1.31. No Via Veneto home has a map amendment or revision letter on file.
A buyer’s lender requires flood insurance on a building any part of which lies in the special flood hazard area, so 27 homes carry the requirement on a federally backed loan and 20 do not. Citizens Property Insurance requires flood coverage on every personal residential wind policy from January 1, 2027. Collier County’s Community Rating System Class 5 gives a 25 percent discount on National Flood Insurance Program policies. A buyer converts all of that into an offer; a certificate in the listing file turns an unknown into a quote.
Nine homes have their lowest machinery at 7.50 to 7.97 feet, below the 8.0-foot level Collier County requires for replacement equipment here; seven are in Zone AE: 9218 and 9222 Veneto Lane and 9226, 9235, 9243, 9262 and 9263 Veneto Place. On those homes an aging condenser carries the added cost of a raised pad, and a valuation reflects it.
The permit record separates Via Veneto homes that have been updated from those that have not. Collier County’s reports show 79 permits on the neighborhood from January 2020 to August 2026, but only one re-roof, on villa building A, so an original 2012 to 2014 tile roof is the norm and a documented replacement is a genuine premium.
Data updated: September 2026 (Collier County monthly building permit reports, January 2020 to August 2026)
The only roof permits in the period are two issued in July 2020 for 9201 and 9205 Veneto Lane, $51,375 each, one shared villa roof permitted as two halves. No Lennar house has pulled a roof permit since 2020. Roof age drives insurability and therefore what a buyer can pay, so a roof-condition report belongs in the valuation file.
Twenty-nine air-conditioning, thirteen shutter, door, window and storm-protection, eleven electrical, ten gas for generators and gas lines, six building, four screen-cage, two plumbing, one pool and one fence permit make up the rest. The larger projects include a $162,000 remodel at 9271 Veneto Place in 2023 followed by a large screen enclosure in 2024, a $100,000 remodel at 9209 Veneto Lane in 2025, and a $50,000 pool with a screen cage at 9235 Veneto Place in 2021.
Florida’s milestone inspection and structural integrity reserve study requirements apply to condominium and cooperative buildings of three or more stories. Via Veneto homes are one- and two-story houses on platted lots, so a Via Veneto valuation carries no reserve-study or special-assessment risk of the kind that weighs on Treviso Bay’s condominium buildings.
We credit documented work, a newer roof, air conditioner, impact glass or generator, at what a buyer’s insurer and inspector will recognize, and we discount original systems near the end of their lives at what a buyer’s inspector will price. The adjustments are shown line by line in the valuation.
For homes on the north side of Veneto Place it can. Tract FD-1, a 9.07-acre commercial parcel on Marc Anthony Way owned by Prima Partners LLC, is under construction in 2026, and the nearest homes, 9230 and 9234 Veneto Place, sit 25 and 27 meters from its parcel line. For the south loop, 300 meters away, it does not.
The Master Association granted Prima Partners a lift station connection easement over Tract C-5 in October 2024 and a 24-month construction easement in February 2026. County permit reports in the first half of 2026 show fire lines, sprinkler systems and building revisions for multiple buildings filed as “Prima Auto Condos,” and a December 2025 Hearing Examiner decision approved changes to buffers and setbacks on the tract.
No Via Veneto sale has closed next to the finished project, so there is no sale to measure it from. We state the distance, show the record and let the closest comparable sales, including those farther from the tract, frame the adjustment rather than guess at one.
Five things move a Via Veneto valuation before listing: documenting the roof, a wind mitigation report and four-point inspection, a complete golf and fee file, a raised air-conditioning pad where the unit is due, and presentation. Each one removes a reason for a buyer to discount, which in a three-sale market is worth more than cosmetic spending.
Get a roof-condition report on an original tile roof. If it has years left, the report is evidence; if it does not, you can decide with real quotes whether a new roof or a price adjustment nets you more.
Both are what a buyer’s insurer asks for, and Florida’s uniform mitigation form, OIR-B1-1802, credits roof deck, roof-to-wall attachment, secondary water resistance and opening protection. Shutters and impact glass that are already installed become documented value.
The recorded supplement for your lot, your lawn line confirmed with the Master, and the full 2026 fee stack with the CDD line. For a non-golf villa, the lower carrying cost stated plainly. A buyer who sees the whole number first negotiates less.
Documented systems, roof, air conditioning, water heater and impact glass, return the most because a buyer’s insurer and inspector price them. Kitchen and bath updates help in photographs; large bespoke remodels rarely return their cost in a neighborhood whose buyers compare plan against plan.
Twenty-seven of the 47 homes carry no homestead exemption, and many buyers want a turnkey seasonal home. Offering furnishings under a separate list in the contract can widen the pool without clouding the appraisal.
You get a free in-person Via Veneto at Treviso Bay valuation by using the valuation form on this page or calling Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse writes the valuation from same-plan sales, and you receive a written opinion of value with a recommended list price and a range we can defend, at no cost.
The same-plan sales in Via Veneto and on Piacere Way with their dates, your lot and golf status from the recorded documents, your flood footprint and elevation certificate, your permit history, the buyer’s full fee stack with the CDD line, and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form as well as the form here.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
If you decide to sell, our Via Veneto at Treviso Bay seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, or to lease another season within the two-leases-a-year limit, the valuation tells you what to fix and when to list. Either way, the number is yours. If you are selling to buy your next home, Marc Comisar runs the purchase side; call him at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Via Veneto 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 15 Via Veneto resales of the last five years in the MLS against Collier County’s recorded sales; in the last 12 months we tracked all three 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 started his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks homes, meets contractors and inspectors, and handles showings through the Treviso Bay gate for owners who are out of state. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the valuation questions Via Veneto at Treviso Bay owners ask most, answered from the Southwest Florida MLS, Collier County’s roll and recorded sales, the recorded golf supplements, the Master Association’s fee sheet and FEMA’s map, each with its window and its source, and each written for Veneto Place and Veneto Lane rather than Naples in general.
It depends on your product and plan first. In the 12 months to September 23, 2026 two Victorias sold for $1,050,000 and $1,075,000 and a Sophia for $1,275,000; the last Isabella sale was $1,695,000 in March 2025 and the last villa sale $1,450,000 in February 2025. A written valuation adjusts those for your lot, golf status, flood footprint and condition.
Ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for one built from same-plan sales in Via Veneto and on Pavia’s Piacere Way, with your golf supplement, elevation certificate and permit history in hand. Use the form on this page or call Jesse McGreevy at (239) 898-6072.
Over the 36 months to September 23, 2026, the first window with ten sales, the median was $1,412,500 on 10 resales. The 12-month window holds only three sales, too few for a meaningful median, so we list them instead.
$1,075,000 for 9238 Veneto Place in April 2026, $1,050,000 for 9218 Veneto Lane in April 2026 and $1,275,000 for 9222 Veneto Lane in July 2026, all below list.
They read a county record that values the homes in its condominium class with land at zero and a 2026 value frozen at 2025, and they have only three recent sales to learn from. They cannot see golf status, frontage, pool or roof.
No. The two 2026 Victoria sales closed below the county’s Victoria value, while the 2025 villa sale closed at nearly double the villa value. The county value sets a tax; sales set a price.
The 36-month median was $687.80 per MLS square foot; the three 2026 sales ran $566 to $627, and the five-year high was $944 in November 2024.
The two 2026 Victoria sales were $1,050,000 and $1,075,000; the July 2025 sale was $1,300,000 and the November 2024 sale $1,750,000. A 2026 valuation starts from the most recent pair and adjusts for your lot and condition.
The most recent Sophia sale was $1,275,000 in July 2026, after $1,650,000 in June 2024 and $1,450,000 in December 2023. We date-adjust the earlier sales rather than average them.
The most recent Isabella sale was $1,695,000 in March 2025, and the one before that $1,375,000 in December 2023. With no 2026 Isabella sale, the valuation leans on the 2026 Victoria and Sophia sales and on Isabella sales on Piacere Way.
The only villa sale in five years was 9292 Veneto Place at $1,450,000 in February 2025. Villas are valued against villa sales, adjusted for size, golf status and the condition of the shared roof.
The county adds $15,000 for a lake lot on every Lennar plan. Three sales cannot measure the market’s premium, and all three 2026 sales were lake lots, so we price frontage home by home.
It adds a membership that a golfer will pay for and $5,350 a year in dues. All 35 Lennar houses are golf-joined and only one non-golf villa has sold in five years, so the record cannot isolate a golf premium at Via Veneto; we show a buyer the supplement and the costs.
Yes. The 2026 median of $1,075,000 on three sales is 36.8 percent below the 2024 median of $1,700,000 on two, and every 2026 sale closed below list. Small samples swing, but the direction is clear.
Lennar’s 35 houses closed new at a median of $544,500. For the eleven whose latest resale came in 2022 or later, the median gain is 142.5 percent, about $822,600.
None on September 23, 2026, and none pending. Next door, Pavia had one listing asking $1,699,000.
The 36-month median was 19.5 days on market across eight sales with a days figure; the 2026 sales took 25, 114 and 115 days.
The 36-month median was 99.1 percent; the 2026 sales closed at 92.1 to 94.4 percent.
With no competing listing and a seasonal buyer pool, yes for a home priced to the 2026 record. A price set from 2024 sales invites the long waits of 2026.
Less than elsewhere in Treviso Bay. No first floor is below the base flood elevation, and 20 homes sit entirely in shaded Zone X, outside the mandatory purchase requirement.
It lowers what a buyer can insure easily, so it shows up in offers. Only one villa building has re-roofed since 2020, so an original roof is normal here; a roof-condition report shows how much life it has left.
A buyer prices the $3,153.10 district assessment into the carrying cost. Showing it in the listing prevents a surprise that turns into a price reduction later.
The 2026 fee sheet charges them to the buyer, and the contract can move them. On a golf-joined home they total $15,000.
A buyer’s bill resets to the county value at full rate unless they homestead. The median 2026 preliminary tax for non-homestead Via Veneto homes is $10,618.
Because the county values Via Veneto homes in its condominium class. Non-homestead Isabellas carry a median value of $1,304,450 and tax of $11,767 here, against $1,102,094 and $10,050 on Piacere Way.
Pavia’s 12-month median was $1,276,000 on three sales against Via Veneto’s $1,075,000 on three. Via Veneto offers more flood margin and a lake behind most homes; Piacere Way offers four leases a year and golf in the original declaration.
For the closest north-side homes it may shape buyer interest; for the south loop, 300 meters away, it should not. No sale has closed next to the finished project, so we show the record rather than guess.
A valuation is free and built for pricing a listing; an appraisal is ordered by a lender for a loan. Most Via Veneto sellers start with the valuation and let the buyer’s lender order the appraisal.
An appraiser will use the most recent closings by plan and size, which in 2026 means the three sales above and nearby Pavia sales. We give the appraiser the plan, golf supplement, permits and elevation certificate so the report reflects your home.
That is a fair question in a turning market. Remember the two-leases-a-year cap, and use the valuation to compare a sale now with a season’s rent and a sale later.
Furnishings can widen the pool of seasonal buyers, but they do not raise the appraised value. List them separately in the contract.
Request a written valuation, confirm your golf status and lawn line, and pull your elevation certificate and roof history. Use the form on this page or call Jesse McGreevy at (239) 898-6072.
Every Via Veneto at Treviso Bay value, sale and cost on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, Collier County and state records, federal agencies, the county’s elevation certificates 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 Via Veneto at Treviso Bay owner always opens the official, current copy rather than a copy we host. Each home’s elevation certificate is also listed in the sources above, and every document here is a public record.
Document | What it proves for a Via Veneto valuation | Official authority |
|---|---|---|
Plat of VIA VENETO (2006) | Your lot, its size and its frontage | |
Declaration of Covenants for Via Veneto at Treviso Bay, OR 4112 PG 2280 | Fee-simple ownership, the answer to the county’s condominium label | |
Golf Club Supplemental Declaration, Lots 1 and 17, OR 4822 PG 1407 (2012) | Golf status for two villas | |
Golf Club Supplemental Declaration, 28 lots, OR 4853 PG 1215 (2012) | Golf status for the lots it names | |
Golf Club Supplemental Declaration, OR 5057 PG 3712 (2014) | Golf status for Lots 38, 39, 42, 43 and the replatted double lots | |
Golf Club Supplemental Declaration, OR 5069 PG 1879 (2014) | Golf status for Lots 37, 40, 41, 44, 45 and 46 | |
2026 Annual Fee Sheet, revised 11 May 2026 | The yearly and one-time charges a buyer prices in | |
Treviso Bay FAQ, 2025 | That single-family homes pay only the Master assessment and the CDD is on the tax bill | |
Wentworth Estates CDD FY2027 adopted budget | The $3,153.10 district line the MLS omits | |
2026 Flood Protection Newsletter | The replacement-equipment elevation standard and the CRS discount | |
Uniform mitigation verification form OIR-B1-1802 | The wind mitigation credits a buyer’s insurer applies | |
Florida Statutes 689.261, property tax disclosure summary | Why your buyer’s tax bill will not match yours |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Via Veneto at Treviso Bay sits inside the Naples golf-community market they work every week. Few Via Veneto homes come up for sale, so the owner who sells next should know the number first; a valuation costs nothing and commits you to nothing.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. 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.