Treviso Bay - Alberi Acqua

McGreevy and Comisar are the top-reviewed real estate team selling and buying condominiums at Alberi Acqua at Treviso Bay, Naples. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. If you are getting ready to sell your Alberi Acqua condo, or deciding whether Acqua Court is the right place to buy, this guide answers the questions that decide the price: which of three condominium associations your unit belongs to, whether the TPC Treviso Bay golf membership is bundled under the recorded Golf Club Declaration, when the milestone inspections fall due, and what you really pay each month.

Alberi Acqua is a 180-unit, six-building terrace condominium neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It holds the oldest four-story Lennar condominium buildings in Treviso Bay, the first due for a milestone structural inspection, and every one of its units carries a mandatory golf membership under the recorded Treviso Bay Golf Club Declaration.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

“Alberi Acqua” is the name the Southwest Florida MLS uses. The recorded names are Terrace I, Terrace II and Terrace III at Treviso Bay, three separate Florida condominiums on Acqua Court, Naples, FL 34113, at addresses 9715, 9719, 9723, 9727, 9731 and 9735 Acqua Ct. Every fact on this page comes from primary public records: the Collier County Clerk of Courts, the Florida Division of Corporations, the Florida Department of Business and Professional Regulation, Collier County’s milestone, flood, zoning and permit data, FEMA, USGS, the Collier County Property Appraiser roll, the Treviso Bay Property Owners Master Association and the Wentworth Estates Community Development District, each cited with the date it was retrieved.

Call Jesse direct at (239) 898-6072 for a confidential conversation about your Alberi Acqua condo, or call Marc at (239) 287-5873 if you are buying.

Key Takeaways

• Alberi Acqua = Terrace I, II and III at Treviso Bay: six four-story buildings, 30 units each, 180 units in total, on Acqua Court in Naples 34113. Terrace I holds 9715 and 9719, Terrace II holds 9723 and 9727, Terrace III holds 9731 and 9735.
• Golf is bundled by recorded document on all 180 units. Terrace I sits in Exhibit A of the original 2012 Golf Club Declaration (OR 4774 PG 2841), Terrace III and Terrace II were added by supplemental declarations (OR 4956 PG 271 and OR 5014 PG 1682), and the 2018 amended and restated declaration makes golf membership mandatory (OR 5582 PG 3518, Section 1.13).
• The milestone clock starts here. Collier County lists buildings 1, 2, 5 and 6 (9715, 9719, 9731, 9735) for a first milestone inspection by December 31, 2038, and buildings 3 and 4 (9723, 9727) by December 31, 2039: the earliest deadlines in all of Treviso Bay.
• Trailing 12 months: 11 closed sales, median $500,000, median $405.84 per square foot, median 96.0% of list price, median 68 days on market (Southwest Florida MLS, September 23, 2025 to September 23, 2026).
• Alberi Acqua is the highest-priced mid-rise terrace condominium in ZIP codes 34113 and 34114 on a like-for-like yardstick over the same window, ahead of Giaveno ($480,000) and Trevi ($407,500), which sell the same Lennar floor plans.
• True carrying cost is about $20,800 to $22,100 a year once the condominium dues, $7,420 Master Association fee, $5,350 golf fee, $750 dining minimum and the $2,288.83 Community Development District line on the tax bill are added together. The MLS fee fields leave the CDD line out.
• Flood Zone AE, base flood elevation 8 feet. The four county-filed elevation certificates put first floors at 8.00 to 8.24 feet and the air-conditioning pads at 7.4 to 7.9 feet, below today’s base flood elevation.
• Three floor plans only: Antonia (1,194 sq ft, two bedrooms), Bellini (1,232 sq ft, two bedrooms) and Celiana (1,408 sq ft, two bedrooms plus den, the end units).
• All ages, not 55+. Rentals must run at least 30 days, no more than four a year. Terrace II and Terrace III declarations cap pets at two cats or dogs under 25 pounds each.
• All three associations are now managed by Advanced Property Management Services, after Terrace III changed managers on September 9, 2026.

Why McGreevy and Comisar Are the Best Realtor for Alberi Acqua

If you’re searching for the best realtor for Alberi Acqua in Treviso Bay, Naples, whether you’re ready to sell your Alberi Acqua home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team with Domain Realty Group and $900 million in personal sales between Jesse and Marc.

Recent Alberi Acqua track record (last 12 months): In the last 12 months Alberi Acqua has seen 11 resales through the Southwest Florida MLS; we tracked every one of them, from $460,000 to $610,000, for a total of $5,751,500 in closed volume, a highest price of $610,000 and a median sale-to-list ratio of 96.0%. The MLS export behind this page does not carry listing and selling office fields, so we do not publish a representation share for Alberi Acqua here rather than estimate one.

Data updated: September 2026. Source: Southwest Florida MLS, pulled September 23, 2026, and the Collier County Property Appraiser roll.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar is a top-reviewed Alberi Acqua realtor, with clients’ own words on Google:

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review

For Alberi Acqua sellers: most owners on Acqua Court live somewhere else for much of the year (only 22 of the 180 units carry a homestead exemption), so we run the whole sale remotely when you need us to: pricing against the other five buildings and against Giaveno and Trevi, the golf and master estoppels, the association documents a buyer’s lender will ask for, and professional photography, video and drone.

Selling your Alberi Acqua home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying a home in Alberi Acqua? Read how we represent buyers in Naples, or call Marc at (239) 287-5873 for a personalized buyer consultation.

What Is Alberi Acqua at Treviso Bay?

Alberi Acqua at Treviso Bay is the MLS name for three recorded Lennar condominiums, Terrace I, Terrace II and Terrace III at Treviso Bay, which together hold 180 two-bedroom units in six four-story buildings on Acqua Court, Naples, FL 34113. Each condominium owns two buildings, has its own board and budget, and answers to the Treviso Bay master association.

That structure is the first thing to understand, because almost every practical question on Acqua Court has three answers rather than one. Your condominium dues, your estoppel, your board, your reserve study and your recorded rules belong to your Terrace association, not to “Alberi Acqua.” The Collier County Property Appraiser records each condominium separately, with exactly 60 unit parcels apiece, and the Florida Division of Corporations carries three separate not-for-profit corporations.

The six buildings, by address

Building numbers, certificate-of-occupancy dates and milestone years come from Collier County’s milestone inspection registry and the county’s Milestone Buildings by Year list, retrieved September 23, 2026; the unit ranges come from Collier County Site Address Points.

The build order was I, then III, then II

The condominium numbers do not match the order the buildings went up. Terrace I closed its first 47 units in the last week of November 2012, Terrace III followed between August and November 2013, and Terrace II came last, in April and August 2014. The Property Appraiser’s year-built field (2012, 2013 and 2014) and the county’s certificate-of-occupancy dates agree on that sequence. Inside Terrace III, building 6 (9735) was declared and finished before building 5 (9731); inside Terrace II, building 4 (9727) was Phase 1 and building 3 (9723) was Phase 2, as the recorded phase amendments and the building elevation certificates both state.

One date question stays open between two county records. The Property Appraiser dates Terrace I to 2012 and 47 original deeds were recorded between November 26 and November 30, 2012, while the milestone registry gives both Terrace I buildings a certificate of occupancy of March 4, 2013. The most likely reading is that the deeds followed temporary certificates and the registry records the final ones. The milestone deadline is calculated from the registry date, which is why Terrace I is due in 2038 rather than 2037.

The recorded documents that create Alberi Acqua

Every instrument above is indexed in the Collier County Clerk’s Official Records search and was read on the recorded image or a text copy of it. All three declarations sit on Tract FD-1 of the Lipari-Ponziane Replat, Plat Book 51, pages 62 to 63. Each unit carries a one-sixtieth undivided share of its own condominium’s common elements and one vote.

Where the name comes from, and what we could not verify

The word “Alberi Acqua” appears in no recorded document, no county dataset and no surviving Lennar marketing page from 2011 to 2015. The county’s own name for the land is Acqua Di Treviso: that is the title of the 2011 site development plan amendment that covers all six buildings (Collier project PL20110001276, in the county’s CityView projects layer), and every Acqua Court elevation certificate identifies its building as “Building N, Acqua Di Treviso.” The Treviso Bay master association’s 2013 and 2014 newsletters welcomed new owners under the heading “Acqua,” and the association’s 2025 rules for Terrace II refer to “the Acqua Pool.” “Alberi” is Italian for “trees,” so the MLS label reads as “trees, water.” Who first used it, and when, we could not establish from any primary source, and we do not guess.

Not to be confused with

• The Italian phrase itself. Search “alberi acqua” on its own and you get Italian pages about aquatic trees. Pair it with Treviso Bay or Naples.
• Aqua Court or the Aqua condominium in Naples 34102. Different street, different ZIP code, different product. Acqua Court, with a “c,” is inside the Treviso Bay gate in 34113.
• Ponziane. Some public pages list Ponziane as a Treviso Bay terrace neighborhood. It is not: Ponziane is a street of 34 Lennar estate homes on Corso Bello Drive.
• Giaveno and Trevi. The same Lennar terrace buildings, on other streets, in other associations: Giaveno is Terrace IV to VI and Trevi is Terrace VII to X.
• Treviso, Italy. Treviso Bay is an unincorporated Collier County community on US-41 East, roughly 6.3 miles from Fifth Avenue South.

How to read an Alberi Acqua unit number

Alberi Acqua unit numbers are a code, and once you can read it you can place any listing in seconds. The first digit is the county building number (1 to 6), the second digit is the floor (1 to 4), and the third digit is the position along the building. Floors one to three have eight units, numbered 1 to 8, and the fourth floor has six. So unit 537 is building 5 (9731 Acqua Ct, Terrace III), third floor, position 7, and unit 146 is building 1 (9715 Acqua Ct, Terrace I), fourth floor, position 6. Positions 1 and 8 on floors one to three are the 1,408-square-foot Celiana end units.

Living in Alberi Acqua as a Homebuyer

Living in Alberi Acqua means a two-bedroom, elevator-served condominium on the quiet south-central side of Treviso Bay, with a heated satellite pool on Acqua Court, the TPC clubhouse under two-thirds of a mile away, and state conservation land beyond the lakes behind the buildings. It suits golfers, seasonal owners and buyers who want Treviso Bay’s full membership for the lowest price of entry.

The daily rhythm is simple. You park in your own covered carport space, take the elevator up, and your storage room and mailbox are assigned to your unit by the Declaration of Condominium. The six buildings form a shallow arc about 388 meters long, 9715 at the east end and 9735 at the west, and they face Acqua Court to the north and Wentworth Estates CDD lakes to the south.

The setting: lakes in front, preserve beyond

Parcel geometry from the Collier County Property Appraiser roll shows Community Development District lake tracts 23 to 60 meters south and southwest of five of the six buildings, a South Florida Water Management District preserve easement 31 meters from 9715, and a 299-acre state-owned tract, recorded to the Board of Trustees of the Internal Improvement Trust Fund for recreation and parks, 66 to 124 meters from the buildings. That tract is part of the lands around the Rookery Bay reserve. No Alberi Acqua building fronts the golf course: the nearest golf-course parcel is 505 meters from 9715 and 893 meters from 9735. Lennar’s 2013 marketing described Treviso Bay as “surrounded by natural preserve,” which on Acqua Court is literal. Which individual units look at water, preserve or parking is not recorded anywhere public, so ask for the view on each listing and confirm it at the showing.

The Terrace Pool at 9720 Acqua Court

The satellite pool on Acqua Court predates almost everything else in the community. The Coach Homes II prospectus lists it as “Satellite Pool #2, 9720 Acqua Court,” heated; the county roll records a 1,092-square-foot pool, a 592-square-foot carport and a small cabana building on the master association’s parcel, built in 2013; and the master association’s July 2013 newsletter held events “at Terrace Pool.” It sits 72 meters from 9719 and 322 meters from 9735. The Terrace II rules recorded in 2025 bar smoking and vaping at the Acqua pool and direct noise complaints to the master association’s management office. The pool cabana has its own FEMA elevation certificate, with its floor at 8.13 feet.

How far Alberi Acqua is from everything inside the gate

Straight-line distances measured from each building’s address points in Collier County Site Address Points, September 23, 2026. Alberi Acqua is the terrace group closest to the TPC clubhouse (Trevi’s buildings are 1.08 to 1.26 miles away) and the farthest from Club Rilassare.

Where Alberi Acqua sits in greater Naples

Treviso Bay’s main gate at 9050 Treviso Bay Boulevard opens onto US-41 East. Measured drive times from the community, free-flow and without seasonal traffic, run about 14 minutes (6.3 miles) to Fifth Avenue South, 18 minutes to Naples Municipal Airport, 58 minutes (39.8 miles) to Southwest Florida International Airport, 14 minutes to the Rookery Bay Environmental Learning Center and about 29 minutes to the Marco Island beaches. The nearest 24-hour emergency room is Physicians Regional Medical Center on Collier Boulevard, about 5.1 road miles away, and NCH Baker Hospital downtown, home to Collier County’s comprehensive stroke center, is about 7.3 miles. Winter traffic from January through April adds real time to every one of those figures.

Who Alberi Acqua suits, and who it does not

Alberi Acqua suits a golfer who wants a TPC membership for the lowest entry price in Treviso Bay, a seasonal owner who wants to lock the door and leave, and a buyer who prefers an elevator building to stairs. It suits a buyer with a large dog less well (Terrace II and III cap pets at 25 pounds), a buyer who wants a garage (the buildings have carports), a buyer who wants to rent by the week (30 days is the minimum), and a buyer who is not a golfer and would rather not pay $5,350 a year for membership: Trevi sells the same floor plans without it.

Alberi Acqua Market Snapshot: What Sold in the Last 12 Months?

Alberi Acqua recorded 11 closed sales in the 12 months from September 23, 2025 to September 23, 2026, at a median price of $500,000, a median of $405.84 per square foot, a median 96.0% of the final list price and a median 68 days on market. Data updated: September 2026.

Those figures come from our own Southwest Florida MLS pull of September 23, 2026 (Treviso Bay, every closed sale for five years, MLS subdivision field “Alberi Acqua”), recomputed twice by independent methods, and every sale was checked against the deed on the Collier County Property Appraiser roll. The median of 11 sales is the sixth value, so it is an observed sale price, not an average of two. Price per square foot and sale-to-list are medians of each sale’s own ratio, not a ratio of averages. One sale was recorded as a special-circumstance (SDE) record without a days-on-market figure, so days on market is the median of 10.

The 11 Alberi Acqua sales, one by one

Source: Southwest Florida MLS, pulled September 23, 2026; plan and floor from the county roll. The September 11, 2026 sale closed after the Property Appraiser’s August 29 file date, so no deed for it is in the roll yet; without it, the range is $460,000 to $595,000.

What the 11 sales say by plan, by association and by price band

• By plan: Antonia $479,000 (3 sales), Bellini $508,750 (2), Celiana $542,500 (6). By bedrooms: two-bedroom $500,000 (5), two-bedroom plus den $542,500 (6).
• By association: Terrace I $500,000 (4 sales), Terrace II $550,000 (4), Terrace III $490,000 (3).
• By price band: three sales between $450,000 and $499,999, five between $500,000 and $549,999, two between $550,000 and $599,999, one at $600,000 or more. None closed below $450,000.
• Mean price: $522,864, pulled above the median by the three Celiana sales at $585,000 and higher.

What is for sale right now

On September 23, 2026 five Alberi Acqua units were active and none was pending: 9727 #436 at $525,000, 9715 #113 at $489,900, 9719 #214 at $475,000, 9735 #615 at $449,900 and 9731 #514 at $439,000. The median list price was $475,000 and the median time on market 156 days. Four of the five are first-floor units and none is a Celiana end unit. Five listings against 11 sales in a year is roughly five and a half months of supply.

Selling an Alberi Acqua condo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Treviso Bay or call Marc at (239) 287-5873.

How Alberi Acqua sales reconcile with the county’s deeds

We checked all 50 Alberi Acqua closings of the last five years against the Property Appraiser’s recorded sales. Forty-eight match a deed at the identical price. One is a special-circumstance sale the MLS shows at $605,000 and the county records at $600,000, and the other is the September 2026 sale above, which the county file does not yet carry. The county also records sales that never pass through the MLS, which is one reason we read the roll alongside every pull.

How Have Alberi Acqua Prices Moved Since 2021?

Alberi Acqua prices rose from a $475,000 median in late 2021 to a $565,000 peak in 2024, fell 11.5% to $500,000 in 2025, and have steadied at $517,500 for 2026 to date. Sale-to-list slid from 100% to about 96% as days on market lengthened from single digits to between 47 and 68. Data updated: September 2026.

Source: Southwest Florida MLS, five-year closed pull of September 23, 2026 (50 closings: median $541,500, median $441.38 per square foot, median 98.5% of list, median 12 days on market; five-year high $690,000 for a Celiana at 9723 in June 2025).

The longer arc, from the county’s deeds

The MLS window starts in 2021, but the county roll goes back to the first Lennar closing. Resale prices barely moved between 2014 and 2019 (a qualified-resale median of $242,000 in 2014 and $269,500 in 2019), dipped to $240,900 in 2020, then jumped to $352,000 in 2021 and $559,000 in 2022. That step is the whole story of appreciation on Acqua Court: owners who bought from Lennar in 2012 to 2014 and sold after 2022 did very well, and owners who sold before 2021 made modest gains.

What the county values say

The Property Appraiser values every Alberi Acqua building identically, by plan and floor. The median just value of all 180 units was $220,176 in 2021, $305,534 in 2022, $461,416 in 2023, $416,120 in 2024 and $454,600 in 2025, and the 2026 preliminary roll cuts it 8.1% to $417,640. The 2026 grid runs from $402,380 for a first-floor Antonia to $475,160 for a third-floor Celiana, rising $5,000 a floor, with a further $5,000 for the fourth-floor corner Bellini units. The 2026 values are preliminary until the roll is certified.

Alberi Acqua vs Giaveno: How Does Alberi Acqua Compare With Giaveno, Trevi and Other Naples Mid-Rise Condos?

Alberi Acqua is the highest-priced mid-rise terrace condominium in ZIP codes 34113 and 34114 over the last 12 months, measured on one like-for-like yardstick: 1,000 to 1,700 square foot units in buildings of 16 or more units built since 2000. It leads Giaveno by $20,000 and Trevi by $92,500 on a median price basis. Data updated: September 2026.

Yardstick: Southwest Florida MLS closed sales September 23, 2025 to September 23, 2026 in ZIP 34113 and 34114, joined to the Collier County Property Appraiser roll (condominium use code, 16 or more units per street address, built 2000 or later, 1,000 to 1,700 county square feet). The Forest Glen Britannia condominiums (nine sales across four associations, $260,000 to $305,500) fell inside the same cut.

The wider condo market in the same two ZIP codes

On a looser MLS-only cut (any unit address with a unit number, 1,000 to 1,700 square feet, two or three bedrooms, five or more sales), Treviso Bay as a whole sold 52 such condos at a $500,000 median, second only to Isles of Capri’s seven waterfront sales at $550,000, and ahead of Lely Resort ($380,000, 53 sales), Falling Waters ($360,000), Forest Glen ($305,000), Fiddler’s Creek ($305,000), Port of the Islands ($297,500) and Lely Country Club ($270,000). Inside Treviso Bay the same cut runs Venezia $800,000, Avellino $560,000, Alberi Acqua $500,000, Giaveno $480,000 and Trevi $407,500.

What the comparison means for each side

For a seller, the benchmark is a reminder that the buyer pool for Alberi Acqua is small and specific: people who want Treviso Bay golf, in an elevator building, for the lowest total price of entry. Your competition is the other Acqua Court listings and the Giaveno inventory, not the whole Naples condo market. For a buyer, the benchmark says Alberi Acqua sells more slowly than Trevi (68 days against 46) and at a slightly deeper discount from list, which is room to negotiate on a unit that has been listed for months.

Alberi Acqua vs Giaveno at a glance

Data updated: September 2026. Alberi Acqua’s true rival is Giaveno at Treviso Bay, the only other street where a Terrace condominium comes with golf by recorded document; Trevi at Treviso Bay is the no-golf alternative in the same Lennar building. This decision table sets Alberi Acqua and Giaveno side by side on the record.

Sources: Southwest Florida MLS, closed 09/23/2025 to 09/23/2026; Collier County Property Appraiser 2026 preliminary roll; recorded declarations and golf instruments, Collier County Clerk; county-filed elevation certificates; Collier County permit files and milestone registry; association filings with the Florida Division of Corporations.

Who should choose Alberi Acqua, and who should choose Giaveno

Choose Alberi Acqua if you want golf with the thickest flood margin of the two golf blocks, first floors at or above today’s base flood elevation on every surveyed building, one management company across all three associations, and the street that has held the top resale price in the Terrace group. Choose Giaveno if you want the same golf membership for about $20,000 less, newer buildings with later milestone deadlines, a shorter walk to the clubhouse, and re-roof permits already pulled on four of six buildings, where Acqua Court’s roofs have had none since 2020. If golf is not the point, Trevi is the same floor plan for about $92,500 less. Sellers on Acqua Court should price against Acqua Court first and Giaveno second. And when you compare agents the way this page compares buildings, start with how the best real estate agents in Naples compare on the public record.

Ready to Sell Your Alberi Acqua Condo at Treviso Bay, or Buy a Golf-Bundled Terrace Condo on Acqua Court?

Alberi Acqua closed 11 sales in the last 12 months at a median of $500,000, and five units were for sale on September 23, 2026, four of them on the first floor. If you own on Acqua Court, a pricing conversation now, grounded in the other five buildings and in Giaveno and Trevi, is worth more than any automated estimate. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers in Treviso Bay and Naples or call Marc at (239) 287-5873.

Why Does Alberi Acqua Sell for More Than Trevi on the Same Floor Plans?

Alberi Acqua sells for more than Trevi because every Alberi Acqua unit carries a recorded, mandatory TPC Treviso Bay golf membership and no Trevi unit does. The floor plans, the builder and the building design are the same; the buildings on Acqua Court are two to seven years older. Golf, not age, explains the gap.

The evidence lines up from four independent directions:

1. The recorded documents. Terrace I, II and III are submitted to the Treviso Bay Golf Club Declaration, whose Section 1.13 says membership “is mandatory for the Owners of all Lots or Living Units submitted to this Declaration” (OR 5582 PG 3518). The Terrace VII to X declarations that govern Trevi say golf membership is “not appurtenant” to any unit. The full chain of instruments is in the next section.
2. The county’s values. The Property Appraiser values Alberi Acqua and Giaveno identically, unit for unit, and both exactly $80,000 above Trevi in 2025 and again in the 2026 preliminary roll (median $417,640 against $337,640). Giaveno is golf-bundled too; its buildings are two to five years newer than Alberi Acqua’s and still get no premium over it.
3. The market. On the county’s recorded deeds, Alberi Acqua’s priced resales since September 2025 have a median of $500,000 against Trevi’s $410,000, a premium of $90,000 or 22.0%, and $78.80 a square foot, or 24.3%.
4. The MLS fee fields. Forty-six of the 55 Alberi Acqua MLS records of the last five years carry a golf club fee, matching the master association’s published Golf Association line, against 4 of 96 Trevi records.

What the premium costs you to carry

A golf-bundled unit pays the Golf Association fee every year under the Golf Club Declaration: $5,350 in 2026. Against Terrace VII at Trevi, a Terrace I owner’s effective annual cost is about $5,130 higher once the slightly lower Terrace I condominium dues are netted off. At a $90,000 price premium, that is the trade a buyer is making: pay more once, and more every year, for a membership that cannot be bought separately. The master association’s FAQ states plainly that no additional golf memberships are available.

Why older buildings still lead

Age usually costs a condominium, and on Acqua Court it will matter as the 2038 and 2039 milestone inspections approach. So far, the market has priced the membership above the age. Alberi Acqua buyers paid Lennar the least of any Terrace group (a $211,200 median in 2012 to 2014, against $250,350 at Giaveno and $222,000 at Trevi), and today Alberi Acqua resells at the top of the three.

Is Golf Membership Bundled With Every Alberi Acqua Condo?

Yes. Every one of the 180 Alberi Acqua units is submitted to the recorded Treviso Bay Golf Club Declaration, which makes golf membership mandatory for the owner and inseparable from the unit. The proof is a chain of recorded instruments, one for each condominium, carried forward into the 2018 amended and restated declaration. Here is each link.

Golf status in Treviso Bay is set by the recorded documents, not by the MLS, a listing remark or a sales brochure. The master association’s 2025 FAQ says 825 of Treviso Bay’s 1,431 homes are bundled with golf membership and that bundling was “exclusive to the properties that have been selected by the developer.” The Golf Declaration explains how a home was selected: by inclusion in its Exhibit A, by a written consent and joinder, or by a supplemental declaration naming it.

Terrace I: in the original 2012 Golf Club Declaration

The original Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club was recorded on March 15, 2012 at OR 4774 PG 2841 (Instrument 4669090, 57 pages). Its Exhibit A carries the legal description “Terrace I at Treviso Bay, a Phase Condominium (Overall Description),” on part of Tract FD-1, Lipari-Ponziane, at OR 4774 PG 2872 to 2873, in the same exhibit run as Coach Homes I and Veranda I. Terrace I was in golf from the first day it existed.

Terrace III: added by supplemental declaration on August 16, 2013

Lennar recorded a Supplemental Declaration annexing “Terrace III at Treviso Bay, a Phase Condominium” to the Golf Club Declaration at OR 4956 PG 271 (Instrument 4879343), e-recorded on August 16, 2013 at 4:46 p.m. The Terrace III Declaration of Condominium itself was recorded 32 minutes later, at OR 4956 PG 295.

Terrace II: added by supplemental declaration on March 6, 2014

The Supplemental Declaration annexing Terrace II, on Tract FD-1 of the Lipari-Ponziane Replat, was recorded at OR 5014 PG 1682 (Instrument 4952336) on March 6, 2014, in the same minute as the Terrace II Declaration of Condominium (OR 5014 PG 1687). A text copy of the recorded supplement is on HOAproxy’s mirror of the Golf Club’s recorded documents.

All three carried into the 2018 amended and restated declaration

The Amended and Restated Declaration and Bylaws of the Treviso Bay Golf Club, adopted at the members’ meeting of December 17, 2018, was recorded at OR 5582 PG 3518 (Instrument 5651024, 88 pages). Its Exhibit A carries Terrace I and reproduces the Terrace III and Terrace II supplements. The operative words:

• Section 1.13: “Membership is mandatory for the Owners of all Lots or Living Units submitted to this Declaration.”
• Section 4.6: ownership of a unit and its membership “may not be separated or separately conveyed,” and no one who does not hold record title to a lot or living unit may hold a membership.
• Section 6.4: a resale capital contribution is levied on the buyer at closing, set by board resolution at a uniform rate. The 2026 figure is $7,500.

A searchable copy of the recorded 2018 instrument is on HOAproxy; the recorded image is in the Clerk’s Official Records.

The condominium declarations agree

Section 10 of each Terrace I, II and III Declaration of Condominium is titled “Provisions of Golf Club Declaration, Master Declaration and The District” and says each unit owner “is subject to all of the terms and conditions set forth in the Golf Club Declaration.” A full-text search of all three declarations finds no “not appurtenant” sentence, the clause that removes golf from Trevi, Avellino and Casoria units.

The Golf Club bills and liens Acqua Court units

The Clerk’s index shows the Golf Club recording liens against individual Terrace I and Terrace II units for unpaid golf charges in 2018, 2019 and 2021, each later satisfied. A club does not lien a unit it has no claim on.

What changed in 2023

A Certificate of Amendment to the golf declaration and bylaws, adopted at the annual meeting of March 27, 2023 and recorded May 3, 2023 at OR 6242 PG 3925 (Instrument 6397678), lets the Golf Club suspend a golf member’s use rights for unpaid master association charges, and requires approval by a majority of golf members present and voting for any material alteration or addition costing more than 10% of the club’s annual budgeted revenue in a year, with exceptions for necessary repair, replacement and legal compliance.

What the golf membership costs, and what it carries

The 2026 Golf Association fee is $5,350 a year (dues $3,850, reserves $1,400, capital $100), on top of the $7,420 master association fee, per the master association’s 2026 Annual Fee Sheet. A resale buyer pays a $7,500 Golf Club capital contribution at closing in addition to the $7,500 master capital contribution. The golf fee has risen from $3,680 on 2021 MLS records to $5,350 in 2026, about 45% in five years. The course itself is the Arthur Hills design that opened in 2008 with PGA TOUR player Hal Sutton as player consultant, is member-owned by Treviso Bay Golf Club, Inc., and is managed by Troon; the club’s tee information page lists 7,365 yards from the back tee.

How a buyer confirms golf status on a specific unit

1. Order the Golf Club and master association estoppels and read the golf charges on them.
2. Ask the title company to confirm the unit’s condominium is in the Golf Club Declaration’s Exhibit A or a recorded supplement (for Acqua Court, OR 4774 PG 2841, OR 4956 PG 271 or OR 5014 PG 1682).
3. Read Section 10 of the unit’s own Declaration of Condominium.

A listing remark saying “golf included” is not proof, and neither is a blank golf fee field in the MLS: nine of the 55 Alberi Acqua MLS records show no club fee, which the recorded Declaration chain says is an entry omission, not a non-golf unit.

Tenants and the golf membership

An owner who leases must transfer social privileges to the tenant for the tenant to use the amenities, and may transfer golf privileges for an optional $250 fee under the 2026 fee sheet. While privileges are transferred, the owner uses the facilities only as a guest.

Selling a golf-bundled Acqua Court condo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Treviso Bay or call Marc at (239) 287-5873.

How Alberi Acqua Came to Be: From V.K. Development to Lennar’s Terrace Condominiums

Alberi Acqua was built by Lennar, which took over Treviso Bay after the original developer, V.K. Development, stalled. Lennar’s Terrace Condominiums page went live in October 2011 as “coming soon,” was priced from the high $100,000s by January 2012, and closed its first 47 Acqua Court units in November 2012.

The takeover

Treviso Bay’s golf course opened in 2008 under the original developer. A December 2011 settlement and forbearance agreement with the Wentworth Estates Community Development District’s bondholders, recorded in the district’s own records, brought Lennar in as the current developer. Lennar’s Terrace Condominiums page on its own site was captured by the Internet Archive on October 26, 2011 reading “New homes coming soon,” with Manatee Middle and Lely High listed as the schools.

Launch pricing and the “bundled golf” promise

By January 29, 2012 the page read “New homes priced from the high $100,000’s” and promised: “Between our 18 hole bundled golf course, highly anticipated sport and fitness center and club house, you may never want to leave Treviso Bay!” The three plans were priced at $179,990 (Antonia), $194,990 (Bellini) and $209,990 (Celiana). The March 2012 capture calls the buildings “4 stories,” and the June 2013 capture lists “Gated, Golf Course, Master Insurance, Fully Maintained Lawns.” Lennar sold from its Welcome Home Center at 9004 Tamiami Trail East.

Not Lennar’s only first product

Alberi Acqua is sometimes described as the first thing Lennar built at Treviso Bay. The recorded documents say otherwise: Coach Homes I, Terrace I and Veranda I were launched together, all three sit in Exhibit A of the same March 15, 2012 Golf Club Declaration, and the Coach Homes I and Terrace I associations were incorporated on the same day, March 13, 2012. What Alberi Acqua can claim is narrower and more useful: its buildings are the oldest four-story condominium buildings in Treviso Bay.

Turnover to owners

The master association’s February 2014 newsletter announced that “On February 28, 2014, Terrace I and III will hold a Turnover meeting at Villa Rilassare,” the point at which owners took control of their boards from Lennar. The developer guarantee periods in the declarations ran through 2014 and 2015.

Prices then and now

Lennar raised its prices about 22% from the first building to the last: the median original closing was $187,950 at 9715 in 2012 and $239,650 at 9723 in 2014. Across all 180 units, the median original price was $211,200 ($170.40 per county square foot), with a range of $177,500 to $285,000. Today’s T12 median is $500,000.

The Homes: What Are the Antonia, Bellini and Celiana Floor Plans?

Alberi Acqua has exactly three floor plans, all Lennar designs and all two bathrooms: the Antonia at 1,194 square feet, the Bellini at 1,232 square feet, and the Celiana at 1,408 square feet with two bedrooms plus a den. Those three sizes match the county roll to the square foot, in all six buildings.

Sources: Lennar’s own plan pages as captured by the Internet Archive in November 2012 (Antonia, Bellini, Celiana), and the Collier County Property Appraiser building file. Lennar called the Celiana “Lennar’s largest terrace condominium floorplan.” There are no three-bedroom units and no half baths anywhere on Acqua Court.

Why the square footage differs from listing to listing

Three different measurements circulate for the same units. Lennar’s 2012 and 2013 pages, and the county roll, use 1,194, 1,232 and 1,408. The recorded declarations state air-conditioned areas instead: 1,107 to 1,284 square feet in Terrace II and 1,120 to 1,302 in Terrace III, and a 1,318 to 1,544 range in the original Terrace I table that was later replaced by amendment. Lennar’s later terrace pages (for Giaveno and Trevi) switched to the smaller air-conditioned figures, and some Alberi Acqua listings still carry them, so a Bellini can appear as 1,137 square feet. We quote the county figures, which make price per square foot comparable across listings.

Floor by floor: 30 units, four stories

Each building has 30 units: eight on each of floors one to three and six on the fourth floor. Per building that is six Celiana end units, 16 Bellinis and eight Antonias. The fourth floor has no Celiana, so the largest top-floor plan is the Bellini; the fourth-floor corner Bellinis carry the highest county value of any Bellini in the building.

A county data quirk on two units

In building 5 (9731 Acqua Ct) the Property Appraiser’s building file records unit 513 at 1,194 square feet and unit 515 at 1,232, the reverse of every other building. The county’s own value grid, Lennar’s original prices and the MLS all treat 513 as the Bellini and 515 as the Antonia, so we read it as a transposition in the building file. If you own either unit, your listing should carry the plan-correct size.

Carport, storage room and mailbox

Every Alberi Acqua unit comes with one assigned covered parking space in a carport, one assigned storage area and one assigned mailbox, all limited common elements that belong to the unit under Section 3.14 of each Declaration of Condominium and cannot be sold separately. None of the phases includes recreational facilities of its own (Section 3.8); the Acqua Court pool belongs to the master association. The buildings have elevators and no garages.

Construction and standard features

Lennar sold the terrace buildings as its “Bellagio Series” with an “Everything’s Included” package. The 2012 feature sheet was never archived, but the surviving 2015 Bellagio Series sheet for Treviso Bay lists steel-reinforced concrete block construction, fire sprinklers, hurricane impact glass, concrete roof tile, elevators, screened lanais, stainless appliances, granite kitchen counters and a washer and dryer. The recorded declarations confirm two points directly: Section 11.1.5 bars owners from altering “the impact resistant glass windows and sliding glass doors,” and the Terrace III declaration refers to the building’s post-tension concrete slabs, which owners may not penetrate.

Which floor sells for more

Lennar charged almost nothing for height: on the original 2012 to 2014 sales, fourth-floor units sold only 1.1% higher per square foot than first-floor units. The resale market now pays more. On qualified county resales since 2022, third-floor units have sold about 10.7% higher per square foot than first-floor units and fourth-floor units about 7.4% higher. The MLS gives the same direction over five years. The first floor has its own buyers, those who want no stairs and no elevator wait, but it is also where four of the five current listings sit.

What Did Original Buyers Pay, and How Much Have Alberi Acqua Prices Appreciated?

Original Alberi Acqua buyers paid Lennar a median of $211,200 between November 2012 and September 2014. The ten owners who resold between September 2025 and June 2026 sold at a median of 140.3% above their original price, a median gain of $292,000, after a median hold of 12.4 years. Data updated: September 2026.

Original sales, by year and association

By condominium, the median original price was $189,750 in Terrace I, $210,000 in Terrace III and $232,100 in Terrace II. Source: Collier County Property Appraiser recorded sales, the first priced conveyance of each unit.

Appreciation windows

• All-time, original price to latest qualified resale (117 units): median +40.6%, median gain $77,700, median compound annual growth 6.9%. That figure is held down by the many resales in the flat 2014 to 2020 period.
• Resales since January 2022 (38 units): median +155.3%, median gain $328,250, compound annual growth 9.9%, median hold 10.1 years.
• Resales since September 23, 2025 (10 units): median +140.3%, median gain $292,000, compound annual growth 7.0%.

Only one qualified resale on Acqua Court has ever closed below its original price: a unit bought for $223,800 in August 2014 and resold for $223,100 in November 2019, a 0.3% loss. Over the same recent window, Giaveno resales show +98.7% and Trevi +87.7%; Alberi Acqua’s larger multiple reflects its lower entry prices and longer holds.

Who Owns in Alberi Acqua?

Alberi Acqua is overwhelmingly a second-home and investor address. Only 22 of the 180 units (12.2%) carry a Florida homestead exemption on the 2026 preliminary roll, the lowest share of the three Treviso Bay terrace groups (Giaveno 17.2%, Trevi 19.6%), and 21 owners have mailing addresses outside the United States.

Where Alberi Acqua owners live

Of the 180 owner mailing addresses on the county roll, 159 are in the United States, 18 in Canada and one each in Switzerland, the United Kingdom and China. The leading states and provinces are Florida (66), Massachusetts (19), Ontario (16), New York (14), New Jersey (11), Pennsylvania (9), Michigan (8) and Illinois (5). At the original Lennar sales, 54 of the 180 buyers (30%) were companies or trusts.

How often units change hands

Owners on Acqua Court hold. Across 14 years, 122 of the 180 units have resold at least once and 58 have never resold; 42 show no recorded instrument of any kind since the original deed. Turnover ran at 6% to 17% of units a year between 2015 and 2022, and above 10% in most of those years, then fell to 5.0% in 2023, 4.4% in 2024, 5.0% in 2025 and 3.3% in 2026 through June. Alberi Acqua has had the lowest turnover of the three terrace groups since 2023.

What that means for buyers and sellers

Low turnover and a large absentee share mean a thin, patient market: few listings, long marketing times and owners who can wait. For a seller, the buyer who wants Acqua Court usually has few alternatives in any given month, which supports price. For a buyer, the owner who lives in Ontario and has held since 2013 may be more flexible on timing than on price.

What Amenities Come With an Alberi Acqua Condo?

An Alberi Acqua condo comes with three layers of amenities: the Acqua Court satellite pool and the building elevators at your door, the full Treviso Bay master association clubhouse, spa, fitness and tennis privileges that attach to every Treviso Bay deed, and a TPC Treviso Bay golf membership bundled with the unit under the recorded Golf Club Declaration.

Inside the Alberi Acqua buildings

Elevators, a covered carport space, a storage room and a mailbox per unit (Section 3.14 of each Declaration of Condominium), and building refuse areas. There is no clubhouse, pool or fitness room owned by the three condominiums themselves; Section 3.8 of the declarations says none of the phases includes recreational facilities.

From the master association, for every owner

The master association’s common facilities include the 64,000-square-foot Tuscan-style TPC Treviso Bay clubhouse, built in 2016 at 9800 Treviso Bay Boulevard; the Club Rilassare campus at 9323 Treviso Bay Boulevard with its resort pool, spa and salon, fitness center, café bar and lighted tennis courts; five satellite pools including the one on Acqua Court; and the gated entry. The Coach Homes II prospectus of 2015 lists “9 lighted tennis courts … eight (8) are for play; one (1) for practice,” two bocce courts and a half basketball court at the sports center. The 2026 master association fee is $7,420 a year, plus a $750 food and beverage minimum.

From the Golf Club, because every unit is golf-bundled

Full golf privileges on the Arthur Hills course, governed by the Golf Club’s own declaration and bylaws. Owners of non-golf Treviso Bay homes can use the course only when the Golf Club opens it to non-golf members, which Section 4.4(F) of the Golf Declaration allows.

What is not there

No marina, no private boat slips and no beach club: Treviso Bay has none. The closest Gulf beaches are on Marco Island and in Naples, 20 to 30 minutes away, and Collier County property owners qualify for the county’s free resident beach parking permit.

What Are the Real Monthly Costs of Owning in Alberi Acqua? The Full Fee Stack

Owning in Alberi Acqua costs about $1,734 to $1,841 a month before property tax and insurance, once five lines are added: the Terrace condominium dues, the $7,420 master association fee, the $5,350 Golf Association fee, the $750 dining minimum and the $2,288.83 Wentworth Estates Community Development District assessment billed on the county tax bill.

The Terrace condominium associations do not publish their budgets; they are owner records under Florida law, so the dues shown are the 2026 figures entered on Alberi Acqua MLS listings, which the associations’ estoppel certificates will confirm or correct. Property tax, the HO-6 policy, any flood policy and any spending above the dining minimum are extra.

What the master association fee buys

The 2026 master line of $7,420 breaks down into $5,523 of maintenance, $885 for bulk cable and internet, $812 of reserves and $200 of capital reserve. Owners who elect internet only pay $362 instead of $885 for that line, for a master total of $6,897. The master association, not the condominium, contracts the bulk cable service under Section 7 of the master declaration.

The CDD line the MLS leaves out

Every Alberi Acqua MLS record we checked from 2026 carries a “total annual recurring fees” figure that equals condominium dues plus master fee plus golf fee plus dining minimum, to the dollar: $18,720 for Terrace I, $18,520 for Terrace II, $19,496 for Terrace III. None includes the Community Development District assessment, which is billed on the Collier County property tax bill, not by an association. The true carrying cost is therefore exactly $2,288.83 a year higher than the MLS total. The debt portion ends when the district’s Series 2021 refunding bonds reach their final maturity of May 1, 2037, per the district’s FY2027 budget and the Wentworth Estates CDD.

How the fees have moved

• Condominium dues: Terrace I rose from $720 a quarter on a January 2022 sale to $1,300 in 2026 (about +81%); Terrace III from $786 in February 2022 to $1,494 (about +90%); Terrace II from $825 to $1,250 to $1,570 depending on the record. The steps between 2024 and 2026 coincide with Florida’s structural integrity reserve funding rules; the associations have not published the cause.
• Golf Association: $3,680 on 2021 records, $4,150 in 2023, $4,310 in 2024, about $4,870 in 2025 and $5,350 in 2026.
• Master association: $5,480 on 2021 records to $7,420 in 2026, about +35%.

What the declarations promised, for scale

When Lennar declared these condominiums, the developer guaranteed quarterly assessments of no more than $624.31 in the first guarantee year, $717.96 in the second and $825.65 in the third (Section 14.10.1 of each declaration). Today’s $1,250 to $1,570 a quarter is roughly double the first-year cap. The declarations also estimated CDD debt service at no more than about $977.50 a year per unit; the FY2027 figure of $789.62 is lower.

Property tax on an Alberi Acqua condo

The median 2026 preliminary total tax bill on the 180 units is $4,072.00: $4,102.52 in Terrace I, $3,991.01 in Terrace II and $4,185.57 in Terrace III, against $3,460.10 at Trevi, per the Collier County Property Appraiser’s 2026 preliminary roll. Because only 22 units are homesteaded, most Alberi Acqua bills carry no homestead exemption, so ask a closing agent to estimate your own bill on the purchase price rather than relying on the seller’s.

Selling on Acqua Court? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Treviso Bay or call Marc at (239) 287-5873.

What Does It Cost to Close on an Alberi Acqua Condo?

A buyer of an Alberi Acqua condo pays about $15,799 in known community charges at closing, most of it two $7,500 capital contributions, one to the master association and one to the Golf Club, because every Acqua Court unit is golf-bundled under the Golf Club Declaration. A buyer on non-golf Trevi pays about $8,299.

The $250 Rookery Bay line is the Rookery Bay Environmental Grant fee under Section 9.13 of the 2021 restated Master Declaration, collected at every transfer of title for resource management of Rookery Bay National Estuarine Research Reserve lands and environmental education, administered by Friends of Rookery Bay, Inc.; the restated text says “No transfer of title to a Unit shall be exempt from the Grant Fee” (OR 5934 PG 2771-2772). The 2012 master declaration named a different administrator and exempted some transfers, such as to a wholly owned trust, a spouse or children, or between co-owners, from the capital contribution; confirm any capital-contribution exemption under the 2021 text with the master association before relying on it.

Who Governs Alberi Acqua? Three Associations, a Master, a Golf Club and a CDD

Alberi Acqua is governed by five bodies at once: the Terrace I, II or III condominium association for your building, the Treviso Bay Property Owners Master Association for the whole community, the Treviso Bay Golf Club, and the Wentworth Estates Community Development District, a unit of local government that owns the lakes and stormwater system.

All three share one management company for the first time: Advanced Property Management Services, 1035 Collier Center Way, Naples 34110, per the associations’ 2026 filings with the Florida Division of Corporations. The master association’s 2024 FAQ still lists Ability Management for Terrace I and II and Tropical Isles for Terrace III; the state filings are current. Terrace II was administratively dissolved in September 2019 for a missed annual report and reinstated in May 2020; it is active and current today. Terrace I’s association keeps a website, terrace1treviso.com, with its documents behind an owner login.

How the layers stack

Your Terrace declaration governs your unit, building and condominium common elements. The master declaration, restated in 2021 at OR 5934 PG 2738, governs community-wide use, architecture, leasing and the amenities; the 2012 master declaration (Section 11.4) let neighborhood documents be stricter than the master on pets, parking, architecture and leasing. The Golf Club declaration governs the membership. The CDD, created under Chapter 190 of the Florida Statutes, owns and maintains the lakes and stormwater system, holds an easement over the Terrace I land recorded in 2012, and bills its assessments through the county tax roll.

What Do the Alberi Acqua Declarations Say? Rules, Alterations and Architectural Control

The Alberi Acqua declarations are three nearly identical Lennar documents drafted by the same law firm, and their use rules are stricter than most buyers expect: no barbecue grills anywhere on the condominium, hard flooring above the ground floor only with board-approved sound padding, board approval for any alteration or shutter, and occupancy capped at two people per bedroom.

The provisions below were read in the recorded Terrace III declaration in full (OR 4956 PG 295) and in the first 30 pages of the Terrace I and Terrace II declarations; the three follow one template and differences are noted. Text copies of the recorded instruments are on HOAproxy for Terrace I, Terrace II and Terrace III.

Occupancy and use

• Residential use only (Section 18.17). A home office is allowed if no business invitees come to the unit. Units owned by companies are limited to listed occupants.
• Two persons per bedroom, except temporary visiting guests. “Families” are defined broadly, including parents, siblings, children, grandchildren, unmarried couples and housekeepers.
• “Barbecue grills are prohibited on any portion of the Condominium” (Section 18.3).
• No bicycles on balconies or in lobbies and corridors (Section 18.4).
• Vehicles: passenger vehicles only; no commercial vehicles, recreational vehicles, boats, trailers or vans except inside an enclosed garage, and Alberi Acqua units have carports, so in practice none; no inoperable vehicle over 48 hours; no repairs (Section 18.12).
• Flags: a U.S. flag and an armed-forces flag up to 4.5 by 6 feet are permitted, as is a small religious object on the door frame (Section 18.7).

Floors and sound

Above the ground floor, hard flooring is allowed only in foyers and bathrooms unless the board approves sound-deadening padding (Section 18.19), and buyers acknowledge that sound transmission in a concrete building “is very difficult to control” (Section 18.19.5). The Terrace II board put it more bluntly in its 2025 rules: “OUR TERRACE II CONDO FLOORS ARE NOT INSULATED,” and noise is “one of the most frequent complaints received by the Terrace II Board.” Before you replace carpet with tile or wood, get the board’s written approval and its padding specification.

Alterations, shutters and architectural control

No owner may alter a unit or its limited common elements without the board’s written consent, and that includes “any storm or hurricane shutter which has not been approved by Association” (Section 11.1); the impact glass windows and sliding doors may not be altered at all (Section 11.1.5). The master association’s architectural review adds its own approval for anything visible from outside, including awnings, storm shutters and solar film. Satellite dishes need approval and may not penetrate the post-tension slab. Under the Terrace II 2025 rules, owners are responsible for the maintenance, repair and replacement of their hurricane windows and doors, in the same color and type.

The Terrace II rules of 2025

Terrace II owners voted new Rules and Regulations at their annual meeting on February 17, 2025, recorded April 24, 2025 at OR 6461 PG 1319 (Instrument 6672790, 14 pages), replacing the developer’s Schedule A. Beyond the flooring and pet points, they:

• ban smoking and vaping on lanais, in hallways, stairwells and elevators, within 25 feet of the buildings and at the Acqua pool;
• assign two parking spaces per unit (the assigned carport plus guest parking);
• pause the golf-cart and electric-vehicle charging programs “indefinitely,” because the six 20-amp outlets per carport cannot carry the load (EV charging, when active, was $50 a month);
• require owners absent in hurricane season to designate a responsible firm or person;
• give the association a pass key or door code to every unit and schedule dryer-vent cleaning from inside units;
• send refuse to the designated structures at 9723 and 9727, with bulky items collected by appointment at the owner’s cost.

No recorded rules amendment exists for Terrace I or Terrace III in the Clerk’s index; board rules need not be recorded, so ask each association for its current rules.

Assessments, reserves and special assessments

Each unit pays a one-sixtieth share of its condominium’s common expenses. Reserves are required “as required by the Act” (Section 13.5). A special assessment notice must state its purpose (Section 13.6), and any capital expenditure other than repair or replacement that exceeds 20% of the annual budget needs the approval of a majority of the entire voting interests. We found no recorded special assessment, association lien wave or lawsuit against any of the three associations in the Clerk’s index. A 2026 listing on Acqua Court referred to a special assessment applied to golf-bundled properties; we found no recorded instrument, fee-sheet line or public notice for it, so ask for any Golf Club assessment on the Golf Club estoppel.

Is Alberi Acqua a 55+ Community?

No. Alberi Acqua, like all of Treviso Bay, is an all-ages community. None of the three recorded Terrace declarations contains any “older persons,” 55-and-over or housing-for-older-persons language, and each defines a family to include children and grandchildren. Anyone of any age may buy, live in or rent an Alberi Acqua condo within the ordinary occupancy rules.

That matters in both directions. A seller is not limited to a buyer pool of households with a member aged 55 or older, and a buyer with school-age children can live on Acqua Court; the assigned public schools are listed below. The practical age mix skews toward seasonal owners and retirees because of the product (two-bedroom golf condominiums), not because of any rule. Some national active-adult websites list Treviso Bay; they are wrong on the recorded documents.

Can You Rent Out an Alberi Acqua Condo?

Yes, with limits. An Alberi Acqua condo may be leased for at least 30 days at a time and no more than four times a year, the whole unit only, with no subleasing, on a lease form approved by the association and subject to association approval. Weekly and nightly vacation rentals are not allowed.

The two layers of leasing rules

Both layers apply, and the stricter governs in practice. The Terrace I leasing section falls outside the portion of its declaration we could read; it follows the same template, but confirm it with the association.

What renting costs in fees

Under the 2026 fee sheet, a tenant who wants amenity access needs a social transfer, priced by lease length: $400 for one month, $500 for two, $600 for three, $700 for four, $800 for five months or more and $850 for an annual lease. Transferring golf privileges to the tenant is optional, for $250. While privileges are transferred, the owner may use the club only as a guest.

What Alberi Acqua units rent for

The master association does not publish rents. Seasonal rents on Acqua Court are set by the market each winter; ask us for the current closed-lease data before you price a season or underwrite a purchase on rental income.

What Are the Pet Rules in Alberi Acqua?

Alberi Acqua’s pet limits are stricter than the Treviso Bay master rule of three cats and/or dogs with no weight limit. The Terrace II and Terrace III declarations allow up to two animals per unit, cats or dogs only, each weighing less than 25 pounds, and ban pit bulls, pit bull mixes and other recognized aggressive breeds regardless of size. Fish and up to two indoor birds are allowed.

The recorded rule, in its own words

Section 18.13 of the Terrace II and Terrace III declarations: “Each Unit may house up to two (2) animals, in the aggregate, which may only be domestic cats and/or dogs … each of which must weigh less than twenty-five (25) pounds.” Pets must be on a leash of no more than six feet on the common elements, reptiles, wildlife and livestock are barred, and owners may bar pets in their leases.

The master rule and where the condominium rules differ

The master rule is settled. Section 5.14 of the 2021 restated Master Declaration (OR 5934, Pages 2757 to 2758, Collier County Clerk) lets a Treviso Bay owner “keep not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs,” with no weight limit, bans pit bull and pit bull mix dogs and other recognized aggressive breeds regardless of size or weight, requires a six-foot leash in the Common Areas and prohibits pets on the Golf Course Property. The two-pet, 30-pound figure still quoted online is the superseded 2012 text. Inside Alberi Acqua the stricter condominium declarations govern: two pets, each under 25 pounds, in Terrace II and III.

One conflict remains at the condominium level. Terrace II’s 2025 board rules say the association “has approved one dog, not to exceed 50 pounds,” while the Terrace II declaration says under 25 pounds. A board rule does not normally override a recorded declaration, so the 25-pound limit is the safer reading. If you are buying in Terrace II with a dog over 25 pounds, get the association’s position in writing before you sign.

Terrace I

The pet section of the Terrace I declaration falls outside the portion we could read. It follows the same Lennar template, and the master ceiling of three cats and/or dogs applies in any case; confirm the Terrace I condominium rule with the association before buying.

When Are the Alberi Acqua Milestone Inspections Due?

Alberi Acqua holds the first milestone inspection deadlines in Treviso Bay. Collier County’s registry lists buildings 1, 2, 5 and 6 (9715, 9719, 9731 and 9735 Acqua Court) for a first milestone structural inspection by December 31, 2038, and buildings 3 and 4 (9723 and 9727) by December 31, 2039. All six are currently “Not Due.”

Why the deadline is 25 years, not 30

Florida’s milestone law, section 553.899 of the Florida Statutes, requires a milestone inspection of every condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age, then every 10 years. Subsection (3)(b) lets the local enforcement agency require it at 25 years where local circumstances, including proximity to salt water, call for it. Collier County adopted that option and applies it inside a three-mile saltwater buffer. All six Alberi Acqua buildings sit inside that buffer, 2.16 to 2.25 miles inside its outer edge, which is why the registry dates are the certificate-of-occupancy year plus 25.

The original 2022 statute used a different test, 25 years within 3 miles of a coastline as defined in section 376.031. Under that repealed test Acqua Court would have been a close call: measured to FEMA’s open-coast transect points the buildings are 2.96 to 3.13 miles from the Gulf, and measured to the back-bay line they are 1.80 to 1.99 miles. Under today’s law the county’s buffer settles it.

The six buildings on the registry

Source: Collier County milestone registry layer and Milestone Buildings by Year (as of January 2026), retrieved September 23, 2026. The county list prints due dates as January 1 of the year; the statutory deadline is December 31 of that year.

Where Alberi Acqua sits in Treviso Bay’s schedule

Collier’s registry holds 20 Treviso Bay buildings, all terrace condominiums. Four of the six Alberi Acqua buildings are due in 2038 and the other two in 2039; Giaveno’s buildings follow from 2039 to 2042 and Trevi’s from 2041 to 2044. No other Treviso Bay building is due before Acqua Court’s. The two-story Veranda and coach home buildings fall outside the milestone law, which applies at three habitable stories.

What it means for owners and buyers

Twelve years is a long runway, and a milestone inspection is not a repair order. Phase one is a visual inspection by a licensed engineer or architect; phase two follows only if phase one finds substantial structural deterioration. What the date does is put Acqua Court first in line, so any structural finding in Treviso Bay’s terrace product is likely to surface here first, and buyers will ask about it earlier. For a seller, the honest answer, with the registry page in hand, is the strongest one: “Not due until 2038, and here is the county’s record.”

Selling in a 2038 building? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Treviso Bay or call Marc at (239) 287-5873.

Do Terrace I, II and III Have a Structural Integrity Reserve Study?

Yes, by the state’s own list. All three Alberi Acqua associations appear in the Florida Department of Business and Professional Regulation’s public database of structural integrity reserve studies submitted from July 2025, and Terrace I and Terrace II also appear in the earlier database of studies submitted before July 2025.

What the state’s databases show

The DBPR structural integrity reserve study reporting page links two public databases. A search of the pre-July 2025 database for Treviso Bay returns “TERRACE 1 AT TREVISO BAY” and “TERRACE LL AT TREVISO BAY” (the state’s own spelling of Terrace II), along with Terraces V, IX and X; Terrace III is not in that list. The July 2025 and later database lists Terrace I, Terrace II and Terrace III, all Naples 34113. The databases record that a study was reported, not what it found.

Why every Alberi Acqua building is covered

Florida’s reserve study law, section 718.112(2)(g) of the Florida Statutes, applies to condominium buildings of three or more habitable stories; associations that existed on July 1, 2022 had to complete a first study by December 31, 2025. Every Acqua Court building has four habitable stories. The study must cover roofs, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and the reserves it sets for those items may not be waived.

What a buyer should ask for

The study’s findings, its recommended funding plan and each association’s current reserve balances are association records, open to owners and to buyers through the seller. Ask for the study, the 2026 budget, the last two years of minutes and any engineer’s reports, and read them against the dues increases of 2024 to 2026. We do not publish member-only records, and we do not guess at their contents.

Is Alberi Acqua in a Flood Zone?

Yes. All six Alberi Acqua buildings are in FEMA flood Zone AE, a coastal special flood hazard area, with a base flood elevation of 8 feet (NAVD88) on FIRM panel 12021C0603J, effective February 8, 2024. The county-filed elevation certificates put the four surveyed buildings’ first floors at 8.00 to 8.24 feet, level with or just above that line.

What the flood map says, building by building

We queried FEMA’s National Flood Hazard Layer and Collier County’s FEMA 2024 flood zone layer at each of the six building points on September 23, 2026. Both return Zone AE, base flood elevation 8 feet, panel 12021C0603J, at all six, within one continuous AE-8 polygon. The nearest lower-risk Zone X is 255 meters from 9715 and 450 meters from 9735. There is no letter of map revision, no base flood elevation line and no limit of moderate wave action on Acqua Court. FEMA’s preliminary map of March 2025 re-issues the panel as 12021C0603K with no change to the AE-8 designation here; check it again at closing, because preliminary maps can change before they take effect.

The elevation certificates on file with Collier County

Elevations in feet NAVD88, from the certificates filed with Collier County and indexed in its elevation certificate layer: 9723, 9727, 9731, 9735 and the pool cabana. The certificates were signed in 2013 and 2014 by a Stantec surveyor for Lennar.

Why the margin shrank without anyone moving a brick

When the certificates were signed, the governing map was panel 12021C0603H of May 16, 2012, with a base flood elevation of 6 feet here, so the buildings had about two feet of freeboard. The 2024 map raised the base flood elevation to 8 feet. First floors now sit at zero to a quarter of a foot above it, and every surveyed air-conditioning pad sits below it. Building 6 at 9735, the westernmost building on Acqua Court, has its first floor exactly at 8.0 feet and the lowest adjacent grade of any surveyed terrace building in Treviso Bay.

Two gaps we will not paper over

No elevation certificate is indexed for buildings 1 and 2 (9715 and 9719); their first-floor and machinery elevations are not public, so the four-building range above should not be read as applying to them. And whether any of the 49 air-conditioning change-outs permitted on Acqua Court since 2022 raised the condenser is not in the permit record. Collier County requires new or replacement mechanical equipment to sit at the base flood elevation plus one foot, 9 feet here, under its floodplain rules; a like-for-like swap on a 7.4 to 7.9 foot pad would likely need a raised stand. Confirm with Collier County Floodplain Management at (239) 252-2942.

Evacuation zone

All six buildings are in hurricane evacuation Zone A on both Collier County’s evacuation layer and the Florida Division of Emergency Management’s Know Your Zone layer. Zone A is the first called to leave. The nearest shelter on Collier’s 2024 potential shelter list is Lely High School, about 3.7 road miles away; only some listed shelters open for any given storm, so follow Collier Emergency Management.

How Did Alberi Acqua Fare in Irma, Ian, Helene and Milton?

All six Alberi Acqua buildings stood through Hurricane Irma in 2017, Ian in 2022, Idalia in 2023 and Helene and Milton in 2024. Collier County’s permit files from January 2020 through July 2026 show no roof, structural, balcony, window, flood-repair or storm-repair permit on any Acqua Court building.

The nearest measured water in each storm

The U.S. Geological Survey’s high-water mark database records no mark on Acqua Court itself, so the nearest measured water is the best available scale:

• Hurricane Irma, September 2017: 3.36 feet NAVD88 at the Isles Club on Antigua Way, 1.80 miles away; 4.15 feet at the Henderson Creek campground, 2.67 miles away; 4.00 feet at the Rookery Bay reserve, 3.50 miles away. Irma made its final landfall on Marco Island as a Category 3, per the National Hurricane Center’s report.
• Hurricane Ian, September 2022: 6.38 to 6.39 feet at the Henderson Creek campground, 2.85 miles away, per the USGS Ian marks.
• Idalia, Helene and Milton: no USGS high-water mark within seven miles.

Ian’s nearest measured water was about 1.6 feet below building 6’s first floor. That does not prove Acqua Court stayed dry, because surge varies block by block, and we do not claim it did.

What the permit record shows

We read 77 of Collier County’s monthly issued-permit files from January 2020 to July 2026, from the county’s monthly building permit reports, and found 103 permits on Acqua Court: 80 mechanical (49 of them air-conditioning change-outs since 2022), seven fire-alarm communicator replacements on the buildings in 2022 and 2023, six building permits, three owner shutter or window permits, and a handful of others. There is no roof replacement permit on any building in those files, which suggests the roofs are original, now about 12 to 13 years old. Unpermitted work does not appear in permit files, the 2017 to 2019 files are not online, and two months are missing, so ask each association for its claims and repair history in writing.

How Should You Insure an Alberi Acqua Condo?

An Alberi Acqua owner insures the inside of the unit with an HO-6 policy that must, under the recorded declarations, cover the floor, wall and ceiling coverings, fixtures, appliances, the air-conditioning equipment, water heater and cabinets, and must name the association as an additional insured and loss payee. The association insures the building.

What the declarations put on the association, and what they make optional

Section 15.3.1 of each Terrace declaration has the association insure the building at full replacement value, excluding the interior finishes and equipment listed above. Two coverages are optional for the association: flood insurance “if Association so elects” (Section 15.3.4) and windstorm coverage “if Association so elects” (Section 15.3.7). Whether Terrace I, II and III carry wind cover, what the wind deductible is, and whether each carries an NFIP Residential Condominium Building Association Policy, and at what limit, are not public. Those are the first questions a buyer’s lender and insurer will ask. Florida law, section 718.111(11), makes deductibles and uninsured losses common expenses, and section 627.714 requires an HO-6 policy to carry at least $2,000 of loss-assessment coverage.

The air conditioner is yours

Because the declarations place the air-conditioning and heating equipment on the owner (Section 15.9), and because the surveyed condenser pads sit 0.10 to 0.60 feet below today’s base flood elevation, the one piece of your property most exposed to flooding is the one your own policy must cover.

Flood insurance

A federally backed mortgage on a unit in an AE zone requires adequate flood coverage, either through the association’s building policy or a unit policy. FEMA’s summary of coverage for condominium buildings caps an association policy at $250,000 per unit, $7.5 million for a 30-unit building. Collier County’s participation in the Community Rating System at Class 5 earns eligible NFIP policies a 25% discount, per the county’s 2026 flood protection newsletter. Citizens Property Insurance will require flood coverage on all its personal residential wind policies from January 1, 2027, but states that “condominium unit-owner policies … are not required to purchase flood insurance coverage.”

Wind

All six buildings are designed to Collier County’s current wind maps at 152, 167 and 179 miles per hour for risk categories I, II and III (Collier County FBC 8th edition wind layers), were permitted in 2012 and 2013, in the 2010 Florida Building Code era, and have impact glass written into their declarations. The uniform mitigation verification form that drives many wind discounts is written for one-to-four-unit buildings, so ask your agent how your carrier credits a mid-rise unit.

What Schools Serve Alberi Acqua?

Alberi Acqua is zoned for Manatee Elementary, Manatee Middle and Lely High School, by the Collier County Public Schools’ own attendance-zone polygons for 2025-26 and 2026-27. All three earned strong 2026 state grades: Manatee Elementary an A, Manatee Middle an A, and Lely High a B.

Assignment and grades

Assignments from the district’s 2026-27 zone file, tested at all six building points; grades from the district’s 2025-2026 School and District Grades report. Assignments are not guaranteed; confirm with Collier County Public Schools’ zone locator before you buy for a school. The district buses students who live more than two miles from school on a non-hazardous route, per its transportation policy.

What Permits and Plans Has Collier County Recorded on Acqua Court?

Collier County’s records on Acqua Court are short and quiet: the 2011 “Acqua Di Treviso” site development plan amendment that covers all six buildings, the six milestone inspection records opened in 2023, fire-alarm communicator replacements in 2022 and 2023, and a steady run of owners’ air-conditioning, interior and shutter permits.

The largest owner permits since 2020

The largest unit permits in the county files are an $81,200 alteration at 9735 unit 613 in July 2026, a $63,465 alteration at 9719 unit 212 in January 2022, and paver work at 9731 unit 522 ($28,000) and 9715 unit 141 ($12,000). An entry sign was permitted at 9702 Acqua Drive in July 2020 for $1,970. The county’s per-address permit search sits behind a CAPTCHA, so for a unit’s full history, order a permit search through your title company or search the county portal yourself.

How to pull your own unit’s history

Search Collier County’s permit portal by address (9715 to 9735 Acqua Ct) and by the condominium header folios, and ask the association for building-level permits (roof, elevator, fire alarm, concrete restoration). Buyers should expect air-conditioning change-outs on most units by now, given the 2013 and 2014 original equipment.

What Surrounds Acqua Court? Zoning, Preserve Land and What Could Be Built

Acqua Court is zoned as part of the Wentworth Estates Planned Unit Development (Ordinance 03-51, amended by Ordinance 13-45) in Collier County’s Urban Coastal Fringe Subdistrict, and it backs onto some of the most protected land in Southwest Florida: state conservation land and water management district preserve easements tied to the Rookery Bay reserve.

The neighbors, measured

Sources: Florida Department of Revenue statewide cadastral and Collier County zoning, planned development, future land use and preserve layers, queried September 23, 2026. The coastal high hazard area layer returns nothing at any of the six buildings.

What could change nearby

No new development application adjoins Acqua Court. The only recent change to the Wentworth Estates planned development is a 2025 insubstantial change (Hearing Examiner decision 25-50) on the US-41 frontage near the entrance, and an 8.6-acre site just outside Treviso Bay’s gate was rezoned for housing in December 2025. The preserve and state land behind the buildings are not developable.

Daily Logistics on Acqua Court: Gate, Trash, Mail, Parking and Utilities

Daily life on Acqua Court runs on a few fixed routines: the gatehouse at 9050 Treviso Bay Boulevard, building refuse areas with county pickup on Mondays and Thursdays, an assigned mailbox and carport space per unit, and utilities from Collier County (water and sewer) and Florida Power and Light.

• Trash and recycling: Treviso Bay is Collier County solid waste District 1, and the county’s collection-day service layer returns garbage on Monday and Thursday and recycling, yard waste and bulk items on Monday for 9715 Acqua Ct. The buildings use dumpster enclosures (county address points 9724 and 9736 Acqua Ct), and the Terrace II rules direct its owners to the refuse structures for 9723 and 9727.
• Mail: one assigned mailbox per unit, a limited common element under the declarations.
• Parking: one assigned carport space per unit plus guest parking; no commercial vehicles, boats or trailers.
• Utilities: water and sewer from Collier County Utilities, electricity from Florida Power and Light on individual meters, bulk cable and internet through the master association.
• Gate and guests: guests and vendors are pre-authorized with the gatehouse. Under the master declaration, owners must register guests who stay while the owner is away, with no more than six overnight occupants.
• Moving: ask your association about elevator reservations and move-in rules before you book a truck; the recorded documents do not set them.
• Speed: the master association enforces speed limits with traffic cameras; citations are emailed, and unpaid ones can deactivate your gate transponder.

Which Treviso Bay Neighborhoods Compare With Alberi Acqua?

The closest comparisons to Alberi Acqua inside Treviso Bay are Giaveno, the same four-story Lennar terrace buildings with the same golf-bundled status under recorded Declaration supplements, and Trevi, the same buildings without golf. Buyers weighing a condominium with golf should also look at Venezia’s golf-bundled buildings and Di Napoli’s coach homes, which trade at higher prices.

Giaveno at Treviso Bay (Terrace IV, V and VI)

Giaveno is Alberi Acqua’s twin: 180 units in six four-story buildings, the same three Lennar floor plans, golf-bundled by recorded supplements (OR 5047 PG 2219 for Terrace IV; OR 5305 PG 2575 and PG 2581 for Terrace V and VI), built 2015 to 2017. The county values the two identically. Giaveno sold 13 units over the last 12 months at a $480,000 median. Its buildings are two to five years younger, so its milestone deadlines run from 2039 to 2042.

Trevi at Treviso Bay (Terrace VII to X)

Trevi has 240 units in eight four-story buildings, built 2016 to 2019, with the same plans under later Lennar names. Its declarations say golf membership is not appurtenant to any unit. Trevi is the least expensive way into a Treviso Bay terrace condominium ($407,500 median over 12 months, 16 sales) and roughly $5,000 a year cheaper to carry, without golf.

Venezia and Avellino (the Veranda condominiums)

The two-story Veranda buildings have larger units (about 1,414 to 1,661 county square feet) with detached garages. Venezia (Veranda I) is golf-bundled in three of its five buildings and sold five units at an $800,000 median; Avellino (Veranda II to IV) is not golf-bundled and sold seven at $560,000. Two-story buildings fall outside the milestone and reserve study laws that reach Acqua Court.

Di Napoli (Coach Homes I)

Di Napoli is the golf-bundled coach home option, launched by Lennar alongside Terrace I in 2012, with larger two-story units and garages, at a $1,075,000 median over the last 12 months.

The parent community

For the community-wide picture (the clubhouse, the master association, the 1,431 homes and the single-family neighborhoods), see our guide to Treviso Bay, and for the wider market, our Naples real estate guide.

Alberi Acqua Pros and Cons: An Honest Assessment

Alberi Acqua’s strengths are a recorded TPC golf membership at one of the two lowest condominium price points that carry one, the shortest walk to the clubhouse of any terrace group, preserve land behind the buildings and a patient, low-turnover owner base. Its weaknesses are the oldest terrace buildings in Treviso Bay, the thinnest flood margin, high carrying costs and strict pet and flooring rules.

Pros

• Golf bundled by recorded document, on all 180 units, for about $500,000: the same price tier as Giaveno and far below Venezia’s golf buildings ($800,000) or Di Napoli ($1,075,000).
• Closest terrace group to the TPC clubhouse, 0.39 to 0.63 miles.
• Lakes in front of the buildings and conservation land beyond, 66 to 124 meters to state land.
• Highest median price and price per square foot of the mid-rise condominiums on our 34113 and 34114 benchmark over the last 12 months, which is the market’s own verdict on the membership.
• Low turnover and patient owners, 3% to 5% of units a year since 2023.
• Elevator buildings, covered parking and deeded storage on every unit.
• All three associations have reported a structural integrity reserve study to the state, and all share one professional manager.
• All ages, with 30-day rentals allowed four times a year.

Cons

• The oldest terrace buildings in Treviso Bay, with the first milestone inspections due in 2038 and 2039, and roofs that appear to be original.
• A thin flood margin: first floors at or just above the 8-foot base flood elevation on the four surveyed buildings, and condenser pads below it.
• Carrying cost of about $20,800 to $22,100 a year, and dues that have risen 50% to 90% since 2022.
• You pay for golf whether you play or not, $5,350 a year in 2026, with a $7,500 golf capital contribution at purchase.
• Pets under 25 pounds in Terrace II and III, and no barbecue grills.
• No garages, and electric-vehicle and golf-cart charging paused in Terrace II.
• Slower sales than Trevi, 68 median days on market against 46.

Selling an Alberi Acqua condo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Treviso Bay or call Marc at (239) 287-5873.

What We See When We Show and List Condos in Treviso Bay

What we see on showings and listings in Treviso Bay’s terrace condominiums is consistent: buyers ask about golf status, the milestone date, the flood elevation and the fee stack before they ask about finishes, and the deals that stall do so on association documents, not on the unit. This is our process knowledge, not a story about any one sale.

What buyers ask first

In our experience, a buyer touring Acqua Court wants four answers before they will write an offer: is golf bundled by recorded Declaration, when is the building’s milestone inspection, what zone and elevation is the building, and what will I really pay each month. This page exists because none of the four answers is on a typical listing.

What slows a closing

The Treviso Bay closing file runs through several desks at once: the master association estoppel and resale application, the Golf Club estoppel, the Terrace association estoppel and approval, and, when a loan is involved, the lender’s condominium questionnaire to the association. A seller who orders the estoppels early and has the association’s insurance declarations, current budget and reserve study summary in hand avoids the most common delay.

How we prepare an Acqua Court listing

We price against the other five buildings first, by plan, floor and position, then against Giaveno and Trevi for the same plan. We put the recorded golf status, the milestone year and the building’s elevation certificate in the listing file so a buyer’s agent does not have to hunt for them, and we market to the golfers, seasonal buyers and Canadian and Northeast buyers who make up Acqua Court’s owner base, with professional photography, video and drone. It is the same process that has kept McGreevy and Comisar among the Top 1% Real Estate Agents Nationally Since 2008.

Buying an Alberi Acqua Condo: Documents, Lenders and Due Diligence

Buying an Alberi Acqua condo safely means reading five sets of documents, not one: the Terrace declaration and rules, the association’s budget and structural integrity reserve study, the master association’s governing documents and estoppel, the Golf Club’s estoppel, and the county’s flood, milestone and permit records for your building.

The documents to ask for

1. The Declaration of Condominium for your Terrace association, with every amendment, and the current rules (Terrace II’s were re-recorded in 2025).
2. The association’s 2026 budget, the structural integrity reserve study and its funding plan, the last two years of board minutes and any engineer’s report.
3. The association’s insurance declarations: carrier, wind coverage and deductible, and any flood policy and its limit.
4. The estoppel certificates from the Terrace association, the master association and the Golf Club.
5. The building’s elevation certificate (on file for 9723, 9727, 9731 and 9735) and its milestone registry record.

What a lender will ask

A lender financing an Alberi Acqua unit will send the association a condominium questionnaire and review the budget, reserves, insurance and any litigation, and will require flood insurance on a building in Zone AE. Ask your lender early whether it has closed loans in Terrace I, II or III, and whether each association’s reserves and insurance meet its standards.

Approval and timing

The master association’s resale application carries a $50 fee, and the master declaration sets a 15-day window for lease approvals; each Terrace association runs its own approvals as well. We have found no right of first refusal in the Terrace III declaration.

Furnished, renovated or original

Many Acqua Court units sell furnished, and many still carry original 2013 and 2014 finishes and equipment. Compare the age of the air conditioner and water heater, which the owner insures and maintains, before you compare the kitchen. Hard flooring above the ground floor needs board approval and sound padding, so an original carpeted unit is not always a quick flooring job.

What Public Sources Get Wrong About Alberi Acqua

Several claims about Alberi Acqua that circulate online do not survive the public record. Here is what the recorded documents, the county roll and the state filings actually show, without naming anyone, so a buyer or seller can correct the file before it matters.

• “Built 2012 through 2016.” The six buildings received certificates of occupancy between March 2013 and September 2014. The terrace buildings finished after 2014 are Giaveno and Trevi.
• “Units up to 2,408 square feet.” The largest plan is the 1,408-square-foot Celiana.
• “Six buildings, 240 condominiums.” Six buildings of 30 units: 180.
• “Ponziane is a terrace neighborhood.” Ponziane is 34 single-family homes on Corso Bello Drive.
• “Golf membership: verify.” Verified by recorded document: mandatory on all 180 units.
• “HOA fees $7,420.” That is the 2026 master association annual fee, not the condominium fee, and it is annual, not monthly.
• “North Naples.” Treviso Bay is in East Naples, ZIP 34113, off US-41 East.
• “Managed by Ability Management” or “Tropical Isles.” All three associations are managed by Advanced Property Management Services, per their 2026 state filings.
• “55+.” Treviso Bay is all ages.
• “The first thing Lennar built.” Lennar launched Coach Homes I, Terrace I and Veranda I together in 2012.

Thinking of Selling Your Alberi Acqua Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for an Alberi Acqua listing agent, or thinking, ‘I need someone to sell my Alberi Acqua home…’, McGreevy and Comisar sells condominiums the way Acqua Court buyers buy them: on recorded golf status, milestone dates, flood elevations and the full fee stack, documented before the first showing, with the whole sale run remotely for owners who live out of state or in Canada.

Our credentials as your listing agents:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Recent Alberi Acqua sold-listing stats (last 12 months): In the last 12 months Alberi Acqua has seen 11 resales, for $5,751,500 in total volume, at a median of $500,000, a median 68 days on market and a median 96.0% of the final list price. We tracked each one against the county’s deeds. Data updated: September 2026. Source: Southwest Florida MLS, pulled September 23, 2026.

What makes selling in Alberi Acqua different

• The golf membership is a selling point you can prove. Every Acqua Court unit is submitted to the Golf Club Declaration (OR 5582 PG 3518, Section 1.13), and at the median the market has paid about $90,000 more on Acqua Court than at Trevi, which sells the same Lennar plans without golf. We put the recorded chain in the listing file.
• The buyer pays $15,799 in known community closing charges, including two $7,500 capital contributions. Price with that in mind; buyers compare it with Trevi’s $8,299.
• Five listings, four on the first floor. Upper-floor units and Celiana end units are scarce right now, and on county resales since 2022 third-floor units have sold about 10.7% higher per square foot than first-floor units.
• The milestone date is a talking point, not a problem, if you lead with it. “Not due until December 31, 2038, and here is the county record” answers the question before a buyer’s inspector asks it.
• Order the estoppels early. Three estoppels (Terrace association, master and Golf Club) and the association’s insurance and reserve documents are what slow an Acqua Court closing.
• Pets, flooring and signs. Your buyer’s dog must meet the recorded weight limit, any hard flooring you installed needs the board’s approval on file, and the master association controls sign style under its rules.

What Is Your Alberi Acqua Home Worth? Get a Free Valuation in 60 Seconds.

Start at mcgreevyandcomisar.com/home-valuation, and we will follow up with a pricing opinion built from the 11 Alberi Acqua sales of the last 12 months, the five active listings, your plan, floor and position, and the Giaveno and Trevi comparables for the same plan.

Talk to Jesse direct: (239) 898-6072, text or call.

Buying rather than selling? Read how we represent buyers in Naples or call Marc at (239) 287-5873.

How long does it take to sell an Alberi Acqua condo?

The median over the last 12 months was 68 days on market, across 10 sales with a days-on-market figure, with a range from 5 days to 274. Well-priced Celiana end units sold fastest (12 and 27 days in March 2026). The three units that sat longest (190 to 274 days) were each listed 5% to 10% above the price they finally sold for.

What is my Alberi Acqua condo worth?

Sales over the last 12 months ran from $460,000 for a first-floor Antonia to $610,000 for a first-floor Celiana, with a $500,000 median and $405.84 per square foot. Your plan, floor, view, condition and association all move the number; a free valuation puts your unit in that range.

Does the golf membership transfer to my buyer automatically?

Yes. The membership is appurtenant to the unit and cannot be separated from it (Golf Declaration Section 4.6), so it passes with the deed. Your buyer pays the $7,500 Golf Club capital contribution at closing, and the Golf Club estoppel confirms your account is current.

Do I have to disclose the milestone inspection or the reserve study?

Florida’s condominium law gives buyers access to the association’s official records and requires the resale disclosures set out in chapter 718. Your buildings are not yet due for a milestone inspection; your association has reported a structural integrity reserve study to the state. Have the study summary ready to share with a buyer.

Should I renovate before I list?

Usually only the basics. On Acqua Court the market pays for golf status, floor and plan first. Fresh paint, working air conditioning and approved flooring help; a new kitchen rarely returns its cost here. Ask us before you spend.

Can I sell my unit while it is rented?

Yes, as long as the lease and the association’s rules allow showings; coordinate every showing with your tenant, give your buyer a copy of the lease, and time the listing to the end of a season when you can.

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and Alberi Acqua sits inside the Naples market they have worked for more than twenty years. Jesse McGreevy and Marc Comisar lead Domain Realty Group from Bonita Springs and represent sellers and buyers across Collier and Lee counties, including every neighborhood inside Treviso Bay.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, or read more about McGreevy and Comisar.

Meet Jesse McGreevy and Marc Comisar, and follow McGreevy and Comisar on Facebook or Jesse on LinkedIn.

★★★★★ “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.” Verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review

Contact

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling on Acqua Court? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? See how we work for buyers or call Marc at (239) 287-5873.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Frequently Asked Questions About Alberi Acqua at Treviso Bay: Buyer Edition

What is Alberi Acqua at Treviso Bay?

Alberi Acqua is the MLS name for Terrace I, II and III at Treviso Bay: 180 two-bedroom condominiums in six four-story Lennar buildings at 9715 to 9735 Acqua Court, Naples, FL 34113, inside the gated Treviso Bay community off US-41 East.

Is Alberi Acqua the same as Terrace I, II and III at Treviso Bay?

Yes. “Alberi Acqua” is the label used in the Southwest Florida MLS. The recorded condominiums, the Florida corporations and the county roll all use Terrace I, Terrace II and Terrace III at Treviso Bay. Terrace I is 9715 and 9719, Terrace II is 9723 and 9727, Terrace III is 9731 and 9735.

What does “Alberi Acqua” mean?

In Italian, “alberi” means trees and “acqua” means water. The county’s name for the site plan and every Acqua Court elevation certificate use “Acqua Di Treviso,” and the master association called the neighborhood “Acqua.” Who first attached “Alberi” to it is not recorded in any public source we found.

Where is Acqua Court in Treviso Bay?

On the south-central side of the community, about 1.1 to 1.2 miles in from the main gate at 9050 Treviso Bay Boulevard and 0.39 to 0.63 miles from the TPC clubhouse, with lakes and conservation land to the south.

How many buildings and units are in Alberi Acqua?

Six buildings of 30 units each, 180 units in total: eight units on each of floors one to three and six on the fourth floor. Each condominium owns two buildings and 60 units.

When were the Alberi Acqua condos built?

Between 2012 and 2014. The first Terrace I units closed in November 2012, and Collier County’s certificates of occupancy run from March 4, 2013 (9715 and 9719) to September 10, 2014 (9723). Terrace III was finished in 2013, before Terrace II in 2014.

Who built Alberi Acqua?

Lennar, which took over Treviso Bay from the original developer, V.K. Development, around the end of 2011. Lennar launched Terrace I together with Coach Homes I and Veranda I in 2012.

What floor plans are available in Alberi Acqua?

Three: the Antonia (1,194 square feet, two bedrooms, two baths), the Bellini (1,232 square feet, two bedrooms, two baths) and the Celiana (1,408 square feet, two bedrooms plus den, two baths). There are 48 Antonias, 96 Bellinis and 36 Celianas.

Are there any three-bedroom units in Alberi Acqua?

No. Every unit has two bedrooms and two bathrooms; the Celiana end units add a den.

Do the Alberi Acqua buildings have elevators?

Yes. They are four-story elevator buildings, and the recorded declarations list elevator operation among normal building noise.

Do Alberi Acqua units have garages?

No. Each unit has one assigned covered carport space, one assigned storage area and one mailbox, all limited common elements under Section 3.14 of the Declarations of Condominium.

Is golf membership included with an Alberi Acqua condo?

Yes, by recorded document, on all 180 units. Terrace I is in Exhibit A of the 2012 Golf Club Declaration (OR 4774 PG 2841), Terraces III and II were added by supplemental declarations (OR 4956 PG 271; OR 5014 PG 1682), and Section 1.13 of the 2018 restated declaration makes membership mandatory.

Can I buy an Alberi Acqua condo without the golf membership?

No. The membership is appurtenant to every unit and cannot be separated from it. If you do not want golf, look at Trevi or Avellino, whose declarations say golf is not appurtenant.

How much is the golf membership each year?

$5,350 in 2026: dues of $3,850, reserves of $1,400 and a $100 capital charge, per the master association’s 2026 fee sheet. It has risen about 45% since 2021.

What are the HOA fees at Alberi Acqua?

About $1,250 to $1,570 a quarter for the Terrace association, $7,420 a year for the master association, $5,350 a year for golf and a $750 dining minimum. Add $2,288.83 a year of CDD assessments on the tax bill for a total of about $20,800 to $22,100 a year.

Is the CDD included in the HOA fee?

No. The Wentworth Estates CDD assessment ($1,499.21 of operations and $789.62 of debt service for FY2027) is billed on the Collier County tax bill, and MLS fee totals leave it out. The debt portion ends with the bonds’ final maturity in 2037.

What are the property taxes on an Alberi Acqua condo?

The 2026 preliminary median total bill is $4,072.00 across the 180 units. Your bill depends on your purchase price and exemptions; ask your closing agent for an estimate.

What does it cost to close on an Alberi Acqua condo?

About $15,799 in known community charges: two $7,500 capital contributions (master and Golf Club), a $50 resale application, the $250 Rookery Bay grant fee, a $299 master estoppel and a $200 set-up fee, plus the Terrace association and Golf Club estoppel fees.

Who manages Terrace I, II and III?

Advanced Property Management Services, 1035 Collier Center Way, Naples, for all three, per the associations’ 2026 state filings. Terrace III switched from Tropical Isles on September 9, 2026.

When is the milestone inspection due for the Alberi Acqua buildings?

By December 31, 2038 for 9715, 9719, 9731 and 9735, and by December 31, 2039 for 9723 and 9727, per Collier County’s milestone registry. All six are currently not due.

Does the 25-year or the 30-year milestone rule apply to Acqua Court?

The 25-year rule. Collier County adopted the local option in section 553.899(3)(b) of the Florida Statutes for buildings inside its three-mile saltwater buffer, and all six Acqua Court buildings are inside it.

Are the Alberi Acqua buildings the oldest terrace buildings in Treviso Bay?

Yes. They are the oldest four-story condominium buildings in the community and hold the earliest milestone deadlines of the 20 Treviso Bay buildings on Collier County’s registry.

Do Terrace I, II and III have a structural integrity reserve study?

All three appear in the state’s public database of structural integrity reserve studies submitted from July 2025, and Terrace I and II also in the earlier database. The studies’ findings are association records; ask for them before you buy.

What flood zone is Acqua Court in?

Zone AE, base flood elevation 8 feet, on FEMA panel 12021C0603J effective February 8, 2024. The 2025 preliminary map shows no change.

How high are the Alberi Acqua first floors?

On the four buildings with county-filed elevation certificates, 8.00 to 8.24 feet NAVD88, at or just above today’s 8-foot base flood elevation. No certificate is on file for 9715 or 9719.

Did Acqua Court flood in Hurricane Ian?

No public record shows it did, and none shows it did not. The nearest USGS high-water mark for Ian was 6.38 to 6.39 feet, 2.85 miles away, and Collier County’s permit files show no storm-repair permit on any Acqua Court building from 2020 to July 2026.

Do I need flood insurance on an Alberi Acqua condo?

If you finance, your lender will require adequate flood coverage because the buildings are in Zone AE. The declarations make association flood insurance optional, so ask whether your association carries a building flood policy and at what limit.

What evacuation zone is Alberi Acqua in?

Zone A, on both Collier County’s and the state’s evacuation maps, the first zone called to evacuate.

Can I rent out my Alberi Acqua condo?

Yes, for at least 30 days at a time and no more than four times a year, the whole unit only, with no subleasing, on an approved lease form and with tenant approval.

Are pets allowed in Alberi Acqua?

Yes, within limits. The Master Declaration allows up to three cats and/or dogs with no weight limit and none on the golf course (2021 restated Master Declaration Section 5.14, OR 5934 PG 2757-2758), and the stricter Terrace II and III declarations allow two cats or dogs, each under 25 pounds, and ban pit bulls and aggressive breeds; Terrace II’s 2025 rules allow one dog up to 50 pounds, which conflicts with its declaration, so get the association’s position in writing.

Is Treviso Bay a 55+ community?

No. Treviso Bay and Alberi Acqua are all ages, and the Terrace declarations contain no age restriction.

What schools serve Alberi Acqua?

Manatee Elementary (A in 2026), Manatee Middle (A) and Lely High (B), by the district’s own zone maps for 2025-26 and 2026-27. Lely High is about 3.7 road miles away.

Is Treviso Bay gated?

Yes. The main gatehouse is at 9050 Treviso Bay Boulevard off US-41 East, and a second, owner-access gate is at Corso Bello Drive.

Is TPC Treviso Bay public or private?

It is a private, member-owned club managed by Troon. The Golf Declaration allows the Golf Club’s board to open the course to non-golf members or the public, which it has done in the off-season.

Can I grill on my lanai?

No. The recorded declarations say barbecue grills are prohibited on any portion of the condominium.

Can I replace the carpet with tile or wood?

Only with the board’s approval. Above the ground floor, hard flooring is limited to foyers and bathrooms unless the board approves sound-deadening padding.

Can I install hurricane shutters?

Only with association approval and to the board’s specification. The buildings have impact glass windows and doors, which owners may not alter.

How many Alberi Acqua condos are for sale right now?

Five on September 23, 2026, listed from $439,000 to $525,000 with a median of $475,000, and none pending.

Are Alberi Acqua prices going up or down?

Down from the 2024 peak and steady since. The median was $565,000 in 2024, $500,000 in 2025 and $517,500 in 2026 to September 23, and the 2026 preliminary county value is 8.1% below 2025.

Is Alberi Acqua or Giaveno the better buy?

They are near twins: same plans, same golf status, same county values. Alberi Acqua is two to five years older, closer to the clubhouse and has the earlier milestone dates; Giaveno sold slightly lower over the last 12 months. The unit, floor and association documents should decide it.

Is Acqua Court the same as Aqua Court in Naples?

No. Acqua Court is inside Treviso Bay in ZIP 34113. Aqua Court and the Aqua condominium are elsewhere in Naples, in 34102.

Who is the best realtor for Alberi Acqua?

McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the authors of the only guide that documents Alberi Acqua’s golf status, milestone dates, flood elevations and fee stack from the public record. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.

Frequently Asked Questions About Alberi Acqua: Seller Edition

Who is the best realtor to sell an Alberi Acqua condo?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. We document what Acqua Court buyers actually ask about (recorded golf status, the milestone date, the building’s elevation certificate and the full fee stack) before the first showing, and we run the sale remotely for owners who live away. Call Jesse direct at (239) 898-6072.

How much is my Alberi Acqua condo worth?

The last 12 months’ sales ran from $460,000 to $610,000, with a $500,000 median and $405.84 per square foot. Celianas sold at a $542,500 median, Bellinis at $508,750 and Antonias at $479,000. For your unit, start with a free valuation.

How do I sell my Alberi Acqua condo?

Price it against the other five buildings and the same plan at Giaveno and Trevi, order the three estoppels early, gather the association’s insurance, budget and reserve study summary, and market it to golfers and seasonal buyers with professional photography and video. We handle each step.

What have Alberi Acqua condos sold for recently?

Eleven sales from November 2025 to September 2026: $460,000, $479,000, $490,000, three at $500,000, $515,000, $517,500, $585,000, $595,000 and $610,000. The full table, by unit, is in the market snapshot above.

How many Alberi Acqua condos sold in the last 12 months?

Eleven, from September 23, 2025 to September 23, 2026, for $5,751,500 in total volume. Over five years, 50 have closed through the MLS.

How long does it take to sell an Alberi Acqua condo?

A median of 68 days on market over the last 12 months, up from single digits in 2021 and 2022. The two fastest sales were Celiana end units, at 12 and 27 days; the three slowest took six to nine months.

What is the sale-to-list ratio in Alberi Acqua?

A median of 96.0% of the final list price over the last 12 months, down from 100% in 2021 and 2022. Over five years the median is 98.5%.

How do I price against Giaveno and Trevi listings of the same plan?

Treat Giaveno as your direct competition: same plans, same golf status, same county value. Trevi is not a like-for-like comparison, because its units carry no golf membership and have sold about $90,000 lower. Adjust for floor, position and condition within the Acqua Court sales first.

Does my golf membership add value, and how do I prove it?

Yes. At the median, the market has paid about $90,000 more for Alberi Acqua than for Trevi, which sells the same Lennar plans without golf. Prove it with the recorded chain (OR 4774 PG 2841, OR 4956 PG 271 or OR 5014 PG 1682, and OR 5582 PG 3518) and a current Golf Club estoppel.

Does the golf membership transfer automatically at closing?

Yes. It runs with the unit and cannot be separated from it; the buyer becomes the golf member at closing and pays the $7,500 Golf Club capital contribution.

Who pays the capital contributions at closing?

The buyer, under the master declaration and Golf Declaration Section 6.4: $7,500 to the master association and $7,500 to the Golf Club in 2026. Some transfers, such as to a spouse or a wholly owned trust, are exempt.

What is the estoppel fee, and how long does it take?

The master association’s estoppel is $299, or $418 rushed. The Terrace association and Golf Club each issue their own, and their fees are not published. Order all three as soon as you have a contract, or before listing if you want to hand buyers the numbers.

Which management company do I contact for the estoppel and condominium documents?

Advanced Property Management Services, 1035 Collier Center Way, Naples, which manages Terrace I, II and III, and ICON Management for the master association.

Do I have to give buyers the milestone inspection report?

There is no milestone report yet: the Acqua Court buildings are not due until December 31, 2038 or 2039. Share the county’s registry record showing the due date.

Do I have to give buyers the structural integrity reserve study?

Buyers are entitled to the association’s official records through the resale process, and a buyer’s lender will usually ask. Your association has reported a study to the state; have its summary and funding plan ready.

Will the 2038 milestone date scare buyers?

Not if you lead with it. A milestone inspection is a scheduled engineering review, not a repair order, and the date is 12 years out. Buyers who learn it from the listing trust the file; buyers who discover it at day twelve of an inspection period get nervous.

Will Florida’s reserve funding rules hurt Alberi Acqua values?

They have already raised the dues: Terrace condominium fees are up roughly 50% to 90% since 2022. Prices fell 11.5% from 2024 to 2025 and have steadied in 2026. Buildings with a completed study and a funding plan give buyers the certainty they are paying for.

How do I sell with a special assessment pending?

Disclose it, get the payoff figure on the estoppel, and decide with your buyer who pays it; it is a negotiating point, not a deal-breaker. We found no recorded special assessment on any of the three associations.

Should I sell furnished?

Often, yes. Many Acqua Court buyers are seasonal and want a turnkey unit. Price the furniture separately in the contract and list it on an inventory.

Should I renovate before listing or sell as is?

Fix what a buyer’s inspector will flag (air conditioning, water heater, leaks) and leave the rest. A board-approved flooring upgrade helps; unapproved hard flooring is a liability.

Does my floor or view change my price?

Yes. On county resales since 2022, third-floor units sold about 10.7% higher per square foot than first-floor units and fourth-floor units about 7.4% higher. Views toward the lakes and preserve land to the south help; which units have them is not recorded, so we document yours with photos.

Is it a good time to sell an Alberi Acqua condo?

Supply is low (five listings), four of them are first-floor units, and there are no Celiana end units for sale. If you own an upper-floor unit or an end unit, you have less direct competition than usual.

When is the best time of year to list in Treviso Bay?

Ahead of the winter season, when seasonal buyers are in Naples. The March 2026 Celiana sales closed in 12 and 27 days.

What does it cost to sell a condo in Naples?

Commission, title insurance and closing costs by local custom, documentary stamp tax on the deed, and your share of association estoppel fees. We give you a net sheet with your valuation.

Can I rent my unit while it is for sale?

Yes, within the leasing limits: 30 days minimum, four leases a year. Tell the buyer about any lease in place.

What are the sign and lockbox rules?

The master association controls signs under its declaration and rules, and allows only its approved sign style. Access to the building for showings is arranged through the association, and we coordinate every showing for absent owners.

Should I get a wind mitigation or four-point inspection before listing?

A pre-listing inspection can remove surprises, but the standard wind mitigation form is written for one-to-four-unit buildings; ask us which report your likely buyer’s insurer will want.

Do I have to disclose past hurricane damage or claims?

Florida sellers must disclose known facts that materially affect value. If your unit had water damage or an insurance claim, say so. No building-level storm repair appears in the county’s permit files for 2020 to 2026.

How many Alberi Acqua units are competing with mine right now?

Five active listings on September 23, 2026, from $439,000 to $525,000, with a median of 156 days on market, plus the six Giaveno and seven Trevi listings of the same plans.

Should I sell by owner?

You can, but an Acqua Court sale runs through three estoppels, two capital contributions, a golf membership transfer and a lender’s condominium questionnaire. The file is where by-owner sales stall.

Do I need the Terrace association’s approval to sell?

The master association requires a resale application from your buyer, and each Terrace association may have its own approval step; we found no right of first refusal in the Terrace III declaration. Confirm the current process with Advanced Property Management Services.

Do I have to disclose the golf membership class?

Yes, and it helps you. State that the unit is golf-bundled by recorded document and attach the Golf Club estoppel; a blank golf fee field in the MLS can make a buyer think otherwise.

What if my buyer’s lender says the association does not meet its standards?

Find out early. Share the association’s budget, reserve study, insurance and questionnaire answers with the buyer’s lender before the appraisal, and keep a cash or portfolio-lender backup buyer in mind.

Can I sell off-market?

Yes. We can market your unit privately to our buyer database, which suits owners who want discretion; it usually trades some exposure for privacy.

What is my first step?

Get a free valuation or call Jesse direct at (239) 898-6072. We will pull your unit’s plan, floor, county record and recent comparables and tell you what it should sell for.

Sources and Authoritative References

Every fact on this page comes from a primary public record or the publisher’s own document. The systems are the Collier County Clerk of Courts’ Official Records, the Florida Division of Corporations, the Florida Department of Business and Professional Regulation, the Florida Statutes, Collier County’s milestone, permit, flood, zoning, emergency management and solid waste data, the Collier County Property Appraiser’s roll, FEMA, the U.S. Geological Survey, NOAA, Collier County Public Schools, the Treviso Bay Property Owners Master Association and Golf Club, the Wentworth Estates Community Development District, and Lennar’s own marketing pages as archived. Market statistics come from our Southwest Florida MLS pull of September 23, 2026. Every source below was retrieved on September 23, 2026 unless it states another date.

Florida Division of Corporations: entity records

1. Terrace I at Treviso Bay Association, Inc., document N12000002783, detail page. Florida Division of Corporations. search.sunbiz.org
2. Terrace II at Treviso Bay Condominium Association, Inc., document N13000003895, detail page. Florida Division of Corporations. search.sunbiz.org
3. Terrace II at Treviso Bay Condominium Association, Inc., event history (2019 dissolution, 2020 reinstatement). Florida Division of Corporations. search.sunbiz.org
4. Terrace III at Treviso Bay Association, Inc., document N12000011163, detail page. Florida Division of Corporations. search.sunbiz.org
5. Terrace III at Treviso Bay Association, Inc., amended 2026 annual report, September 9, 2026 (management change). Florida Division of Corporations. search.sunbiz.org
6. Terrace III at Treviso Bay Association, Inc., 2026 annual report, March 30, 2026. Florida Division of Corporations. search.sunbiz.org
7. Terrace III at Treviso Bay Association, Inc., articles of amendment, 2013. Florida Division of Corporations. search.sunbiz.org
8. Terrace II at Treviso Bay Condominium Association, Inc., articles of amendment, 2014. Florida Division of Corporations. search.sunbiz.org
9. Florida Division of Corporations, entity search. Florida Department of State. search.sunbiz.org

Collier County Clerk of Courts: recorded instruments

10. Official Records document search, used for every OR book and page on this page (declarations of condominium OR 4847 PG 848, OR 5014 PG 1687, OR 4956 PG 295; phase amendments OR 4856 PG 478, OR 4858 PG 2498, OR 5016 PG 1278, OR 5065 PG 3579, OR 4984 PG 61; Golf Club Declaration OR 4774 PG 2841; golf supplements OR 4956 PG 271 and OR 5014 PG 1682; restated Golf Club Declaration OR 5582 PG 3518; golf amendment OR 6242 PG 3925; restated master declaration OR 5934 PG 2738; Terrace II rules OR 6461 PG 1319). Collier County Clerk of Courts. cor.collierclerk.com
11. Official Records public access, older records site. Collier County Clerk of Courts. app.collierclerk.com
12. Collier County Clerk of Courts, Official Records. Collier County Clerk of Courts. www.collierclerk.com

Recorded instruments: searchable text copies

13. Declaration of Condominium, Terrace I at Treviso Bay, OR 4847 PG 848 (text copy). HOAproxy. hoaproxy.org
14. Amendment adding Phase 2, Terrace I, OR 4856 PG 478 (text copy). HOAproxy. hoaproxy.org
15. Declaration of Condominium, Terrace II at Treviso Bay, OR 5014 PG 1687 (text copy). HOAproxy. hoaproxy.org
16. Amendment adding Phase II, Terrace II, OR 5065 PG 3579 (text copy). HOAproxy. hoaproxy.org
17. Declaration of Condominium, Terrace III at Treviso Bay, OR 4956 PG 295 (text copy). HOAproxy. hoaproxy.org
18. Amendment adding Phase 1, Terrace III, OR 4984 PG 61 (text copy). HOAproxy. hoaproxy.org
19. Golf Club Supplemental Declaration annexing Terrace II, OR 5014 PG 1682 (text copy). HOAproxy. hoaproxy.org
20. Golf Club Supplemental Declaration annexing Terrace IV, OR 5047 PG 2219 (text copy). HOAproxy. hoaproxy.org
21. Amended and Restated Declaration and Bylaws, Treviso Bay Golf Club, OR 5582 PG 3518 (text copy). HOAproxy. hoaproxy.org

Collier County: milestone inspections, permits and planning

22. Milestone inspection registry, building points (MilestoneMap layer 2). Collier County. services2.arcgis.com
23. Three-mile saltwater buffer for milestone inspections (MilestoneMap layer 1). Collier County. services2.arcgis.com
24. Milestone Buildings by Year, as of January 2026. Collier County Building Plan Review and Inspection. www.collier.gov
25. CityView planning projects layer (site plan PL20110001276, “Acqua Di Treviso”). Collier County. services2.arcgis.com
26. CityView project query, PL20110001276. Collier County. services2.arcgis.com
27. Monthly Building Permit Reports. Collier County. www.collier.gov
28. Site Address Points (Acqua Ct, 191 points). Collier County. services2.arcgis.com
29. Collier County ArcGIS services directory (zoning, planned development, future land use, preserves, coastal high hazard area, road centerlines, wind load layers). Collier County. services2.arcgis.com

Collier County: flood, elevation and emergency management

30. Elevation certificate index. Collier County. services2.arcgis.com
31. Elevation certificate, 9723 Acqua Ct (building 3), permit PRBD20131024831. Collier County. apps4.collier.gov
32. Elevation certificate, 9727 Acqua Ct (building 4), permit PRBD20130408993. Collier County. apps4.collier.gov
33. Elevation certificate, 9731 Acqua Ct (building 5), permit PRBD20130203287. Collier County. apps4.collier.gov
34. Elevation certificate, 9735 Acqua Ct (building 6), permit PRBD20121021345. Collier County. apps4.collier.gov
35. Elevation certificate, 9720 Acqua Ct pool cabana, permit PRBD20120920126. Collier County. apps4.collier.gov
36. FEMA 2024 flood zones, county layer. Collier County. services2.arcgis.com
37. Floodplain Management. Collier County. www.collier.gov
38. 2026 Flood Protection Newsletter (Community Rating System Class 5; machinery at BFE plus 1 foot). Collier County. www.collier.gov
39. Hurricane evacuation zones. Collier County. services2.arcgis.com
40. Emergency Assistance. Collier County Emergency Management. www.collier.gov
41. 2024 Potential Shelters. Collier County Emergency Management. www.collier.gov
42. Florida Building Code 8th edition wind load, risk category II, county layer. Collier County. services2.arcgis.com

Collier County: property, utilities and services

43. Collier County Property Appraiser (roll data used from the Appraiser’s published data files). Collier County Property Appraiser. www.collierappraiser.com
44. Solid waste service days layer. Collier County Public Utilities. services2.arcgis.com
45. Residential Collections Services. Collier County. www.collier.gov
46. Residential Guide to Waste Disposal and Recycling, revised January 16, 2026. Collier County. www.collier.gov

Florida Statutes

47. Section 553.899, milestone inspections (2025). The Florida Senate. www.flsenate.gov
48. Section 553.899, milestone inspections (2022 text). The Florida Senate. www.flsenate.gov
49. Section 376.031, definitions including “coastline”. The Florida Senate. www.flsenate.gov
50. Section 718.111, condominium association powers and insurance. The Florida Senate. www.flsenate.gov
51. Section 718.112, bylaws, reserves and structural integrity reserve studies. The Florida Senate. www.flsenate.gov
52. Section 627.714, residential condominium unit owner coverage. The Florida Senate. www.flsenate.gov

Florida state agencies

53. Structural integrity reserve study reporting. Florida Department of Business and Professional Regulation. www2.myfloridalicense.com
54. Structural integrity reserve studies submitted prior to July 2025 (database). Florida Department of Business and Professional Regulation. dbpr-publicrecords.myfloridalicense.com
55. Structural integrity reserve studies submitted July 2025 and after (database). Florida Department of Business and Professional Regulation. dbpr-publicrecords.myfloridalicense.com
56. Know Your Zone evacuation layer. Florida Division of Emergency Management. services.arcgis.com
57. Florida Statewide Cadastral. Florida Department of Revenue. services9.arcgis.com
58. Uniform Mitigation Verification Inspection Form OIR-B1-1802. Florida Office of Insurance Regulation. floir.com
59. Flood insurance requirement for Citizens policyholders. Citizens Property Insurance Corporation. www.citizensfla.com

Federal: FEMA, USGS and NOAA

60. National Flood Hazard Layer. Federal Emergency Management Agency. hazards.fema.gov
61. Preliminary National Flood Hazard Layer. Federal Emergency Management Agency. hazards.fema.gov
62. Pending National Flood Hazard Layer. Federal Emergency Management Agency. hazards.fema.gov
63. FEMA Flood Map Service Center (FIRM panels 12021C0603J and 12021C0603H). Federal Emergency Management Agency. msc.fema.gov
64. NFIP Summary of Coverage, Residential Condominium Buildings. Federal Emergency Management Agency. agents.floodsmart.gov
65. NFIP Flood Insurance for Condominium Associations. Federal Emergency Management Agency. agents.floodsmart.gov
66. 3D Elevation Program point query service. U.S. Geological Survey. epqs.nationalmap.gov
67. National Hydrography Dataset. U.S. Geological Survey. hydro.nationalmap.gov
68. High-water marks, Hurricane Irma (event 182). U.S. Geological Survey. stn.wim.usgs.gov
69. High-water marks, Hurricane Ian (event 325). U.S. Geological Survey. stn.wim.usgs.gov
70. High-water marks, Hurricane Idalia (event 336). U.S. Geological Survey. stn.wim.usgs.gov
71. High-water marks, Hurricane Helene (event 346). U.S. Geological Survey. stn.wim.usgs.gov
72. High-water marks, Hurricane Milton (event 347). U.S. Geological Survey. stn.wim.usgs.gov
73. Tropical Cyclone Report, Hurricane Irma. NOAA National Hurricane Center. www.nhc.noaa.gov

Treviso Bay Property Owners Master Association and Golf Club

74. 2026 Annual Fee Sheet, revised May 11, 2026. Treviso Bay Property Owners Master Association. www.tpctrevisobay.com
75. Frequently Asked Questions, 2025. Treviso Bay Property Owners Master Association. www.tpctrevisobay.com
76. Frequently Asked Questions, 2024. Treviso Bay Property Owners Master Association. www.tpctrevisobay.com
77. Buyers (Resale) Application. Treviso Bay Property Owners Master Association. www.tpctrevisobay.com
78. Realtor Information (estoppel fees). Treviso Bay Property Owners Master Association. www.tpctrevisobay.com
79. Master Rules and Regulations, February 9, 2025. Treviso Bay Property Owners Master Association. d1e1jt2fj4r8r.cloudfront.net
80. TPC Treviso Bay, home page. Treviso Bay Golf Club. www.tpctrevisobay.com
81. TPC Treviso Bay, golf. Treviso Bay Golf Club. www.tpctrevisobay.com
82. TPC Treviso Bay, tee information. Treviso Bay Golf Club. www.tpctrevisobay.com
83. TPC Treviso Bay, clubhouse. Treviso Bay Golf Club. www.tpctrevisobay.com
84. Coach Homes II at Treviso Bay prospectus, revised April 15, 2015 (includes the recorded master declaration, amenity inventory and “Satellite Pool #2, 9720 Acqua Court”). Lennar Homes, filed with the Florida Division of Condominiums. cdn.cybergolf.com
85. Treviso Bay Property Owners Master Association and Treviso Bay Golf Club documents, January 2012 (Golf Declaration). Treviso Bay Golf Club. cdn.cybergolf.com
86. Treviso Bay newsletter, July 2013 (“Terrace Pool”). Treviso Bay Property Owners Master Association. cdn.cybergolf.com
87. Treviso Bay newsletter, February 2014 (Terrace I and III turnover meeting). Treviso Bay Property Owners Master Association. cdn.cybergolf.com
88. Treviso Bay newsletter, June 2014 (Terrace quarterly dues). Treviso Bay Property Owners Master Association. cdn.cybergolf.com
89. Treviso Bay newsletter, November 2014. Treviso Bay Property Owners Master Association. cdn.cybergolf.com
90. New Member Information packet. Treviso Bay Property Owners Master Association. cdn.cybergolf.com
91. Membership Golf Guide, 2019 edition. Treviso Bay Golf Club. cdn.cybergolf.com
92. Terrace I at Treviso Bay association website. Terrace I at Treviso Bay Association. www.terrace1treviso.com
93. TPC Treviso Bay course profile. Troon. troon.com
94. TPC Treviso Bay greens and bunker renovation, 2020. Golf Course Industry. www.golfcourseindustry.com

Wentworth Estates Community Development District

95. About the District. Wentworth Estates CDD. wentworthestatescdd.org
96. FY2027 Adopted Budget, May 14, 2026. Wentworth Estates CDD. jimwardcdd.com
97. Board agenda package, January 13, 2022 (2011 settlement and bond history). Wentworth Estates CDD. jimwardcdd.com

Lennar: original marketing, as archived

98. Terrace Condominiums, October 26, 2011 (“coming soon”). Lennar, via the Internet Archive. web.archive.org
99. Treviso Bay 4: Terrace Condominiums, January 13, 2012. Lennar, via the Internet Archive. web.archive.org
100. Terrace Condominiums, January 29, 2012 (pricing and “18 hole bundled golf course”). Lennar, via the Internet Archive. web.archive.org
101. Terrace Condominiums, March 29, 2012 (“4 stories”). Lennar, via the Internet Archive. web.archive.org
102. Terrace Condominiums, May 23, 2012. Lennar, via the Internet Archive. web.archive.org
103. Terrace Condominiums, November 24, 2012. Lennar, via the Internet Archive. web.archive.org
104. Terrace Condominiums, June 1, 2013 (“surrounded by natural preserve”). Lennar, via the Internet Archive. web.archive.org
105. Antonia plan page, November 2012. Lennar, via the Internet Archive. web.archive.org
106. Bellini plan page, November 2012. Lennar, via the Internet Archive. web.archive.org
107. Celiana plan page, November 2012. Lennar, via the Internet Archive. web.archive.org
108. Bellagio Series at Treviso Bay feature sheet, 2015. Lennar, via the Internet Archive. web.archive.org
109. Lennar Naples boasts Treviso Bay has something for everyone. Lennar Resource Center. resourcecenter.lennar.com

Schools

110. School attendance zones, 2025-26 (district zone file). Collier County Public Schools. origin.collierschools.com
111. School attendance zones, 2026-27 (district zone file). Collier County Public Schools. origin.collierschools.com
112. School zone locator. Collier County Public Schools. zones.collierschools.com
113. Transportation eligibility. Collier County Public Schools. www.collierschools.com

Health care and travel

114. Physicians Regional Healthcare System, history and locations. Physicians Regional Healthcare System. www.physiciansregional.com
115. NCH Baker Hospital. NCH Healthcare System. locations.nchmd.org
116. NCH emergency services. NCH Healthcare System. nchmd.org
117. Open Source Routing Machine (drive distances). Project OSRM. router.project-osrm.org

Downloadable Documents

These are primary documents behind the figures on this page, linked to the authority that publishes them rather than to a copy hosted here, so you always read the current version. Every one is a public record.

1. Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026 (Treviso Bay Property Owners Master Association). Master, golf, capital contribution and transfer fees.
2. Treviso Bay Frequently Asked Questions, 2025 (Treviso Bay Property Owners Master Association). Golf bundling, leasing and ownership rules.
3. Treviso Bay Buyers (Resale) Application (Treviso Bay Property Owners Master Association).
4. Treviso Bay Master Rules and Regulations, February 9, 2025 (Treviso Bay Property Owners Master Association).
5. Wentworth Estates CDD FY2027 Adopted Budget (Wentworth Estates Community Development District). The $1,499.21 and $789.62 per-unit lines and the bond schedule to 2037.
6. Milestone Buildings by Year, as of January 2026 (Collier County). The 2038 and 2039 Acqua Court deadlines.
7. Elevation certificate, 9723 Acqua Ct (Collier County).
8. Elevation certificate, 9727 Acqua Ct (Collier County).
9. Elevation certificate, 9731 Acqua Ct (Collier County).
10. Elevation certificate, 9735 Acqua Ct (Collier County).
11. Collier County 2026 Flood Protection Newsletter (Collier County). Community Rating System discount and the machinery elevation rule.
12. Collier County 2024 Potential Shelters (Collier County Emergency Management).
13. FEMA NFIP Summary of Coverage, Residential Condominium Buildings (FEMA).
14. Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Florida Office of Insurance Regulation).
15. Coach Homes II at Treviso Bay prospectus, 2015 (Lennar Homes). Includes the recorded master declaration and the Acqua Court satellite pool listing.

The three Terrace declarations of condominium, their amendments, the Golf Club declarations and the Terrace II rules are held by the Collier County Clerk of Courts and are identified by book and page on this page. The reliable route to a complete, current set for a specific unit is the estoppel and document package your association provides, or a records order from the Clerk’s Official Records.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Alberi Acqua. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.