Treviso Bay - Avellino

McGreevy and Comisar are the top-reviewed real estate team selling and buying condominiums in Avellino at Treviso Bay, on Avellino Way in Naples, Florida 34113. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. If you are getting ready to sell your Avellino condo, or deciding whether one of these 144 two-story Veranda homes is the right purchase, this page answers the questions that actually decide it: which of three condominium associations your unit belongs to, whether it carries golf, what the building’s elevation certificate says, and what you will really pay each year.

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

Avellino is a 144-unit, two-story condominium neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It is the largest block of Lennar’s Veranda condominiums in Treviso Bay, twelve buildings on one street, and the only Veranda neighborhood in the community whose recorded declarations exclude golf from every unit, which is why it trades as the value entry to a Treviso Bay garage condo.

The name “Avellino” is a street name and a builder phase name, not a legal entity. On the public record these 144 homes are three condominiums: Veranda II at Treviso Bay, Veranda III at Treviso Bay and Veranda IV at Treviso Bay, 48 units each, built by Lennar between 2015 and 2017 at 9509 through 9533 Avellino Way. Everything below is sourced to primary records: the Collier County Clerk’s recorded declarations, the Collier County Property Appraiser’s 2026 roll, the Florida Division of Corporations, FEMA and Collier County elevation certificates, the Florida Statutes, the Wentworth Estates Community Development District and the Treviso Bay Master Association’s own 2026 fee sheet, each linked where it is used.

Looking for a different Avellino? Our page on Avellino at Miromar Lakes covers the estate homesites in Lee County, which share nothing with this neighborhood but the name. Avellino Isles in The Vineyards and Villa Avellino in Old Naples are also separate communities; the disambiguation section below explains how to keep their sales out of your comparables.

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

Why McGreevy and Comisar Are the Best Realtor for Avellino

If you’re searching for the best realtor for Avellino in Treviso Bay, Naples, whether you’re ready to sell your Avellino 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 and $900 million in personal sales between Jesse and Marc.

Recent Avellino track record (last 12 months): In the last 12 months Avellino has seen 7 resales through the Southwest Florida MLS, between September 23, 2025 and September 23, 2026, for a combined $3,915,500. We tracked every one of them against the recorded deed at the Collier County Clerk: the highest-priced Avellino sale was $610,000, the median was $560,000, and the median sale-to-list ratio was 97.8%. Six of the seven were already on the county roll at the same price the MLS reported, and the seventh closed on August 26, 2026, after the roll file was cut.

Data updated: September 2026. Source: Southwest Florida MLS (Matrix), pulled September 23, 2026, reconciled to the Collier County Property Appraiser roll dated August 29, 2026.

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

Jesse McGreevy is a top-reviewed Avellino realtor, and so is Marc Comisar; you can read every review on our Google Business Profile. Two of those reviews speak directly to the situation most Avellino sellers are in, an out-of-area owner selling a condominium:

★★★★★ “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

★★★★★ “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

What we checked before writing this page

In the last 12 months we tracked every closed Avellino sale through the Southwest Florida MLS and matched 46 of 47 five-year closings to a recorded county deed at the identical price. Then we went to the documents. We pulled all three recorded Declarations of Condominium and their twelve phase amendments from the Collier County Clerk’s public records system, read the golf-appurtenance clause in each, downloaded all twelve building elevation certificates the county holds for Avellino Way, checked Collier County’s milestone inspection registry and the state’s structural integrity reserve study databases, and read 83 monthly county permit reports for every permit issued on the street since January 2020.

That work turned up four facts that are wrong or missing almost everywhere else, including in the Master Association’s own 2024 FAQ: which buildings belong to Veranda III and Veranda IV, that no Avellino unit carries golf by recorded declaration, that four of the twelve buildings now sit below the current base flood elevation, and that the garages are separate buildings. Each is sourced in full below.

For Avellino sellers

Avellino is a small, specific market: 144 units, three associations, three floor plans, and a buyer pool that is comparing you against Venezia next door and the Terrace condominiums down the boulevard. Pricing it off Treviso Bay averages is how sellers leave money on the table or sit for 200 days. We price your unit against the plan, floor, building and association that actually match it, with cinematic video, drone and professional photography, a qualified-buyer database, and off-market discretion when your situation calls for it.

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

Buying a home in Avellino? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers across Naples.

Key Takeaways

• Avellino = Veranda II, III and IV at Treviso Bay: three Florida condominiums, 48 units each, 144 in total, in twelve two-story buildings at 9509 to 9533 Avellino Way, Naples 34113, built by Lennar from 2015 to 2017.
• Veranda III is 9517, 9518, 9521 and 9525; Veranda IV is 9528, 9529, 9532 and 9533. The Master Association’s 2024 FAQ swaps 9525 and 9528; the recorded phase amendments and the county roll do not.
• No Avellino unit carries golf. Section 10.1 of each recorded declaration says golf membership “is not appurtenant to any unit within this Condominium.” Owners get the Master Association’s social amenities.
• Trailing 12 months: 7 closings, median $560,000, $367 per square foot, 32 median days on market, 97.8% sale-to-list. 5 active listings and 1 pending on September 23, 2026.
• True annual carrying cost is about $16,600 to $16,900 before tax and insurance, including a $2,441.75 CDD assessment on the county tax bill that the MLS fee fields leave out.
• Two stories puts every Avellino building outside Florida’s milestone inspection and SIRS laws, and Collier County’s milestone registry lists every Terrace building in Treviso Bay and none on Avellino Way.
• Every building is in FEMA Zone AE with a base flood elevation of 8 feet, and four buildings (9521, 9528, 9529, 9532) have surveyed first floors 0.06 to 0.26 feet below it.
• Garages are detached: 24 garage buildings, one assigned one-car garage per unit as a limited common element that cannot be sold separately.
• Resales since 2025 have run about 115% above Lennar’s original 2015 to 2017 prices, but the 2026 median sits about 8% below the 2024 peak.
• Schools by address: Manatee Elementary, Manatee Middle and Lely High, the same for all twelve buildings in both the 2025-26 and 2026-27 attendance files.

What Is Avellino at Treviso Bay, and What Does the MLS Name Actually Map To?

Avellino at Treviso Bay is the MLS and street name for three recorded condominiums: Veranda II, Veranda III and Veranda IV at Treviso Bay. Together they hold 144 two-story condominium homes in twelve buildings on Avellino Way, Naples, built by Lennar between 2015 and 2017. The name comes from Lennar’s 2014 phase name, “Avellino Place,” not from any legal document.

That distinction matters every time money or documents change hands. A buyer’s attorney, a lender and an insurer all work from the legal name, and each of the three condominiums has its own declaration, its own board, its own budget, its own estoppel and, since June 2026, not even the same management company. When a listing says “Avellino,” the first job is to establish which Veranda association the unit is in.

The three condominiums, from the state and county records

All three are active Florida not-for-profit corporations that have filed an annual report every year since formation, the latest on March 30, 2026 (Veranda II and IV) and an amended report on June 11, 2026 (Veranda III), per the Florida Division of Corporations. Management is inferred from each association’s registered agent and principal address, which is how the state record shows it.

Building by building: the address, the county number and the association

Collier County numbers the Treviso Bay condominium buildings in its own sequence, and Avellino’s are county buildings 18 through 29. Your unit number starts with that county building number, then the floor, then the position: unit 2516 is county building 25, first floor, position 6. The table below answers every “95xx Avellino Way” question in one place.

Unit ranges run x11 to x16 on the first floor and x21 to x26 on the second, twelve units per building, per the Collier County site address points. Year built is the Property Appraiser’s field on the 2026 preliminary roll. Note that the county building numbers do not follow the street numbers: 9525 is building 26 and 9528 is building 25.

The 9525 and 9528 correction

The Treviso Bay Master Association’s 2024 FAQ lists Veranda III as 9517, 9518, 9521 and 9528, and Veranda IV as 9525, 9529, 9532 and 9533. Three independent public records say otherwise. The Veranda III Phase 4 amendment recorded January 12, 2017 adds “Building 26,” which is 9525. The Veranda IV declaration’s Phase 1 is Building 25, which is 9528. The Property Appraiser’s condominium codes (690140 for Veranda III, 690412 for Veranda IV) and the elevation certificate filed for each building agree. If you own at 9525 or 9528, the association that sends your estoppel is the one the recorded documents name, not the one the FAQ names.

Where the land came from: the Ponte Rialto plat

All twelve buildings sit on part of Tract FD-2 of the Ponte Rialto plat, recorded in Plat Book 55, pages 40 to 44, according to the legal description on every building’s elevation certificate and the surveyor’s certificates attached to the phase amendments. The street itself and the entry sign at 9502 Avellino Way sit on a Master Association road tract, and the satellite pool at 9522 Avellino Way sits on a Master Association parcel. None of those three parcels belongs to a Veranda condominium, which is why a county search for “Ponte Rialto” turns up an Avellino Way address that is not a home.

Why the name is “Avellino”

Lennar used “Avellino Place” as the phase name when it opened these homes. The Naples Daily News reported on August 3, 2014 that “The second phase is Avellino Place offering Veranda homes ranging from 1,355 to 1,569 square feet, and include two bedrooms, a den, two bathrooms and a one-car garage. Prices start in the $240s.” Collier County’s site development plan for the buildings, PL20130002030, carries the same name. The MLS adopted the street and phase name, and the market followed.

Which Avellino Is This? Keeping Four Namesakes Out of Your Comparables

Avellino at Treviso Bay is the only Avellino on Avellino Way in ZIP 34113, but at least four other places share the name, and three of them show up in the same Naples searches. Portal pages routinely mix them, which quietly corrupts price per square foot, days on market and “recently sold” lists. Here is how to tell them apart.

Avellino Isles in The Vineyards

Avellino Isles is a separate condominium on Avellino Isles Circle in The Vineyards, North Naples, ZIP 34119, with its own association and its own county condominium code. It also appears 21 times in Collier County’s milestone inspection registry, so any automated lookup on the word “Avellino” will report milestone buildings that have nothing to do with Treviso Bay. None of them is on Avellino Way.

Avellino at Miromar Lakes

Miromar Lakes’ Avellino is an enclave of estate homesites in Lee County, covered on our own Avellino at Miromar Lakes page. Different county, different product and a different buyer entirely.

Villa Avellino and Avellino, Italy

Villa Avellino is a small condominium in Old Naples. Avellino is also a city in Italy’s Campania region, the same region as Naples, Italy, which is why “Avellino Naples” searches return train schedules. Neither affects a Treviso Bay valuation, but both pollute keyword data.

How to pull clean Avellino comparables

Search by street and legal name, not by the word “Avellino.” The clean set is any sale on Avellino Way, Naples 34113, with a legal description reading Veranda II, III or IV at Treviso Bay. We run it both ways, through the MLS subdivision field and through the county roll’s three condominium codes, and reconcile the two before quoting a number. If a report shows an “Avellino” unit larger than 1,661 square feet, the largest plan on Avellino Way, it belongs to a different community.

Is Avellino a coach home community?

No. Avellino is recorded as condominium, twelve units per two-story building. Treviso Bay’s coach homes are a different product in 4-unit buildings with attached two-car and three-car tandem garages, in Casoria at Treviso Bay and Di Napoli at Treviso Bay. Several agent websites describe Avellino as “coach homes”; the declarations do not.

Living in Avellino at Treviso Bay as a Homebuyer

Living in Avellino at Treviso Bay means a two-bedroom-plus-den condominium with its own garage, a lake behind the building, a Master Association pool at the end of the street and the Club Rilassare amenity campus a few minutes’ walk away, inside a gated, all-ages Naples community where fewer than one owner in five is a full-time Florida resident.

That last number shapes daily life more than any amenity does. On the Property Appraiser’s 2026 preliminary roll, 28 of the 144 Avellino units (19.4%) carry a Florida homestead exemption, so roughly four in five are second homes or rentals. From May to October the street is quiet; from January to April it is full. Buyers who want year-round neighbors should know that before they buy, and sellers should know it before they choose a listing month.

Who owns in Avellino

The owners’ mailing addresses on the county roll show where Avellino’s demand comes from: Florida 48, New York 21, Ohio 11, New Jersey 10, Illinois 9, Massachusetts 9, Michigan 6, and Ontario, Texas and Connecticut 3 each, with 139 owners in the United States, 3 in Canada and 1 each in Australia and Germany. That is a Northeast and Midwest seasonal market, which is why an Avellino listing that goes live in November reaches a different buyer pool from one that goes live in July. These are aggregate counts only; we do not publish owner names. Venezia, the neighboring Veranda I condominium, runs at 25.0% homesteaded (15 of 60).

How close everything is

Avellino sits a short walk from the Club Rilassare amenity campus at 9323 Treviso Bay Boulevard, closer than the Trevi terraces. Straight-line distances measured from each building’s county address point to the destination’s address point:

Points are from the Collier County site address points layer, retrieved September 23, 2026; distances are our arithmetic. For comparison, the Trevi terrace buildings sit 0.51 to 0.81 miles from the same campus.

Outside the gate, the drive times our Treviso Bay community page measured apply here too: a Publix at the Shops at Hammock Cove about 3.0 miles and 9 minutes away, Fifth Avenue South about 6.3 miles and 14 minutes, Lowdermilk Park beach about 8.7 miles and 20 minutes, the Physicians Regional Medical Center emergency room on Collier Boulevard about 5.1 miles and 12 minutes, and Southwest Florida International Airport about 39.8 miles and 58 minutes, all free-flow and longer in season. Treviso Bay is inland; there is no beach or marina inside the gate.

Stairs, not elevators

Every Avellino building is two stories, and no elevator is documented for the Veranda plans in Lennar’s plan pages or in the recorded declarations. Section 3.14.1 of the Veranda II declaration lists “interior stairways and foyers” among each unit’s limited common elements, which fits a layout where each second-floor home is reached by its own stair. For a buyer planning to age in place, a first-floor unit (numbers ending x11 to x16) is the practical choice; for a seller of a second-floor unit, the stair is a question to answer in the listing, not to discover at the showing.

Seasonal ownership rules you will actually meet

Veranda II’s recorded Rules and Regulations require a Home Watch service for any unit left vacant a month or longer, with at least monthly inspections and proof to the association, water heater replacement at least every ten years (described as “an Insurance Regulation”), and yearly A/C service with proof. They also require seasonal owners to designate a responsible firm or person for hurricane shutters. Those rules bind the 48 Veranda II units at 9509, 9510, 9513 and 9514; Veranda III and IV rules are not published online, so ask the association for its current rules before you close.

Avellino Market Snapshot, September 2026

Avellino recorded 7 closed resales in the 12 months to September 23, 2026, at a median of $560,000, a median $367 per square foot and a median 32 days on market. Five units were active and one pending on the pull date, which is roughly 8.6 months of supply at the trailing pace of sales.

Data updated: September 2026. Source: Southwest Florida MLS (Matrix), closed 09/23/2025 to 09/23/2026, pulled September 23, 2026.

Medians are the median of per-sale ratios for price per square foot and sale-to-list, never a ratio of medians. Price per square foot uses the county-measured living area, which matches the MLS figure on all seven sales. We computed every figure twice by independent routes and reconciled both to the county deed record.

The seven closings, sale by sale

Veranda III recorded no closing in the window. By association, the four Veranda II sales have a median of $555,000 (even n, the mean of $550,000 and $560,000) and the three Veranda IV sales $567,500.

What the seven sales say about pricing

The two fastest sales, 2 and 8 days, were listed within 2% of where they closed. The slowest, 227 days, closed $20,000 under its last list price, and the second-floor Arabella at 9528 #2521 closed $61,500 under its last list price after 97 days. The first-floor Arabella end unit at 9528 #2516 set the trailing-year high at $610,000 in 11 days, consistent with the five-year record in which the Arabella end plan resells for about $40,000 more than the two interior plans. Plan and floor details follow in the floor-plan section below.

What is for sale right now

Data updated: September 2026. Status as of the MLS pull on September 23, 2026; listings change daily.

Four of the six are in Veranda III, the association that recorded no closing in the trailing year and changed management in June 2026. A buyer should ask each listing agent for the Veranda III budget and estoppel early; a seller in Veranda III is competing with three neighbors in the same association.

Supply, turnover and what 8.6 months means

Five active listings against 7 closings in 12 months is about 8.6 months of supply, our arithmetic. Seven MLS sales from 144 units is a 4.9% annual turnover. On the county’s recorded-sale count, which includes off-MLS deeds, turnover peaked at 26 resales (18.1% of units) in 2021 and ran 8 (5.6%) in 2025. In a neighborhood this small, one or two listings move the supply figure a lot, so read it as “buyers have choices this fall,” not as a trend line.

Price bands, trailing year and five years

What Have Avellino Condos Sold For Since 2021?

Avellino’s MLS closings over five years show a 2022 step-up, a 2024 peak and a 2025 to 2026 easing: the median rose from $500,000 on one late-2021 sale to $600,000 in 2022, reached $605,000 in 2024, and eased to $557,000 in 2026 so far. The five-year median across 47 closings is $600,000.

Data updated: September 2026. Sources: Southwest Florida MLS closings 09/23/2021 to 09/23/2026; Collier County Property Appraiser recorded sales, roll dated August 29, 2026.

Year by year, from the MLS

All years with an odd count report the middle sale; 2026 has six closings, so its median is the mean of the middle pair. Days on market exclude the two five-year records entered in the MLS as sold for data purposes only, which carry no days-on-market value; those two are still counted in prices.

The county’s longer record, back to 2015

The Collier County Property Appraiser records every deed, including sales that never touched the MLS. On the 2026 roll, the 144 Avellino units carry 342 recorded instruments: 144 original Lennar sales, 120 priced resales and 78 nominal transfers such as trusts and estates. Resales ran 1 in 2015, 4 in 2016, 7 in 2017, 6 in 2018, 10 in 2019, 16 in 2020, 26 in 2021, 10 in 2022, 16 in 2023, 11 in 2024, 8 in 2025 and 5 in 2026 through August. The 2021 spike, 26 sales and 18.1% of all units, is when the qualified-resale median jumped from $288,500 (2020) to $369,500, before reaching $600,000 in 2022.

From Lennar’s price to today’s

Lennar’s original sales, 2015 through 2017, recorded at a median of $264,300 (144 sales, even n), ranging from $232,000 to $310,200. For the 79 units with an original sale and a later qualified resale, the median gain is 94.1%, or $257,000, over a median hold of 5.6 years, a median compound annual return of 9.2% before carrying costs. For the ten resales dated 2025 or later, the median gain over the Lennar price is 115.0%, or $307,700. One unit has ever resold below its original price: an Arabella at 9514 bought for $286,400 in 2015 and resold for $270,000 in 2017, before the run-up.

The 2022 to 2026 arc, in three real chains

Aggregate medians hide what an individual owner experienced, so here are three recorded resale chains from the county roll and the MLS:

• 9529 #2813, Diangelo, first floor: $630,000 in July 2022, $575,000 in July 2025, $539,000 in April 2026, 14.4% below the 2022 peak.
• 9528 #2521, Arabella, second floor: $620,000 in February 2024, $567,500 in April 2026, 8.5% below.
• 9528 #2516, Arabella, first floor: closed at $610,000 in April 2026 after 11 days, the high of the trailing year.

The pattern is a market that re-priced after the 2022 to 2024 peak rather than one that stalled, which is exactly the environment where a list price anchored to 2024 comparables sits for three months and one anchored to the last six sales goes pending in a week.

Does the association change the price?

Over five years the three associations trade almost identically: Veranda II at a median $590,000 ($388 per square foot, 17 closings), Veranda III at $582,000 ($385, 13 closings) and Veranda IV at $600,000 ($396, 17 closings). The recorded declarations are nearly identical Lennar templates, and the county values every unit in all twelve buildings on one grid. The association matters for dues, rules and management, not for the price per square foot.

Is an Avellino condo a good investment?

On the record so far, yes for anyone who bought from Lennar, and flat to down for anyone who bought at the 2022 to 2024 peak. The case for it: a finished, all-ages, gated community; a two-story building type outside Florida’s post-Surfside structural mandates; garages, which Treviso Bay’s Terrace condominiums do not have; and the lowest entry price of any garage product inside the gate. The case against: an 8.6-month supply this fall, a four-leases-a-year rental cap, a CDD line until 2037, and flood insurance exposure on buildings whose first floors sit at or just below today’s base flood elevation. Our job is to put numbers on both sides for your specific unit, and we would rather talk you out of the wrong unit than into it. Owners can start with a free valuation; buyers can read how we represent buyers.

Ready to Sell or Buy in Avellino at Treviso Bay? Start With One Phone Call

Avellino is 144 condominiums, three associations and three floor plans inside Treviso Bay, and the difference between a well-priced listing and a stale one is usually the building, the floor and the association, not the kitchen. Jesse McGreevy works with sellers and Marc Comisar works with buyers, and both of them start from the recorded documents.

Selling: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying: call Marc at (239) 287-5873 or read how we represent Naples buyers.

Avellino vs Venezia: Why Does Avellino Sell for Less? The Golf Deed Explains Most of It

Avellino and Venezia are the same Lennar Veranda product, the same three floor plans in the same twelve-unit, two-story buildings, yet Venezia’s trailing-year median was $800,000 against Avellino’s $560,000. The recorded documents explain most of the gap: 36 of Venezia’s 60 units carry golf under the recorded golf Declaration, and none of Avellino’s 144 does.

Data updated: September 2026. Sources: Southwest Florida MLS (Matrix), pulled September 23, 2026; Collier County Property Appraiser 2025 certified and 2026 preliminary rolls; Collier County Clerk Official Records.

That gap is the single most useful fact for anyone pricing an Avellino condo, because it is the comparison every buyer makes. Venezia is Veranda I at Treviso Bay, 60 units in five buildings at 9828 to 9844 Venezia Circle, built in 2013 and 2014. Our Venezia at Treviso Bay page covers it building by building; here is what matters for Avellino. Getting this split right is also a fair test of any agent you interview, and it is the kind of recorded-document work to look for when you compare the best real estate agents in Naples on the public record: ask whether they priced a condo against its recorded golf tier or only against its street name.

What the recorded declarations say

Each Avellino declaration says the same thing in Section 10.1. Veranda II’s, recorded at OR 5123 PG 2183, reads: “Golf membership, as defined in the Club Declaration, is not appurtenant to any unit within this Condominium. A Unit Owner is not entitled to be a Golf Member of the Club by virtue of their ownership of a Unit within the Condominium.” Veranda III (OR 5215 PG 2377) and Veranda IV (OR 5313 PG 3732) use a longer form of the same clause.

On the golf side, the Treviso Bay Golf Club’s amended and restated golf declaration, recorded December 19, 2018 at OR 5582 PG 3518, lists the lands subject to golf in its Exhibit A. Veranda I is named there. Veranda II, III and IV are not, and no golf supplemental declaration has ever been recorded against them. We reviewed 582 instruments indexed to the three Avellino legal descriptions and 58 of 58 instruments filed by the Golf Club to confirm it.

Venezia is split in two, and the county’s values show exactly where

In March 2013 Lennar recorded a supplemental declaration withdrawing Veranda I’s Phases 3 and 4 from the Golf Club (Instrument 4813276, corrected by Instrument 4818200 on April 1, 2013). The Property Appraiser’s values follow that split with mechanical precision. For every floor plan and floor, in both 2025 and 2026:

The two Venezia groups sit exactly $110,000 apart on every plan and floor, which is the shape of a golf membership valued into the unit. All five Venezia closings in the trailing year came from 9840 and 9844, the golf end of the street. Venezia’s non-golf units, in their 2024 resales, traded at a median of $565,000, right beside Avellino.

Lennar priced the difference from day one

Lennar’s own quick-move-in lists, preserved in web archives of its Treviso Bay Veranda page, show it. In November 2013 a Bromelia at 9836 Venezia Circle, unit 915, was offered at $329,185 (archived November 22, 2013). In June 2014 the same Bromelia plan at 9509 Avellino Way, units 1812 and 1815, was offered at $236,185 (archived June 24, 2014). Same plan, eight months apart, $93,000 different. Those list prices tracked the recorded deeds within $0 to $14,000.

The carrying-cost side of the same coin

A golf-bundled Veranda owner pays the Golf Association’s $5,350 a year on top of the Master Association’s $7,420, and a resale buyer of a golf unit pays a $7,500 Golf Club capital contribution at closing on top of the $7,500 Master capital contribution, per the 2026 Annual Fee Sheet. An Avellino owner pays neither golf line. The MLS fee fields tell the same story: in five years, 0 of the 53 Avellino records carry the golf dues, while 11 of 18 Venezia records do, every one of them at 9840 or 9844.

Avellino vs Venezia: the decision table

Both neighborhoods are Lennar’s Veranda product on the same three plans, so the choice turns on recorded differences, not on the floor plan. Every row below traces to a recorded document, the county roll or the MLS pull cited on this page and on our Venezia page.

Who should choose Avellino, and who should choose Venezia

Choose Avellino if you want the Veranda plan with a detached garage at the lowest price in the pair, you do not plan to play golf, you own a larger dog, or you want the widest choice of buildings and lake positions across 144 units and 12 buildings. Choose Venezia’s golf buildings (9836, 9840, 9844) if a deeded golf membership matters to you, because Treviso Bay has no more memberships to sell and the only way to get one is to buy a unit that already carries it, and if your pets fit the 25-pound limit. Choose Venezia’s non-golf buildings (9828, 9832) if you want Venezia’s own neighborhood pool at close to an Avellino price per square foot, and accept the tighter pet rule and the thinnest resale record in the pair. Either way, price against the right tier: golf Venezia sales are not comparables for an Avellino unit, and Avellino sales are not comparables for a golf Venezia unit.

What the gap means for you

If you are buying: Avellino is the way to own this Lennar Veranda plan, with its garage and its lake, without paying for golf you may not play. If golf matters, you cannot add it later: the Master Association’s 2024 FAQ states that 825 properties are bundled with golf and “There are NO additional Golf memberships available.” Read how we represent buyers or call Marc at (239) 287-5873.

If you are selling: never let a buyer’s agent price your Avellino unit against sales in Venezia’s golf buildings. The honest comparables are the other Avellino buildings and Venezia’s non-golf buildings at 9828 and 9832. We make that argument with the recorded documents in hand; start with a free Avellino valuation or call Jesse at (239) 898-6072.

How Did Avellino Come to Be? Lennar’s Avellino Place, 2014 to 2017

Avellino was built by Lennar as “Avellino Place,” the second Veranda phase in Treviso Bay, launched in 2014 and closed out building by building from February 2015 to November 2017. Lennar had bought into the stalled Treviso Bay project out of foreclosure in 2011 and finished it, and Avellino is the largest single block of condominiums it built there.

The story before Lennar belongs to the parent community: V.K. Development began Treviso Bay in the mid-2000s, the project defaulted, and Lennar completed it, which our Treviso Bay page documents from the district and court records. For Avellino the relevant history starts with Lennar’s first Veranda buildings on Venezia Circle in 2012 and 2013, then Avellino Place.

The 2014 launch

Lennar opened Avellino Place in the summer of 2014 alongside the Giaveno terraces. The Naples Daily News reported on August 3, 2014 that Avellino Place offered “Veranda homes ranging from 1,355 to 1,569 square feet,” two bedrooms, a den, two bathrooms and a one-car garage, with “Prices start in the $240s,” while the Giaveno terraces started “in the $220s.”

What Lennar charged, and how it changed

Captures of Lennar’s Treviso Bay Verandas page archived at September 23, 2015, August 23, 2016 and June 1, 2017. In the 2014 list, every second-floor unit at 9509 was priced exactly $8,000 above the same plan on the first floor.

What buyers actually paid

The county roll records all 144 original sales between February 26, 2015 and November 10, 2017: 56 in 2015, 37 in 2016 and 51 in 2017, at a median of $264,300 and $176.80 per county square foot. By plan, the median original price was $250,000 for the Bromelia (47 units), $263,900 for the Diangelo (49) and $284,750 for the Arabella (48). By building, originals ranged from a median of $247,000 at 9528 to $275,050 at 9521.

Building by building, 2015 to 2017

Lennar’s notices of commencement and phase amendments track the construction: Veranda II’s four buildings were added between February and October 2015, Veranda III’s between November 2015 and January 2017, and Veranda IV’s between September 2016 and October 2017, with the last building, 9533, certified in October 2017, five weeks after Hurricane Irma. Two units at 9509, numbers 1815 and 1824, closed 16 and 27 months after the rest of that building, which is consistent with Lennar holding them as models or sales inventory, though no document says so.

The developer’s guarantee and the fees it set

Each declaration’s Section 14.10 capped quarterly condominium dues during developer control at $797.36, then $916.96, then $1,054.51 in successive guarantee years. Section 24.2 charged every original buyer a $2,000 builder’s fee, and Section 13.8 set an initial capital contribution of $200 to the condominium association (Veranda II and III) or $1,500 to the Master Association (Veranda IV). Those were one-time developer-era charges; today’s resale buyer pays the current Master Association capital contribution instead, covered in the closing-cost section below. In September 2018 Lennar quit-claimed its remaining Veranda II interests to the association “for title purposes only” (Instrument 5610780).

What Are the Avellino Floor Plans? Bromelia, Diangelo and Arabella

Avellino has exactly three floor plans, the same in every one of its twelve buildings: the Bromelia, the Diangelo and the Arabella, all two bedrooms plus a den and two bathrooms with an assigned one-car garage. They measure 1,414, 1,454 and 1,661 square feet on the county roll, or 1,355, 1,366 and 1,569 in Lennar’s later air-conditioned figures.

The three plans side by side

Every plan is listed in the MLS as “2+Den/2” on all 53 Avellino records from the past five years. The Arabella earns about $40,000 more on resale than the interior plans but less per square foot, which is the normal pattern for a larger end unit.

Why there are two sets of square footage

Lennar’s own Veranda pages listed the plans at 1,414, 1,454 and 1,661 square feet from 2012 through mid-2013, the same figures the Property Appraiser uses. From November 2013 on, Lennar published 1,355, 1,366 and 1,569, the air-conditioned living area, and the Naples Daily News used those in 2014. Neither number is wrong; they measure different things. The county’s figure is the larger of the two, so price per square foot on the county basis will always read lower. When you compare Avellino with another community, make sure both sides use the same basis.

How to read a unit number

Unit numbers are four digits: the county building number (18 to 29), the floor (1 or 2), and the position (1 to 6). Positions 1 and 6 are the Arabella end units, 2 and 5 the Bromelia, 3 and 4 the Diangelo, on both floors of every building. So 2516 is building 25 (9528 Avellino Way), first floor, an Arabella end unit, and 1923 is building 19 (9510), second floor, a Diangelo. One exception to flag: 9509 unit 1815 sits in a Bromelia position but carries 1,454 square feet on the county roll while being valued as a 1,414-square-foot unit; Lennar’s 2014 listing called it a Bromelia. If you own it, ask for the declaration’s floor plan exhibit before you list.

The same plans elsewhere

Lennar still sells this design: its Veranda Condominiums at The National Golf and Country Club in Ave Maria use the Bromelia II, Diangelo II and Arabella II at 1,355, 1,366 and 1,569 square feet. The 1,414 and 1,661 square-foot Veranda module also appears in older Naples condominiums, including Heritage Bay, Prestwick, Southern Links, Cedar Hammock and Cypress Trace. On 2024-and-later resales, Avellino is the highest-priced Veranda condominium in Collier County outside Venezia’s golf buildings; the comparison table later on this page has the figures.

What Lennar built into them

Lennar’s “Bellagio Series at Treviso Bay” feature sheet, dated October 2013 and linked from the Veranda pages, lists steel-reinforced concrete block construction, a monolithic concrete footer and slab, engineered roof trusses with uplift straps, a fire sprinkler system, hurricane impact glass, a concrete tile roof, a screened rear lanai with a door “per plan,” a covered Flowcrete entry, granite kitchen counters, GE Energy Star appliances with a washer and dryer, 9’4" ceilings “per plan,” R-19 ceiling insulation, a 40-gallon water heater and a steel-reinforced garage door with an opener. The sheet covered both the Terraces and the Verandas, so a line marked “per plan” is Lennar’s offering, not a guarantee for every unit; the as-built condition of a specific unit is what an inspection is for.

Limits the declaration puts on renovation

Section 18.14 of the Veranda II declaration warns that the floors are post-tensioned concrete slabs that may not be drilled, and that the units “are not designed to allow the installation of a ceiling fan, soffits or lighting in the ceiling unless the same are part of the original construction.” Section 18.19 limits hard flooring above the ground floor to foyers and bathrooms unless the board approves sound padding; the restriction does not apply to first-floor units. Section 11 requires board approval, with a 45-day review, for impact windows, sliding doors, shutters and any structural change, and a request the board does not answer in 45 days is deemed disapproved.

Do Avellino Condos Have a Garage? Yes, a Detached One-Car Garage

Every Avellino condo has one assigned, detached one-car garage. The garages are separate buildings, two per residential building, 24 in all, and each garage is a limited common element tied to its unit: the recorded declarations say it cannot be sold, assigned or mortgaged apart from the unit.

What the declaration says

Section 3.14.2 of the Veranda II declaration: “Each Unit shall be entitled to the exclusive use of one (1) one-car garage that is assigned to that Unit … together with the exclusive right of use of any driveway pavement leading to any garage. The garage may not be conveyed, assigned or encumbered except as an appurtenance to the Unit.” Veranda III and IV carry the same clause. Under Section 8.3.3 the owner maintains the garage door, opener, wiring and fixtures, and the Master Association repairs and replaces the driveway pavement as a common expense.

How we know they are detached

The county holds a separate FEMA elevation certificate for every garage building: “Garage A” and “Garage B” (or “Garage 1” and “Garage 2”) beside each of the twelve residential buildings, 24 certificates in all, each with its own building permit. On every residential building’s certificate, the attached-garage field reads “NA.” For example, the certificate for 9509’s Garage A is a separate document from the one for the 9509 residential building. Some descriptions online call the garage “attached”; the county record says otherwise.

Two practical consequences

First, flood: garage floors on Avellino Way were surveyed at 7.34 to 7.84 feet above sea level (NAVD88), all below today’s 8-foot base flood elevation, and the surveyor noted “no equipment in garages.” Whatever you store in the garage sits at the lowest point on the site. Second, insurance: Section 15.9 of each declaration requires the owner’s HO-6 policy to cover property within the unit “and garage(s) and storage space(s).” Tell your insurance agent the garage is a separate structure.

What you can park there

Section 18.12 of the declaration allows only non-commercial passenger vehicles to park outside, and bars commercial vehicles, campers, RVs, boats, trailers and vans except inside the enclosed garage. The Treviso Bay Master Rules require golf carts to be kept in a garage, and the 2012 master declaration lists motorcycles among the vehicles that must be garaged. With one car bay per unit, a two-car household parks the second car in the driveway space.

Is There a Floor or Floor-Plan Premium in Avellino?

Avellino has a floor-plan premium but no reliable floor premium. Arabella end units resell for about $40,000 more than the interior plans, while first-floor and second-floor units have traded within about 2% to 4% of each other, with the per-square-foot gap flipping sign between periods, although Lennar charged $8,000 more upstairs.

Data updated: September 2026. Sources: Collier County Property Appraiser recorded sales and 2026 preliminary values; Southwest Florida MLS closings, pulled September 23, 2026.

First floor versus second floor

Our read: buyers here trade the first floor’s easy access and ground-level entry against the second floor’s privacy and views, and on balance they pay about the same. The timing signal is worth noting: in the trailing year the two first-floor sales took 2 and 11 days, while the five second-floor sales took 8 to 227 days. Small numbers, but it matches what we would expect of the stair-free units.

The county’s value grid

The Property Appraiser values every Avellino unit on one grid, identical in all twelve buildings (2026 preliminary just value):

Just value is the county’s mass-appraisal figure for tax purposes, not a market price; Avellino’s recent sales have run about 20% above it. It is useful here because it shows the county sees no building-by-building difference at all.

Does the building matter?

On qualified resales since 2021, the median price per square foot by building ranges from about $350 to $400 for eleven of the twelve buildings (the twelfth, 9533, sold mostly in early 2021), and no building or association pattern survives the small counts. Four or five sales per building is too few to prove a premium; a lake-facing position, an end unit and condition matter more than the address.

Which Avellino Buildings Back Onto a Lake? Views, Position and Surroundings

Every Avellino building backs onto water. The six odd-numbered buildings on the north side of Avellino Way back onto a lake of roughly 14 acres, and the six even-numbered buildings on the south side back onto two smaller lakes of about 3.6 and 4.1 acres. No Avellino building fronts the golf course, which lies 1.2 to 1.4 miles southeast.

Lake outlines and acreages come from OpenStreetMap, a community-mapped source, measured by us on September 23, 2026; every building sits 20 to 28 meters from the nearest mapped shoreline. A 629,442-square-foot lake tract, about 14.4 acres, owned by the Wentworth Estates Community Development District lies 20 to 25 meters from 9509, 9521 and 9533 according to the Florida statewide cadastral layer, so the district, not the condominium, owns and maintains that water. Which specific units face the water and which face the street is a matter of the unit’s position and orientation, and we confirm it unit by unit on a showing rather than from a map.

East end, west end

The street runs about 450 meters east to west. At the east end, 9509 and 9510 are nearest the entry from Treviso Bay Boulevard and the Club Rilassare campus, and about 85 meters from a north-south Florida Power and Light transmission line easement. At the west end, 9532 and 9533 are the most secluded, about 100 meters from the conservation easements protecting the Sabal Bay preserve, a 1,346-acre South Florida Water Management District and Army Corps of Engineers easement recorded at OR 4867 PG 3336. The middle of the street, 9521, 9525 and 9528, sits nearest the Master Association’s pool and court complex at 9522.

The court complex at 9522 Avellino Way

The Master Association’s satellite amenity parcel at 9522 Avellino Way carries a 1,370-square-foot pool built in 2016 and a court slab the county records at 14,400 square feet, plus carports, with a pool fence and a second carport added in 2021. OpenStreetMap shows pickleball courts on that slab; the club publishes no court count, so we do not either. Buildings 9521, 9525 and 9528 are 50 to 110 meters from the courts, which some buyers see as a convenience and others as a noise question; it is worth an afternoon visit before you commit.

What Amenities Can an Avellino Owner Use?

Avellino owners use the Treviso Bay Master Association’s amenities: the Club Rilassare pool, spa and fitness campus a few minutes away, the main clubhouse and its dining, tennis, pickleball and bocce, and the satellite pool at 9522 Avellino Way. The Avellino condominiums themselves own no recreation facilities, and golf is not part of any Avellino unit.

What the condominiums own, and what they do not

Section 3.8 of the Veranda II declaration states: “None of the Phases shall include any recreational facilities.” Everything an Avellino owner swims in, plays on or eats at belongs to the Master Association or the Golf Club, and is paid for through the $7,420 Master assessment. The pool at the end of the street, at 9522 Avellino Way, is a Master Association satellite pool built in 2016 on a Master-owned parcel, not condominium property, and Trevi’s terrace owners use it too. Venezia is the only Veranda neighborhood with a pool of its own, an 800-square-foot pool at 9848 Venezia Circle owned by the Veranda I association.

Club Rilassare, the amenity campus

The Club Rilassare campus at 9323 Treviso Bay Boulevard is 0.26 to 0.53 miles from the Avellino buildings. The club describes it on its amenities page as a 15,000-square-foot spa, fitness and pool complex; the county roll records pools of 6,400 and 232 square feet, a spa and a 64,800-square-foot court slab on the parcel. Naples Daily News reported eight lighted Har-Tru tennis courts there in 2021, a single source the club does not repeat, and the Master Association’s FAQ lists tennis, bocce and pickleball. Current hours are on the club’s hours page.

The clubhouse and dining

The main clubhouse at 9800 Treviso Bay Boulevard, 1.2 to 1.4 miles from Avellino, opened in 2016 and is the social and dining center; the club’s clubhouse page describes it. Every owner carries a $750 annual food and beverage minimum under the 2026 Annual Fee Sheet, billed if unspent by December 31.

Golf for a non-golf owner

Social owners can play TPC Treviso Bay only when the Golf Club opens it. The recorded golf declaration gives the Golf Club board “the right … to open the Golf Club Common Areas, including the golf course, for use by non-golf members,” which is the legal basis for the club’s off-season window described in the Master Association’s 2025 FAQ. The course, an Arthur Hills design with Hal Sutton as player consultant according to the club’s architect page, is not part of an Avellino deed.

What is not here

There is no marina, no boat access and no beach inside the Treviso Bay gate, and no package room, bike room or guest parking count is published for the Veranda condominiums. Treviso Bay is all-ages, so the pools and courts are family spaces under the published Master rules, not a 55-plus clubhouse.

Does an Avellino Condo Include a Golf Membership?

No Avellino condominium includes a golf membership. All three recorded Veranda declarations state in Section 10.1 that golf membership is not appurtenant to any unit, the Golf Club’s recorded lands exhibit omits Veranda II, III and IV, and no golf supplemental declaration has ever been recorded against them. Avellino owners hold Master Association social privileges.

The recorded language, word for word

Veranda III’s declaration (OR 5215 PG 2377) and Veranda IV’s (OR 5313 PG 3732) read: “Golf Club membership, as defined in the Golf Club Declaration, is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium. A Unit Owner within this Condominium does not receive and is not entitled to be a Golf Club Member by virtue of their ownership of a Unit within this Condominium.” The same section adds that the condominium “is or may be located adjacent to the Golf Club facilities” and that owners are bound by the golf declaration’s easements.

Can an Avellino owner buy golf separately?

Not through the club. The Master Association’s 2024 FAQ states that 825 of Treviso Bay’s 1,431 properties are bundled with golf membership and “There are NO additional Golf memberships available.” The recorded mechanism explains why: golf attaches to a home only through the golf declaration’s Exhibit A, a recorded consent and joinder, or a supplemental declaration, and membership is then mandatory for that home. If golf is a must, the answer is a different neighborhood, and we will tell you which ones.

What the MLS record shows, and why it is only a signal

Across five years, none of Avellino’s 53 MLS records shows the Golf Association dues, and the single record with any “club fee” entry carries the Master Association’s 2022 assessment keyed into the wrong field. That agrees with the declarations, but an agent-entered field is never proof. The proof is the recorded declaration and the Master Association’s estoppel, which lists every charge on the unit.

How a seller proves it to a buyer

Put the answer in the listing and the disclosure package: cite Section 10.1 of your association’s declaration, and order the Master Association estoppel early through the club’s Realtor information page. A buyer who learns at day twelve of an inspection period that “Treviso Bay” does not mean golf is a buyer who asks for a price reduction; a buyer who knew on day one priced it in.

What Does It Cost to Own an Avellino Condo? The Full 2026 Fee Stack

An Avellino condo costs about $16,600 to $16,900 a year before property tax and insurance: roughly $6,000 to $6,320 in condominium association dues, $7,420 to the Master Association, $2,441.75 to the Wentworth Estates CDD on the county tax bill, and a $750 food minimum. There are no golf dues. The MLS fee fields omit the CDD entirely.

The stack, line by line

Property tax, HO-6 insurance and any flood policy come on top. The median 2026 preliminary ad valorem tax on an Avellino unit is $4,587.10 on the Property Appraiser’s roll, and that figure excludes the CDD line.

Condominium dues: what the listings show

The three associations do not publish their budgets; they are available to owners and, through the statutory disclosure package, to buyers under contract. The dues figures above are what listing agents entered in 2026 MLS listings, cross-checked across several listings per association: Veranda II at $1,565 a quarter on its most recent 2026 listing ($1,425 on two earlier 2026 listings), Veranda III at $1,580, and Veranda IV at $1,500. Treat them as close, and confirm the current figure on the association’s estoppel.

The trend is the story. Each declaration capped quarterly dues at $797.36 in the first developer-guarantee year. Listings show Veranda II rising from $890 in late 2022 to $1,565 in 2026, Veranda III from $875 in late 2021 to $1,580, and Veranda IV from $1,000 in early 2022 to $1,500. Two-story buildings are not subject to Florida’s structural integrity reserve study mandate, so this increase is not a SIRS funding surcharge; insurance and ordinary reserves are the likely drivers, but the associations do not publish the breakdown and we will not guess at it.

The Master Association’s $7,420

The 2026 fee sheet, revised May 11, 2026, breaks the Master assessment into $5,523 for maintenance, $885 for bulk cable and internet (or $362 for an internet-only election), $812 for reserves and $200 for the capital reserve. It covers the common areas, the gate, the amenity campus and the satellite pools, including the one on Avellino Way. The single-family lawn lines on the same sheet do not apply to condominiums.

Why the MLS “total annual fees” undercounts

Agents enter a total annual recurring fee on every MLS listing. On 2026 Avellino listings it reads $14,490 for Veranda III and $14,170 for Veranda IV, which is exactly condominium dues plus Master assessment plus food minimum. What it leaves out is the $2,441.75 CDD line, because the CDD is billed on the county tax bill rather than by an association. A buyer comparing Avellino with a community that has no CDD, or with a Terrace condo whose CDD debt line is lower, needs that line added back.

What is not published, and how to get it

Current condominium budgets, reserve balances, the master insurance carrier and premium, the wind deductible and any pending special assessment are not published by the three associations. We searched the Clerk’s records, the state corporate filings and regional news and found no special assessment, association lawsuit or roof replacement for Veranda II, III or IV. A buyer gets the budget and reserve schedule in the disclosure package, and anyone can request records from an association under section 718.111(12) of the Florida Statutes. We read those documents with you before the inspection period ends.

What Does an Avellino Buyer Pay at Closing?

An Avellino resale buyer pays about $8,299 in Treviso Bay closing charges plus the condominium association’s own estoppel: a $7,500 Master Association capital contribution, a $50 resale application, the $250 Rookery Bay Environmental Grant fee, a $299 Master estoppel and a $200 post-closing set-up fee. The $7,500 Golf Club capital contribution does not apply.

The closing lines, from the 2026 fee sheet

Source: 2026 Annual Fee Sheet, revised May 11, 2026, and the club’s Realtor information page for estoppel ordering. Who pays which line is a contract term; in practice the buyer usually pays the capital contribution.

What the Rookery Bay line is

The recorded 2012 master declaration, Section 9.14, created the Rookery Bay Environmental Grant fee as a charge on every transfer “in perpetuity,” to fund resource management on Rookery Bay National Estuarine Research Reserve lands through the National Fish and Wildlife Foundation. The declaration is reproduced as an exhibit in the Coach Homes II prospectus the club hosts.

Transfers that skip the capital contribution

The recorded 2012 master declaration exempted certain transfers from the capital contribution, including transfers to a wholly owned trust or entity, to a spouse or children, between co-owners, and to an institutional lender. The current rule sits in the 2021 restated declaration, so if you are moving an Avellino unit into a trust, ask the Master Association to confirm the exemption in writing before you record the deed.

The application

The Master Association requires its Buyers (Resale) Application about 30 days before closing. None of the three Avellino declarations contains a right of first refusal or a sale-approval clause, based on our full-text search of each; the Master application is the only approval step we found.

What Is the Wentworth Estates CDD Charge on an Avellino Tax Bill?

Every Avellino unit pays $2,441.75 a year to the Wentworth Estates Community Development District on its Collier County tax bill for fiscal 2027: $1,499.21 for operations and maintenance and $942.54 of bond debt service at the district’s two-story condominium rate. The debt line ends when the bonds retire in 2037; the maintenance line does not.

Where the numbers come from

The district’s FY2027 adopted budget, adopted May 14, 2026, sets the residential operations and maintenance assessment at $1,499.21, unchanged from fiscal 2026, and assigns debt service by product type. “Two-story condominiums” is its own class of 203 units in the district’s allocation, and the four-story Terraces pay a lower debt line of $789.62. Details on the district are on the Wentworth Estates CDD site.

When the debt line ends

The district’s Series 2021 refunding bonds make their final principal payment on May 1, 2037. At today’s rate, an Avellino unit has about eleven more annual debt payments, roughly $10,400 in total by our arithmetic, after which that line leaves the tax bill and the $1,499.21 maintenance line continues. The budget also publishes a maintenance cap of $1,799.06 per unit, the most the district can levy without a new public hearing.

What the declarations told the first buyers

Section 6.3 of the Veranda declarations disclosed the district’s charges at the time: Veranda II estimated debt “no greater than approximately $1,150.00 per year” and maintenance of “approximately $176.12,” and Veranda III estimated $1,221.62 and $129.16. The debt line fell after the 2021 refunding; the maintenance line has risen to cover the district’s full operating budget. The same section warns that CDD assessments are a lien co-equal with property taxes and that the homestead exemption does not reduce them.

What the district owns near Avellino

The district owns the lake tracts and the irrigation system rather than anything inside the condominiums, including a 14.4-acre lake tract beside the north-side Avellino buildings, according to the state cadastral record. That is why the lake banks behind the buildings are maintained under a public district budget, with published meeting agendas, rather than by the condominium associations.

Who Runs Avellino? Three Associations, Their Boards and Their Managers

Avellino is governed by three separate condominium associations, one for each Veranda phase condominium, each with its own board, budget and manager, all sitting under the Treviso Bay Property Owners Master Association. Veranda II and IV are managed by Tropical Isles; Veranda III moved to Beachside Property Management in June 2026.

The governance stack

From the top down: the Master Association’s second amended and restated declaration, recorded April 26, 2021 at OR 5934 PG 2738 (120 pages), sets community-wide rules and is the floor; the Treviso Bay Golf Club’s declaration binds Avellino only through its easements, since no Avellino unit is a golf lot; and each Veranda declaration governs its own 48 units. The Veranda declarations still cite the 2012 master declaration at OR 4774 PG 2665, which the 2021 restatement superseded. The master declaration lets each neighborhood’s documents be stricter than the Master’s on pets, parking, leasing and architecture, so an Avellino owner has to satisfy both sets of rules.

The management change at Veranda III

On June 11, 2026 Veranda III filed an amended annual report moving its registered agent and principal address to Beachside Property Management, 20 Marco Lake Drive, Marco Island, according to the Florida Division of Corporations. The Master Association’s 2024 FAQ still lists Tropical Isles for all three. If you own in Veranda III, check where your dues, estoppel requests and maintenance requests now go.

What the public record shows about the associations

No amendment to any of the three declarations has been recorded since the last phase was added in October 2017; the Clerk’s index shows no restatement, no rules certificate, no roof-replacement notice of commencement and no association lawsuit. The association-filed instruments are routine assessment liens and their releases, including one 2024 lien on a single Veranda II unit that went to a lis pendens in October 2025 and was satisfied in February 2026. One item to watch: on April 13, 2026 a Clerk’s certificate confirming the Veranda IV declaration and its amendments was recorded (Instrument 6809907). Certificates like this are sometimes obtained ahead of a restatement, a state filing or a lender review; nothing further had been recorded as of the Clerk’s September 21, 2026 index.

How the declarations are amended

Section 7.1 of each declaration allows amendment by a majority of voting interests present at a meeting plus two-thirds of the board, or by 80% of voting interests present. Section 11.3 requires owner approval for association capital additions over $50,000 a year, adjusted for inflation, and Section 13.6 requires a majority of the entire voting interests for capital expenditures, other than repair or replacement, above 20% of the annual budget. Section 20 allows a merger with other Treviso Bay condominiums by the votes each declaration requires.

The developer era, briefly

Lennar controlled the associations during construction, with ICON Management as the first manager; the Veranda II rules still tell owners to report maintenance to ICON. Management moved to Tropical Isles by March 2018, per the state filings. The Master Association itself turned over to resident control in 2018.

What Do the Veranda Declarations Require? Alterations, Shutters and Everyday Rules

The Veranda II, III and IV declarations are near-identical Lennar documents that require board approval for any change to walls, windows, doors, shutters or structure, ban grills on condominium property, limit hard flooring upstairs, protect the post-tensioned slabs, and cap occupancy at two people per bedroom. Veranda II also publishes rules on Home Watch, water heaters, vendors and signs.

Because the three declarations share one template, prepared by the same law firm for Lennar, one careful reading covers all 144 units; the differences are in leasing wording and pet counts, discussed in the next two sections. The Veranda II declaration even carries “Veranda I” in some page footers, a sign it was cloned from Venezia’s.

Alterations and architectural review

Section 11.1 of the Veranda II declaration bars any alteration to the common elements, limited common elements or the unit’s walls, pipes, structure, exterior doors and windows, glass tint, storm shutters, impact glass and sliding doors without board consent. Section 11.2 requires two sets of plans and a review fee set by the board, allows 45 days for a decision, and treats silence as disapproval. The unit is also subject to the Master Association’s architectural restrictions under Section 9, and the Veranda II rules say every architectural and landscaping request goes to the condominium board first.

Hurricane shutters

Section 18.2 requires the board to approve any shutter that conforms to its adopted specification, and Section 18.20 sets the type and color. Panel, accordion and roll-up shutters may not be left closed during hurricane season; they may go up 48 hours before a storm’s expected arrival and must come down within 72 hours after the watch or warning ends, or the association opens them at the owner’s cost. The Veranda II rules make owners responsible for maintaining shutters in the approved color and type, and require seasonal owners to name the firm or person who will close and open them. Four Avellino owners pulled shutter or impact-opening permits between 2021 and 2024.

Grills: the declaration and the rules disagree

Section 18.3 of every Veranda declaration says: “Barbecue grills are prohibited on any portion of the Condominium.” The Veranda II rules, however, allow residents “to use grills in their driveway, at a safe distance no less than ten (10) feet from the garage,” and limit propane to two small camping cylinders. A board rule cannot override a recorded declaration, so before you plan on driveway grilling, get the association’s current position in writing. Veranda III and IV have not published their rules.

Occupancy and use

Section 18.17 limits each unit to residential use by one family at a time, allows a home office with no business visitors, defines family to include spouses, parents, siblings, children, grandchildren, unmarried couples and housekeepers, and caps occupancy at two persons per bedroom except for visiting guests. Section 18.4 keeps bicycles out of sight, and Section 18.7 requires consent for screen or glass enclosures. The recorded master declaration also limits overnight occupancy to six people when the owner is not in residence and requires owners to register guests with the Master Association in advance.

Vendors, signs and smoking

The Veranda II rules require every vendor working in a unit to be licensed and carry $500,000 in liability insurance, with proof in advance; bar signs except those the association uses or approves; and treat smoke that reaches neighbors, including from a lanai, as a nuisance. For-sale signage in Treviso Bay follows the Master Association’s specification, a 10-by-18-inch dark green sign with white lettering described in the recorded master declaration’s sign exhibit, and the Master Rules of February 9, 2025 govern open houses and parking.

Is Avellino a 55-Plus Community?

Avellino is not a 55-plus community. Treviso Bay is all-ages, and none of the three Veranda declarations contains any older-persons, age-55 or housing-for-older-persons language. Section 18.17 of each declaration expressly counts children and grandchildren as family members who may live in a unit, so families with children can buy and live here.

We ran a full-text search of each recorded declaration for “older persons,” “55 years,” “fifty-five” and “housing for older” and found none. The recorded Master Association declaration is likewise all-ages. A national active-adult listing portal has indexed Treviso Bay in the past, which is where the 55-plus claim circulating online comes from; the recorded documents are the authority, and they say otherwise. School assignments for Avellino Way appear later on this page.

Can You Rent Out an Avellino Condo?

You can rent out an Avellino condo, but only for 30 days or more, no more than four times in any twelve months, with no subleasing, a written lease filed with the Master Association 15 days ahead, and a tenant amenity transfer that costs $400 to $850. Nightly and weekly rentals are not permitted.

The condominium rule

Sections 18.9 of the Veranda II and III declarations read: “Each lease must be for a minimum period of one (1) month or thirty (30) days, whichever is less, but no Unit may be leased more than four times in any twelve month period. No subleasing or assignment of lease rights by the tenant is permitted.” Veranda IV’s version (OR 5313 PG 3732) says a unit may not be leased “more than four (4) times per year.” All three allow the association to charge for a tenant background check, to hold a security deposit of up to one month’s rent, and to require assurance that no registered sexual offender will occupy the unit. Only the whole unit may be leased.

The Master Association layer

The Master Association’s restated declaration sets a 30-consecutive-day minimum, the same four-leases cap, a $100 fee per adult applicant and filing 15 days before the lease begins. The 2012 version also required 30 days between the start of one lease and the next. The Master Association’s FAQ describes the cap as four times per calendar year, while the recorded documents say any twelve months; the stricter, rolling reading is the safe one to plan around. The Veranda II rules add that no owner may advertise a unit for less than 30 days and that renters must have the rules posted in the unit.

What a tenant pays for the amenities

A tenant who wants to use the clubhouse, pools and courts needs a social membership transfer, which the 2026 Annual Fee Sheet prices from $400 for one month to $850 for a year. While the membership is transferred, the owner may use the facilities only as someone’s guest. The optional $250 golf transfer on the same sheet does not apply to Avellino, which carries no golf.

Airbnb and VRBO

Nightly and weekly stays violate both the condominium and the Master declarations. The 2012 master declaration also defines use of a unit “as a public lodging establishment” as a prohibited business use. If you are buying an Avellino condo as a seasonal rental, budget for one to four leases a year of at least a month each, and for the time it takes the association to process each one.

What Are the Pet Rules in Avellino?

Avellino’s pet rules depend on the association. Veranda II and III allow up to two domestic cats or dogs per unit; Veranda IV allows up to three, no more than two of them dogs. All three ban pit bulls and other aggressive breeds. On top sits the Master Association’s rule: no more than three cats and/or dogs in aggregate, no weight limit, aggressive breeds banned and no pets on golf course property.

The condominium rules, quoted

Section 18.13 of the Veranda II and III declarations: “Each Unit may house up to two (2) animals, which may only be domestic cats and/or dogs.” Veranda IV’s Section 18.13 allows “up to three (3) animals … limited to common domestic dogs or cats and no more than two (2) of the animals may be domestic dogs.” Every version adds fish and up to two indoor birds, a six-foot leash on common elements, no pets left unattended on balconies or patios, the owner’s right to bar pets in a lease, and a ban on “pit bull and pit bull mix dogs or other recognized aggressive breeds,” judged by the board. None of the three declarations sets a weight limit.

The Master Association layer: three pets, no weight limit

The Master Association’s pet rule is settled by the recorded text. The 2021 restated Master Declaration, Section 5.14, OR 5934 PG 2757-2758 says the owner of each living unit “may keep not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs.” It sets no weight limit, prohibits pit bull and pit bull mix dogs and other recognized aggressive breeds regardless of size or weight, allows fish and two indoor birds, requires a six-foot leash in the common areas, and bars pets from the golf course property. The 2012 master text, Section 5.14 of OR 4774 PG 2665, capped pets at two of 30 pounds or less; the 2021 restatement replaced it, and a sweep of the Clerk index shows no master amendment recorded since. Because the Master Declaration lets a neighborhood be stricter, the Veranda declarations govern inside Avellino: two animals in Veranda II and III, three with no more than two dogs in Veranda IV, and no weight limit at either level. Treviso Bay’s Master Rules also require pet registration, which we flag at contract.

Is Avellino in a Flood Zone? The Elevation Certificates, Building by Building

Every Avellino building is in FEMA flood Zone AE with a base flood elevation of 8 feet NAVD88 on the current map, panel 12021C0603J, effective February 8, 2024. The county-filed elevation certificates put eight buildings’ first floors 0.04 to 0.39 feet above that line and four buildings 0.06 to 0.26 feet below it.

The current map

The FEMA National Flood Hazard Layer places all twelve buildings in the same Zone AE polygon, base flood elevation 8.0 feet, with no zone split under any building footprint and no Letter of Map Revision or Letter of Map Amendment anywhere on Avellino Way. The flooding the map models is coastal: FEMA’s transect 89 on the open Gulf, with a 1% annual-chance stillwater elevation of 8.49 feet, drives the base flood elevation here. FEMA’s 2025 preliminary map, panel 12021C0603K dated March 20, 2025, keeps Avellino Way in Zone AE at 8 feet, and no pending revision affects it. Collier County’s flood map service shows the same.

The twelve elevation certificates

Every building has a finished-construction FEMA elevation certificate on file with Collier County, signed by Lennar’s project surveyor at Stantec between February 2015 and October 2017. We read all of them. Elevations are in feet, NAVD88.

The comparison columns are our arithmetic on the surveyed values. The second floor sits 10 feet above the first wherever the surveyor entered it.

What changed: the map, not the buildings

When these buildings were certified, the effective map was the 2012 panel 12021C0603H with a base flood elevation of 6 feet, and every building cleared it by 1.74 to 2.39 feet. The 2024 map raised the base flood elevation to 8 feet. The buildings were lawfully built to the map in force; the new map changes flood insurance rating and the standard a building must meet if it is ever substantially damaged or improved. The four buildings now below the line, 9521, 9528, 9529 and 9532, were all certified between August 2016 and July 2017.

A/C equipment and the replacement rule

Seven of the twelve buildings have A/C pads surveyed below 8 feet. Collier County applies a base-flood-plus-one-foot standard to new and replacement building equipment, so a replacement condenser may need a raised stand; confirm for your unit with Collier County Floodplain Management at (239) 252-2942 before you sign a replacement contract. Avellino Way has seen 23 unit A/C replacement permits since February 2023 as the original 2015 to 2017 systems age.

Garages sit lower than the homes

The 24 detached garage buildings were surveyed at 7.34 to 7.84 feet, all below today’s base flood elevation, with the surveyor’s note “no equipment in garages.” Store accordingly, and keep valuables and paperwork upstairs or inside the unit.

Ground elevation, and why it is not the answer

USGS bare-earth lidar collected in 2018 reads 7.45 to 8.18 feet at the twelve building points, with the lowest values at 9521 and 9529, the two lowest surveyed floors. Bare-earth readings interpolated under a roof are not finished-floor elevations; the surveyed certificate is the document that governs insurance and permitting. Adjacent ground on the certificates runs 6.9 to 7.9 feet, so the first floors sit about 0.2 to 1.1 feet above the ground beside them.

The 50 percent rule

If a building is substantially damaged or improved, meaning repair or improvement costs reach 50% of the building’s market value, Collier County requires it to be brought into compliance with the current flood elevation standard. With four buildings already below 8 feet and the rest within 0.4 feet of it, that rule is a real if remote exposure for every Avellino building. The county explains the process on its floodplain management pages.

Evacuation zone

Every Avellino building is in Collier County hurricane evacuation Zone A, confirmed by both the county’s evacuation layer and the Florida Division of Emergency Management’s Know Your Zone service. Zone A is the first zone ordered out. The nearest listed public shelter is Lely High School, about 2.9 to 3.2 miles by road; which shelters open is decided storm by storm.

How Did Avellino Hold Up in Irma, Ian, Helene and Milton?

No public record of storm damage on Avellino Way turned up in Collier County’s permit files from January 2020 through August 2026: no roof, structural, exterior-wall, flood or storm-repair permit on any Avellino building, and no Avellino Way permit at all in 2022, the year of Hurricane Ian. Nearby Ian high-water marks sat below Avellino’s floors.

Which buildings existed for which storm

Eleven of the twelve buildings were complete when Hurricane Irma made landfall at Marco Island on September 10, 2017; the twelfth, 9533, was certified complete five weeks later. All twelve were standing for Ian (September 28, 2022), Idalia (August 30, 2023), Helene (September 26, 2024) and Milton (October 9, 2024).

Irma, 2017

The nearest U.S. Geological Survey high-water mark from Irma is 0.96 miles away at the Isles of Collier Preserve seawall, a debris line at 3.36 feet NAVD88 rated poor quality, according to the USGS Short-Term Network. That is 4.4 to 5.0 feet below Avellino’s first floors. The National Hurricane Center’s Irma report documents landfall at Marco Island and 3 to 5 feet of inundation from Marco to Naples. County permit files online begin in 2020, so Irma repairs, if any, cannot be checked this way.

Ian, 2022

The nearest surveyed Ian marks are 3.66 miles away on Henderson Creek, seed lines at 6.38 and 6.39 feet, with marks of 7.13 to 7.15 feet on the Gordon River about 4.65 miles away, per the USGS Ian high-water marks. The National Hurricane Center’s Ian report records the storm tide in Naples Bay. For scale only, the nearest Ian mark is 1.3 to 2.0 feet below Avellino’s first floors and about 0.9 to 1.5 feet below the garage floors. No mark was surveyed on Avellino Way itself, and surge varies block to block, so this does not prove the street stayed dry. What the permit record does show is no Avellino Way permit of any kind in the twelve 2022 monthly reports, including the October to December recovery months.

Helene and Milton, 2024

Helene’s nearest Florida high-water mark was about 80 miles away and Milton’s about 18 miles away at Barefoot Beach. Since October 2024, Avellino Way permits have been unit A/C, plumbing and shutter work only, per the county’s monthly building permit reports.

What to ask the association anyway

Unpermitted interior repairs and insurance claims never appear in permit files, the county’s April 2024 file duplicates March, and online files begin in 2020. Ask the association, in writing, for its repair and insurance-claim history since 2017. We make that request on behalf of our buyers as a matter of course.

What Does Insurance Look Like for an Avellino Condo?

An Avellino condo is insured in two layers: the association’s master policy covers the buildings at full replacement value, and the owner’s HO-6 policy covers everything inside the unit and the garage, plus at least $2,000 of special assessment coverage the declarations require. Flood coverage depends on your lender and your association’s flood policy.

What the master policy covers, and what it does not

Section 15.3.1 of each declaration requires the association to insure the buildings and the unit fixtures as originally installed at 100% of full insurable replacement value, with an appraisal at least every 36 months. It excludes floor, wall and ceiling coverings, furniture, electrical fixtures, appliances, A/C and heating equipment, water heaters and built-in cabinets, which is the owner’s layer. Flood and windstorm coverage under Sections 15.3.4 and 15.3.7 are “if Association so elects,” so ask for the declarations page of the association’s current policies. This mirrors section 718.111(11) of the Florida Statutes.

What the owner must carry

Section 15.9 requires every owner to insure property within the unit and “garage(s) and storage space(s),” including coverings, fixtures, appliances, water heaters, cabinets and improvements, on a policy with no subrogation against the association, and it “shall include special assessment coverage of not less than $2,000.00 per occurrence.” Section 627.714 of the Florida Statutes sets the same $2,000 loss-assessment floor for HO-6 policies. Given the size of a hurricane deductible on a twelve-unit building, many owners carry more.

Flood insurance

All twelve buildings are in the Special Flood Hazard Area, so a federally backed mortgage requires adequate flood coverage, either through the association’s Residential Condominium Building Association Policy or the unit. An RCBAP’s building limit is $250,000 per unit, or $3.0 million for a twelve-unit Avellino building, our arithmetic on FEMA’s published limit. Collier County’s participation in FEMA’s Community Rating System at Class 5 earns eligible policies a 25% discount. Citizens Property Insurance’s rule requiring flood coverage on all policies from January 1, 2027 does not apply to condominium unit-owner policies, which Citizens exempts by name.

Wind

The Florida Building Code’s 8th edition wind maps give Avellino Way an ultimate design wind speed of 166 to 167 miles per hour for ordinary Risk Category II buildings. Lennar’s specification listed hurricane impact glass, concrete tile roofs and block construction, and four owners have added Storm Smart shutter or opening protection since 2021. We do not publish premiums; they depend on the carrier, the unit, the deductible and the year, and the honest way to price one is a quote on the specific unit before your inspection period ends.

Do Avellino Buildings Need a Milestone Inspection or a SIRS?

No Avellino building needs a milestone structural inspection or a structural integrity reserve study. Both Florida laws apply only to condominium buildings of three or more habitable stories, and every Avellino building is two stories. Collier County’s own registry confirms it: it lists all 20 Terrace buildings in Treviso Bay and none on Avellino Way.

This is the cleanest structural contrast inside Treviso Bay, and the one most often gotten wrong online, where “Treviso Bay condo” is treated as one category.

What the statutes say

Section 553.899(3)(a) of the Florida Statutes requires milestone inspections of condominium and cooperative buildings “three habitable stories or more” in height. Section 718.112(2)(g)1 of the condominium act requires a structural integrity reserve study for each building “three habitable stories or higher,” and subparagraph (g)5 adds: “This paragraph does not apply to buildings less than three stories in height.” Avellino’s elevation certificates record a first floor and a second floor ten feet above it and nothing higher, and the county address points show floors 1 and 2 only.

What the county and state records show

Collier County’s milestone inspection registry, 926 building points countywide, returns no record on Avellino Way and none naming a Veranda association; its Treviso Bay records are the 20 Terrace buildings on Acqua Court, Giaveno Court and Circle, and Trevi Court. The county’s January 2026 “Milestone Buildings by Year” list agrees. The Florida Division of Condominiums’ public SIRS reporting databases list Terrace I through X at Treviso Bay and no Veranda condominium at Treviso Bay in either the pre-2025 or the post-July-2025 database. That absence is expected, not a deficiency.

Collier’s 25-year rule would apply if the buildings were taller

Collier County adopted the local option to start milestone inspections at 25 years for buildings within three miles of saltwater, and all twelve Avellino buildings sit inside that three-mile buffer. Avellino stays outside the program because of height alone. That is also why the Terraces’ milestone dates, running from 2038 to 2044, are on the county’s list and Avellino’s are not.

The Avellino Isles trap

A search of the county registry for the word “Avellino” returns 21 buildings. All 21 belong to Avellino Isles in The Vineyards. An automated report, an AI summary or a hurried agent can easily attach that result to Avellino at Treviso Bay; it is wrong.

What still applies to a two-story condominium

Two stories removes the milestone and SIRS mandates, not the rest of chapter 718. The associations must still budget for reserves under the condominium act and their declarations’ Section 13.5, provide records and financial reports, maintain insurance, and follow the governance changes of the 2024 and 2025 condominium reform laws, which apply regardless of height. Ask for the current reserve schedule as part of any purchase; a building outside SIRS can still under-reserve for roofs and paint.

What Schools Serve Avellino Way?

Every Avellino building is zoned for Manatee Elementary, Manatee Middle and Lely High School in Collier County Public Schools, in both the 2025-26 and 2026-27 attendance boundary files. Manatee Elementary and Manatee Middle earned A grades for 2026, and Lely High earned a B.

How we determined it

We ran each of the twelve building points through the district’s own attendance zone files for both school years and resolved the zone keys against the file’s own school list. All twelve returned the same three schools in both years. Families should still confirm on the district’s school locator for the specific unit, since boundaries can change.

The schools, their grades and the drive

Grades are from Collier County Public Schools’ 2025-2026 School and District Grades. Drive distances are routed from the east, middle and west ends of Avellino Way; season traffic adds time. Manatee Elementary has held an A in four of the last five years. The district’s school choice program allows families to apply to other schools with available seats.

What Do Collier County Permits Show on Avellino Way?

Collier County issued 57 permits on Avellino Way from January 2020 through August 2026, and none was for a roof, structure, exterior wall or storm repair. Most were unit A/C replacements as the original 2015 to 2017 systems age, plus twelve fire-alarm communicator replacements, one for every building, issued on August 11, 2026.

The permit record, by type

Source: the county’s monthly building permit reports, 83 workbooks from January 2020 through August 2026, read in full on September 23, 2026. Owner names are omitted.

Roofs: young, and no replacement yet

No roof permit appears on any Avellino building, and none is expected yet for concrete tile roofs installed from 2015 to 2017. By contrast, the neighboring Venezia buildings had roofing contractor liens recorded in December 2018 and released in February 2019, and a Terrace building on Trevi Court carried a $240,000 roof permit in 2021 whose purpose the permit does not state, on a building then about two and a half years old. The only Terrace re-roofs on the county record are at Giaveno, where four of six buildings were re-roofed in 2025 and 2026. When an Avellino roof schedule comes, it will show up first in the association’s reserve schedule, which is one more reason to read it.

The water heater cluster

Three water heaters at 9509 were replaced on the same day in October 2023, about eight and a half years after most of that building’s units first closed, which fits Veranda II’s rule that water heaters be replaced at least every ten years as an insurance requirement. Buyers of 2015 units should ask the seller for the water heater’s install date.

Gaps in the record

The county’s online files start in 2020, so Irma-era work cannot be checked this way; the June 2021 and December 2023 issued files exist only as “applied” files; the April 2024 file duplicates March; and the county’s permit portal, which holds inspection and certificate-of-occupancy details, is behind a verification screen we did not bypass. Unpermitted interior work never appears in any permit file.

What Borders Avellino? Zoning and the Land Around It

Avellino sits in the Wentworth Estates planned unit development, zoned PUD under Collier County Ordinance 03-51 as amended by Ordinance 13-45, in the Urban Coastal Fringe future land use subdistrict and outside the Coastal High Hazard Area. The west end borders permanently protected preserve; the east end is closest to the rest of Treviso Bay.

The zoning record

Collier County’s zoning layer tags every Avellino building with the Wentworth Estates PUD, whose history runs from 1998 through a 2013 amendment and a December 2025 insubstantial change (HEX 25-50) affecting the US 41 frontage, not Avellino. The site plan for the buildings is the “Avellino Place” site development plan, PL20130002030, and the plat is Ponte Rialto. The county publishes the PUD file on its PUD master list.

What is next door

Distances are our measurements on Collier County GIS layers, retrieved September 23, 2026. The preserve easements to the west are recorded conservation easements, which is the closest thing to a guarantee that nothing will be built there.

What is changing outside the gate

Outside Treviso Bay, the county approved a housing rezoning of the 8.6-acre Miceli property just outside the gate in December 2025, and a commercial project on US 41 beside Via Veneto is moving through Master Association easement filings. Neither is visible from Avellino Way, which is roughly 370 to 790 meters from Treviso Bay Boulevard. Our Treviso Bay page tracks the US 41 corridor pipeline, including the absence of funded road capacity on US 41 East.

Daily Life on Avellino Way: Trash, Mail, Utilities, Gate and Parking

Daily logistics on Avellino Way are condominium-style: building dumpsters and recycling corrals instead of curbside carts, an assigned mailbox for each unit, Collier County water and sewer, individually metered Florida Power and Light service, bulk cable and internet through the Master Association, and a staffed main gate on Treviso Bay Boulevard.

Trash and recycling

The Veranda II trash procedures in the association’s rules are specific: large dumpsters are for garbage only, small containers for recyclables only, boxes broken down flat, lids and corral doors closed, no bags left outside unit doors or garages, and no furniture in the trash corral. Collier County’s collection for Treviso Bay is District 1, with garbage on Mondays and Thursdays and recycling on Mondays, per the county’s residential collection service; the service is funded through a special assessment on the property tax bill.

Mail and packages

Each unit is assigned one mailbox as a limited common element under Section 3.14.4 of the declaration. No package room or locker is documented in any association or Master document, so plan on deliveries to the unit or the garage.

Utilities

Water and sewer come from Collier County’s utility; electricity from Florida Power and Light on individual unit meters, billed to the owner; bulk cable and internet from the Master Association’s contract, paid inside the $7,420 assessment. Irrigation uses a separate non-potable line, as the master declaration requires. Each unit has its own electric water heater and its own A/C system, and the Veranda II rules require annual A/C service with proof.

Gate, guests and speed cameras

The main gatehouse is at 9050 Treviso Bay Boulevard, about 0.5 to 0.8 miles from Avellino, and a second, owner-only gate sits on Corso Bello Drive. Guests and vendors must be authorized in advance for the gate, and the Master Rules describe camera-based speed enforcement inside the community, with emailed citations and transponder deactivation for unpaid fines.

Parking and vehicles

Each unit has its garage and the driveway in front of it. Commercial vehicles, boats, trailers and RVs are allowed only inside the garage; golf carts must be garaged under the Master Rules; and the Master Rules govern parking at the satellite pools and elsewhere in the community. Guest parking counts are not published for the Veranda condominiums.

When you are away

The Veranda II rules require a Home Watch service, with at least monthly inspections and proof to the association, for any unit vacant a month or longer, and a named contact for hurricane shutters. If you are selling a vacant unit, coordinate the Home Watch visits with showings so the association and the buyer see the same well-kept unit.

How Does Avellino Compare? Treviso Bay Siblings and Nearby Two-Story Condos

Avellino has the lowest median price of any garage condominium in Treviso Bay and a faster median sale than every condominium neighborhood except Casoria and Di Napoli. Measured against two-story condominiums across ZIPs 34113 and 34114, Avellino is the highest-priced non-golf low-rise and among the fastest to sell.

Data updated: September 2026. Source: Southwest Florida MLS (Matrix), closed 09/23/2025 to 09/23/2026, pulled September 23, 2026; product details from recorded declarations and county records.

Inside Treviso Bay: the condominium siblings

Yardstick: trailing-twelve-month median sale price, median price per square foot (median of per-sale ratios) and median days on market, one MLS pull, one date. Samples are small; a single sale moves Casoria’s and Venezia’s medians. Golf status is from each condominium’s recorded declaration and the golf club’s recorded supplements, summarized on each sibling page.

Avellino against Trevi, the other non-golf condominium

Trevi is Treviso Bay’s other non-golf condominium, four-story terraces with carports and elevators, at a median $407,500. Avellino costs about $150,000 more at the median and buys a detached garage, a two-story building outside the milestone and SIRS laws, no elevator dependency and a lower building. The trade is carrying cost: Avellino’s CDD debt line ($942.54) is higher than the Terraces’ ($789.62) and its condominium dues run higher, so its annual cost is above Trevi’s despite no SIRS funding.

Avellino against Casoria, the coach-home alternative

Casoria’s coach homes are larger three-bedroom units with attached garages and, like Avellino, no golf by recorded declaration. Three Casoria sales at a median $660,000 is a thin sample, but the step up from Avellino buys a third bedroom and a bigger garage rather than golf.

Outside the gate: two-story condominiums in ZIPs 34113 and 34114

Yardstick: MLS closings from September 23, 2025 to September 23, 2026 of condominium units built in 2000 or later, 1,300 to 1,800 county square feet, in buildings of six to twelve units per address, a proxy for two-story low-rise product; county-measured area throughout. The benchmark counts only sales it could match to a county condominium record, which is why Venezia shows four of its five trailing-year sales here. Avellino sells for about $120,000 more than new-construction Esplanade by the Islands and about $150,000 more than Lely Resort’s Greenlinks, in a third of the time.

The same Lennar-style Veranda plan across Collier County

Source: Collier County Property Appraiser roll, condominiums named “Veranda” on the 2026 roll, qualified resales since January 1, 2024. On the same floor-plan module, Avellino is the highest-priced Veranda condominium in the county outside Venezia’s golf buildings, about $80,000 above Heritage Bay.

Honest Pros and Cons of Avellino

Avellino’s strengths are a garage, a lake, two stories outside Florida’s structural mandates, all-ages ownership and the lowest entry price of any garage product in Treviso Bay; its weaknesses are no golf and no way to add it, stairs to the second floor, flood margins measured in inches, a four-leases-a-year cap and a CDD line until 2037.

Pros

• A garage. Every unit has its own detached one-car garage, which no Treviso Bay Terrace condominium has.
• Outside the post-Surfside mandates. No milestone inspection and no SIRS, by statute and by the county’s own registry.
• Water behind every building. All twelve buildings back onto a lake, and the west end borders a recorded 1,346-acre preserve.
• A short walk to Club Rilassare, 0.26 to 0.53 miles, with a Master Association pool on the street.
• Resale record. A median 94% gain over Lennar’s original prices for owners who have resold, and a trailing-year median of 32 days on market.
• Legible documents. One Lennar template across three declarations, no recorded amendments since 2017, no recorded lawsuits, no special assessment found.

Cons

• No golf, ever, by declaration, and the club states that no additional golf memberships are available.
• Stairs. No elevator is documented; second-floor units are a real consideration for anyone planning to age in place.
• Flood margins. Four buildings sit 0.06 to 0.26 feet below today’s base flood elevation and the rest within 0.39 feet above it; garages sit lower still.
• Carrying cost. About $16,600 to $16,900 a year before tax and insurance, with condominium dues roughly double the developer’s first-year cap.
• Rental limits. Thirty days minimum, four leases in any twelve months, and a tenant amenity transfer fee.
• Softer 2026 prices. The 2026 median sits about 8% below 2024’s, with about 8.6 months of supply this fall.

The honest summary

Avellino is the right Treviso Bay purchase for a buyer who wants a garage condominium inside a gated amenity community without paying for golf, and the wrong one for a golfer or for someone who cannot manage stairs and will not consider a first-floor unit. For a seller, the documents are clean and the product is scarce inside the gate; the work is pricing against the right comparables in a market that has come off its peak. Sellers can request a free valuation or call Jesse at (239) 898-6072; buyers can read how we represent Naples buyers or call Marc at (239) 287-5873.

What We See When We List and Show in Treviso Bay

Our process in Treviso Bay starts with the documents, not the listing photos. Before we price an Avellino unit or write an offer on one, we confirm the association from the recorded declaration, pull the building’s elevation certificate, confirm golf status from Section 10.1 and the Master estoppel, and check the rules a showing could trip over.

What we check before listing an Avellino condo

We identify the association from the recorded phase amendment rather than the FAQ, because the 9525 and 9528 swap would otherwise send an estoppel request to the wrong manager. We order the Master Association estoppel early through the club’s Realtor information page, since the rush fee is $418 against the standard $299. We pull the building’s elevation certificate so a buyer’s insurance agent quotes on surveyed numbers rather than a guess. And we confirm the sign rules, because Treviso Bay’s Master Association specifies the sign.

What buyers need answered on the first showing

The questions that decide an Avellino purchase are practical: which floor, whether the unit is an end-unit Arabella, where the garage is and how far it is from the front door, what the lake view looks like from the lanai, and what the stairs are like. We walk the garage, not only the unit, and we point out which buildings are nearest the courts and which are nearest the preserve. We also explain on day one that “Treviso Bay” does not mean golf on this street, which prevents the most common reason an Avellino deal wobbles.

Gate access for showings

Treviso Bay is gated, and every showing needs gate authorization in advance. We handle that for our buyers and our sellers’ showings, and we coordinate with the Home Watch service on vacant units so the association’s monthly inspection and a buyer’s visit never collide.

Timing a listing

Four in five Avellino units carry no homestead exemption, meaning second homes and rentals, and two in three owners mail from outside Florida. We time listings to the months when Northeast, Midwest and Canadian buyers are in Naples, and we price with the six most recent Avellino closings, not with 2024’s peak, because the trailing-year data shows well-priced units going under contract in days and overpriced ones sitting for months. If you own on Avellino Way, a free valuation is the place to start; if you are shopping, read how we work with buyers.

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

If you’re searching for an Avellino listing agent, or thinking, ‘I need someone to sell my Avellino home…’, start with the team that has read your declaration, your building’s elevation certificate and every Avellino sale of the last five years. McGreevy and Comisar sell Treviso Bay condominiums with the documents a buyer’s attorney, lender and insurer will ask for.

Why sellers list with Jesse McGreevy and Marc Comisar:

• 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 Avellino sold-listing stats

In the last 12 months Avellino has seen 7 resales, totaling $3,915,500 in dollar volume, at a median of $560,000, a median of 32 days on market and a median sale-to-list ratio of 97.8%. The range ran from $525,000 to $610,000. We tracked every one of those sales to its recorded deed.

Data updated: September 2026. Source: Southwest Florida MLS (Matrix), closed 09/23/2025 to 09/23/2026, pulled September 23, 2026.

What makes selling in Avellino different from selling anywhere else in Naples

Your association is the first thing a buyer’s attorney checks. Avellino is three condominiums, and the Master Association’s own 2024 FAQ puts 9525 and 9528 in the wrong ones. We identify yours from the recorded phase amendment and order the right estoppel the first time.

The golf question has to be answered on day one. Buyers arrive at Treviso Bay expecting golf. Section 10.1 of your declaration says your unit carries none, and a buyer who learns that during inspection asks for a price cut. We put it in the listing and price against the right comparables: other Avellino buildings and Venezia’s non-golf buildings, never Venezia’s golf buildings at 9840 and 9844.

Your building’s elevation certificate is part of your price. Four Avellino buildings now sit a few inches below the current base flood elevation and eight sit a few inches above it. A buyer’s insurance quote depends on that number, so we supply the certificate up front instead of letting a quote surprise the buyer in week two.

Two stories is a selling point. After Florida’s 2022 condominium safety laws, buyers fear milestone inspections and SIRS special assessments. Avellino’s buildings are outside both by statute, and the county registry proves it. We say so, with the citation, in the marketing.

Signs, lockboxes and showings follow Master Association rules. Treviso Bay specifies the sign, the gate requires advance authorization for every showing, and Veranda II requires Home Watch for vacant units. We coordinate all three so showings happen on the buyer’s schedule.

Your floor plan and floor set the comparable set. The Arabella end units trade about $40,000 above the interior plans, and first- and second-floor units trade within a few percent of each other. We price your plan, your floor and your view against the last six Avellino sales, not against a community-wide average.

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

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

Request your free Avellino valuation at mcgreevyandcomisar.com/home-valuation. We review your plan, floor, building, association, elevation certificate and the most recent Avellino closings, and come back with a price range you can act on. If you are also buying, read how we represent Naples buyers or call Marc at (239) 287-5873.

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

How long does it take to sell an Avellino condo?

The trailing-year median was 32 days on market. The spread is what matters: units priced within about 2% of the market went under contract in 2 to 11 days, while the three units that sat 97 to 227 days closed $5,000 to $61,500 below their last list price.

Should I sell my Avellino condo in season or off season?

Four in five Avellino units carry no homestead exemption, and two in three owners mail from outside Florida, mostly the Northeast, Midwest and Canada; the buyers look the same. Listing so the unit is photographed, priced and live before the January to April season gives the widest buyer pool; a summer listing is workable when the price is right, since two of the fastest trailing-year sales closed in February and May.

Do I need a milestone inspection or SIRS to sell my Avellino condo?

No. Avellino’s buildings are two stories, and Florida’s milestone inspection and SIRS requirements begin at three stories, so there is no milestone report or SIRS to deliver. You still deliver the condominium disclosure documents the law requires: the declaration, articles, bylaws, rules, the current budget and the association’s frequently asked questions and answers sheet.

Can I sell my Avellino condo with a tenant in place?

Yes, subject to the lease. Avellino leases run at least 30 days and must have been filed with the Master Association under its leasing rules. Showings need the tenant’s cooperation under the lease terms, and the buyer takes the unit subject to the lease unless it ends before closing. The tenant’s amenity transfer ends with the lease.

What will a buyer ask me to prove about golf?

That the unit carries no golf, and what that means for the price. Hand them Section 10.1 of your association’s recorded declaration and the Master Association estoppel. Doing it up front turns a negotiating point into a disclosed fact.

Who pays the $7,500 capital contribution when an Avellino condo sells?

The 2026 fee sheet says the Master Association capital contribution is collected at closing; who pays is a contract term. In practice buyers usually pay it, and a seller who offers to cover it is making a concession worth $7,500 that belongs in the negotiation, not in the fine print.

Your Local Real Estate Experts

McGreevy and Comisar are Jesse McGreevy and Marc Comisar, the founding partners who lead Domain Realty Group, a full-service Southwest Florida real estate team of about 40 agent-partners, brokered by Domain Realty. They sell and buy homes across Naples, Bonita Springs, Estero, Fort Myers and Charlotte County, and they wrote this page from the public record.

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

• 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

Jesse McGreevy

Jesse McGreevy leads the team’s listing side and works directly with Avellino and Treviso Bay sellers, from pricing through closing. Jesse is a top-reviewed Avellino realtor on Google, and a Top 1% Real Estate Agents Nationally Since 2008 honoree with Marc. Florida license SL3101296. Reach him on LinkedIn or directly at (239) 898-6072.

Marc Comisar

Marc Comisar is a broker associate and the team’s first call for buyers, including buyers comparing Avellino with Venezia, the Terraces and communities outside Treviso Bay. Florida license BK3060671. Call Marc at (239) 287-5873.

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

How to reach us

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

See who McGreevy and Comisar are, follow us on Facebook, or read our reviews on our Google Business Profile. Sellers: request a free valuation or call Jesse direct at (239) 898-6072. Buyers: read how we represent buyers or call Marc at (239) 287-5873.

Frequently Asked Questions About Avellino at Treviso Bay, Buyer Edition

What is Avellino at Treviso Bay?

Avellino at Treviso Bay is the street and MLS name for three recorded condominiums, Veranda II, Veranda III and Veranda IV at Treviso Bay: 144 two-story Lennar condominium homes in twelve buildings at 9509 to 9533 Avellino Way, Naples, Florida 34113, built from 2015 to 2017 inside the gated Treviso Bay community.

Where is Avellino Way?

Avellino Way runs east to west inside the Treviso Bay gate, its east end nearest Treviso Bay Boulevard, about half a mile to three-quarters of a mile from the main gatehouse at 9050 Treviso Bay Boulevard, which opens onto US 41 East (Tamiami Trail) in East Naples. Its west end lies about 100 meters from a recorded preserve.

Is Avellino at Treviso Bay the same as Avellino Isles?

No. Avellino Isles is a separate condominium on Avellino Isles Circle in The Vineyards, North Naples, ZIP 34119, with its own association and its own buildings in Collier County’s milestone registry. Nothing about Avellino Isles, including its sales, applies to Avellino Way in Treviso Bay.

Is this the same Avellino as the one at Miromar Lakes?

No. Miromar Lakes’ Avellino is an enclave of estate homesites in Lee County, covered on our Avellino at Miromar Lakes page. Avellino at Treviso Bay is a 144-unit condominium neighborhood in Naples.

What are the official names of the Avellino condominiums?

Veranda II at Treviso Bay, a Phase Condominium; Veranda III at Treviso Bay, a Phase Condominium; and Veranda IV at Treviso Bay, a Phase Condominium. Each has a Florida not-for-profit association of the same name registered with the Florida Division of Corporations.

Which buildings are in Veranda II, III and IV?

Veranda II is 9509, 9510, 9513 and 9514 Avellino Way; Veranda III is 9517, 9518, 9521 and 9525; Veranda IV is 9528, 9529, 9532 and 9533. The Master Association’s 2024 FAQ swaps 9525 and 9528; the recorded phase amendments and the county roll support the list here.

How many units are in Avellino?

144: three condominiums of 48 units each, in twelve buildings of twelve units, six on each floor. The Property Appraiser’s 2026 roll lists exactly 48 unit parcels in each of the three condominiums.

When was Avellino built, and who built it?

Lennar built Avellino between 2015 and 2017. The county roll records the first original sale on February 26, 2015 and the last on November 10, 2017, and the Property Appraiser’s year-built field reads 2015 for five buildings, 2016 for three and 2017 for four.

Is Avellino a condo or a coach home?

A condominium. Each building holds twelve units, and the recorded documents are declarations of condominium. Treviso Bay’s coach homes are four-unit buildings in Casoria and Di Napoli.

What floor plans are in Avellino?

Three: the Bromelia (1,414 county square feet, 1,355 air-conditioned), the Diangelo (1,454 and 1,366) and the Arabella end unit (1,661 and 1,569). All three are two bedrooms plus a den and two bathrooms, with an assigned one-car garage.

How big are Avellino condos?

1,414 to 1,661 square feet on the county’s measure, or 1,355 to 1,569 square feet of air-conditioned living area as Lennar published it from late 2013. Make sure any comparison uses the same basis on both sides.

Do Avellino condos have a garage, and is it attached?

Every unit has one assigned one-car garage in a detached garage building. Section 3.14.2 of the Veranda II declaration makes the garage a limited common element that cannot be sold or mortgaged apart from the unit, and the county holds separate elevation certificates for all 24 garage buildings.

Which units are first floor and which are end units?

The third digit of the unit number is the floor: x11 to x16 are first floor, x21 to x26 second floor. The last digit is the position: 1 and 6 are the Arabella end units, 2 and 5 the Bromelia, 3 and 4 the Diangelo.

Do second-floor Avellino units have an elevator?

No elevator is documented for the Veranda plans. The declarations list interior stairways and foyers among each unit’s limited common elements. If stairs are a concern now or later, focus on first-floor units.

Do Avellino units have a screened lanai?

Lennar’s Treviso Bay feature sheet lists a screened rear lanai with a door “per plan” and a Flowcrete entry, and each Declaration makes balconies, patios and lanais limited common elements of the unit. Enclosing a lanai with glass or new screening requires association consent under Section 18.7 of the Declaration.

Do Avellino units look at a lake, the preserve or the golf course?

Every building backs onto a lake, and the west-end buildings sit near a recorded 1,346-acre preserve. No Avellino building fronts the golf course, which lies about 1.2 to 1.4 miles southeast.

Does an Avellino condo come with a TPC Treviso Bay golf membership?

No. Section 10.1 of all three recorded declarations states that golf membership is not appurtenant to any unit, and the Golf Club’s recorded lands exhibit (OR 5582 PG 3518) omits Veranda II, III and IV.

Can I buy a golf membership if my Avellino unit is social?

No. The Master Association’s 2024 FAQ states that 825 properties are bundled with golf and “There are NO additional Golf memberships available.” Golf attaches only to homes named in the recorded golf declaration or its supplements.

How much does golf cost at Treviso Bay for the homes that have it?

The Golf Association line on the 2026 Annual Fee Sheet is $5,350 a year, plus a $7,500 Golf Club capital contribution when a golf home resells. Neither applies to an Avellino condo.

Can Avellino owners ever play the course?

Only when the Golf Club opens it to non-golf members. The recorded golf declaration gives the club’s board that right, and the club uses it for an off-season window described in the Master Association’s 2025 FAQ.

What are the HOA fees at Avellino?

About $1,500 to $1,580 a quarter in condominium dues, depending on the association, plus the Master Association’s $7,420 a year, the $2,441.75 CDD line on the tax bill and a $750 food minimum: about $16,600 to $16,900 a year in total before tax and insurance, per the fee stack above.

Who manages Avellino?

Tropical Isles manages Veranda II and Veranda IV. Veranda III moved to Beachside Property Management on June 11, 2026, according to its amended annual report with the Florida Division of Corporations. The Master Association’s 2024 FAQ predates that change.

Is cable and internet part of the fees?

Yes, through the Master Association. The 2026 Annual Fee Sheet prices bulk cable and internet at $885 of the $7,420 assessment, with a $362 internet-only election.

Is there a CDD at Avellino?

Yes. The Wentworth Estates Community Development District bills $1,499.21 for operations and maintenance and $942.54 for bond debt on each Avellino unit’s Collier County tax bill for fiscal 2027, per its adopted budget. The debt line ends when the bonds retire in 2037.

What do I pay at closing when I buy in Avellino?

About $8,299 in Treviso Bay charges: a $7,500 Master capital contribution, a $50 resale application, the $250 Rookery Bay grant fee, a $299 Master estoppel and a $200 post-closing set-up fee, per the 2026 fee sheet, plus the condominium association’s estoppel and your ordinary title and lender costs.

Is there a food and beverage minimum?

Yes, $750 a year per owner under the 2026 Annual Fee Sheet, billed for any unspent balance at year end.

Can I rent out my Avellino condo?

Yes, for 30 days or longer, no more than four times in any twelve months, with no subleasing, a lease filed with the Master Association 15 days ahead and a tenant amenity transfer of $400 to $850. Section 18.9 of each declaration sets the condominium’s version of the rule.

Can I list an Avellino condo on Airbnb or VRBO?

Not for nightly or weekly stays. The 30-day minimum in the condominium declarations and the Master declaration rules out short-term rentals, and the Veranda II rules bar advertising a unit for less than 30 days.

What is the pet policy in Avellino?

Veranda II and III allow up to two domestic cats or dogs; Veranda IV allows up to three, no more than two of them dogs. All three ban pit bulls and other aggressive breeds. The Master Association’s rule on top allows no more than three cats and/or dogs in aggregate with no weight limit and no pets on golf course property (2021 restated Master Declaration, Section 5.14, OR 5934 PG 2757-2758), so the Veranda count is the binding one.

Is Avellino 55-plus?

No. Treviso Bay is all-ages, and the Veranda declarations contain no age restriction; Section 18.17 counts children and grandchildren as family who may live in a unit.

Do Avellino buildings need a milestone inspection or a SIRS?

No. Both Florida requirements start at three stories, and Avellino’s buildings are two. Collier County’s milestone registry lists every Terrace building in Treviso Bay and none on Avellino Way.

What flood zone is Avellino Way in?

FEMA Zone AE with a base flood elevation of 8 feet NAVD88, on panel 12021C0603J effective February 8, 2024, at all twelve buildings. FEMA’s 2025 preliminary map keeps it the same. Check any specific address on the FEMA flood map before closing.

Is my Avellino building above or below the base flood elevation?

Eight buildings have first floors 0.04 to 0.39 feet above the 8-foot base flood elevation; 9521, 9528, 9529 and 9532 are 0.06 to 0.26 feet below it. The building-by-building table and links to each county-filed elevation certificate are in the flood section above.

Did Avellino flood in Hurricane Ian?

No public record shows it. Collier County issued no permit of any kind on Avellino Way in 2022, and the nearest surveyed Ian high-water marks were 6.38 to 6.39 feet on Henderson Creek, 3.66 miles away, below Avellino’s first floors. No mark was surveyed on the street itself, so ask the association for its claim history.

What hurricane evacuation zone is Avellino in?

Zone A, the first zone ordered to evacuate, at all twelve buildings, per Collier County and the state’s Know Your Zone service.

What does the master insurance policy cover versus my HO-6?

The association insures the buildings and original fixtures at full replacement value; your HO-6 covers floor, wall and ceiling finishes, appliances, cabinets, water heater, A/C equipment, personal property, the garage’s contents and your improvements, and must carry at least $2,000 of special assessment coverage under Section 15.9 of the declaration.

Do I need flood insurance for an Avellino condo?

If you have a federally backed mortgage, yes: every building is in the Special Flood Hazard Area, so the lender will require adequate coverage through the association’s policy or your own. Citizens’ 2027 flood requirement exempts condominium unit-owner policies.

What schools serve Avellino?

Manatee Elementary (A for 2026), Manatee Middle (A) and Lely High (B), for all twelve buildings in both the 2025-26 and 2026-27 Collier County Public Schools attendance files.

How much do Avellino condos sell for?

The trailing-year median was $560,000 across 7 closings, ranging from $525,000 to $610,000, at a median $367 per square foot, as of September 23, 2026. The five-year median across 47 closings is $600,000.

How many Avellino condos are for sale right now?

Five active listings and one pending on September 23, 2026, with a median list price of $540,000 and a range of $499,000 to $599,000. Four of the six are in Veranda III.

Why do Venezia condos sell for more than Avellino?

Mostly golf. Venezia is the same Lennar Veranda product, but 36 of its 60 units carry bundled golf and all of its trailing-year sales came from those buildings. Venezia’s non-golf units resold near Avellino’s prices in 2024. See our Venezia at Treviso Bay page.

Is Avellino cheaper than the Terrace condos?

No; Avellino’s median ($560,000) is above Trevi ($407,500), Giaveno ($480,000) and Alberi Acqua ($500,000). The difference buys a garage, a two-story building outside the milestone and SIRS mandates, and no reliance on an elevator. See Trevi at Treviso Bay.

Is an Avellino condo a good investment?

It has been for original buyers, with a median 94% gain on resale over Lennar’s price, and flat to down for 2022 to 2024 buyers as prices eased about 8% from the 2024 peak. Value depends on your unit’s plan, floor, building elevation and price paid; we model it for the specific unit.

What property taxes will I pay on an Avellino condo?

The median 2026 preliminary ad valorem tax on an Avellino unit is $4,587.10 on the Property Appraiser’s roll, before the CDD line. A buyer’s tax is reset from the purchase price, and a full-time resident can apply for the Florida homestead exemption through the Collier County Property Appraiser.

What documents should I request before buying an Avellino condo?

Your association’s declaration and all amendments, the articles, bylaws and rules, the current budget and reserve schedule, the master insurance declarations pages, the last year of board minutes, the Master and condominium estoppels, and the building’s elevation certificate. Florida’s condominium act gives buyers the right to these disclosures; we review them with you before the inspection period ends.

Frequently Asked Questions About Avellino at Treviso Bay, Seller Edition

Who is the best realtor to sell my Avellino condo?

The team that prices your unit from Avellino’s own recorded sales and documents rather than Treviso Bay averages. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, tracked every Avellino sale for this page and read all three declarations. Call Jesse direct at (239) 898-6072.

How much is my Avellino condo worth?

It depends on your plan, floor, building, view, condition and association. The trailing-year range was $525,000 to $610,000, with a median of $560,000 and $367 per square foot, and Arabella end units trade about $40,000 above the interior plans. For a figure on your unit, request a free Avellino valuation.

What have Avellino condos sold for recently?

Seven sales from November 2025 through August 2026: $560,000, $564,000, $525,000, $610,000, $567,500, $539,000 and $550,000. The unit-by-unit table in the market snapshot above shows each plan, floor, association and days on market.

How long does it take to sell an Avellino condo?

The trailing-year median was 32 days on market, but the range ran from 2 to 227 days. Pricing to the most recent Avellino sales is what separated the fast sales from the slow ones.

Does a first-floor or second-floor Avellino unit sell for more?

Neither reliably. Since 2022, first-floor units have resold at a median $600,000 and second-floor units at $586,000, within a few percent and with the per-square-foot difference flipping sign from period to period. First-floor units have tended to sell faster.

Does the Arabella plan sell for more than the Bromelia or Diangelo?

Yes, by about $40,000: qualified resales since 2022 have a median of $622,500 for the Arabella against $580,000 for the Bromelia and $581,500 for the Diangelo. The Arabella earns less per square foot because it is larger.

Does a lake or preserve view add value in Avellino?

Every building backs onto water, so a lake view is common rather than rare; what varies is how directly a unit faces it and whether the west-end preserve is in view. We have not seen enough same-plan, same-floor pairs to publish a view premium, so we price views unit by unit on a showing.

Is my Avellino unit golf or social, and how do I prove it to a buyer?

Social. Section 10.1 of your association’s recorded declaration says golf is not appurtenant to any unit, and the Master Association estoppel will show no golf charges. Put both in your disclosure package so a buyer prices it in from the start.

Do I have to deliver a milestone inspection report or SIRS when I sell?

No. Avellino’s buildings are two stories, and both requirements begin at three stories under sections 553.899 and 718.112 of the Florida Statutes. You still deliver the standard condominium disclosure documents.

Will Florida’s condo law changes hurt Avellino values the way they hurt mid-rise condos?

Avellino is outside the two provisions that drove special assessments elsewhere, the milestone inspection and the SIRS. Its 2025 to 2026 easing, about 8% below 2024, reflects the wider Naples condo market rather than a building mandate. We make that distinction explicitly in our marketing.

What condo documents must I give an Avellino buyer?

Florida’s condominium act requires the declaration, articles of incorporation, bylaws, rules, the current year’s budget and the association’s frequently asked questions and answers document, plus the governance and financial disclosures the 2024 and 2025 reform laws added. Your manager can supply current copies.

How do I order the estoppel certificate, and what does it cost?

Order the Master Association’s estoppel through the contact on the club’s Realtor information page: $299 for standard delivery, $418 for rush, and $179 more if the account is past due, collected at closing. Order your condominium association’s estoppel from your manager separately.

What does a seller pay at closing in Treviso Bay?

Typically Florida documentary stamp tax on the deed, the owner’s title policy if your contract assigns it to you, estoppel fees, any prorated dues and commission. The $7,500 capital contribution is usually a buyer cost, but it is negotiable.

Who pays the $7,500 capital contributions when an Avellino condo sells?

Only one applies, the Master Association’s $7,500; the Golf Club’s $7,500 does not apply to Avellino. The 2026 fee sheet says it is collected at closing; the contract decides who pays.

Do I need the association’s approval to sell?

None of the three Avellino declarations contains a right of first refusal or a sale-approval clause, based on our search of each. The buyer files the Master Association’s resale application about 30 days before closing.

Can I put a For Sale sign or a lockbox on my Avellino condo?

Only as the rules allow. The Veranda II rules bar signs except those the association uses or approves, and the Master Association specifies a small dark green sign. Lockbox placement needs association guidance; we arrange showings through the gate so a lockbox is rarely the bottleneck.

Can I sell my Avellino condo furnished?

Yes, and many seasonal Avellino buyers want to arrive to a ready home. Furnishings are personal property, so list them in the contract and price them separately; a lender will not finance them.

Should I list in season or off season?

Most Avellino owners, and most of the buyers who replace them, are second-home owners from the Northeast, Midwest and Canada, so a listing that is live before the January to April season reaches the most buyers. A well-priced summer listing can still sell quickly; two of the trailing year’s fastest sales took 2 and 8 days.

How many Avellino condos am I competing with?

Five active and one pending on September 23, 2026, plus Venezia’s single active listing. Treviso Bay’s Terrace condominiums had 18 active listings, a lower-priced alternative for buyers who do not need a garage.

Are Avellino sellers cutting their prices?

Some are. In the trailing year, one unit closed $61,500 below its last list price and another $20,000 below after 227 days; the 2026 median sits about 8% under 2024’s. Units priced to the latest sales have not needed cuts.

What is Avellino’s sale-to-list ratio?

A median 97.8% over the trailing twelve months, and 97.7% over five years, measured as the median of each sale’s own ratio.

Does the CDD on my tax bill hurt my sale?

It is a disclosed cost every Treviso Bay home carries, so it does not set Avellino apart inside the gate. It matters against communities with no CDD. Florida’s disclosure rule for community development districts applies to your contract, and the debt line, $942.54 for fiscal 2027 per the CDD budget, ends in 2037, a point worth making to buyers.

Do I need a wind mitigation or four-point inspection to sell?

Not to sell, but a buyer’s HO-6 carrier may ask for inspections of the unit’s systems. For a two-story condominium the master policy covers the structure, so the unit-level report that matters most is usually the four-point on the A/C, plumbing, electrical and water heater.

Do I have to disclose past water intrusion or hurricane claims?

Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, so disclose known leaks, repairs and claims. Ask the association for its claim history; buyers will.

My Avellino condo is rented. Can I sell it with the tenant in place?

Yes, subject to the lease, which must run at least 30 days and have been filed under the Master Association’s leasing rules. Showings depend on the lease’s access terms, and the buyer takes the unit subject to the lease unless it ends before closing.

Does the Home Watch rule affect showing a vacant Avellino condo?

It helps. The Veranda II rules require monthly Home Watch inspections of units vacant a month or longer, so a vacant listing already has someone checking it; we coordinate showings with that service.

How do I get Avellino comparables that do not mix in Avellino Isles?

Search by Avellino Way, Naples 34113, and by the three Veranda legal descriptions, not by the word “Avellino.” Any “Avellino” sale above 1,661 square feet belongs to another community. We reconcile the MLS and the county roll before we quote a comparable.

Is it hard to sell an Avellino condo?

Not when it is priced to the market. The trailing-year median of 32 days on market is faster than every Treviso Bay Terrace condominium and well ahead of the larger two-story condominium developments elsewhere in ZIPs 34113 and 34114, which ran about 97 to 168 days.

Does my building’s elevation certificate affect my sale?

It can affect a buyer’s flood insurance quote. Four buildings sit a few inches below the current base flood elevation and eight a few inches above it. We supply your building’s county-filed certificate up front so the quote uses surveyed numbers.

Does Veranda III’s management change affect my sale?

Only in logistics. Veranda III moved to Beachside Property Management in June 2026, so estoppel requests, rules and budget copies now come from the new manager; confirm the contact early so closing is not delayed.

Should I replace my A/C or water heater before listing?

Consider the age. Avellino’s original systems date from 2015 to 2017, the street has seen 23 unit A/C replacement permits since February 2023, and Veranda II requires water heater replacement at least every ten years. A recent replacement, with the permit, is a selling point.

Should I make repairs or sell as-is?

Fix what a buyer’s inspector or insurer will flag: an aging water heater, an unserviced A/C or a failing garage door opener. Cosmetic updates rarely return their cost in a 144-unit neighborhood where buyers compare the same three plans side by side.

Do I owe capital gains tax or FIRPTA withholding when I sell a second home?

Possibly. A second home does not qualify for the primary-residence exclusion, and a foreign seller is generally subject to FIRPTA withholding at closing under IRS rules. Talk to a tax professional before listing.

Which realtor has sold the most in Treviso Bay?

Closed-sale counts by agent come from the MLS and change monthly. What we can show is the work: every Avellino sale on this page tracked to its deed, the documents read, and a price argument built on them. Ask any agent you interview for the same.

Can I talk to Jesse directly about selling my Avellino condo?

Yes. Call or text Jesse McGreevy at (239) 898-6072, or email [email protected]. The conversation is confidential and there is no obligation.

Sources and Authoritative References

Every fact on this page traces to one of the primary sources below, each retrieved on September 23, 2026 unless another date is shown. Market statistics come from the Southwest Florida MLS (Matrix), which is available to members only and is cited here as plain text; all other sources are public.

Collier County Clerk of the Circuit Court: recorded Avellino documents

• Declaration of Condominium, Veranda II at Treviso Bay, Instrument 5088156, OR 5123 PG 2183, February 25, 2015
• Veranda II amendment adding Phase 2 (Building 19), Instrument 5121816, May 13, 2015
• Veranda II amendment adding Phase 3 (Building 20), Instrument 5167198, September 1, 2015
• Veranda II amendment adding Phase 4 (Building 21), Instrument 5184099, October 16, 2015
• Quit-claim deed, Lennar Homes to Veranda II association, Instrument 5610780, September 12, 2018
• Declaration of Condominium, Veranda III at Treviso Bay, Instrument 5197000, OR 5215 PG 2377, November 18, 2015
• Veranda III amendment adding Phase 2, Instrument 5268548, May 20, 2016
• Veranda III amendment adding Phase 3 (Building 24), Instrument 5305000, August 24, 2016
• Veranda III amendment adding Phase 4 (Building 26, 9525 Avellino Way), Instrument 5355965, January 12, 2017
• Declaration of Condominium, Veranda IV at Treviso Bay, Instrument 5312322, OR 5313 PG 3732, September 14, 2016
• Veranda IV Phase 1 surveyor’s certificate amendment, Instrument 5327522, October 27, 2016
• Veranda IV amendment adding Phase 2 (Building 27), Instrument 5390099, April 11, 2017
• Veranda IV corrective amendment, Instrument 5396325, April 25, 2017
• Veranda IV corrective amendment (floor plans), Instrument 5398026, April 28, 2017
• Veranda IV amendment adding Phase 3 (Building 28), Instrument 5434824, July 28, 2017
• Veranda IV amendment adding Phase 4 (Building 29), Instrument 5462317, October 24, 2017
• Clerk’s certificate, Veranda IV at Treviso Bay, Instrument 6809907, April 13, 2026
• Treviso Bay Golf Club, certificate of amendment to the amended and restated golf declaration, Instrument 5651024, OR 5582 PG 3518, December 19, 2018
• Treviso Bay Golf Club, certificate of amendment, Instrument 6397678, OR 6242 PG 3925, May 3, 2023
• Golf Club supplemental declaration withdrawing Veranda I Phases 3 and 4, Instrument 4813276, March 19, 2013
• Corrective supplemental declaration, Veranda I, Instrument 4818200, April 1, 2013
• Collier Clerk public records, document search
• Collier Clerk public records, legal description search
• Collier Clerk official records access
• Collier Clerk official records overview

Florida Division of Corporations

• Veranda II at Treviso Bay Condominium Association, Inc., N14000003226
• Veranda III at Treviso Bay Condominium Association, Inc., N15000004764
• Veranda IV at Treviso Bay Condominium Association, Inc., N16000004049
• Veranda II articles of amendment, filed February 6, 2015
• Florida Division of Corporations, entity name search

Collier County elevation certificates for Avellino Way

• 9509 Avellino Way, building 18
• 9509 Avellino Way, garage building A
• 9510 Avellino Way, building 19
• 9513 Avellino Way, building 20
• 9514 Avellino Way, building 21
• 9517 Avellino Way, building 22
• 9518 Avellino Way, building 23
• 9521 Avellino Way, building 24
• 9521 Avellino Way, garage building A
• 9525 Avellino Way, building 26
• 9528 Avellino Way, building 25
• 9529 Avellino Way, building 28
• 9532 Avellino Way, building 27
• 9533 Avellino Way, building 29
• Collier County elevation certificate index layer

Collier County government and GIS

• Collier County site address points
• Collier County milestone inspection registry map layer
• Collier County milestone inspection program
• Collier County milestone buildings by year
• Collier County Ordinance 2023-41, milestone inspections
• Collier County three-mile saltwater milestone map
• Collier County CityView planning projects layer
• Collier County monthly building permit reports
• Collier County flood maps
• Collier County Floodplain Management
• Collier County substantial damage determinations
• Collier County 2026 Flood Protection newsletter
• Collier County PUD master list and maps
• Collier County residential collection services
• Collier County solid waste service-day layer
• Collier County Property Appraiser
• Collier County Tax Collector

Wentworth Estates Community Development District

• Wentworth Estates CDD FY2027 adopted budget, May 14, 2026
• Wentworth Estates CDD special assessment methodology, 2017
• Wentworth Estates CDD
• Wentworth Estates CDD, about the district
• District manager’s document site
• Florida Auditor General, Wentworth Estates CDD filings

Treviso Bay Master Association and the Club at Treviso Bay

• 2026 Annual Fee Sheet, revised May 11, 2026
• 2026 Annual Fee Sheet, original release
• Master Association FAQ, 2024
• Master Association FAQ, 2025
• Treviso Bay Master Rules and Regulations, February 9, 2025
• Buyers (Resale) Application
• Realtor information and estoppel ordering
• Veranda II at Treviso Bay Rules and Regulations and trash procedures
• Coach Homes II prospectus, including the recorded 2012 master declaration
• Master Association and Golf Club documents, including the 2012 golf declaration
• New member information packet
• The Club at Treviso Bay
• Club amenities
• Clubhouse
• Hours
• Golf course architect
• Golf
• Contact and directions

State of Florida

• Florida Statutes 718.112 (2025), including structural integrity reserve studies
• Florida Statutes 553.899 (2025), milestone inspections
• Florida Statutes 718.111 (2025), association records and insurance
• Florida Statutes 627.714 (2025), condominium unit owner coverage
• House Bill 913 (2025), condominium and cooperative associations
• Florida DBPR Division of Condominiums, SIRS reporting
• Florida Division of Emergency Management, Know Your Zone
• Florida Division of Emergency Management, evacuation zone service
• Florida Department of Revenue statewide cadastral layer
• Citizens Property Insurance, flood coverage requirement
• Florida Office of Insurance Regulation, wind mitigation resources

Federal agencies

• FEMA National Flood Hazard Layer
• FEMA preliminary flood hazard data
• FEMA Flood Map Service Center
• FEMA Community Rating System
• USGS 3DEP elevation point query service
• USGS National Hydrography Dataset
• USGS high-water marks, Hurricane Irma
• USGS high-water marks, Hurricane Ian
• USGS high-water marks, Hurricane Helene
• USGS high-water marks, Hurricane Milton
• National Hurricane Center report, Hurricane Irma
• National Hurricane Center report, Hurricane Ian
• National Hurricane Center report, Hurricane Helene
• National Hurricane Center report, Hurricane Milton
• NOAA, Rookery Bay National Estuarine Research Reserve

Collier County Public Schools and the Florida Department of Education

• CCPS attendance zones, 2025-26
• CCPS attendance zones, 2026-27
• CCPS school locator
• CCPS attendance boundaries
• CCPS 2025-2026 School and District Grades
• Manatee Elementary School
• Manatee Middle School
• Florida Department of Education, school grades

Builder records and news

• Naples Daily News, “Lennar opens two new home phases in Treviso Bay,” August 3, 2014
• Lennar, Treviso Bay Verandas page, archived August 27, 2012
• Lennar, Treviso Bay Verandas page, archived November 22, 2013
• Lennar, Treviso Bay Verandas page, archived June 24, 2014
• Lennar, Treviso Bay Verandas page, archived September 23, 2015
• Lennar, Treviso Bay Verandas page, archived August 23, 2016
• Lennar, Treviso Bay Verandas page, archived June 1, 2017
• Lennar, Bromelia plan page, archived May 30, 2014
• Lennar, Diangelo plan page, archived February 1, 2016
• Lennar, Arabella plan page, archived May 7, 2016
• Lennar, Bellagio Series at Treviso Bay feature sheet, 2013
• Lennar, Treviso Bay site plan, 2013
• Lennar, Veranda Condominiums at The National Golf and Country Club, Ave Maria

Mapping

• OpenStreetMap, via the Overpass API
• OpenStreetMap copyright and license

McGreevy and Comisar

• McGreevy and Comisar on Google
• Treviso Bay community page
• Naples area page

Downloadable Documents

The documents below are hosted by the public authority that holds them. Clerk documents open as PDFs from the Collier County Clerk’s public records system; they are non-certified copies.

• Declaration of Condominium, Veranda II at Treviso Bay (OR 5123 PG 2183), Collier County Clerk, PDF
• Declaration of Condominium, Veranda III at Treviso Bay (OR 5215 PG 2377), Collier County Clerk, PDF
• Declaration of Condominium, Veranda IV at Treviso Bay (OR 5313 PG 3732), Collier County Clerk, PDF
• Veranda III Phase 4 amendment adding 9525 Avellino Way (Building 26), Collier County Clerk, PDF
• Treviso Bay Golf Club amended golf declaration and lands exhibit (OR 5582 PG 3518), Collier County Clerk, PDF
• Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026, Treviso Bay Master Association, PDF
• Treviso Bay Master Rules and Regulations, February 9, 2025, PDF
• Veranda II at Treviso Bay Rules and Regulations, PDF
• Wentworth Estates CDD FY2027 Adopted Budget, PDF
• Elevation certificate, 9521 Avellino Way (Building 24), Collier County, PDF

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