Treviso Bay - Bella Firenze

McGreevy and Comisar are the top-reviewed real estate team selling and buying single-family homes in Bella Firenze at Treviso Bay, Naples. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. If you are getting ready to sell your Bella Firenze home, or deciding whether a Firenze Circle or Firenze Drive address is the right place to buy, this page answers the questions that set the price: which of the 55 lots the home sits on and what it backs onto, how golf is attached by recorded document, what the full fee stack costs including the district line the MLS leaves out, and how high every house sits above the flood map.

Bella Firenze at Treviso Bay is a 55-home single-family pool-home neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. Lennar built every home in 2014 and 2015 on Firenze Circle and Firenze Drive, about half a mile from the TPC clubhouse, and one recorded instrument put all 55 lots into the Treviso Bay Golf Club before a single home was sold.

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

Call Jesse direct at (239) 898-6072 for a confidential conversation about your Bella Firenze home, or read how we represent buyers in Naples and call Marc at (239) 287-5873.

What Is Bella Firenze at Treviso Bay?

Bella Firenze at Treviso Bay is 55 detached, single-family pool homes on Lots 1 to 55 of the recorded plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70, built by Lennar in 2014 and 2015. Fifty homes sit on Firenze Circle and five on Firenze Drive, all in ZIP 34113 inside the Treviso Bay gate.

The name is a recorded subdivision, not a marketing label, and that matters more than it sounds. Searches for “Firenze” in Naples return a floor plan in another Treviso Bay neighborhood, two streets in unrelated communities and a downtown condominium. Everything on this page is keyed to the plat, the county roll and the recorded documents, so every figure belongs to these 55 homes and no others.

The short version, from the county roll and the recorded documents

Sources: Collier County Property Appraiser 2026 preliminary roll (subdivision 183620, 63 parcels), the Collier County Clerk of Courts Official Records legal-description index (389 of 389 Bella Firenze instruments read), and the county’s 55 filed elevation certificates, all read September 23, 2026.

Firenze Circle, Firenze Drive and the 55 lots

Firenze Circle is a loop that leaves Treviso Bay Boulevard and wraps a 3.84-acre lake. Lots 35 to 55, the odd numbers from 9517 to 9633, sit inside the loop and back onto that lake. Lots 11 to 34, the even numbers from 9620 down to 9514, line the outside of the loop. Lots 1 to 5 (9626 to 9642) close the west end, and Firenze Drive is a short spur holding Lots 6 to 10 (9624, 9628, 9632, 9636 and 9640). The circle, the drive and four small common tracts belong to the Master Association; the three lakes belong to the Wentworth Estates Community Development District.

Who governs a Bella Firenze home

There is no Bella Firenze homeowners’ association, no Bella Firenze board and no Bella Firenze budget. The Florida Division of Corporations has no entity by that name, and the Clerk’s index holds no neighborhood declaration for the plat. The 2021 restated Master Declaration names “Bella Firenze, Firenze Circle and Firenze Drive” as one of its single-family neighborhoods (Book 5934, Page 2743), so the Master Association runs the lawn contract, the architectural review and enforcement; the Golf Club bills golf dues; and the district bills its assessment on the county tax bill. Three bodies, no fourth.

Which “Firenze” this page is not about

Bella Firenze is not the “Firenze” floor plan in The Peninsula at Treviso Bay. Imperial Homes built that model on Montiano Drive, and the Naples Daily News reported its groundbreaking in March 2019 and its sale in October 2020: a three-bedroom plus study plan with 2,881 square feet under air and 4,282 total. Every Bella Firenze home was built by Lennar, and none by Imperial. If you want The Peninsula’s estate homes, read our guide to The Peninsula at Treviso Bay.

Bella Firenze is also not Firenze Way in Tuscany Reserve (ZIP 34110, North Naples), not Firenze Lane in VeronaWalk (ZIP 34114, east of US 41), not Villa Firenze, a seven-unit condominium near downtown (ZIP 34102), and not Florence Circle in ZIP 34119. Lennar’s Treviso Bay coach homes also had a “Florence” plan, which is English for Firenze and has nothing to do with these single-family lots. And it is not Florence, Italy, although the Italian street names in Treviso Bay are a deliberate nod to it. Always search “Firenze Circle” or “Firenze Drive” with ZIP 34113.

Why McGreevy and Comisar Are the Best Realtor for Bella Firenze

If you’re searching for the best realtor for Bella Firenze in Treviso Bay, Naples, whether you’re ready to sell your Bella Firenze 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 Bella Firenze track record (last 12 months): In the last 12 months Bella Firenze has seen 3 resales, from September 23, 2025 to September 23, 2026, and we tracked every one of them against the county record, which shows no off-MLS sale in the window. The highest-priced Bella Firenze sale in that window was $2,250,000, and the median sale-to-list ratio was 94.7 percent, calculated as the median of the three individual ratios. Because three sales is too few for a stable median, the market sections below widen the window to five years and to the full county record, and they list every sale.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, closed sales September 23, 2025 to September 23, 2026, and the Collier County Property Appraiser 2026 preliminary sales file with the Clerk of Courts deed index.

How is one agent measured against another in a neighborhood this small? On closed sales, not slogans. We publish the method and the numbers behind our own ranking in our guide to the best real estate agents in Naples, compared on the public record, and the same standard runs through every figure on this page.

Honors and recognition:

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

McGreevy and Comisar is a top-reviewed Bella Firenze realtor team, and you can read every review on our Google Business Profile. Three of them, in the clients’ own words:

★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Verified Google review

★★★★★ “The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review

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

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

Key Takeaways

• Fifty-five Lennar pool homes, one plat. Bella Firenze is Lots 1 to 55 of Plat Book 53, Pages 68 to 70, on Firenze Circle and Firenze Drive, built in 2014 (35 homes) and 2015 (20 homes). Every home has its own pool.
• Golf is on every lot, by one recorded instrument. Lennar submitted “Lots 1 through 55, Bella Firenze” to the Treviso Bay Golf Club by a supplemental declaration recorded July 30, 2013, before the first home sold. No lot was ever withdrawn.
• Golf membership, not golf frontage. No Bella Firenze lot touches the course; the nearest fairway parcel is about 409 to 893 meters away. Homes back onto preserve (22), an interior lake (21) or a perimeter lake (9).
• A $2 million neighborhood since 2022. Every resale from 2014 to 2021 closed between $725,000 and $1,199,900; every resale since May 2022 has closed between $2,050,000 and $2,675,000.
• Thin trading. Three MLS closings in the last 12 months (median $2,225,000) and eight in five years (median $2,447,750). Twenty-four of the 55 homes have never resold.
• The true carrying cost is about $20,500 a year before property tax and insurance, including the $3,612.08 Wentworth Estates CDD line that the MLS “total recurring fees” field leaves out.
• A resale buyer wires $15,799 in known community charges at closing, including $7,500 to the Master Association and $7,500 to the Golf Club.
• Every surveyed first floor is at or above today’s base flood elevation, 8.14 to 9.39 feet NAVD88, and three homes at the west end of Firenze Circle sit outside the flood zone entirely.
• No neighborhood association. The Master Declaration is the rulebook: three cats or dogs, 30-day minimum leases, four leases a year.
• All ages. Neither the Master Declaration nor any neighborhood document carries 55-plus language, and Treviso Bay is not age-restricted.

Living in Bella Firenze as a Homebuyer: What an Ordinary Day Looks Like

Living in Bella Firenze means a detached Lennar pool home on a quiet loop, with preserve or lake behind the screen enclosure, about half a mile from the TPC Treviso Bay clubhouse and about a mile from the main gate. There is no through traffic: Firenze Circle and Firenze Drive serve only these 55 homes.

How close everything is

Measured from the center of each lot, the median Bella Firenze home is 812 meters (about 0.5 miles) from the TPC Treviso Bay clubhouse at 9800 Treviso Bay Boulevard, 1,272 meters (about 0.8 miles) from the Club Rilassare sports and spa campus at 9323 Treviso Bay Boulevard, and 1,483 meters (about 0.9 miles) from the main gatehouse at 9050 Treviso Bay Boulevard. The Firenze Drive homes are the closest to the clubhouse (Lot 6 at 9640 Firenze Drive is 608 meters away) and the farthest from the gate, about 1.8 kilometers. Golf carts, a common way around Treviso Bay, must be kept in the garage under the Master Rules.

Preserve and water, not fairways

No Bella Firenze lot adjoins the golf course. The nearest Treviso Bay Golf Club parcel is 409 meters from the closest lot and 604 meters from the median one, so the views here are of the district’s preserves and lakes: 22 homes back onto the 17.6-acre and 21.3-acre preserves on the east and northeast side, 21 back onto the 3.84-acre lake inside the loop, and 9 back onto two smaller perimeter lakes. Lennar’s own 2014 marketing described “Preserve and lake view home sites,” and the county’s lot lines bear it out.

Who lives here

Thirty-two of the 55 homes carry a Florida homestead exemption on the 2026 roll, so a little over half are primary residences. Owners’ mailing addresses are in Florida for 36 homes, Ontario for 4, New Jersey for 3, Connecticut and Ohio for 2 each, and one each in several other states: a mix of full-time residents and seasonal owners from the Northeast, the Midwest and Canada. Treviso Bay is an all-ages community, and nothing in the recorded documents restricts Bella Firenze by age.

The edge of the neighborhood

Bella Firenze was carved out of land the 2006 master plan held as a lake tract and a “future development” tract. The rest of that future-development tract, 12.24 vacant acres owned by the Master Association, still borders the plat, and no application to build on it appears in the county’s project records. Buyers on the lots nearest that tract should ask the Master Association what, if anything, is planned there.

Bella Firenze Market Snapshot: What Firenze Circle Homes Sell For Now

Bella Firenze homes sold for a median of $2,225,000 over the 12 months to September 23, 2026, on three MLS closings from $2,050,000 to $2,250,000. Over five years, eight closings produced a median of $2,447,750. With so few sales, every one is listed below rather than summarized by a single number.

Data updated: September 2026.

The window, and why it is wide

Our standard is to report the shortest window with at least 10 closings. Bella Firenze never gets there on the MLS: 3 closings in 12 months, 4 in 24 months, 6 in 36 months and 8 in 60 months. So this page lists every sale in each window, reports the five-year figures beside the 12-month ones, and adds the full county record since 2014, which counts 55 builder sales and 38 priced resales. Medians are calculated as the middle value (for an even count, the average of the middle pair), and price per square foot and sale-to-list are medians of the individual sales’ ratios, not ratios of totals.

Every Bella Firenze closing in the last 12 months

Trailing 12 months (September 23, 2025 to September 23, 2026), n = 3 (odd): median $2,225,000, mean $2,175,000, total volume $6,525,000, median $746 per MLS square foot, median sale-to-list 94.7 percent, median 14 days on market. Source: Southwest Florida MLS Matrix, Treviso Bay development, pulled September 23, 2026. The 9630 sale was recorded with the Clerk on September 16, 2026, at the same $2,225,000, so the county deed and the MLS agree.

The one home under contract

As of the September 23, 2026 pull, no Bella Firenze home was listed as active and one was pending: 9546 Firenze Circle, a Toscana-plan home of 2,603 square feet backing onto the preserve, listed at $2,250,000 and under contract after 5 days on market. Its sale price is not public until it closes.

Every Bella Firenze closing in five years

Five years (September 23, 2021 to September 23, 2026), n = 8 (even): median $2,447,750, the average of the middle pair ($2,370,500 and $2,525,000); mean $2,410,688; range $2,050,000 to $2,675,000; total volume $19,285,500; median $878 per MLS square foot; median sale-to-list 96.3 percent (92.9 to 100.9 percent); median 10.5 days on market. The county record shows the same eight sales and no off-MLS sale in the window. Plan names are matched from the county’s building sizes to homesites Lennar itself named, so they are our reading, not a recorded fact; the MLS entry for 9636 Firenze Drive lists 3,161 square feet, the Toscana Grande figure, while the county and Lennar sizes point to the 3,025-square-foot Napoli Grande.

The full county record, 2014 to 2026

Source: Collier County Property Appraiser 2026 preliminary sales file (priced sales of $150,000 or more after each home’s first sale; 31 of the 37 roll resales carry the county’s “qualified” flag) and the Clerk of Courts deed index for the September 2026 sale. Every one of the 55 first sales was a Lennar deed.

How many homes actually trade

Twenty-four of the 55 homes have never resold since Lennar closed them in 2014 or 2015, and 31 have resold at least once. Across 12 years that is 38 priced resales from a 55-home stock, about three a year, and only two in the busiest recent year. That scarcity is the single biggest fact for both sides of a Bella Firenze sale: a seller is rarely competing with another listing, and a buyer may wait months for the right lot to come up.

Why Did Bella Firenze Prices Jump From About $900,000 to Over $2 Million in 2022?

Bella Firenze prices re-rated once, in the spring of 2022. Every priced resale from 2014 through 2021 closed between $725,000 and $1,199,900, around a $900,000 middle; both May 2022 sales closed at $2.37 million and $2.59 million, at or above list within two days. Every resale since has closed above $2 million.

Data updated: September 2026.

The step, sale by sale

The county roll shows 30 priced resales from 2014 to 2021, all between $725,000 and $1,199,900. The last two before the jump were 9642 and 9630 Firenze Circle at $1,199,000 and $1,199,900 in July 2021. Ten months later 9563 Firenze Circle, a 2,603-square-foot Toscana that Lennar had sold for $750,100 in 2014, closed at $2,370,500 after two days on the market, and 9597 Firenze Circle, a Bougainvillea II, closed at its full $2,590,000 list price with zero days on market. From then on the floor was about $2 million: the neighborhood’s record is $2,675,000 for 9578 Firenze Circle in October 2024, and the softest sale since is $2,050,000 for 9555 Firenze Circle in October 2025.

What owners have made

Across the six homes whose latest resale on the county roll came in 2022 or later, the median gain over the Lennar price is 208.8 percent, a median of $1,732,250, a median compound growth rate of 12.7 percent a year. Adding the September 2026 sale of 9630 Firenze Circle, which closed after the roll’s file date, the median of the seven is 191.8 percent. Homes that resold before 2022 tell a different story: across all 31 resold homes the median gain is 21.0 percent, and one home, 9633 Firenze Circle, resold in 2017 for $893,000 against Lennar’s $981,000, the only loss on record.

What the jump is paying for

The same Lennar plans stand in two other Treviso Bay plats, and they sell for less. County values for identical plan sizes run highest in Bella Firenze: a 2,603-square-foot Toscana carries a 2026 preliminary value of $1,374,366 here, against $1,283,283 in Italia and $1,063,554 in Siracusa, and five-year resale medians on the same plans are about $2.3 to $2.5 million here against $1.5 to $1.63 million in Siracusa. The difference between the plats is not the house. What Bella Firenze adds is recorded golf on every lot, preserve and lake rear views, and a single-builder, single-vintage street with no neighborhood association and no neighborhood covenant layered on the Master Declaration. Our reading is that golf and position explain most of the gap; the county data are consistent with that but do not prove it.

The 2026 softening

The three most recent closings, $2,050,000 to $2,250,000, sit below the 2024 peak of $2.6 million to $2.675 million, and they took longer: 47 days for 9630 Firenze Circle against 0 to 3 days for three of the first five post-jump sales. Sale-to-list slipped from 100 percent in 2022 to 92.9 to 96.9 percent. That is a market pricing homes one at a time, not a market in trouble, and it is the reason a Bella Firenze seller should price off the latest two or three closings rather than the record.

How Fast Do Bella Firenze Homes Sell? Days on Market and Sale-to-List

Bella Firenze homes sell fast when they are priced to the latest closings: the five-year median is 10.5 days on market and the 12-month median is 14 days, with a median sale-to-list ratio of 96.3 percent over five years and 94.7 percent over the last 12 months.

Data updated: September 2026.

Fast sales and slow ones

Four of the eight five-year closings went under contract within a week: 9597 Firenze Circle (0 days), 9563 Firenze Circle in 2022 (2 days), 9636 Firenze Drive (3 days) and 9571 Firenze Circle (7 days). The slow ones were the two 2024 listings priced at or near the peak, 9563 Firenze Circle at 85 days and 9578 Firenze Circle at 81 days, and 9630 Firenze Circle in 2026 at 47 days. Both 2024 homes still sold for more than $2.5 million; the market simply needed time to agree with the price.

What the fast sales had in common

The quick sales were well-kept one-story or two-story homes offered close to the most recent comparable closing, with the fee stack and the golf status clear from the first showing. The 2022 pair sold at or above list within two days. We cannot see inside other agents’ marketing, so we draw no wider rule from eight sales, but in a neighborhood with no competing listing on most days, the first two weeks of showings are when the price is decided.

Sale-to-list in context

The five-year range of 92.9 to 100.9 percent is tight for a luxury single-family product. The lowest two ratios were 92.9 percent for 9555 Firenze Circle and 93.0 percent for 9636 Firenze Drive, where the gap between list and sale was $157,700 and $195,000. In a neighborhood where every buyer can see every sale, that gap is the usual cost of a list price the market has not yet agreed with.

How Does Bella Firenze Compare With Other Naples Single-Family Neighborhoods?

Bella Firenze is one of the three most expensive single-family neighborhoods in Treviso Bay and, per square foot, one of the most expensive in ZIP 34113 and 34114. Its five-year median of $2,447,750 sits beside Ponziane’s $2,550,000 and above Italia’s $2,000,000, behind only The Peninsula and Lipari.

Data updated: September 2026.

Treviso Bay’s single-family plats, side by side

Yardstick: median sale price and median price per MLS square foot, five years and 12 months to September 23, 2026, from the Southwest Florida MLS; homes, years, sizes, lot areas and values from the Collier County Property Appraiser 2026 preliminary roll. Pavia’s two streets are shown separately where the roll allows. On five-year median price per square foot, Bella Firenze leads every Treviso Bay single-family plat at $878, ahead of The Peninsula’s $845 and Ponziane’s $837; over the last 12 months The Peninsula ($910) and Ponziane ($887) lead on three to five sales each. Bella Firenze does it on a median lot of 0.29 acres, smaller than the lots in Ponziane, Italia, The Peninsula or Lipari.

Bella Firenze-size homes across ZIP 34113 and 34114

Yardstick: every single-family closing in ZIP 34113 and 34114 from September 23, 2025 to September 23, 2026, on homes built in 2005 or later with 2,300 to 3,200 MLS square feet (the Bella Firenze size band), grouped by development with at least two sales; MLS joined to the county roll. Bella Firenze’s own 12-month median of $746 per square foot is below the Treviso Bay group but above every other development in the two ZIP codes, including Isles of Collier Preserve at $706 and Fiddler’s Creek at $644. Whether those communities bundle golf was not researched for this page.

The same plan in three Treviso Bay plats

The Bougainvillea II also stands on 20 Corso Bello (Ponziane) lots, where the 2026 county median is $1,516,439 and five resales produced a median of $2,500,000. Plan matching is by county building size against the homesites Lennar named; treat it as a strong inference rather than a recorded fact.

How Lennar Turned a Lake Tract Into Bella Firenze: The Recorded History, 2006 to 2015

Bella Firenze exists because Lennar replatted two tracts of the 2006 Piacere-Pavia plat after buying Treviso Bay’s unfinished land out of foreclosure. The land had been a lake tract and a “future development” tract; the July 2013 plat turned it into 55 home lots, and Lennar closed all 55 homes between May 2014 and September 2015.

2006: a lake tract and a future-development tract

The original developer’s Piacere-Pavia plat, Plat Book 48, Pages 1 to 10, recorded December 15, 2006, laid out Piacere Way and Pavia Court and set aside Tract L-5 as a lake and Tract FD-3 as land for future development. Neither neighborhood declaration recorded that month reached this land: the Piacere declaration covered Block A and its own tracts, and the Pavia supplemental declaration covered Block B and its own tracts. That is why, today, no neighborhood covenant sits on a Bella Firenze lot.

2007 to 2011: the district’s easement, then the collapse

In July 2007 the Wentworth Estates Community Development District took a lake-maintenance easement over Tracts L-3 to L-5 (Instrument 4044690, Book 4255, Page 4118). When the original developer, V.K. Development, failed, the district’s 2010 and 2011 lis pendens named the future-development tracts, including FD-3. Lennar took title to the Piacere-Pavia land by certificate of title on December 2, 2011 (Book 4742, Page 962).

2012: the golf club’s declaration

Lennar recorded the Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club on March 15, 2012 (Book 4774, Page 2841). It makes golf membership mandatory for any lot submitted to it, and it lets the declarant add lots later by supplemental declaration. That mechanism is how Bella Firenze’s golf status was set a year and a half later.

July 2013: the plat and the golf supplement, four weeks apart

On July 1, 2013 Lennar recorded the plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70 (Instrument 4860323, Book 4939, Page 930), described on its reference sheet as “a replat of all of Tract L-5 and part of Tract FD-3” of Piacere-Pavia. On July 30, 2013 it recorded the Supplemental Declaration for Treviso Bay Golf Club (Instrument 4872048, Book 4949, Pages 3423 to 3425), whose Exhibit A reads “Lots 1 through 55, Bella Firenze.” Lennar owned every lot, so no owner had to join. In September 2013 a Golf Club amendment (Book 4961, Page 2348) added the club’s lien rights and raised the resale capital contribution in force at the time from $1,000 to $1,250.

2013 to 2015: how Lennar built it out

Lennar filed a notice of commencement for site work on Tract FD-3 in December 2013 (Instrument 4924452) and its first home-construction notice in February 2014. The first Lennar lot deed was recorded May 14, 2014, for Lot 36 at 9525 Firenze Circle, and the last on September 15, 2015, for Lot 53 at 9617 Firenze Circle. The Clerk’s index holds a Lennar deed for every one of the 55 lots, and each deed’s recorded consideration matches the county’s first-sale price to within about $600. The Toscana at 9602 Firenze Circle served as Lennar’s model home, and Lennar sold the collection from its Welcome Home Center at 9004 Tamiami Trail East.

2018: the tracts pass to the district and the Master Association

In 2018 Lennar handed off the common land in two omnibus deeds that cover several Treviso Bay plats at once. The lakes, Tracts L-1, L-4A and L-5A, went to the district by a deed recorded May 31, 2018 (Book 5515, Page 3941). The road, Tract R-11, and the four common tracts C-1 to C-4 went to the Treviso Bay Property Owners Master Association by a deed recorded December 4, 2018 (Book 5577, Page 1603). The same month the Golf Club’s amended and restated declaration (Book 5582, Page 3518) listed the Bella Firenze supplement among the recorded instruments that make up its Exhibit A.

2021 and 2024: the current Master rulebook and the district’s road easement

The Second Amended and Restated Declaration for Treviso Bay, recorded April 26, 2021 (Instrument 6045818, Book 5934, Page 2738, 120 pages), is the rulebook every Bella Firenze owner lives under. In May 2024 the Master Association granted the district an irrigation, utility and access easement over the Master’s road tracts, including Bella Firenze’s Tract R-11 (Book 6363, Page 2288).

A clean title record

The Clerk’s legal-description index for BELLA FIRENZE holds 389 instruments from July 2013 to September 16, 2026: 123 notices of commencement, 116 deeds, 54 mortgages, 53 notices of termination and the rest routine. It holds no lien, no lis pendens and no judgment. No Master Association or Golf Club collection lien has ever been recorded against a Bella Firenze lot.

Thinking of selling or buying in Bella Firenze? Talk to the team that tracked every sale on Firenze Circle and Firenze Drive

Every Bella Firenze sale since 2014 sits in the tables above, and we read the recorded golf supplement, the plat and all 55 elevation certificates to build them. If you own one of the 55 homes, get a free Bella Firenze home valuation or call Jesse direct at (239) 898-6072. If you want to buy into Treviso Bay’s golf-bundled single-family market, read how we represent buyers and call Marc at (239) 287-5873.

Bella Firenze Floor Plans: Napoli, Toscana, Bougainvillea II and the Grandes

Bella Firenze homes are Lennar’s “Treviso Bay: Classic Homes” plans, the same collection Lennar sold in Italia: one-story Napoli, Toscana and Bougainvillea II homes of about 2,400 to 2,800 square feet, and two-story Napoli Grande and Toscana Grande homes of about 3,000 to 3,200 square feet, most with three-car garages.

The plans, from Lennar’s own pages

Sources: Lennar’s archived plan pages for Napoli, Napoli Grande, Toscana, Toscana Grande, Bougainvillea II and Portofino, 2012 to 2016. The home counts are our match of the county’s building sizes to seven homesites Lennar named by address, so treat them as an informed reading.

How we know which plan is which

Lennar’s quick-move-in listings in 2014 carried Bella Firenze homesite codes BF12 to BF20 with street addresses: BF12 at 9616 Firenze Circle was a Toscana Grande, BF13 at 9612 and BF16 at 9598 were Bougainvillea IIs, BF14 at 9608 and BF19 at 9586 were Napolis, BF15 at 9602 was the Toscana model, and BF20 at 9582 was a Napoli Grande. Each of those plans leaves a distinct footprint on the county roll (2,392 or 2,405 base square feet for a Napoli, 2,603 for a Toscana, 2,818 for a Bougainvillea II, 2,667 for a Toscana Grande), and matching the other 48 homes to those footprints gives the counts in the table. Four homes match no footprint: 9517, 9533 and 9547 Firenze Circle, which are larger and were probably built with options or have since been expanded, and 9590 Firenze Circle, which may be the earlier Bougainvillea model.

Why listings disagree on size

Three different square-footage figures follow a Bella Firenze home around. Lennar’s brochure numbers (2,394 for a Napoli, 2,553 for a Toscana) are air-conditioned living area. The county’s “base area” runs slightly larger (2,392 to 2,405 and 2,603), and its “adjusted area,” which adds weighted garage, lanai and entry space, runs to 2,997 to 3,741 for the same plans. The 3,174-square-foot figure in some data summaries is a Toscana’s adjusted area, not its living area. MLS listings use whichever figure the listing agent entered. When you compare price per square foot, compare like with like, and ask for the plan name.

One story or two

The county’s elevation certificates record a second floor on 11 of the 55 homes: nine built that way (9526, 9560, 9578, 9582, 9616, 9617, 9624, 9626 and 9636) and two that added a second story in 2022 to 2024 (9533 and 9620 Firenze Circle). Lennar’s Napoli Grande puts a bonus room and full bath upstairs over one-story main living space, so a buyer who wants single-level living can still consider it.

What Lennar built in, and what it did not

Lennar’s 2014 Bella Firenze listings named granite countertops, a tumbled marble kitchen backsplash, crown molding in living areas, tile in wet areas, wood cabinetry, stainless steel appliances, a brick paver driveway and a tile roof, under its “Everything’s Included” package as described on the December 2014 collection page; an outdoor kitchen and the pool and spa were listed as options on the Bougainvillea II. Impact windows appear on Lennar’s 2013 listing for an Italia home but not on the 2014 Bella Firenze listings, and owners have since filed at least 30 notices of commencement and 16 county permits for shutters and impact openings. Ask any seller what protection the home has today.

Original prices from Lennar

Lennar’s recorded sale prices ran from $590,500 (9534 Firenze Circle, a Napoli, July 2014) to $981,000 (9633 Firenze Circle, a Bougainvillea II, July 2015), with a median of $768,700 across all 55 homes. The 2014 closings had a median of $740,400 (34 homes) and the 2015 closings $806,100 (21 homes). By plan, the Napoli median was $705,600, the Toscana $738,000, the Napoli Grande $767,900 and the Bougainvillea II $826,600. Lennar’s quick-move-in list prices on named Bella Firenze homesites in 2014 ran from $727,165 to $867,160, and the recorded closings came in 3.6 to 8.4 percent below those list prices. Its 2015 collection page advertised pricing from the $584,999s to the $849,999s and square footage from 2,394 to 3,659.

Which Addresses Are Bella Firenze? A Lot-by-Lot Directory of All 55 Homes

Bella Firenze addresses run from 9514 to 9642 Firenze Circle and 9624 to 9640 Firenze Drive, Naples, FL 34113. Even numbers from 9514 to 9620 line the outside of the circle, odd numbers from 9517 to 9633 sit inside it, and 9626 to 9642 close the west end.

Sources: Collier County Property Appraiser 2026 preliminary roll (lot, year built, lot area, building size), the Clerk of Courts deed index (Lennar as grantor on every lot) and the county’s parcel lines for what each lot backs onto. Plans are our match of county building sizes to Lennar’s named homesites. Lennar sale price is the recorded first sale. No owner is named on this page.

Addresses that are not Bella Firenze

Addresses 9501, 9510 and 9588 Firenze Circle exist in the county’s address file but are not homes: 9501 is the neighborhood’s entry sign on Treviso Bay Boulevard, and 9510 and 9588 are the common tract and road tract the Master Association owns. Any “Firenze” address outside ZIP 34113 is in another community.

Reading an address

The two digits after “95” or “96” tell you where the house sits. On the outer side of Firenze Circle the numbers fall from 9620 at the Firenze Drive end to 9514 at the entry; on the inner side they climb from 9517 to 9633. Firenze Drive is the short spur with 9624, 9628, 9632, 9636 and 9640. The largest lot is 9640 Firenze Drive at 0.41 acres, and the smallest is 9638 Firenze Circle at 0.16 acres.

Preserve, Interior Lake or Perimeter Lake: What Each Bella Firenze Lot Backs Onto

Each Bella Firenze lot backs onto one of three things: district preserve (22 lots), the 3.84-acre lake inside the circle (21 lots) or one of two smaller perimeter lakes (9 lots), with 3 corner or common-tract lots. The county prices lake lots slightly above preserve lots, but recent resales have favored preserve.

The four lot types

Source: county parcel lines (which tract each lot’s rear line touches) and the 2026 preliminary roll. View quality from inside a given home is a showing question; the lines tell you what is behind the lot, not how open the view is.

What the county and the market pay for each

On the same plan the county values lake lots above preserve lots: a Napoli carries a 2026 preliminary value of about $1,261,481 on the preserve against $1,332,202 on the interior lake and $1,332,414 on a perimeter lake, and a Toscana $1,322,118 on the preserve against $1,390,188 on the interior lake. Buyers have not agreed: the two five-year preserve resales, 9636 Firenze Drive and 9578 Firenze Circle, closed at a median of $2,637,500, against $2,370,500 for the five interior-lake resales. Lennar priced it the other way round in 2014 and 2015, when interior-lake homes closed at a median of $790,400 and preserve homes at $744,700. With two and five sales, the fair reading is that position matters and the market’s preference is not settled.

The district’s lakes

The district’s proposed FY2027 budget lists “Lake 20 Bella Firenze” in its five-year lake-system capital plan, and Bella Firenze in its lake-bank erosion list, with no dollars scheduled for either through fiscal 2031. The lake banks and water quality are the district’s responsibility, not the owner’s.

Is Golf Included With a Bella Firenze Home? The Recorded Answer

Yes. Every one of the 55 Bella Firenze lots carries a mandatory Treviso Bay Golf Club membership by recorded document: Lennar’s Supplemental Declaration, Official Records Book 4949, Page 3423, recorded July 30, 2013, submits “Lots 1 through 55, Bella Firenze” to the Golf Club Declaration. No lot has ever been withdrawn.

The instrument, and the second one that confirms it

The Supplemental Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club (Instrument 4872048, three pages, prepared by the Pavese Law Firm and signed for Lennar Homes, LLC) attaches an Exhibit A that reads, in full, “Lots 1 through 55, Bella Firenze, a subdivision according the plat thereof as recorded in Plat Book 53, Page 68, Public Records of Collier County, Florida.” Five years later the Golf Club’s amended and restated declaration (Book 5582, Page 3518, December 19, 2018) listed “O.R. Book 4949, Page 3423” among the supplements that make up its Exhibit A. The Golf Club’s full party index (57 instruments) and the plat’s legal index (389 instruments) contain no withdrawal, correction or later supplement touching Bella Firenze.

Why one instrument matters

Across Treviso Bay’s single-family plats, golf was usually attached lot by lot, and some lots never joined: 19 of 28 in Lipari, 42 of 47 in Via Veneto and 10 of 11 on Pavia Court carry golf by recorded joinder. In Bella Firenze, Lennar submitted all 55 lots at once while it still owned them, more than nine months before the first home sold on May 14, 2014. Every Bella Firenze buyer since has taken title subject to it, so there is no mixed status to untangle on this street.

Membership, not frontage

A golf membership here is a right to play and a bill to pay, not a view. No Bella Firenze lot touches the course: the nearest Treviso Bay Golf Club parcel is 409 to 893 meters from the lots, a median of 604 meters. Buyers who want a fairway out the back door need a different Treviso Bay neighborhood; buyers who want the membership with a preserve or lake view and no stray golf balls are in the right place.

What the membership costs and what it gives

The Golf Club’s 2026 charge is $5,350 a year per home ($3,850 in dues, $1,400 in reserves and $100 in capital), on the 2026 Annual Fee Sheet revised May 11, 2026. A resale buyer also pays the Golf Club a $7,500 capital contribution at closing. The course is TPC Treviso Bay, an Arthur Hills design operated in the TPC network with Troon Privé management, and the Treviso Bay FAQ states that 825 properties in Treviso Bay are bundled with golf membership and that there are no additional golf memberships available. Bella Firenze supplies 55 of those 825.

What the MLS shows

All nine Bella Firenze MLS records with fee fields in the last five years carry a mandatory club fee, from $3,758 on the 2022 listings to $5,350 on the 2026 listings. That is consistent with the recorded documents; it is not proof of them, because MLS fee fields are typed by listing agents.

How to confirm golf status for one specific home

1. Order the Master Association estoppel through the association’s realtor information page and ask that it show the Golf Club charges.
2. Read the recorded supplement (Book 4949, Page 3423) and check that the lot number on the deed is between 1 and 55 of Plat Book 53, Page 68.
3. Treat any listing remark about “transferable” or “deeded” golf as marketing language: under the Golf Club Declaration (Book 4774, Page 2841) membership runs with the lot, so it passes with title and cannot be sold separately.

Selling a Bella Firenze home? We put the golf supplement and the estoppel in the listing packet so the first buyer question is answered before it is asked. Get a free valuation or call Jesse at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.

What Amenities Come With a Bella Firenze Home?

A Bella Firenze home comes with its own pool (all 55 have one), full Treviso Bay Master Association privileges at the clubhouse and the Club Rilassare sports and spa campus, and, on every lot, a TPC Treviso Bay golf membership under the recorded Golf Club Declaration supplement (Book 4949, Page 3423). There is no Bella Firenze clubhouse or neighborhood pool.

A private pool on every lot

The county roll records a pool on all 55 homes, a spa on 54 (9583 Firenze Circle is the exception) and a screen enclosure on all 55. Four pools were added or replaced after the house was finished, including a new pool at 9611 Firenze Circle permitted in May 2024 at $205,340. The 2021 Master Declaration requires architectural approval for exterior changes, so a pool rebuild or a new cage goes through the Master’s review, not a neighborhood board.

Club Rilassare, the sports and spa campus

Club Rilassare at 9323 Treviso Bay Boulevard, about 0.8 miles from the median Bella Firenze lot, holds the resort pool and spa, fitness and group-exercise space, the salon and spa, the café, the tennis courts and the bocce courts. Lennar’s 2015 prospectus for the community described nine lighted tennis courts (eight for play and one for practice), two bocce courts and a half-court basketball court, in the Coach Homes II prospectus, section 4.4. Current court counts and hours are on the club’s amenities page.

The clubhouse and dining

The TPC Treviso Bay clubhouse at 9800 Treviso Bay Boulevard, completed in 2016, is about half a mile from the median Bella Firenze home. Every membership carries a $750 annual food and beverage minimum under the 2026 fee sheet; the 2012 Master Declaration had set it at $500.

Satellite pools

The Master Association owns four neighborhood satellite pools, on Prima Way, Acqua Court, Giaveno Circle and Avellino Way, and a fifth on Venezia Circle belongs to the Veranda I condominium. None is on Firenze Circle or Firenze Drive, which is unsurprising for a street where every home has its own pool; Bella Firenze owners may use the Master’s pools like any other owner.

What there is not

There is no marina, boat slip or kayak launch in Treviso Bay, no Bella Firenze gate of its own (the Master’s gatehouse at 9050 Treviso Bay Boulevard controls entry for the whole community) and no neighborhood clubhouse. Of Treviso Bay’s neighborhoods, only The Peninsula has been described as gated inside the main gate.

What Does It Cost to Own in Bella Firenze? The Full 2026 Fee Stack

A Bella Firenze home carries $19,783.08 a year in recurring community charges in 2026, $20,533.08 with the $750 dining minimum, or about $1,711 a month, before property tax, insurance and utilities. The MLS “total recurring fees” figure of $16,171 leaves out the $3,612.08 Wentworth Estates CDD line on the tax bill.

The annual stack, 2026

Property tax, the county’s solid-waste assessment, homeowner’s and flood insurance and utilities are extra. There is no neighborhood association, so there are no neighborhood dues, no neighborhood reserve and no neighborhood special assessment on top of this.

Why the district line is $2,112.87 on every Bella Firenze home

The Wentworth Estates CDD levies its debt assessment by lot class. The district’s parcel-by-parcel assessment roll in its September 25, 2018 agenda package classes all 55 Bella Firenze lots as “75” (75-foot lots), and the FY2027 budget sets that class at $2,112.87 across 205 lots district-wide. The budget has no partially prepaid 75-foot class, so no Bella Firenze lot has paid its bond off early. The same class paid $2,759.00 in fiscal 2018 and $2,503.65 in fiscal 2019 under the original 2006 bonds; the 2021 refunding lowered it. The Series 2021 bonds mature on May 1, 2037, so at a level payment roughly 11 more annual installments remain from fiscal 2027, about $23,242 per lot. That is our arithmetic; the district manager quotes the exact payoff figure for any parcel.

The lawn line, and how it has moved

The Master Association bills Bella Firenze’s lawn care as its own line under the Master Declaration’s landscaping power (section 5.13, Book 5934, Page 2757): $3,097 in 2024, $3,302 in 2025 and $3,401 in 2026, up 9.8 percent in two years. Among Treviso Bay’s single-family lines it sits mid-pack, between Via Veneto Villas at $1,998 and The Peninsula at $4,022, and just under Corso Bello’s $3,483. The fee sheet does not publish what the lawn contract covers; ask for the scope before you assume shrubs, trees or irrigation repairs are part of it.

The line the MLS leaves out

MLS listings for Bella Firenze report “total recurring fees” of $16,171, which is exactly $7,420 plus $5,350 plus $3,401, or $16,921 with the $750 minimum. Neither figure includes the $3,612.08 the district bills on the county tax bill, because agents enter only the association and club charges. The real carrying cost is $3,612.08 higher than the MLS says. Five of the nine MLS fee records we checked also left the lawn line out, and one folded it into the Master figure.

How the other charges have moved

On MLS listings, which agents enter by hand, the golf fee rose from $3,758 in 2022 to $5,350 in 2026 and the Master fee from $5,595 to $7,420, increases of about 42 and 33 percent. The 2026 figures match the published fee sheet; the 2022 figures are the listing agents’ entries and should be read as a trend, not an audited history.

What we could not verify

The fee sheet does not say whether the lawn line is billed as a neighborhood assessment or a specific assessment under the Master Declaration (sections 9.2 and 9.5), and the scope of the lawn contract is not published. The district does not publish a per-parcel bond payoff. Neither changes the 2026 dollar figures above.

Weighing the carrying cost against the purchase? Read how we represent buyers in Naples and call Marc at (239) 287-5873. Selling? A complete fee sheet in the listing packet reads as confidence; get a free valuation or call Jesse at (239) 898-6072.

What a Bella Firenze Buyer Pays at Closing

A resale buyer of a Bella Firenze home pays $15,799 in known community charges at closing under the 2026 fee sheet: a $7,500 Master Association capital contribution, a $7,500 Golf Club capital contribution, and $799 in application, Rookery Bay grant, estoppel and set-up fees. There is no neighborhood transfer fee, because there is no neighborhood association.

The one-time charges, from the 2026 fee sheet

The capital contributions and the Rookery Bay fee rest on the 2021 Master Declaration (sections 9.10, 9.11 and 9.13, Book 5934, Page 2738); the amounts are set by the boards and published on the 2026 fee sheet. The recorded 2013 Golf Club amendment set the Golf resale contribution at $1,250 at that time; the board-set $7,500 governs today.

Why the MLS “transfer fee” field is unreliable

The MLS “transfer fee” field on Bella Firenze listings has shown $250, $4,000, $7,500 and $15,000 over five years. The $250 entries are the Rookery Bay fee; $7,500 is one capital contribution; $15,000 is both. None of them is a Bella Firenze fee. Use the fee sheet.

Exempt transfers

The Master Declaration exempts certain transfers from the capital contribution, among them transfers to a spouse or children, into a trust or entity the owner controls, between co-owners and to an institutional lender (section 9.12). A buyer taking title in an LLC they own is still a buyer; the exemption covers an existing owner’s estate planning, not a purchase.

Who pays what

The contract decides. In Naples the buyer customarily pays the association capital contributions and application fees, and the seller customarily pays the Florida documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02, Florida Statutes, which is $15,575 on a $2,225,000 sale. Everything is negotiable, and in a thin market it is worth deciding before the first offer arrives.

Property Taxes at Bella Firenze, and How the County Values These Homes

Bella Firenze property taxes on the 2026 preliminary roll run to a median of $13,083.73 a year in ad valorem tax, before the $3,612.08 district assessment that appears on the same bill. The county’s 2026 preliminary values fell a median 17.3 percent from 2025, to a median of $1,403,785.

Data updated: September 2026.

County values, 2021 to 2026

Source: Collier County Property Appraiser value history, 55 homes, 2021 to 2025 certified and 2026 preliminary, read from the county’s published data files. See the Property Appraiser for any single parcel.

The 2026 reset

Every Bella Firenze value moved between a 26.7 percent drop and a 13.2 percent rise from 2025 to 2026, with a median drop of 17.3 percent, almost all of it in the land line, which fell from a $914,760 median to $633,929. The same pattern runs across Treviso Bay’s single-family plats in the 2026 preliminary roll. The 2026 median value is about 57 percent of the 12-month MLS median sale price, so a buyer’s first tax bill will be set by the next assessment of market value, not by the seller’s.

Homestead and the buyer’s bill

Thirty-two of the 55 homes carry a homestead exemption, which caps the annual rise in assessed value for the owner who holds it. The cap does not transfer to a buyer: after a sale the county reassesses at market value as of the following January 1, under Florida’s homestead rules. A seller’s tax bill is therefore a poor guide to a buyer’s. Ask us for an estimate built on the purchase price, the current millage and the district line.

Governing Documents: No Neighborhood Association, One Master Declaration

Bella Firenze is governed by three recorded layers and nothing else: the 2021 restated Master Declaration for Treviso Bay (Book 5934, Page 2738), the Treviso Bay Golf Club Declaration with its Bella Firenze supplement (Book 4949, Page 3423), and the Wentworth Estates CDD under Chapter 190 of the Florida Statutes. There is no neighborhood association.

The Master Declaration, and where Bella Firenze appears in it

The Second Amended and Restated Declaration of Covenants, Conditions and Restrictions for Treviso Bay, recorded April 26, 2021, with the association’s restated articles and bylaws, replaced the 2006 original and the 2012 restatement. Its section 1.24 (Page 2743) defines the single-family “neighborhoods” by street, and lists “Bella Firenze, Firenze Circle and Firenze Drive” alongside Vercelli, Veneto, Piacere, Italia, Corso Bello, Rialto, Siracusa, Pavia, Lipari and The Peninsula. Section 1.25 defines a “Neighborhood Association” as a condominium association, so a single-family neighborhood has none by definition, and section 9.2 lets the Master levy a neighborhood budget equally across a neighborhood’s lots, the legal basis for the Bella Firenze lawn line.

What was searched to prove there is no second layer

A neighborhood rulebook would show up in one of four places, and we checked all four. The Clerk’s legal index for BELLA FIRENZE (389 of 389 instruments) holds no declaration or restriction other than the golf supplement. A Clerk party search for “BELLA FIRENZE” returns only the plat. The Florida Division of Corporations has no entity by that name. And the 2006 Piacere and Pavia declarations that sit on the parent plat cover other blocks, not Tract L-5 or FD-3. The Piacere declaration was terminated in 2012 in any case.

Who does what

The Master Rules

The Treviso Bay Master Rules and Regulations of February 9, 2025 add the day-to-day detail. Among the points that land on a single-family street: golf carts must be kept in the garage; construction work runs 7 AM to 5 PM Monday to Saturday; speed is enforced by traffic cameras, with citations by email and 14 days to pay or request a hearing; and single-family roofs are inspected each October or November, with 45 days to clean a roof the inspection flags. For-sale signs follow the Master’s standard oval sign, not a yard sign of the seller’s choosing.

What is not public

The Master’s Architectural Design Standards (Exhibit H to the Declaration) and the current architectural review forms sit behind the owner portal. We cite them, we do not publish them, and a buyer should ask for them before planning any exterior change.

Is Bella Firenze a 55-Plus Community?

No. Bella Firenze and all of Treviso Bay are open to buyers and residents of every age. The 2021 restated Master Declaration for Treviso Bay carries no housing-for-older-persons designation, and because Bella Firenze has no neighborhood declaration of its own, no second document exists that could add one.

The Master Declaration’s leasing section even contemplates a tenant’s “unmarried children” living in the home, which is incompatible with an age-restricted community, and our read of its text found no “older persons,” “55 or older” or similar language. The ownership reflects it: 32 of the 55 homes are homesteaded primary residences. The zoned public schools are Manatee Elementary, Manatee Middle and Lely High, covered below. If you are specifically looking for a 55-plus neighborhood, Treviso Bay is not one, and we can point you to Naples communities that are.

Can You Rent Out a Bella Firenze Home? Leasing Rules

Yes, within the Master Declaration’s limits: a Bella Firenze home may be leased for a minimum of 30 consecutive days, no more than four times in any 12-month period, with at least 30 days between one lease’s start and the next, under section 5.3 of the 2021 Master Declaration (Book 5934, Pages 2753 to 2754). No stricter neighborhood rule applies.

The Master rule, point by point

• Minimum term: 30 consecutive days. No nightly or weekly rentals.
• Frequency: no more than four leases in any 12 months, and no lease may begin sooner than 30 days after the first day of occupancy under the last one. The association’s FAQ and fee sheet describe the cap as four times per calendar year; the recorded text says any 12-month period, which is the stricter reading.
• Paperwork: the lease goes to the Master Association at least 15 days before it starts. The Board has the right, but not the obligation, to approve it, and a lease not acted on within 15 days is deemed approved.
• Fees: $100 per adult applicant (spouses count as one), and the association may hold a refundable deposit of up to one month’s rent.
• Occupants: only the tenant, the tenant’s spouse and their unmarried children may live in the home. No subleasing or assignment.
• Business use: use of a home as a public lodging establishment counts as a prohibited business use under the Master Declaration.

Tenants and the amenities

A tenant uses the clubhouse, Club Rilassare and the pools only if the owner transfers the social membership, which the 2026 fee sheet prices from $400 for one month to $850 for a year; the golf privileges transfer for another $250 if the owner chooses. While the membership is transferred, the owner may use the facilities only as a guest. Golf privileges pass to one individual, with that person’s spouse and children 21 and under, under the Golf Club’s transfer rules.

Guests when the owner is away

The Master Declaration requires owners to register guests with the association in advance, limits guests to two per bedroom, and caps overnight occupants at six when the owner is not in residence (section 5.2). Guests are not tenants and pay no fee, but a string of “guests” paying rent is a lease under the rules.

Is a Bella Firenze home a good rental?

The rules allow seasonal rentals of a month or more. The four-lease cap, the 30-day gap between lease starts, the 15-day approval window and the amenity transfer fees shape how many tenants a home can take in a season, so model the season before you buy on rental income. We do not publish rental rates from listing portals; if you are buying to rent, ask us for the closed rental data behind a specific plan and lot.

Pet Rules at Bella Firenze

Bella Firenze owners may keep up to three dogs or cats in total, with no weight limit, under section 5.14 of the 2021 Master Declaration (Book 5934, Pages 2757 to 2758). Pit bulls, pit bull mixes and other recognized aggressive breeds are banned regardless of size, and pets are not allowed on the golf course.

The rule, in the Declaration’s words

The Master Declaration allows an owner to “keep not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs.” It prohibits “pit bull and pit bull mix dogs or other recognized aggressive breeds of dogs … regardless of size or weight,” allows aquarium fish and two indoor birds, requires a leash of no more than six feet in the common areas, and states that “Pets are prohibited on the Golf Course Property.”

No stricter neighborhood rule

Because Bella Firenze has no neighborhood declaration, the Master rule is the whole rule. That is not true everywhere in Treviso Bay: several condominiums add their own limits (Coach Homes I, for example, allows two pets of 25 pounds or less), and an older version of the Master text capped pets at two animals of 30 pounds. The 2021 restatement replaced it, so any listing or summary quoting the 30-pound limit for a Bella Firenze home is out of date.

Walking a dog here

The preserves behind 22 Bella Firenze lots are district conservation land, not dog-walking trails, and the golf course is off-limits to pets. Owners walk dogs on Firenze Circle’s sidewalks and the community’s streets, on a leash, and clean up after them.

Architectural Review, Additions and the Remodel Wave on Firenze Circle

Exterior changes to a Bella Firenze home, from shutters and window film to fences, pools and additions, need the Treviso Bay Master Association’s architectural approval before county permits, under sections 5.9 to 5.13 of the 2021 Master Declaration. Owners have used that route heavily: the county issued seven addition permits here from 2021 to 2026.

What needs approval

The Master Declaration puts awnings, storm shutters, solar film and other window coverings under the architectural committee’s “prior approval and control” (section 5.9), bars fences except as approved (section 5.10), leaves driveways to the owner to maintain on a hard surface (section 5.11), requires irrigation from the non-potable line and prohibits private wells (section 5.12), and bars artificial turf and landscaping changes outside the design standards (section 5.13). The committee’s decisions can be appealed to the Master Board.

Seven additions in six years

Collier County’s monthly permit files show seven “Building, Addition” permits on Bella Firenze homes since 2021:

Source: Collier County monthly building permit reports, January 2020 to August 2026. Five of the seven were by a single contractor. Two of the finished additions, at 9533 and 9620 Firenze Circle, added a second story, and both houses have 2024 elevation certificates on file. Large remodels followed at 9611 (a $110,000 remodel and a $205,340 new pool), 9526 ($127,000) and 9586 ($100,000).

Why this matters to a buyer

A Lennar plan that has been expanded is no longer the plan on the brochure, and the county’s flood rules follow the money. Under Collier County’s substantial-improvement rule, work costing 50 percent or more of the structure’s value brings the whole house up to current flood standards; the county flagged the 9620 addition as a substantial improvement, and the finished house surveys at a first floor of 9.0 feet, one foot above today’s base flood elevation. For an expanded home, ask for the final permit, the architectural approval and the post-construction elevation certificate. Five of the seven addition permits (9517, 9590, 9552, 9534 and 9638) have no new certificate in the county’s index yet.

Hardening, generators and solar

Owners have also filed 16 county permits for shutters and impact openings on 14 homes since 2020, generator hook-ups on several homes, and two solar installations (9517 in 2023 and 9620 in 2023). Clerk records show a longer history of storm-protection notices back to 2015. None of this changes a home’s flood zone, but all of it can change its insurance quote.

Is Bella Firenze in a Flood Zone? Elevations, the 2024 Map and Hurricane History

Most of Bella Firenze is in FEMA Zone AE, yet every one of its 55 surveyed first floors sits at or above today’s base flood elevation. On the map effective February 8, 2024, 50 homes are in AE with a base flood elevation of 8 feet, 2 in AE at 7 feet, and 3 outside the flood zone in Zone X.

What the current map says, home by home

We queried FEMA’s National Flood Hazard Layer at all 55 building points on panel 12021C0603J, effective February 8, 2024, and checked each against Collier County’s own copy of the map and FEMA’s 2025 preliminary panel 12021C0603K. All three agree:

• 50 homes in Zone AE, base flood elevation 8 feet NAVD88: every Firenze Drive home and every Firenze Circle home except the five below.
• 2 homes in Zone AE, base flood elevation 7 feet: 9514 and 9518 Firenze Circle, at the north tip by the entry.
• 3 homes in Zone X, “area of minimal flood hazard,” outside the Special Flood Hazard Area: 9634, 9638 and 9642 Firenze Circle at the west end. This is the unshaded X, not the shaded 0.2-percent-chance X found elsewhere in Treviso Bay.

The preliminary map published March 20, 2025 keeps every Bella Firenze building point and every lot in the same zone, and FEMA’s pending layer shows nothing for these homes.

Surveyed elevations, all 55 homes

Collier County holds a filed elevation certificate for every Bella Firenze home. First floors run from 8.14 to 9.39 feet NAVD88, a median of 8.72. Against today’s map the 50 AE-8 homes clear the base flood elevation by 0.31 to 1.39 feet and the two AE-7 homes by 1.14 and 1.51 feet. Fifteen homes are already at 9.0 feet or higher, one foot above today’s base flood elevation. That puts Bella Firenze among the strongest flood positions of Treviso Bay’s single-family plats: on the same county certificates, Pavia Court has 8 of 11 first floors below the 8-foot line, Lipari 21 of 27 and Corso Bello 13.

Source: Collier County elevation certificate index and the certificates themselves, read September 23, 2026; zones from the FEMA National Flood Hazard Layer at each building point. “Margin” is the certificate’s first-floor elevation minus the base flood elevation of the 2024 map at the house. Certificates dated 2014 to 2016 were surveyed by one Stantec surveyor for Lennar; the 2021 and 2022 certificates are later re-surveys, and the 2024 certificates at 9533 and 9620 follow additions.

Built with two feet to spare, then the map rose

Fifty-three of the 55 certificates were certified against the older panel 12021C0603H, effective May 16, 2012, when the base flood elevation here was 6 feet. Against that map Lennar’s first floors cleared the line by 2.14 to 3.39 feet. The February 2024 map raised the base flood elevation to 8 feet on 50 homes and 7 feet on 2, which cut the margin to 0.31 to 1.51 feet. The homes did not change; the map did. That is why an elevation certificate’s own “BFE” box can read 6 while the lender’s determination reads 8: always compare the first floor to the current map.

The thinnest margins, and the small print on machinery

The 10 homes with less than half a foot to spare are 9608 (0.31 feet), 9571 (0.37), 9542 (0.40), 9607 (0.41), 9575 (0.42), 9543, 9611 and 9632 (0.44 each), and 9570 and 9574 (0.49 each). Two homes’ surveyed air-conditioning or equipment pads sit below today’s 8-foot line: 9608 Firenze Circle at 7.23 feet and 9539 at 7.94 feet. Collier County’s 2026 Flood Protection Newsletter sets new or replacement machinery at one foot above the base flood elevation, 9.0 feet on an AE-8 lot, and 42 of the 50 AE-8 homes have an original pad below 9.0 feet, so a like-for-like condenser replacement may need a raised stand. Confirm with Collier County Floodplain Management at (239) 252-2942 before budgeting. Ten attached garage slabs also sit below 8.0 feet (7.84 to 7.99), without flood openings, which is a rating question for the flood insurance agent.

Zone X on part of a lot

Seven lots straddle two zones. The house is what counts: at 9642 Firenze Circle, 63 percent of the lot is in AE-8 but the house sits in Zone X, and at 9522 Firenze Circle, 36 percent of the lot is AE-7 while the house is in AE-8. A lender’s flood determination can go either way on a split lot, which is why the elevation certificate matters most on the three west-end homes.

No flood letters, and no need for one

No FEMA Letter of Map Amendment or Revision has ever been issued on Firenze Circle or Firenze Drive. The three letters nearby, on Lipari Court and Pavia Court, have been superseded or reevaluated under the 2024 map. A Bella Firenze buyer has no letter to verify and no superseded letter to be misled by.

Ground elevation and storm water, for context

USGS’s 3D Elevation Program lidar reads 7.98 to 9.23 feet at the 55 building points, a sign that the whole plat stands on a fill pad well above the Pavia Court lows of 6.24 to 8.64 feet. The two 2024 certificates put the road centerline at 7.1 feet (9533) and 7.5 feet (9620). The nearest USGS-surveyed high-water marks from Hurricane Ian in 2022 were 6.38 and 6.39 feet at the Henderson Creek boat ramp, 2.8 miles away, and from Hurricane Irma in 2017, 3.36 feet at The Isles Club, 1.8 miles away. Both are below every Bella Firenze first floor, garage slab and surveyed adjacent grade. Surge varies block to block and no mark was surveyed on Firenze Circle, so this is context, not a claim that the street stayed dry.

Storm history in the permit record

Every Bella Firenze home was standing for Irma (2017), Ian (2022), Idalia (2023), Helene (2024) and Milton (2024). In 78 county monthly permit files from January 2020 to August 2026 we found no roof permit and no permit described as storm, flood or damage repair on any Bella Firenze home. No public record of storm damage specific to Firenze Circle or Firenze Drive was found in Collier County permit files or regional news.

Evacuation Zone A, and where to go

Every Bella Firenze home is in hurricane Evacuation Zone A on both Collier County’s evacuation layer and the state’s Know Your Zone map, whatever its flood zone. Zone A is the first to be told to leave. The nearest general shelter on the county’s potential shelters list is Lely High School, 3.1 to 3.6 miles away by road; openings are announced storm by storm.

Wind design

Collier County’s building-code wind map puts the ultimate design wind speed at 166 mph for every Bella Firenze home (Risk Category II, 8th Edition Florida Building Code). Lennar’s permit numbers date the original construction to applications from 2013 to early 2015, which places it under the 2010 Florida Building Code; the county is in the wind-borne debris region.

Buying a home with a thin flood margin, or selling one with a comfortable one? Put the certificate in front of your insurance agent early. Read how we represent buyers and call Marc at (239) 287-5873, or get a free valuation and call Jesse at (239) 898-6072.

Insurance for a Bella Firenze Home: Wind, Flood and Citizens

A Bella Firenze owner insures the whole house: a single-family homeowner’s policy covering wind, plus a separate flood policy, with no association master policy behind it. Fifty-two of the 55 homes are in a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance on them.

Who insures what

Because Bella Firenze has no neighborhood association and no shared buildings, there is no master policy and no condominium-style split. The owner insures the house, the pool cage and everything inside; the Master Association insures its own common areas. A buyer should get homeowner’s and flood quotes before the inspection period ends, because in Southwest Florida the quote can change the deal.

Flood insurance, zone by zone

On the 52 homes in Zone AE, a lender making a federally backed loan must require flood insurance. On the three Zone X homes (9634, 9638 and 9642 Firenze Circle) the federal requirement does not apply to the house, although each lot is partly in AE and the lender’s own flood determination decides. FEMA’s Risk Rating 2.0 prices each building individually, and an elevation certificate can be supplied; the first-floor margins, the two-story homes and the garage slabs in the table above are the facts a flood agent will use. We do not publish premiums, because they depend on the building, the coverage and the carrier. Collier County’s participation in FEMA’s Community Rating System at Class 5 gives a 25 percent discount on National Flood Insurance Program premiums countywide, inside and outside the flood zone.

Citizens Property Insurance

Citizens now requires its personal residential policyholders to carry flood insurance: immediately for property in a Special Flood Hazard Area, and on a phase-in by dwelling coverage for everyone else, reaching all policies on January 1, 2027. Every Bella Firenze home is already inside that net, either through its flood zone or through dwelling coverage well above the phase-in thresholds, so a Citizens policy on any of the 55 homes means a flood policy too.

Roofs and wind mitigation

The 55 roofs are the original 2014 and 2015 Lennar tile roofs as far as the county record shows: no roof permit on any home from January 2020 to August 2026, and one roofing notice at a single lot in 2021 in the Clerk’s index. In 2026 those roofs are 11 to 12 years old, and insurers ask. A current wind mitigation inspection on the state form OIR-B1-1802 documents roof-deck attachment, secondary water resistance and opening protection, and the shutter and impact-opening permits on 14 homes since 2020 are exactly what it credits.

Does Bella Firenze Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Florida’s milestone inspections under section 553.899 apply to condominium and cooperative buildings of three or more habitable stories, and structural integrity reserve studies under section 718.112 apply to condominium associations. Bella Firenze is 55 detached, fee-simple single-family homes of one or two stories with no association.

The statutes

Section 553.899 covers condominium and cooperative buildings three habitable stories or more; section 718.112(2)(g) requires a structural integrity reserve study of a condominium association. A Bella Firenze home is neither. Several Treviso Bay condominiums do fall under one or both, which is one of the practical differences between buying a condominium and buying on Firenze Circle.

What does apply

Reserves for Bella Firenze homes live at the Master and Golf Club level: $812 a year in Master reserves and $1,400 a year in Golf reserves in 2026. No special assessment against Bella Firenze lots has been recorded in the Clerk’s index. The house itself is the owner’s to maintain, so the roof, pool, cage and air conditioning are the reserve study that matters, and a buyer’s inspection is where it gets done.

Roofs, Remodels and Permits: Bella Firenze’s Maintenance Record

Collier County issued 115 permits on 41 of the 55 Bella Firenze homes from January 2020 to August 2026, with $4.12 million in declared value. None was a roof permit and none was described as storm repair; the record is air conditioning, generators, storm protection, pools and discretionary additions.

What the county permit files show

Source: 78 Collier County monthly issued-permit reports, filtered by address and parcel. The county does not publish June 2021 or December 2023, and its April 2024 file duplicates March, so those three months are gaps. Unpermitted work never appears.

The roof question

A 2014 or 2015 concrete-tile roof is not old by Florida standards, but insurers, lenders and inspectors now ask about roof age on every sale. The county record shows no reroof on any of the 55 homes in the files we read, and the Master’s annual roof-cleaning inspection is about appearance, not condition. A seller who has a roof inspection or a wind mitigation report in hand removes a question a buyer will ask anyway.

The Clerk’s longer record

The Clerk’s index adds 123 notices of commencement since 2014, a proxy for larger jobs before 2020: 18 filed by Lennar during construction, then owners’ storm-protection work (the most common category), generators, solar, pools and enclosures, and remodels.

Which Schools Serve Bella Firenze Addresses?

Every Bella Firenze address is zoned for Manatee Elementary School, Manatee Middle School and Lely High School, in both the 2025-26 and 2026-27 Collier County Public Schools attendance zones. We placed all 55 homes in the district’s own zone files, not a portal’s school lookup.

The zoned schools and their grades

Sources: Collier County Public Schools attendance zones, 2025-26 and 2026-27, and the district’s 2025-2026 School and District Grades. Drive times are free-flow estimates from the north end (9514 Firenze Circle) and the south end (9640 Firenze Drive); season traffic from January to April adds time.

Five years of grades

Manatee Elementary’s grades from 2022 to 2026 were A, B, A, A and A; Manatee Middle’s were B, B, B, A and A; and Lely High’s were C, B, B, A and B. The district also runs magnet and choice programs that any Collier student can apply to; zoning decides the default school, not the only option.

What Is Next Door? Zoning and Land Around Bella Firenze

Bella Firenze is zoned PUD as part of the Wentworth Estates Mixed-Use Planned Unit Development (Ordinance 03-51, as amended by Ordinance 13-45), in the county’s Urban Coastal Fringe land-use subdistrict and outside its Coastal High Hazard Area. Its neighbors are district preserves and lakes, Master Association tracts and one vacant parcel.

The neighbors, measured

Source: Florida Department of Revenue statewide parcel layer and Collier County GIS zoning, PUD and land-use layers.

The vacant tract next door

The 12.24-acre remainder of Tract FD-3, the “future development” tract Bella Firenze was carved from, is still vacant and still borders the plat. The county’s project records show no application on it. The Master Association owns it, and what the association intends for it is not published; buyers of the lots nearest it should ask.

Treviso Bay’s commercial frontage and the land outside the gate

The only 2025-26 action on the Wentworth Estates zoning was a Hearing Examiner decision in December 2025 (HEX 25-50) on the commercial frontage along US 41 East, far from Firenze Circle. Outside the gate, the county rezoned the 8.6-acre Miceli property for housing in December 2025. Neither touches Bella Firenze’s streets.

Daily Logistics at Bella Firenze: Gate, Trash, Mail and Utilities

Daily life in Bella Firenze runs through the Treviso Bay gatehouse at 9050 Treviso Bay Boulevard, Collier County trash pickup on Monday and Thursday, Florida Power & Light electricity, county water and sewer, a non-potable irrigation line, and Master-contracted cable and internet billed on the Master assessment.

Gate and guests

The main gatehouse at 9050 Treviso Bay Boulevard controls entry for the whole community; Bella Firenze has no gate of its own. Owners pre-authorize guests and vendors with the gate, and the Master Declaration requires advance registration of any guest staying while the owner is away. A second, owner-access gate on Corso Bello Drive was part of the original design.

Trash and recycling

Collier County’s service-day layer puts Firenze Circle in District 1: garbage on Monday and Thursday, and recycling, yard waste and bulk items on Monday. Carts go out after 6 PM the night before and come back in by 6 AM the next day; the county pauses pickup on July 4, Thanksgiving and Christmas. Collection is funded by the county’s solid-waste assessment on the property tax bill.

Utilities

• Electricity: Florida Power & Light, metered per home.
• Water and sewer: Collier County.
• Irrigation: the non-potable line, mandatory under section 5.12 of the Master Declaration; private wells are prohibited.
• Cable and internet: a bulk Xfinity contract held by the Master Association, $885 a year for cable and internet in the 2026 Master assessment ($362 for internet only).
• Gas: permits on Bella Firenze homes name propane suppliers and gas contractors; whether a given home runs a tank or piped service is a question for the seller.
• Mail: United States Postal Service; the association documents do not publish the single-family delivery arrangement, so confirm the mailbox location with the seller.

Parking and vehicles

Cars park in the garage or on the driveway, never on the grass. The Master Declaration keeps commercial vehicles, boats, trailers and recreational vehicles out of sight in a garage (section 5.15), and golf carts must be garaged under the Master Rules. Most Bella Firenze plans have three-car garages, which is why this rarely bites.

Bella Firenze vs Ponziane: Treviso Bay’s Two Lennar Golf Neighborhoods Compared

Bella Firenze and Ponziane (the Corso Bello Drive homes the MLS files as PONZIANE) are Treviso Bay’s two Lennar single-family neighborhoods where every lot carries recorded golf. Ponziane is newer, slightly larger and on bigger lots; Bella Firenze has more homes, a stronger flood position and a lower recent price.

Data updated: September 2026.

Side by side

Sources: MLS figures from the Southwest Florida MLS Matrix pull of September 23, 2026; homes, years, sizes, lots and values from the Collier County Property Appraiser 2026 preliminary roll; golf, flood and covenant rows from the recorded documents and county elevation certificates read for both neighborhoods; lawn lines from the 2026 fee sheet. Read our full Ponziane at Treviso Bay guide for its side of the comparison.

The same Lennar plan in both

The Bougainvillea II, a one-story plan of about 2,800 square feet, stands on 13 Bella Firenze lots and 20 Corso Bello lots. Its 2026 county median is $1,440,845 in Bella Firenze and $1,516,439 on Corso Bello, and its five-year resale medians are $2,320,000 (two sales) and $2,500,000 (five sales). Most of the price gap between the neighborhoods is the size of the house and the lot, and Corso Bello’s newer vintage; very little of it is the plan.

Who should choose which

• Choose Bella Firenze if you want the recorded golf membership at a lower entry price, a preserve or lake view, a one-story Lennar plan under 3,000 square feet, and a street where no surveyed first floor sits below today’s base flood elevation. You will also have a bigger pool of homes to wait on: 55 against 34.
• Choose Ponziane if you want the newest Lennar single-family product in Treviso Bay, more house and more lot, and you are comfortable reading an elevation certificate with a thin or negative margin; 13 Corso Bello first floors sit below today’s base flood elevation.
• Consider both if your budget sits between $2.0 and $2.9 million and you want golf by recorded document: between them they are the core of Treviso Bay’s Lennar golf single-family market, and a listing in either competes with the other.

Other Treviso Bay neighborhoods sit near this band. The Peninsula’s newer estate homes trade above $3 million, and the Piacere Way and Pavia Court homes in our Pavia at Treviso Bay guide trade from about $1.3 million. Buyers who want a smaller, lower-maintenance home with golf should also read our Via Veneto at Treviso Bay guide.

Comparing the two for a sale or a purchase? Get a free valuation and call Jesse at (239) 898-6072, or read how we represent buyers and call Marc at (239) 287-5873.

What We See When We List and Show Bella Firenze Homes

What we see in Bella Firenze is that buyers arrive with the same six questions: which plan, what the lot backs onto, whether golf is really attached, what it costs to carry, what the flood certificate says, and how old the roof is. The listings that answer those before the first showing are the ones that sell in days.

This section is about process, because process is what we can show you. Every figure on this page came out of the same work we do on a Bella Firenze listing, and we tracked every Bella Firenze sale on the MLS and in the county record since Lennar’s first closing in 2014 to build it.

Before we price a Bella Firenze home

We confirm the lot number against the plat, which fixes the golf status by recorded document and tells us what the lot backs onto. We match the house to its Lennar plan from the county’s building record and check whether it has been expanded, because an addition changes the comparable set. Then we price against the closings that are actually comparable: Bella Firenze first, Corso Bello’s Bougainvillea IIs second, and Italia’s same-plan homes as the lower reference point, adjusted for size, rear view, condition and updates.

Before the home goes on the market

We pull the home’s elevation certificate from the county and compare the first floor with the current map, not the 2012 map printed on the certificate. We gather the permit history for anything added since 2014, the roof’s age and any wind mitigation report, and the full fee stack including the district line, so the buyer’s lender and insurer see the same numbers we do. We put the golf supplement’s recording reference in the listing.

During showings

A buyer standing in the lanai sees the view; they do not see the lot line, the lake owner or the preserve’s status. We bring the plat so they do. Because Bella Firenze homes rarely overlap on the market, the buyer is usually comparing a listing with a sale from months earlier, and we come prepared to explain every difference.

Why this is the work, not a pitch

Top 1% Real Estate Agents Nationally Since 2008 is a credential; it does not sell a pool home on Firenze Circle. What sells one, in a 55-home neighborhood that trades about three times a year, is getting the facts right before the buyer does, and pricing off the two or three most recent closings rather than the record.

Honest Pros and Cons of Buying in Bella Firenze

Bella Firenze’s strengths are specific: recorded golf on every lot, a pool on every lot, preserve and lake views, and first floors at or above today’s flood line on all 55 homes. Its trade-offs are just as specific: prices above $2 million, about $20,500 a year to carry before tax and insurance, and very few homes for sale at any one time.

Pros

• Golf you can prove. One recorded supplement puts all 55 lots in the Golf Club (Book 4949, Page 3423), and Treviso Bay sells no additional golf memberships.
• Every home has a private pool, 54 with a spa, and every lot has a screen enclosure.
• Preserve or lake behind every home but three. No golf-ball exposure, no fairway traffic.
• One of the strongest flood positions among Treviso Bay’s single-family streets: first floors 8.14 to 9.39 feet, none below today’s base flood elevation, three homes outside the flood zone.
• One builder, one vintage, one rulebook. Lennar built all 55 in 2014 and 2015, and the Master Declaration is the only rulebook.
• A clean title history: no lien, lis pendens or judgment in 389 recorded instruments.
• About half a mile to the clubhouse, under a mile to Club Rilassare for most homes.
• All ages, with A-rated zoned elementary and middle schools.

Cons

• Price. Every resale since May 2022 has closed above $2 million, and the county’s 2026 values sit at about 57 percent of recent sale prices.
• Carrying cost. About $20,533 a year in community charges, including a district bond line of $2,112.87 that runs to 2037.
• Scarcity. Three MLS sales in the last 12 months, none active on September 23, 2026.
• No golf frontage. The membership comes with the lot; the course view does not.
• Original roofs and pads. No reroof on record since 2020, and 42 of the 50 AE-8 homes have original equipment pads below the county’s current standard for replacement machinery.
• Evacuation Zone A, like the rest of Treviso Bay.
• A vacant 12-acre tract next door whose future use is not published.

How to Buy in Bella Firenze: A Due-Diligence Checklist

Buying in Bella Firenze well means confirming six documents before the inspection period ends: the lot on the plat, the golf supplement, the Master Declaration and rules, the estoppel with the Golf Club charges, the county elevation certificate, and the permit history for any addition, pool or storm protection.

The documents to request

1. The plat and the deed: confirm the lot number on Plat Book 53, Pages 68 to 70.
2. The golf supplement: Book 4949, Page 3423, Lots 1 to 55.
3. The 2021 Master Declaration and the February 2025 Master Rules, plus the architectural design standards from the owner portal.
4. The Master Association estoppel, with Golf Club charges shown, ordered through the association’s realtor information page.
5. The county elevation certificate for the address (every one is linked in the flood table above) and the lender’s flood-zone determination.
6. The permit history for any addition, pool, cage, shutters or generator, with the final inspection and, for additions, the post-construction elevation certificate.
7. The tax bill, to see the district’s $3,612.08 in operations and debt assessments alongside the ad valorem tax.
8. Insurance quotes, homeowner’s and flood, with a wind mitigation report and a four-point inspection on a 2014 or 2015 house.

The questions to ask

Ask the seller when the roof, the air-conditioning system and the pool equipment were last replaced; whether the home has impact glass or shutters, and which openings; and whether any architectural application is pending. Ask the Master Association whether any assessment is planned, what the Bella Firenze lawn contract covers, and whether anything is planned for the vacant tract beside the plat. Ask the district for the bond payoff figure if you are thinking of prepaying.

Financing

Bella Firenze homes are fee-simple single-family houses, so there is no condominium project approval to clear. A lender will require flood insurance on the 52 homes in Zone AE and will order its own flood determination. Most buyers at this price use jumbo financing or pay cash; allow for the lender’s appraisal to lean on very few comparables, and bring the five-year sale list on this page to the conversation.

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

If you’re searching for a Bella Firenze listing agent, or thinking, ‘I need someone to sell my Bella Firenze home…’, start with the fact that shapes every Bella Firenze sale: your buyer is choosing between your home, the last two or three closings and Corso Bello, and the listing that documents golf, plan, lot, fees and flood before the first showing is the one that sells fast.

McGreevy and Comisar bring these credentials to every Bella Firenze listing:

• 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 Bella Firenze sales, trailing 12 months and five years

In the last 12 months Bella Firenze has seen 3 resales totaling $6,525,000, with a median of 14 days on market and a median sale-to-list ratio of 94.7 percent, and the county record shows no off-MLS sale in the window. Over five years there were 8 resales totaling $19,285,500, a median of 10.5 days on market and a median sale-to-list ratio of 96.3 percent. Data updated: September 2026.

What makes selling in Bella Firenze different

Four things. First, golf: every lot carries it by one recorded instrument, so put Book 4949, Page 3423 in the listing and let the buyer stop wondering. Second, scarcity: a Bella Firenze listing usually has no competing listing on the same street, which means the buyer’s comparison is the last closing, and your price should be too. Third, the flood certificate: your first floor is at or above today’s base flood elevation, which is a selling point most Treviso Bay single-family streets cannot claim, so show it. Fourth, the plan: an expanded or two-story home is a different comparable from a stock Napoli, and pricing it as one leaves money on the table or scares buyers off.

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

Request your free Bella Firenze home valuation. We price against Bella Firenze sales on the same plan and lot type, adjusted for size, additions, rear view and condition, and we show you the Corso Bello and Italia reference points so you can see where the buyer will look.

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

How fast do Bella Firenze homes sell?

The five-year median is 10.5 days on market and the 12-month median is 14 days. Four of the eight five-year sales went under contract within a week; the slowest took 85 days.

Do I need to prove my home’s golf membership to sell it?

You do not need to, but you should. The recorded supplement names Lots 1 to 55, and the Master Association estoppel shows the Golf Club charges. A listing that says “golf” with those two documents attached answers the buyer’s first question.

Should I list at the 2024 record price?

Price off the latest closings, not the record. The 2024 sales at $2.6 million to $2.675 million came before three 2025 and 2026 sales at $2,050,000 to $2,250,000, and the two most over-listed homes of the last five years sold at 92.9 and 93.0 percent of list.

Does my addition or second story add value?

Usually, if it was permitted, approved by the architectural committee and finished with a post-construction elevation certificate. Buyers pay for documented square footage; an addition without its paperwork becomes a negotiation point.

Who pays the capital contributions when I sell?

The contract decides. The buyer-side community charges total $15,799 under the 2026 fee sheet, and they are negotiable. Decide how you will handle them before the first offer arrives.

What is the best time of year to list a Bella Firenze home?

Most Bella Firenze buyers are in Naples from January through April, which brings the most showings, but the five-year record shows closings in February, March, May, July, September and October. A well-prepared home does not have to wait for season. If you are selling one Treviso Bay home to buy another, Marc can run the purchase side at the same time; read how we represent buyers or call him at (239) 287-5873.

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Southwest Florida real estate team working Naples, Estero, Bonita Springs, Fort Myers and Charlotte County, and Bella Firenze is one of the Treviso Bay neighborhoods where our research runs deepest. Jesse McGreevy and Marc Comisar lead the team personally, and both are licensed Florida REALTORS with Domain Realty.

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

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

Meet Jesse McGreevy and Marc Comisar, read more about McGreevy and Comisar, and follow us on Facebook and LinkedIn.

Contact

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

Jesse McGreevy (FL Lic. SL3101296) and Marc Comisar (FL Lic. BK3060671) are licensed with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions, Bella Firenze Buyer Edition

These are the questions buyers ask about Bella Firenze at Treviso Bay, gathered from Google’s related searches, address searches and the questions our own clients ask, each answered from the recorded documents, the county roll and the MLS.

What is Bella Firenze at Treviso Bay?

Bella Firenze is a neighborhood of 55 detached single-family pool homes inside Treviso Bay in Naples, Florida, built by Lennar in 2014 and 2015 on Lots 1 to 55 of the recorded plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70. The homes are on Firenze Circle and Firenze Drive, ZIP 34113.

Where is Bella Firenze, and what ZIP code is it in?

Bella Firenze is inside the Treviso Bay gate off US 41 East in Naples, Collier County, about half a mile from the TPC Treviso Bay clubhouse. Every home is in ZIP 34113. Some portals list a Bella Firenze home under ZIP 34110; that is a data error, and 34110 is North Naples, where the unrelated Firenze Way sits.

Which streets are in Bella Firenze?

Two: Firenze Circle, a loop with 50 homes numbered 9514 to 9642, and Firenze Drive, a short spur with five homes at 9624, 9628, 9632, 9636 and 9640. The road itself is a Master Association tract.

How many homes are in Bella Firenze?

Fifty-five. The county roll lists 63 parcels under the BELLA FIRENZE plat, but eight of them are common tracts: the road, four small common areas and three district lakes. Some summaries say 57 parcels; that figure matches no record we found. A few web pages say five homes, which counts recent sales, not homes.

Is Bella Firenze the same as The Peninsula at Treviso Bay?

No. The Peninsula is a separate plat on Montiano Drive, Court and Place with 54 larger estate homes built from 2018 to 2025, with Imperial Homes among its builders. The 2021 Master Declaration lists Bella Firenze and The Peninsula as separate neighborhoods. Read our Peninsula at Treviso Bay guide for that neighborhood.

Is the “Firenze” model in The Peninsula a Bella Firenze home?

No. Firenze is the name of an Imperial Homes floor plan built in The Peninsula from 2019, a three-bedroom plus study plan with 2,881 square feet under air. Every Bella Firenze home was built by Lennar. The shared word causes most of the confusion in search results.

Is Firenze Way or Firenze Lane in Naples part of Bella Firenze?

No. Firenze Way is in Tuscany Reserve in North Naples (ZIP 34110), and Firenze Lane is in VeronaWalk east of US 41 (ZIP 34114). Villa Firenze is a small condominium near downtown, and Florence Circle is in ZIP 34119. Only Firenze Circle and Firenze Drive in ZIP 34113 are Bella Firenze.

Is Bella Firenze gated?

Yes, through Treviso Bay’s main gatehouse at 9050 Treviso Bay Boulevard, which controls entry for the whole community. Bella Firenze has no separate gate of its own.

Are Bella Firenze homes condos or single-family houses?

Single-family houses. Every home is a detached, fee-simple house on its own lot, coded single-family on the county roll, with its own pool. They are not coach homes or condominiums, whatever a portal description says.

What does “Wentworth Estates” mean on a Bella Firenze listing?

Wentworth Estates is the name of the community development district that owns Treviso Bay’s lakes and preserves and bills an assessment on the tax bill, and of the planned unit development that zones the land. It is not a neighborhood. A listing that places Bella Firenze in “Wentworth Estates” is describing the district, not a different community.

Who built Bella Firenze?

Lennar Homes, LLC built all 55 homes. The Clerk’s index holds a Lennar deed for every lot, recorded between May 14, 2014 and September 15, 2015, and Lennar’s 2014 listings named Bella Firenze homesites BF12 to BF20 by address.

When were Bella Firenze homes built?

The county roll dates 35 homes to 2014 and 20 to 2015. The first Lennar closing was recorded May 14, 2014, and the last September 15, 2015.

What floor plans are in Bella Firenze?

Lennar’s Classic Homes plans: the one-story Napoli (2,394 square feet), Toscana (2,553) and Bougainvillea II (2,799), the two-story Napoli Grande (3,025) and Toscana Grande (3,161), and a Portofino-type plan of about 2,926 square feet. By our match of county sizes there are about 15 Napolis, 13 Toscanas and 13 Bougainvillea IIs.

Are there two-story homes in Bella Firenze?

Yes, 11 of 55 by the county’s elevation certificates: nine built with a second floor, most of them Napoli Grande or Toscana Grande plans, and two that added a second story in 2022 to 2024.

How big are Bella Firenze homes and lots?

The county’s base area runs from 2,392 to 3,628 square feet, a median of 2,603, and lots from 0.16 to 0.41 acres, a median of 0.29. Lennar’s brochure figures run slightly smaller than the county’s base area, and the county’s “adjusted area,” often quoted as 3,174, is not living space.

Do all Bella Firenze homes have a pool?

Yes. The county roll records a pool on all 55 homes, a spa on 54 and a screen enclosure on all 55.

How many garage spaces do Bella Firenze homes have?

Most have three. Lennar marketed the Napoli, Napoli Grande, Toscana, Toscana Grande and Portofino with three-car garages; its 2014 Bougainvillea II listing said two-car, while its 2016 plan page said “oversized 3-car.” Check the specific home.

What did Bella Firenze homes cost from Lennar?

From $590,500 to $981,000, a median of $768,700, across all 55 original sales in 2014 and 2015. The Napoli’s median was $705,600 and the Bougainvillea II’s $826,600.

Are there any vacant lots or new homes for sale in Bella Firenze?

No. All 55 lots were built on by Lennar by 2015, and there is no vacant home lot in the plat. The only new construction is owners’ additions and remodels.

How much do homes in Bella Firenze cost now?

The 12-month median is $2,225,000 on three MLS sales ($2,050,000 to $2,250,000), and the five-year median is $2,447,750 on eight sales ($2,050,000 to $2,675,000), as of September 23, 2026.

What have Bella Firenze homes sold for recently?

9555 Firenze Circle sold for $2,050,000 in October 2025, 9571 Firenze Circle for $2,250,000 in March 2026, and 9630 Firenze Circle for $2,225,000 in September 2026. The full five-year list is in the market section above.

Are any Bella Firenze homes for sale right now?

On September 23, 2026, none was active and one was pending: 9546 Firenze Circle, listed at $2,250,000. New listings appear only a few times a year, so buyers usually wait for one or approach owners directly.

Why does Bella Firenze sell for more per square foot than most of Treviso Bay?

Its five-year median of $878 per square foot is the highest of Treviso Bay’s single-family plats. Recorded golf on every lot, preserve and lake views, a pool on every lot and a comfortable flood position all plausibly contribute; the same Lennar plans sell for much less in Siracusa and somewhat less in Italia.

Do Bella Firenze homes come with a TPC Treviso Bay golf membership?

Yes, every one. Lennar’s Supplemental Declaration, Book 4949, Page 3423, recorded July 30, 2013, submits Lots 1 to 55 to the Golf Club Declaration, which makes membership mandatory and attaches it to the lot.

Is the golf membership on every Bella Firenze lot, or only some?

Every lot, 1 through 55, by one instrument, with no withdrawal on record. That is unusual for Treviso Bay single-family streets, where golf was often joined lot by lot and some lots never joined.

How much does the golf membership cost?

In 2026 the Golf Club charges $5,350 a year per Bella Firenze home ($3,850 dues, $1,400 reserves, $100 capital), plus a $750 food and beverage minimum, and a resale buyer pays a $7,500 Golf Club capital contribution at closing.

Can I buy a golf membership separately if I buy elsewhere in Treviso Bay?

No. The Treviso Bay FAQ states that 825 properties are bundled with golf membership and that no additional golf memberships are available. Buying in Bella Firenze is one of the ways to get one.

Is TPC Treviso Bay private?

The course is a member club for Treviso Bay’s golf-bundled owners. The Golf Club Declaration lets the club’s board open it to non-members at times, which is the legal basis for the club’s seasonal public play, but ownership of a golf-bundled lot is the route to membership.

Is golf membership at Bella Firenze “transferable” or “deeded”?

It runs with the lot under the Golf Club Declaration (Book 4774, Page 2841) and the Bella Firenze supplement, so it passes to each new owner with title and cannot be sold apart from the home. “Deeded golf” in a listing means exactly that.

What are the HOA fees in Bella Firenze?

There is no Bella Firenze HOA. The community charges in 2026 are $7,420 to the Master Association, $5,350 to the Golf Club and $3,401 for the Bella Firenze lawn line, plus $3,612.08 in district assessments on the tax bill and a $750 dining minimum: $20,533.08 a year in all.

What is the “Bella Firenze $3,401” line on the Treviso Bay fee sheet?

It is the Master Association’s 2026 lawn-care charge for Bella Firenze homes, billed under the Master Declaration’s landscaping power (section 5.13). It was $3,097 in 2024 and $3,302 in 2025.

Is there a CDD on Bella Firenze homes, and how much is it?

Yes. The Wentworth Estates CDD bills $1,499.21 for operations and $2,112.87 for debt on every Bella Firenze home in fiscal 2027, $3,612.08 in all, on the county tax bill. The debt line runs to the bonds’ final maturity on May 1, 2037.

Is the CDD assessment going up?

The adopted FY2027 budget holds the Bella Firenze debt line at $2,112.87, the same as fiscal 2026, and sets operations at $1,499.21. Future years depend on each year’s budget; the debt line is fixed by the bond schedule unless an owner prepays.

What is the total annual cost to own a Bella Firenze home?

About $20,533 a year in community charges in 2026, plus property tax (a median of $13,083.73 in ad valorem tax on the 2026 preliminary roll, before a buyer’s reassessment), homeowner’s and flood insurance, utilities and maintenance.

Is lawn care included in the Bella Firenze fees?

A lawn line is billed to every home ($3,401 in 2026) under Master Declaration section 5.13 (Book 5934, Page 2757). The fee sheet does not publish the contract’s scope, so ask the Master Association what it covers before assuming shrubs, trees or irrigation repairs are part of it.

What flood zone is Bella Firenze in?

On FEMA panel 12021C0603J, effective February 8, 2024, 50 homes are in Zone AE with an 8-foot base flood elevation, 2 are in AE at 7 feet, and 3 at the west end of Firenze Circle are in Zone X, outside the flood zone. The 2025 preliminary map changes none of them.

Are Bella Firenze first floors above the base flood elevation?

Yes, all of them. The county’s 55 filed elevation certificates put first floors at 8.14 to 9.39 feet NAVD88, at or above today’s base flood elevation on every home, by 0.31 to 1.51 feet in the flood zone.

Did Bella Firenze flood in Hurricane Ian?

We found no public record of flood damage on Firenze Circle or Firenze Drive, and no storm-repair permit on any Bella Firenze home from 2020 to 2026. The nearest surveyed Ian high-water mark, 2.8 miles away, was about 6.4 feet, below every Bella Firenze first floor, but no mark was surveyed on the street itself.

Do Bella Firenze homes have impact windows and generators?

Some do. Lennar’s 2014 listings did not include impact windows, and owners have since filed 16 county permits for shutters and impact openings on 14 homes since 2020, plus generator and gas hook-ups on several homes. Ask what each home has.

How much is homeowner’s insurance on a Bella Firenze home?

It depends on the carrier, the roof, the openings and the coverage, so we do not publish a figure. Get homeowner’s and flood quotes during the inspection period, with a wind mitigation report and the home’s elevation certificate in hand.

Can I rent out a Bella Firenze home?

Yes, for 30 days or more, no more than four times in any 12 months, with at least 30 days between lease starts, under the 2021 Master Declaration (section 5.3). The lease goes to the Master Association 15 days before it starts, and a $100 fee applies per adult applicant.

What is the pet policy in Bella Firenze?

Up to three dogs or cats in total, with no weight limit, under section 5.14 of the 2021 Master Declaration. Pit bulls and other recognized aggressive breeds are banned, and pets are not allowed on the golf course.

Can I add a pool cage, generator or addition to a Bella Firenze home?

Yes, with the Master Association’s architectural approval and a county permit. Seven homes have added space since 2021, and one addition was reviewed by the county as a substantial improvement, which brought the house to current flood standards.

Is Bella Firenze a 55-plus community?

No. Treviso Bay and Bella Firenze are open to all ages, and no recorded document restricts them by age.

What amenities do Bella Firenze owners use?

Their own pool, plus the Treviso Bay clubhouse and dining, the Club Rilassare sports, fitness and spa campus, tennis, bocce and the satellite pools, all as Master Association privileges, and the TPC Treviso Bay golf course through the mandatory membership.

Which schools serve Bella Firenze?

Manatee Elementary (A), Manatee Middle (A) and Lely High (B), by the district’s own zone files for every Bella Firenze address in 2025-26 and 2026-27.

How do I find a Bella Firenze home that is not on the market?

With only three sales a year, many Bella Firenze homes change hands when an owner is approached at the right time. We track every owner’s history on the public record and can make a discreet approach on your behalf. Call Marc at (239) 287-5873 or read how we represent buyers.

What should I check before making an offer on a Bella Firenze home?

The lot on the plat, the golf supplement, the estoppel with Golf Club charges, the elevation certificate against today’s map, the permit and approval history for any addition or pool, the roof’s age and a wind mitigation report, and the district line on the tax bill. The due-diligence checklist above lists them in order.

Who is the best realtor for buying a Bella Firenze home?

Choose an agent who can show you, on the public record, every Bella Firenze sale and the documents behind golf, fees and flood. That is the work behind this page. Call Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples.

Frequently Asked Questions, Bella Firenze Seller Edition

These are the questions Bella Firenze owners ask us before they list, answered from the county record, the MLS and the recorded documents. For a figure on your own home, call Jesse direct at (239) 898-6072.

Who is the best realtor to sell a Bella Firenze home?

The agent who can price your home off every Bella Firenze sale on the public record and put the golf, fee and flood documents in front of a buyer on day one. That is the standard this page sets. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072 or request a free valuation.

What is my Bella Firenze home worth today?

The last three closings, $2,050,000 to $2,250,000 between October 2025 and September 2026, set the current range; the 2024 closings at $2.525 million to $2.675 million set the ceiling. Your plan, lot, rear view, additions, condition and updates place you within or outside that range. We give owners a written valuation built from those sales.

Which sales should my comparables be?

Bella Firenze sales first, on the same plan or size and the same lot type; then Corso Bello (Ponziane) sales of the same Lennar plan, such as the Bougainvillea II; then Italia’s same-plan homes as a lower reference. Sales outside Treviso Bay do not carry recorded golf and are weak comparables.

How many Bella Firenze homes sell each year?

About three on average: 38 priced resales from 2014 to September 2026 on a 55-home stock. The last five years produced eight MLS sales, and the last 12 months three.

How fast do Bella Firenze homes sell?

The five-year median is 10.5 days on market and the 12-month median 14 days. Four of the eight five-year sales went under contract within a week; the three slowest took 47 to 85 days, two of them listed at $2.595 million and $2.795 million in 2024.

What sale-to-list ratio should I expect?

The five-year median is 96.3 percent and the 12-month median 94.7 percent. The two lowest ratios in five years, 92.9 and 93.0 percent, followed list prices $157,700 and $195,000 above where the homes sold.

Are Bella Firenze prices going down?

The three most recent sales ($2,050,000 to $2,250,000) sit below the 2024 peak of $2.6 million to $2.675 million, so the neighborhood has softened from its high. Every sale since May 2022 has still closed above $2 million, far above the $725,000 to $1,199,900 range of 2014 to 2021.

Does the golf membership add value when I sell?

Every Bella Firenze lot carries it, so there is no in-neighborhood comparison. Across plats, the same Lennar plans sell for much more in Bella Firenze than in Siracusa, and county values run higher here than in Italia, which is consistent with golf and position adding value, though the data do not isolate golf alone.

Do I have to prove my home’s golf status in the listing?

You do not have to, but you should. Cite the recorded supplement (Book 4949, Page 3423, Lots 1 to 55) and provide the estoppel showing the Golf Club charges. A buyer who can verify golf will pay for it.

Does the golf membership transfer to my buyer?

Yes, automatically, because under the Golf Club Declaration (Book 4774, Page 2841) and the Bella Firenze supplement the membership runs with the lot. Your buyer pays the Golf Club’s $7,500 capital contribution at closing under the 2026 fee sheet.

Who pays the capital contributions when I sell?

The contract decides. Buyer-side community charges total $15,799 under the 2026 fee sheet ($7,500 Master, $7,500 Golf, $799 in fees). In Naples the buyer customarily pays them, but a seller can offer to cover some as a concession.

What does the estoppel cost, and how long does it take?

The Master Association’s estoppel certificate costs $299 on a 10-business-day turnaround, $418 rushed, and $179 more if the account is past due, under the 2026 fee sheet and the association’s realtor information page. Order it as soon as you have a contract.

Do I need the Master Association’s approval to sell?

The Master Declaration contains no right of first refusal, and there is no neighborhood association to approve a sale. Your buyer files a $50 resale application with the Master Association, and the association issues the estoppel.

Do I have to disclose the CDD?

Yes. Florida law requires a seller of property in a community development district to give the buyer the statutory CDD disclosure in the contract, under section 190.048, Florida Statutes. The Bella Firenze district line is $3,612.08 a year in fiscal 2027.

Why does the MLS show my fees as $16,171 when I pay more?

Because the MLS “total recurring fees” field adds only the Master ($7,420), Golf ($5,350) and lawn ($3,401) charges. The district’s $3,612.08 is on your tax bill, not the association’s, so agents leave it out. We list both, so the buyer sees the real carrying cost.

Should I tell buyers my home’s flood elevation?

Yes, if it helps you, and in Bella Firenze it usually does: every first floor is at or above today’s base flood elevation. Florida’s residential flood disclosure law, section 689.302, also requires a written flood disclosure at or before contract: whether you know of flood damage during your ownership, have filed a flood insurance claim, or have received federal flood assistance. We attach your county elevation certificate to the listing.

Do I have to disclose past hurricane damage or insurance claims?

Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, and section 689.302 adds a written flood disclosure form. We found no storm-repair permit on any Bella Firenze home since 2020, but your own history is what counts; tell your agent and your attorney.

My home is in Zone X. Should I say so?

Yes. 9634, 9638 and 9642 Firenze Circle sit in Zone X, outside the Special Flood Hazard Area, on the current map. That can remove the federal flood-insurance requirement for your buyer’s lender, although part of each lot is in AE and the lender’s determination decides.

Do I need a milestone inspection or SIRS report to sell?

No. Both apply only to condominium or cooperative buildings, and a Bella Firenze home is a detached single-family house with no association.

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

Yes, for a 2014 or 2015 home with its original roof. A current wind mitigation report on the state form and a four-point inspection answer the insurer’s questions before the buyer asks them, and they can shorten the buyer’s inspection period.

My roof is original. Do I need to replace it before selling?

Not necessarily. A 2014 or 2015 tile roof is 11 or 12 years old, which most insurers accept with a good inspection. Get a roof inspection first; replace only if it shows a problem a buyer’s insurer would flag.

Does my addition or second story add value?

It usually does if it was permitted, approved by the Master’s architectural committee and finished with a post-construction elevation certificate. Buyers and appraisers pay for documented square footage. Gather the permit, the approval and the certificate before you list.

How do I price a two-story Bella Firenze home against a one-story?

Price on documented living area and plan, not the county’s adjusted area. The 3,161-square-foot MLS entry on a Napoli Grande in 2024 shows how the figures get mixed. We compare two-story homes with two-story sales where they exist and adjust for the upstairs bonus room where they do not.

Does it matter whether my lot backs onto preserve or lake?

It matters, but the market has not settled which is worth more. The county values lake lots above preserve lots on the same plan; the last five years’ two preserve resales closed at a median of $2,637,500 against $2,370,500 for five interior-lake resales. We price your rear view against the closest matching sale.

Should I sell my Bella Firenze home furnished?

Many Bella Firenze buyers are seasonal, and 23 of the 55 homes carry no homestead exemption, so a furnished sale can widen the pool. Price the furniture separately in the contract so it does not muddy the appraisal.

Can I sell while a tenant is in place?

Yes, but the lease survives the sale unless the contract and the lease say otherwise, and showings depend on the tenant’s cooperation. Under the Master Declaration a lease runs at least 30 days, so time your listing around the lease term.

Should I rent my Bella Firenze home instead of selling?

That depends on your costs and your plans. The Master Declaration allows up to four leases of 30 days or more in any 12 months, and a home carries about $20,533 a year in community charges before tax and insurance. We can model both paths for your home.

Will the 2026 drop in county value hurt my sale price?

No. The county’s 2026 preliminary value is a tax figure, about 57 percent of recent sale prices, and buyers and appraisers price from sales. Your buyer’s tax bill will be reset from the purchase price the following January regardless.

What are seller closing costs on a Bella Firenze sale?

The main ones are the Florida documentary stamp tax on the deed ($0.70 per $100, $15,575 on a $2,225,000 sale), brokerage commission, title and closing fees, and any concessions you agree to. We give you a net sheet before you list.

What is the best month to list a Bella Firenze home?

Most buyers are in Naples from January to April, which brings the most showings. Bella Firenze’s five-year closings fell in February, March, May, July, September and October, so a well-prepared home can sell in any season.

Should I sell my Bella Firenze home by owner?

You can, but in a neighborhood with three sales a year, the price is set by very few comparables and the documents do the selling. An agent’s job here is to find every qualified buyer, prove the golf, fee and flood facts, and defend the price through the appraisal.

How do I stop buyers confusing my home with The Peninsula’s “Firenze” model?

Lead the listing with “Bella Firenze at Treviso Bay, Firenze Circle, Naples 34113,” name the Lennar plan, and cite Plat Book 53, Page 68. We also correct the portal errors we see, such as a Bella Firenze home listed under ZIP 34110 or placed in “Wentworth Estates.”

How has the value of Bella Firenze homes changed since Lennar sold them?

Homes resold since 2022 have gained a median 208.8 percent over their Lennar price, a median compound rate of 12.7 percent a year. Homes that resold before 2022 gained a median of about 21 percent.

Can you sell my Bella Firenze home off-market?

Yes. With so few homes for sale, some buyers wait for exactly this neighborhood. We can approach qualified buyers privately first, then take the home to the full market if the right offer does not come.

Who is the best listing agent for Treviso Bay?

Look for an agent with verifiable Treviso Bay sales and the research to back a price. We built this page, and a guide like it for each Treviso Bay neighborhood, from the recorded documents and every sale. Call Jesse at (239) 898-6072.

Sources and Authoritative References

Every fact on this page comes from a primary record: the Collier County Clerk of Courts Official Records, the Collier County Property Appraiser’s 2026 roll, the Florida Division of Corporations, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, FEMA, USGS, Collier County’s GIS, flood and permit records, the Florida Statutes, Collier County Public Schools, Lennar’s own archived pages, the Naples Daily News and the Southwest Florida MLS. All were retrieved September 23, 2026 unless noted.

Recorded instruments, Collier County Clerk of Courts

1. Plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70, Instrument 4860323, Book 4939, Page 930, recorded July 1, 2013
2. Supplemental Declaration for Treviso Bay Golf Club, Lots 1 through 55 Bella Firenze, Instrument 4872048, Book 4949, Page 3423, recorded July 30, 2013
3. Amendment to the Golf Club Declaration (lien; resale capital contribution), Instrument 4885645, Book 4961, Page 2348, recorded September 3, 2013
4. Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club, Instrument 4669090, Book 4774, Page 2841, recorded March 15, 2012
5. Certificate of Amendment and Amended and Restated Golf Club Declaration, Instrument 5651024, Book 5582, Page 3518, recorded December 19, 2018
6. Golf Club Bylaws amendment, Instrument 5476605, Book 5453, Page 336, recorded November 30, 2017
7. Golf Club Certificate of Amendment, Instrument 6397678, Book 6242, Page 3925, recorded May 3, 2023
8. Second Amended and Restated Declaration of Covenants, Conditions and Restrictions for Treviso Bay, Instrument 6045818, Book 5934, Page 2738, recorded April 26, 2021
9. Plat of Piacere-Pavia, Plat Book 48, Pages 1 to 10, Instrument 3946367, recorded December 15, 2006
10. Piacere neighborhood declaration, Instrument 3946365, Book 4154, Page 2505, recorded December 15, 2006
11. Pavia supplemental declaration, Instrument 3948533, Book 4156, Page 3815, recorded December 20, 2006
12. District lake-maintenance easement over Piacere-Pavia Tracts L-3 to L-5, Instrument 4044690, Book 4255, Page 4118, recorded July 10, 2007
13. District lis pendens naming Piacere-Pavia Tracts FD-1 and FD-3, Instrument 4468783, recorded August 27, 2010
14. District lis pendens, Instrument 4538959, recorded March 21, 2011
15. Lennar notice of commencement, Piacere-Pavia Tract FD-3, Instrument 4924452, recorded December 16, 2013
16. Lennar utility agreement, Bella Firenze Tract C-4, Instrument 5171187, Book 5194, Page 116, recorded September 11, 2015
17. Lennar deed of lakes to the Wentworth Estates CDD, including Bella Firenze Tracts L-1, L-4A and L-5A, Instrument 5564104, Book 5515, Page 3941, recorded May 31, 2018
18. Lennar deed of road and common tracts to the Master Association, including Bella Firenze Tracts R-11 and C-1 to C-4, Instrument 5644030, Book 5577, Page 1603, recorded December 4, 2018
19. Master Association irrigation, utility and access easement to the district, including Bella Firenze Tract R-11, Instrument 6550951, Book 6363, Page 2288, recorded May 28, 2024
20. Collier County Clerk, Official Records legal-description search
21. Collier County Clerk, Official Records document search
22. Collier County Clerk, Official Records information
23. Collier County Clerk, COR Access portal

Florida Division of Corporations

24. Entity search for “Bella Firenze” (no association on file)
25. Florida Division of Corporations, entity name search

Treviso Bay Master Association and Golf Club

26. 2026 Annual Fee Sheet, revised May 11, 2026
27. 2026 Annual Fee Sheet, original issue
28. Treviso Bay FAQ, 2025
29. Treviso Bay FAQ, 2024
30. Treviso Bay Master Rules and Regulations, February 9, 2025
31. Realtor information page
32. Buyer’s resale application
33. Club amenities
34. Golf
35. Course architect
36. Clubhouse dining
37. TPC Network and PGA TOUR
38. Troon, TPC Treviso Bay
39. Coach Homes II at Treviso Bay prospectus with the 2012 Master Declaration and community amenity descriptions (Lennar, revised April 15, 2015)
40. Treviso Bay Master Association and Golf Club documents, January 2012 printing
41. New member information packet
42. Membership golf guide, 2019
43. Treviso Bay newsletter, June 2014
44. Treviso Bay HOA turnover update, March 2018

Wentworth Estates Community Development District

45. Wentworth Estates CDD
46. About the district
47. FY2027 adopted budget, May 14, 2026
48. FY2027 proposed budget, March 5, 2026 (lake capital plan naming Bella Firenze)
49. Board agenda package, September 25, 2018, with the FY2019 parcel assessment roll
50. Special assessment methodology, November 2017
51. District manager’s document library
52. Audited financial statements, Florida Auditor General

Florida Statutes

53. Chapter 190, community development districts
54. Section 190.048, the CDD disclosure in a sale contract
55. Chapter 720, homeowners’ associations
56. Section 720.30851, estoppel certificates
57. Section 553.899, milestone inspections
58. Section 718.112, condominium bylaws and structural integrity reserve studies
59. Section 689.302, residential flood disclosure
60. Section 201.02, documentary stamp tax on deeds
61. Section 627.715, flood insurance

Federal flood, elevation and storm data

62. FEMA National Flood Hazard Layer
63. FEMA preliminary flood hazard layer
64. FEMA pending flood hazard layer
65. FEMA Flood Map Service Center
66. FEMA Community Rating System
67. FEMA, Letter of Map Amendment revalidation statuses
68. USGS 3D Elevation Program point query service
69. USGS high-water marks, Hurricane Irma
70. USGS high-water marks, Hurricane Ian
71. USGS high-water marks, Hurricane Helene
72. USGS high-water marks, Hurricane Milton
73. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
74. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma

Collier County GIS, flood, permits and planning

75. Site Address Points
76. Elevation certificate index
77. 2024 FEMA flood zones, county layer
78. Hurricane evacuation zones
79. Florida Building Code 8th Edition wind speeds, Risk Category II
80. Collier County GIS services directory, zoning, PUD, land-use and coastal high hazard layers
81. Solid waste service days
82. Collier County floodplain management
83. Collier County 2026 flood protection newsletter
84. Collier County substantial damage and improvement
85. Collier County monthly building permit reports
86. Collier County issued permits, January 2024
87. Collier County CityView permit portal
88. Collier County Emergency Management, potential shelters
89. Collier County PUD master list and maps
90. Collier County residential collection services
91. Collier County residential guide to waste disposal and recycling
92. Collier County Property Appraiser (parcel lookups; this page’s figures come from the county’s published data files)

Elevation certificates on file with Collier County, one per home

93. 9642 Firenze Circle, Lot 1, certificate dated 2015
94. 9638 Firenze Circle, Lot 2, certificate dated 2015
95. 9634 Firenze Circle, Lot 3, certificate dated 2015
96. 9630 Firenze Circle, Lot 4, certificate dated 2015
97. 9626 Firenze Circle, Lot 5, certificate dated 2015
98. 9640 Firenze Drive, Lot 6, certificate dated 2015
99. 9636 Firenze Drive, Lot 7, certificate dated 2015
100. 9632 Firenze Drive, Lot 8, certificate dated 2015
101. 9628 Firenze Drive, Lot 9, certificate dated 2015
102. 9624 Firenze Drive, Lot 10, certificate dated 2015
103. 9620 Firenze Circle, Lot 11, certificate dated 2024
104. 9616 Firenze Circle, Lot 12, certificate dated 2015
105. 9612 Firenze Circle, Lot 13, certificate dated 2014
106. 9608 Firenze Circle, Lot 14, certificate dated 2014
107. 9602 Firenze Circle, Lot 15, certificate dated 2014
108. 9598 Firenze Circle, Lot 16, certificate dated 2014
109. 9594 Firenze Circle, Lot 17, certificate dated 2014
110. 9590 Firenze Circle, Lot 18, certificate dated 2014
111. 9586 Firenze Circle, Lot 19, certificate dated 2014
112. 9582 Firenze Circle, Lot 20, certificate dated 2014
113. 9578 Firenze Circle, Lot 21, certificate dated 2014
114. 9574 Firenze Circle, Lot 22, certificate dated 2014
115. 9570 Firenze Circle, Lot 23, certificate dated 2014
116. 9560 Firenze Circle, Lot 24, certificate dated 2014
117. 9552 Firenze Circle, Lot 25, certificate dated 2014
118. 9546 Firenze Circle, Lot 26, certificate dated 2014
119. 9542 Firenze Circle, Lot 27, certificate dated 2021
120. 9538 Firenze Circle, Lot 28, certificate dated 2021
121. 9534 Firenze Circle, Lot 29, certificate dated 2014
122. 9530 Firenze Circle, Lot 30, certificate dated 2014
123. 9526 Firenze Circle, Lot 31, certificate dated 2014
124. 9522 Firenze Circle, Lot 32, certificate dated 2014
125. 9518 Firenze Circle, Lot 33, certificate dated 2014
126. 9514 Firenze Circle, Lot 34, certificate dated 2014
127. 9517 Firenze Circle, Lot 35, certificate dated 2014
128. 9525 Firenze Circle, Lot 36, certificate dated 2014
129. 9533 Firenze Circle, Lot 37, certificate dated 2024
130. 9539 Firenze Circle, Lot 38, certificate dated 2014
131. 9543 Firenze Circle, Lot 39, certificate dated 2014
132. 9547 Firenze Circle, Lot 40, certificate dated 2021
133. 9551 Firenze Circle, Lot 41, certificate dated 2014
134. 9555 Firenze Circle, Lot 42, certificate dated 2014
135. 9559 Firenze Circle, Lot 43, certificate dated 2014
136. 9563 Firenze Circle, Lot 44, certificate dated 2022
137. 9567 Firenze Circle, Lot 45, certificate dated 2014
138. 9571 Firenze Circle, Lot 46, certificate dated 2014
139. 9575 Firenze Circle, Lot 47, certificate dated 2014
140. 9583 Firenze Circle, Lot 48, certificate dated 2014
141. 9589 Firenze Circle, Lot 49, certificate dated 2016
142. 9597 Firenze Circle, Lot 50, certificate dated 2015
143. 9607 Firenze Circle, Lot 51, certificate dated 2015
144. 9611 Firenze Circle, Lot 52, certificate dated 2015
145. 9617 Firenze Circle, Lot 53, certificate dated 2015
146. 9625 Firenze Circle, Lot 54, certificate dated 2015
147. 9633 Firenze Circle, Lot 55, certificate dated 2015

State emergency, property and insurance records

148. Florida Division of Emergency Management, Know Your Zone
149. Know Your Zone evacuation layer
150. Florida Department of Revenue statewide cadastral layer
151. Florida Department of Revenue, property tax exemptions
152. Citizens Property Insurance, flood insurance requirement
153. Florida Office of Insurance Regulation, wind mitigation resources
154. Uniform Mitigation Verification Inspection form OIR-B1-1802

Schools

155. Collier County Public Schools attendance zones, 2025-26
156. Collier County Public Schools attendance zones, 2026-27
157. Collier County Public Schools, 2025-2026 School and District Grades
158. Collier County Public Schools attendance boundaries
159. Manatee Elementary School
160. Manatee Middle School
161. Florida Department of Education, school grades

Builder records, Lennar’s own pages (archived)

162. Treviso Bay Classic Homes collection, December 2014
163. Treviso Bay Classic Homes collection, September 2015
164. Napoli Grande page with Bella Firenze quick move-in homesites, October 2014
165. Napoli, homesite BF14, 9608 Firenze Circle, September 2014
166. Napoli, homesite BF19, 9586 Firenze Circle, May 2014
167. Toscana, homesite BF15, the model at 9602 Firenze Circle, September 2014
168. Bougainvillea II, homesite BF13, 9612 Firenze Circle, September 2014
169. Toscana Grande, homesite BF12, 9616 Firenze Circle, September 2014
170. Napoli Grande, homesite BF20, 9582 Firenze Circle, September 2014
171. Toscana Grande plan, May 2014
172. Bougainvillea II plan, October 2014
173. Bougainvillea II plan, August 2016
174. Toscana plan, November 2014
175. Napoli plan, January 2012
176. Portofino plan, January 2012
177. Laurel plan, December 2015
178. Lennar resource center, Treviso Bay

News and environment

179. Naples Daily News, The Peninsula at Treviso Bay breaks ground on its Firenze model, March 23, 2019
180. Naples Daily News, Imperial Homes sells Firenze model at The Peninsula, October 10, 2020
181. Naples Daily News, model at The Peninsula sells quickly, January 2, 2021
182. Rookery Bay National Estuarine Research Reserve
183. NOAA, Rookery Bay reserve

Market data

Southwest Florida MLS Matrix, Treviso Bay development (code 11778), sub/condo name BELLA FIRENZE, closed September 23, 2021 to September 23, 2026 with actives and pendings, plus every closed residential sale in ZIP 34113 and 34114 from September 23, 2025 to September 23, 2026, pulled September 23, 2026 and verified by two independent calculations. Collier County Property Appraiser 2026 preliminary roll (parcels, buildings, sales and value history), read from the county’s published data files.

Downloadable Documents

These are the primary documents behind this page, linked to the government office or association that publishes them rather than to a copy we host, so you always read the current version. Every one is a public record.

1. Plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70 (2013), Collier County Clerk. The 55 lots and 8 tracts.
2. Supplemental Declaration for Treviso Bay Golf Club, Lots 1 through 55 Bella Firenze (2013), Collier County Clerk. The golf status of every lot.
3. Second Amended and Restated Master Declaration for Treviso Bay (2021), Collier County Clerk. The rulebook: leasing, pets, architecture, assessments.
4. Treviso Bay Golf Club Declaration (2012), Collier County Clerk.
5. Golf Club Certificate of Amendment and restated declaration (2018), Collier County Clerk.
6. Golf Club Declaration amendment (2013), Collier County Clerk.
7. Treviso Bay 2026 Annual Fee Sheet, Treviso Bay Master Association.
8. Treviso Bay FAQ, 2025, Treviso Bay Master Association.
9. Treviso Bay Master Rules and Regulations (2025), Treviso Bay Master Association.
10. Wentworth Estates CDD FY2027 adopted budget, Wentworth Estates Community Development District.
11. Elevation certificate, 9620 Firenze Circle, 2024, marked substantial improvement, Collier County. Every home’s certificate is linked in the flood table.
12. Collier County 2026 Flood Protection Newsletter, Collier County.
13. Collier County Public Schools, 2025-2026 School and District Grades.
14. Collier County Emergency Management, potential hurricane shelters.

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