Treviso Bay - Casoria

McGreevy and Comisar are the top-reviewed real estate team selling and buying coach homes in Casoria 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 Casoria coach home, or you are deciding whether a Casoria Court address is the right way into Treviso Bay, this page answers the questions that set the price: what the recorded condominium is, whether golf comes with the home by recorded document (OR 5186 PG 3430), what the full fee stack costs including the district line the MLS leaves out, and what each building’s elevation certificate says about flood.

Casoria at Treviso Bay is a 68-home coach-home neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It is the MLS and street name for Coach Homes II at Treviso Bay, a Phase Condominium: 17 two-story Lennar buildings on a single cul-de-sac, Casoria Court, built from 2015 to 2017 between a 13.9-acre lake and a large wetland preserve, and the one Treviso Bay coach home recorded as non-golf.

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 Casoria home, or read how we represent buyers in Naples and call Marc at (239) 287-5873.

What Is Casoria at Treviso Bay, and Why Is Its Recorded Name Coach Homes II?

Casoria at Treviso Bay is 68 two-story coach homes in 17 four-unit buildings at 9464 to 9497 Casoria Court, Naples, Florida 34113. The recorded entity is Coach Homes II at Treviso Bay, a Phase Condominium, declared by Lennar Homes in August 2015. “Casoria” is the street and the MLS label; no entity by that name exists.

That distinction matters the moment you pull a title report, order an estoppel or read a listing. The county roll, the Clerk of Courts, the Florida Division of Corporations and the insurance carrier all know these homes as Coach Homes II. Buyers, the MLS and most listing remarks call them Casoria. Every figure on this page is tied to the recorded name so you can check it yourself.

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

Sources: Collier County Property Appraiser 2026 preliminary roll (68 unit parcels in subdivision 221430), the Collier County Clerk of Courts Official Records, the Florida Division of Corporations and the FEMA National Flood Hazard Layer, all read September 23, 2026.

Coach Homes II at Treviso Bay, the condominium behind the name

The Florida not-for-profit that governs Casoria is Coach Homes II at Treviso Bay Condominium Association, Inc., Sunbiz document N15000000939, filed January 29, 2015, active, with Tropical Isles Management as registered agent since December 14, 2017. It is the only entity on the state register with that name; there is no sub-association and no separate “Casoria” corporation. The Florida Division of Condominiums lists the development as project PR76168, “Coach Homes II at Treviso Bay, a Phase Condominium,” with Lennar Homes as the original developer, on its licensing portal.

“Casoria” is a street, not a plat

The recorded legal description for every Casoria building is “Part of Tract FD-1, Ponte Rialto, Plat Book 55, pages 40 to 44,” the wording the county-filed elevation certificates carry for each phase. The condominium was declared on that tract, and the only place the word “Casoria” appears in the public record is the street name, Casoria Court. The Collier County address layer carries 87 points on the street: 17 building points, 68 unit points, the entry sign at 9460 and a utility meter at 9478.

Which “Casoria” this page is not about

A search for Casoria pulls in the town of Casoria near Naples, Italy, and a floor-plan name that national home builders use elsewhere. This page covers only the Treviso Bay coach homes on Casoria Court in ZIP 34113. It is also not about Treviso Bay’s other coach-home neighborhood, Di Napoli at Treviso Bay, which is Coach Homes I on Napoli Court, Napoli Lane and Prima Way.

Why McGreevy and Comisar Are the Best Realtor for Casoria

If you’re searching for the best realtor for Casoria in Treviso Bay, Naples, whether you’re ready to sell your Casoria 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 Casoria track record: Casoria is a small, closely held neighborhood, so we widen the window until it holds enough sales to mean something. In the last 36 months, September 23, 2023 to September 23, 2026, Casoria has seen 12 MLS resales, and we tracked every one of them, plus one further arm’s-length sale recorded with the county that never appeared on the MLS. In that 36-month window the highest-priced Casoria MLS sale was $870,000 and the median sale-to-list ratio was 97.7 percent, the median of the 12 individual ratios. In the trailing 12 months alone there were three MLS sales.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, closed sales September 23, 2023 to September 23, 2026, and the Collier County Property Appraiser 2026 preliminary sales file.

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

If you are comparing teams, we publish how the leading Naples agents stack up on the public record in our guide to the best real estate agents in Naples.

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

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

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

★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review

Selling your Casoria home? Get a free Casoria home valuation, read how we sell Casoria homes or call Jesse direct at (239) 898-6072. Buying? Start with our Casoria buyer guide or call Marc at (239) 287-5873.

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

Key Takeaways

• One name, one condominium. Casoria is Coach Homes II at Treviso Bay: 68 Lennar coach homes in 17 two-story buildings on Casoria Court, sold new from September 2015 to April 2017.
• No golf, by recorded document. Declaration section 10.1 (Book 5186, Page 3430) says golf membership “is not appurtenant to nor are any privileges in the Golf Club granted to any unit,” and Lennar’s own 2015 price sheet is headed “(NON GOLF).”
• That is the whole price gap to Di Napoli. Same builder, same two plans, same county-measured sizes: matched resales of the same plan ran about $40,500 apart through 2021 and about $274,375 apart since 2022.
• Coach homes here trade in the $620,000 to $870,000 range. Over 36 months the MLS median is $754,000 on 12 sales, about $366 per county-measured square foot; the trailing-12-month median is $660,000 on three sales.
• The true carrying cost is about $18,140 a year, including the $2,602.32 Wentworth Estates CDD line that the MLS “total recurring fees” field leaves out, and with no golf dues.
• A resale buyer wires about $8,299 in known community charges at closing, led by the $7,500 Master capital contribution. There is no Golf Club capital contribution on a Casoria home.
• Flood margins are thin and vary by building. The 2024 FEMA map raised the base flood elevation under Casoria from 6 to 8 feet; 8 of the 17 buildings now have first floors 0.06 to 0.26 feet below it.
• No milestone inspection and no SIRS: every building is two stories, below the three-story threshold in both statutes, and none appears in Collier County’s milestone registry.
• No roof or structural permit since 2020. The original 2015 to 2017 roofs are on every building, and the 2015 reserve plan assumed a 30-year roof life.
• All ages. The declaration carries no 55-plus language, and Treviso Bay is not age-restricted.

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

Living in Casoria at Treviso Bay means a quiet, single-street neighborhood of 17 coach-home buildings deep inside a gated golf community, with a 13.9-acre lake behind the south-side homes and a mapped wetland preserve behind the north side. Owners use the Treviso Bay clubhouse, spa and pools, and pay no golf dues.

Casoria is the kind of place people describe by what is missing: no through traffic, no golf carts crossing the street, no pool deck next door and no commercial frontage. The street ends in a cul-de-sac, and at the west end the next thing past the last building is the boundary of the neighboring Isles of Collier Preserve development, about 52 meters away. For a buyer who wants the Treviso Bay gate, clubhouse and spa without paying for a golf membership they will not use, that quiet is the product.

One street, a lake on one side and a preserve on the other

The odd-numbered buildings on the south side of Casoria Court (9465 to 9497) back onto a 13.9-acre lake, 21 to 32 meters from each building. It is the same lake whose far shore is the north row of Avellino at Treviso Bay. The even-numbered buildings on the north side (9464 to 9496) back onto a wetland mapped at about 169 acres, 13 to 30 meters away, and the east-end building at 9464 also looks toward a 6.7-acre lake. Lake and wetland outlines are from the community-maintained OpenStreetMap data; building positions are from Collier County’s Site Address Points layer.

How close everything is

Measured in a straight line from each Casoria building point on the county address layer (road distance is longer):

Coach Homes I, the Di Napoli homes, sit much closer to the gate (a median of about 0.18 mile), which is one of the few physical differences between the two coach-home neighborhoods.

Who owns here

On the county’s 2026 preliminary roll, 23 of the 68 Casoria homes (33.8 percent) carry a Florida homestead exemption, almost exactly the share at Coach Homes I (39 of 116, 33.6 percent). Owner mailing addresses are in Florida for 29 homes, New York for 10, Ohio for 6, Illinois for 4, Michigan for 3, and Massachusetts, South Carolina, Ontario and Pennsylvania for 2 each. Casoria is a mix of full-time residents and seasonal owners, weighted toward the Northeast and the Midwest.

How long people stay

Casoria owners hold on. Of the 68 homes, 33 (48.5 percent) have never had a priced resale since Lennar sold them in 2015 to 2017. There have been 55 priced resales on the street since 2016, about 8.6 percent of the homes a year, against about 10 percent a year at Coach Homes I. Thin turnover is why Casoria’s market statistics need a wider window than most Naples neighborhoods.

Casoria Market Snapshot: What Casoria Coach Homes Sell For Now

Casoria coach homes sold for a median of $754,000 over the last 36 months, on 12 MLS closings from $620,000 to $870,000, about $366 per county-measured square foot. The trailing 12 months held only three closings, at a $660,000 median. No Casoria home was listed or pending on September 23, 2026.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Treviso Bay development (code 11778), Sub/Condo name CASORIA, closed September 23, 2021 to September 23, 2026, pulled September 23, 2026 and recomputed from the raw rows by two independent methods; Collier County Property Appraiser 2026 preliminary sales file.

Why this page uses a 36-month window

Our rule for a small neighborhood is to report the first window, widening from 12 months, that holds at least 10 closings, and to name the window beside every figure. Casoria had 3 MLS closings in the trailing 12 months, 8 in 24 months and 12 in 36 months, so the 36-month window, September 23, 2023 to September 23, 2026, is the lead. Medians are the median of the individual sales; with 12 sales the median price is the mean of the middle pair, $750,000 and $758,000. Price per square foot and sale-to-list are medians of the per-sale ratios.

Dollar volume in the 36-month window was $8,828,000, a mean of about $735,700 a sale. Every one of the 14 five-year MLS closings matches a county deed at the same price.

Every Casoria MLS closing in the last 36 months

MLS unit numbers are shown in the short form listings use; the county roll carries the long form (for example 9473 #202 is unit 34202). Plan by floor follows the declaration’s phase table: ground-floor units are Florence, upper-floor units are Verona.

The sales the MLS never saw

The county roll records one further arm’s-length Casoria sale in the 36-month window that never appeared on the MLS: 9469 Casoria Ct, unit 32101, a lake-side Florence, $650,000 on August 15, 2024, qualified by the Property Appraiser (Official Records Book 6390, Page 394). Two more priced transfers are on the roll without the Property Appraiser’s qualification, 9465 Casoria Ct unit 30202 at $870,000 (February 27, 2024) and 9480 Casoria Ct unit 39102 at $765,000 (December 4, 2024), so we list them but leave them out of every median. Counting the MLS and the county together, deduplicated by parcel and date, Casoria had 13 qualified or MLS-verified resales in 36 months, all of them owner-to-owner: the last builder sale was in April 2017.

What is for sale right now

On September 23, 2026 there were no active and no pending Casoria listings on the MLS. With 68 homes and nearly half of them never resold, zero inventory is normal here, and it is the single most important fact for a Casoria seller: when your home is listed, it is usually the only Casoria coach home a buyer can buy.

Casoria prices year by year

The yearly medians move with the mix of floors as much as with the market: 2025 and 2026 closings were weighted toward ground-floor Florence homes. Read the plan split below before concluding that prices fell.

Florence and Verona prices, 36 months

Over the 36-month window, the seven ground-floor Florence sales had a median of $660,000 and the five upper-floor Verona sales a median of $825,000. Over five years the split is $665,000 (8 Florence sales) against $800,000 (6 Verona sales). The upper-floor home carries about 370 more square feet under air and a three-car tandem garage, and in Casoria it has consistently sold for more.

Selling a Casoria coach home? With no competing listing on the street, the price is set by the last sale of your floor. Get a free Casoria valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to hear about the next Casoria listing, or read how we represent Naples buyers.

Why Do Casoria Coach Homes Sell About $275,000 Below Di Napoli’s?

Casoria’s Coach Homes II and Di Napoli’s Coach Homes I are the same Lennar coach home, with the same two plans and the same county-measured sizes. Matched resales of the same plan ran about $40,500 apart through 2021 and about $274,375 apart since 2022. The one recorded difference between the two condominiums is golf.

Data updated: September 2026. Source for every figure in this section: the Collier County Property Appraiser sales and value files, 2015 to 2026, cross-checked against the MLS.

Same builder, same plans, same year

Lennar sold both condominiums from one community page, “Treviso Bay: Coach Homes,” Lennar community ID 16090, and built both with the Florence plan on the ground floor and the Verona upstairs. The county measures both at 1,883 and 2,099 square feet. Coach Homes I was built from 2012 to 2015 and Casoria from 2015 to 2017, and the six Coach Homes I buildings finished in 2015 are the same county vintage as Casoria’s first four. The county values every Coach Homes I home of a given plan at one figure regardless of its 2012 to 2015 build year, so age does not explain the gap either.

Lennar priced the golf difference at about $50,000

In the same month of the same year, Lennar closed Coach Homes I building 5 (9111 Napoli Court, October 30, 2015) at a mean of $397,800 for its Florence homes and $427,300 for its Verona homes, and Casoria’s 9469 Casoria Court (November 2015) at $345,500 and $379,200. That is a developer-level difference of about $52,300 on the Florence and $48,100 on the Verona. Lennar’s 2015 medians for the whole year tell the same story: $388,500 against $345,500 for the Florence and $422,500 against $370,000 for the Verona.

The gap, measured three ways

Method for the matched resales: every qualified Casoria resale is compared with the median of the qualified Coach Homes I resales of the same plan within 183 days either side; a 365-day window gives the same medians. The county-value range depends on whether the Casoria home is on the lake side or the preserve side.

What happened between November 2021 and April 2022

The gap re-priced in about five months. Coach Homes I ground-floor homes traded at $635,000 and $670,000 in October and November 2021, then at $1,030,000 and $1,055,500 in April and May 2022. A Casoria ground-floor home sold for $458,000 in August 2021 and $650,000 in February 2022. Both rose; the golf-bundled side rose much further, and it has stayed in a $170,000 to $400,000 premium band on every measure since. Coach Homes I’s golf status rests on the Golf Club Declaration, OR 4774 PG 2841.

The timing lines up with two recorded facts. Treviso Bay’s membership is capped: the Master Association’s 2024 and 2025 FAQ state that 825 properties are bundled with golf (the bundles are recorded under the Golf Club Declaration, OR 4774 PG 2841) and that “There are NO additional Golf memberships available at Treviso Bay,” and answer “Can I buy into the golf membership?” with “No.” And the pandemic-era demand for golf in Southwest Florida arrived after that cap had been reached. Once a membership can only be had by buying a bundled home, the price of the bundled home, not the annual dues, carries the value of access. That is our reading of the evidence, not a recorded fact; the gap itself and each side’s recorded golf status are verified.

What the discount buys you

A Casoria buyer pays roughly $275,000 less for the same Lennar coach home, and then pays less every year: no Golf Association dues ($5,350 in 2026 under the Master Association’s 2026 Annual Fee Sheet) and no $7,500 Golf Club capital contribution at closing. Everything else a Treviso Bay owner uses, the gate, the clubhouse and dining, the Villa Rilassare spa and fitness campus, the pools, tennis and pickleball, comes with the Master Association membership that every Casoria deed carries.

What the gap does not mean

It does not mean Casoria is the lesser building. Casoria is newer (2015 to 2017), its declaration refers to the homes’ impact-resistant windows and sliding glass doors, and its buildings are two stories with no milestone or SIRS exposure, exactly like Coach Homes I. It also does not mean the gap is permanent: it was about $40,000 for six years before it was about $275,000, and a change in golf demand, club policy or membership rules would move it. A buyer who does not play golf is buying the same home for the price of the home.

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

Casoria homes sell at a median of 38.5 days on market over the last 36 months, with a 97.7 percent median sale-to-list ratio. Two of the three trailing-12-month sales went under contract in one day, but over five years the median is 53.5 days, the slowest of Treviso Bay’s seven attached-home neighborhoods.

Data updated: September 2026. Same MLS pull and windows as the Market Snapshot.

The one-day headline, and why it misleads

The trailing-12-month median of 1 day is real, and it is three sales: 9476 #101 (1 day, February 2026), 9473 #202 (1 day, June 2026, sold above its list price at 102.4 percent) and 9496 #101 (105 days). A headline built on three sales is not a forecast. Over 36 months the median is 38.5 days and over five years 53.5 days.

What the slow sales had in common

The four Casoria sales that took more than 100 days, at 105, 108, 128 and 245 days, all closed in 2025 and 2026 at 92.4 to 97.1 percent of their final list price, the two slowest at 92.4 and 93.0 percent. Three of the four were ground-floor Florence homes with final list prices of $680,000 to $699,000, sold while the Florence comparables were resetting from $750,000 and $758,000 in 2024 to $645,000 to $670,000 in 2025.

What the fast sales had in common

The five sales recorded at 11 days or less on market closed at 91.9 to 102.4 percent of list. The four fastest, at 1 to 10 days, closed at 98.4 to 102.4 percent of list, and three of them were upper-floor Verona homes. We read Casoria as a market that rewards pricing to the last Casoria sale of the same floor and punishes pricing to hope, and that is the advice we give our Casoria sellers.

Five-year days on market inside Treviso Bay

Source: the same Southwest Florida MLS pull, five years to September 23, 2026. Casoria’s slow five-year figure comes from four long listings that closed in 2025 and 2026, not from a long-run absence of buyers.

How Does Casoria Compare With Other Naples Coach-Home Neighborhoods?

On median price per square foot over the trailing 12 months, Casoria trades at about $351, roughly $100 above the newer non-golf coach-home condominiums in ZIP 34113 and 34114 and about $170 below Treviso Bay’s golf-bundled Coach Homes I (Golf Club Declaration, OR 4774 PG 2841). Inside Treviso Bay it prices with the other non-golf Lennar condominiums.

Data updated: September 2026. The yardstick is the median of per-sale prices per MLS square foot, trailing 12 months to September 23, 2026.

The benchmark: coach-home condominiums in ZIP 34113 and 34114

Method: Southwest Florida MLS Matrix, every closed residential sale in ZIP 34113 and 34114 from September 23, 2025 to September 23, 2026 (1,645 rows), joined to the county roll by street address and unit (1,455 matched); kept where the recorded condominium name contains “Coach.” The golf status of the non-Treviso Bay neighborhoods was not researched for this page.

How Casoria compares inside Treviso Bay

On price per square foot, the three non-golf Lennar condominiums, Casoria, Avellino and Trevi, sit together at $322 to $367, and every golf-bundled product sits higher, from $398 to $520. Venezia at Treviso Bay is the mixed case. Golf status by recorded document for each condominium is from the declarations and Golf Club instruments collected for this set of pages; see our Treviso Bay community guide for the community-wide picture.

Where Casoria sits, in one sentence

Casoria is Treviso Bay’s coach home without a golf membership attached, about $100 a square foot above the newer coach-home condominiums around it and about $170 a square foot below the identical golf-bundled Coach Homes I by the main gate (Declaration section 10.1, OR 5186 PG 3430, against the Golf Club Declaration, OR 4774 PG 2841).

Thinking of selling or buying in Casoria at Treviso Bay? Talk to the team that tracked all 12 Casoria Court sales of the last 36 months

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Casoria home from the recorded sales above. With no active Casoria listing on the market, a well-prepared Casoria coach home is the only one a buyer can choose, and pricing it against the right comparables, Casoria first and Di Napoli only with the golf adjustment, is most of the job. Selling? Get a free Casoria home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

How Lennar Built Casoria: Coach Homes II From 2015 to 2017

Casoria was built by Lennar Homes as Coach Homes II at Treviso Bay, declared on August 21, 2015 and completed in 17 phases of one building each, the last recorded on March 21, 2017. Lennar closed all 68 homes in 19.4 months, from September 17, 2015 to April 28, 2017, at a median of about $342,000 to $372,000.

The recorded chronology is unusually complete, because a phase condominium has to record an amendment every time a building is added. We read every instrument filed under the association’s name at the Collier County Clerk, 27 of 27, and the 297-entry legal-description index for the condominium.

August 2015: the declaration

Lennar recorded the Declaration of Condominium for Coach Homes II at Treviso Bay, a Phase Condominium on August 21, 2015, Instrument 5162973, Book 5186, Page 3412, 151 pages including exhibits, prepared by the Pavese Law Firm. It submitted Phase 1 (building 30, 9465 Casoria Court) and reserved the right to add 16 more phases of four homes each on Tract FD-1 of the Ponte Rialto plat. A corrective amendment followed on September 22, 2015 (Book 5196, Page 2917) to fix a scrivener’s error in the Phase 2 legal description.

17 phases, one building each

Phases were added as buildings were finished, and the phase numbers do not follow the building numbers. From the Clerk’s index and the prospectus phase table:

The Phase 16 amendment (Instrument 5381193, Book 5374, Page 1135) closes the book: “there are a total of sixty-eight (68) Units in the Condominium.” The Clerk issued a certificate of the recorded condominium on September 16, 2016 (Book 5314, Page 3154).

The sell-out: 68 closings in 19.4 months

Lennar’s first Casoria closing was September 17, 2015 and its last April 28, 2017, about 3.5 closings a month. Every one of the 68 original sales is qualified on the county roll. The 67 Lennar deeds the Clerk’s legal index surfaces run from October 5, 2015 to May 9, 2017 by recording date.

What Lennar charged

Lennar advertised the coach homes “from $336,999s to $366,999s” in October 2015 and “from $339,999s to $369,999s” in July 2016 and March 2017, on its archived Treviso Bay Coach Homes page. Lake-side homes carried a premium of about $35,000 over preserve-side homes of the same plan, and prices did not escalate through the sell-out: the 2017 medians dipped as more preserve-side buildings closed. At closing, Lennar’s 2015 sheet collected a $2,000 builder’s fee, a $1,500 Master Association capital contribution, a $200 condominium capital contribution and the $250 Rookery Bay grant fee.

The “NON GOLF” price sheet

The developer’s prospectus, filed with the state and revised April 15, 2015, carries Lennar’s price and fee sheet dated January 23, 2015, headed “Coach Homes II at Treviso Bay Building XX, Phase X (NON GOLF)” (prospectus, page 451). Lennar’s own marketing changed with it: its February 2012 coach-home page, written for Coach Homes I, spoke of Treviso Bay’s “18 hole bundled golf course” (archived page); the October 2015, July 2016 and March 2017 pages written while Casoria was selling said only that “the avid golfer will really appreciate Treviso Bay’s unique TPC (Tournament Players Club) status.”

2017: turnover to the owners

The association’s annual report was amended on December 14, 2017 to move its principal address and registered agent to Tropical Isles Management, seven months after Lennar’s last deed. Control passed to the owners in 2017; the exact date of the turnover meeting is not in any public record we found. The only owner-adopted amendment to the declaration since then is the 2018 grill amendment, described under Governing Documents below.

Casoria Floor Plans: The Florence and the Verona

Every Casoria building has the same four homes: two ground-floor Florence homes of 1,741 square feet under air with a two-car garage, and two upper-floor Verona homes of 2,110 square feet under air with a three-car tandem garage, each with three bedrooms, two baths and its own entry. The plan never varies by building.

What a coach home is, legally, at Casoria

In Naples, “coach home” describes a two-story building of four homes, two up and two down, each with its own attached garage and front door. At Casoria each home is a condominium unit owned in fee simple, with an equal one-sixty-eighth share of the common elements and one vote regardless of size (declaration section 5). The garage, the driveway, the screened lanai and the mailbox are limited common elements assigned to the unit (sections 3.14.1 to 3.14.4). You own the home, not the land under it.

The Florence, ground floor

The Florence is Plan A in the declaration: three bedrooms, two baths, about 1,741 square feet of living space, a 343-square-foot two-car garage, a 29-square-foot entry and a 225-square-foot screened lanai, 2,338 square feet in all (prospectus section 2.2.1 and Lennar’s plan sheet). Lennar’s early marketing called it a “1 story” home, which is accurate: it is a single-level home on the ground floor of a two-story building.

The Verona, upper floor

The Verona is Plan B: three bedrooms, two baths, about 2,110 square feet of living space upstairs, and about 523 square feet on the ground floor for its entry and garage, with a 225-square-foot lanai, 2,858 square feet in all (prospectus section 2.2.2). Lennar’s plan sheet breaks the ground floor into a 499-square-foot garage and a 24-square-foot entry. The home is reached by its own stair from that private ground-floor entry.

Sizes, and why listings disagree

The figures measure different things. The declaration counts air-conditioned living space; the county measures a base area; early Lennar marketing used gross figures. Every price-per-square-foot figure on this page uses the county or MLS figure, which is what appraisers and the MLS use. One Casoria home, 9480 Casoria Ct unit 39102, is entered on the roll at 1,833 square feet but valued on the same grid as the other Florence homes, which reads as a data-entry slip; the county basis for the neighborhood is 1,883 to 2,099.

The three-car tandem garage

Every Verona has a “three (3) car Tandem Garage,” in the prospectus’s words (section 2.7): two cars side by side and a third behind one of them, or a car, a golf cart and storage. Every Florence has a standard two-car garage. Lennar’s 2017 web page said “every coach home includes a spacious two car attached garage,” which understates the Verona; the prospectus and plan sheet govern.

First floor or second floor?

The Florence gives you single-level living with no stairs and a lanai at ground level, and at Casoria it has sold for less: a $660,000 median over 36 months against $825,000 for the Verona. The Verona gives you about 370 more square feet under air, an upstairs outlook over the water or the preserve, a third garage bay and no one overhead, at the cost of a flight of stairs. Buyers who want to avoid stairs look first at the Florence; buyers who want the most space look first at the Verona. The declaration allows hard flooring upstairs only in foyers and baths unless the board approves sound-deadening underlayment (section 18.19), a rule that does not apply to ground-floor homes.

What you cannot change

Casoria’s buildings sit on post-tension concrete slabs. The declaration forbids any penetration of a slab without board consent and says the homes “are not designed to allow the installation of a ceiling fan, soffits or lighting in the ceiling unless the same are part of the original construction” (section 18.14). Any alteration to the exterior, including windows, doors and shutters, needs the board’s written consent (section 11.1). Ask before you plan a renovation, and read the section before you price one.

Which Addresses Are Casoria? A Building-by-Building Guide to All 17 Buildings

Casoria is every address from 9464 to 9497 Casoria Court, Naples, Florida 34113: nine odd-numbered buildings on the lake side and eight even-numbered buildings on the preserve side, numbered 30 to 46 by the county. Each building holds units x101 and x102 on the ground floor and x201 and x202 upstairs.

All 17 buildings

Sources: Collier County Property Appraiser 2026 preliminary roll and sales file (building numbers, year built, Lennar closing prices); the Collier County Elevation Certificates index and the certificate for each building (first-floor elevation, section C2.a); FEMA National Flood Hazard Layer overlaid on Collier County’s 2025 building footprints (zone split by area). The base flood elevation is 8 feet NAVD88 at every building; see the flood section for what the margins mean.

How to read a Casoria unit number

A Casoria unit number is the county building number, then the floor, then the position. Unit 46101 is building 46 (9497 Casoria Court), first floor, left-hand home: a Florence. Unit 41201 is building 41 (9484 Casoria Court), second floor, left-hand: a Verona. Listings use both the long form (“9497 Casoria Ct #46101”) and a short form (“9496 Casoria Ct #101”), and a few MLS entries mix them. Because Coach Homes I on Napoli Lane also uses county building numbers 30 to 32, a unit number such as 30101 exists in both condominiums; only the street tells them apart.

Lake side or preserve side: the $30,000 the county still counts

Lennar charged about $35,000 more for a lake-side home of the same plan, and the county has carried the difference ever since. On the 2026 preliminary roll every lake-tier Casoria home is valued exactly $30,000 above the same plan on the preserve side: $581,591 against $551,591 for a Florence and $641,423 against $611,423 for a Verona. The county puts 38 homes in the lake tier (all nine odd-numbered buildings plus the two east-facing units of 9464) and 30 in the preserve tier, and the $30,000 step is identical in every year from 2021 to 2026. In the resale market, the two $870,000 Casoria records are both lake-side Verona homes.

The ends of the street

The entry sign sits at 9460 Casoria Court, at the east end where the street meets the rest of Treviso Bay. The west end, past 9496 and 9497, is the quiet end: the last building on the south side has water and woods on its west as well as the lake behind it, and the Sabal Bay development boundary is about 52 meters beyond it.

Is Golf Included With a Casoria Home? The Recorded Answer

Golf is not included with a Casoria home. The recorded Coach Homes II Declaration, section 10.1 (OR 5186 PG 3430), says golf membership “is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium,” and no later Golf Club instrument adds Casoria. Every Casoria owner is a Master Association member with full social privileges.

This is the most important fact on the page for a buyer and for a seller, and it is the one listings most often blur. Casoria is the only Treviso Bay coach-home neighborhood whose golf status is settled by its own recorded declaration.

Section 10.1, in full

The recorded declaration reads: “10.1 Golf Club Membership not Appurtenant to Units. Golf Club membership, as defined in the Golf Club Declaration, is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium. A Unit Owner within this Condominium does not receive and is not entitled to be a Golf Club Member by virtue of their ownership of a Unit within this Condominium. Notwithstanding the fact that a Unit Owner within this Condominium is not a Golf Club Member, the Condominium is or may be located adjacent to the Golf Club facilities and to the extent that any easements, covenants, or restrictions exist in favor of the Golf Club, each Unit Owner is subject to those terms and conditions.” (Declaration, Book 5186, Page 3412, page 3430.)

The recorded wording is broader than the draft in the 2015 prospectus that some summaries quote: it adds “nor are any privileges in the Golf Club granted,” and it adds the adjacency clause.

Three more documents agree

The prospectus, section 4.10, says golf membership under the Golf Club Declaration (Book 4774, Page 2841) “is not appurtenant to any unit within this Condominium.” Lennar’s own January 2015 price and fee sheet in the same filing is headed “(NON GOLF).” And on the MLS, every one of the 14 Casoria closings in five years carries a mandatory club fee of $0.00, against a golf-dues figure on almost every Coach Homes I record (Coach Homes II prospectus and declaration).

No Golf Club instrument adds Casoria

Golf attaches to a Treviso Bay home only through the Golf Club Declaration itself (Book 4774, Page 2841, 2012), its Exhibit A, a recorded consent and joinder, or a supplemental declaration naming the property. We opened every supplemental declaration and amendment the Treviso Bay Golf Club recorded after the Casoria declaration, twelve instruments from August 2015 to May 2023, including the 2018 amended and restated Golf Club declaration (Book 5582, Page 3518). They add lots in Lipari-Ponziane and Piacere-Pavia, the Terrace VI condominium and the Peninsula lots on Montiano; none adds Coach Homes II, Tract FD-1 or Casoria Court.

Can a Casoria owner buy a golf membership?

No, not under the club’s published policy. The Treviso Bay Master Association’s 2025 FAQ states that 825 of Treviso Bay’s properties are bundled with golf membership, that “There are NO additional Golf memberships available at Treviso Bay,” and that the TPC Treviso Bay golf membership “is private and exclusive to the properties that have been selected by the developer to come with the Golf Membership.” A Casoria owner who later wants golf has to buy a golf-bundled home.

What a Casoria owner still gets

Every Casoria deed carries mandatory membership in the Treviso Bay Property Owners Master Association, and with it the community’s common facilities: the clubhouse and its dining, the Villa Rilassare pool, spa, salon and fitness campus, tennis, pickleball and bocce, and the satellite pools. There is no separate “social membership” to buy; the social privileges come with the deed under the Master Declaration. The Golf Club’s board may open the course to non-golf members under section 4.4(F) of the Golf Club Declaration, on terms the club sets.

Why listings say “social membership included”

Listing remarks for Casoria homes often read “social membership included,” and a few rental ads say “non-golf membership home.” Both describe, in marketing words, the fact the Declaration records in section 10.1. What a Casoria listing should never say is that golf is available, that golf can be added, or that the home carries an “equity” membership: Treviso Bay golf is bundled by recorded document, not sold as equity, and Casoria is not bundled.

Selling? Put section 10.1 in the listing package before a buyer asks; get a free Casoria valuation or call Jesse at (239) 898-6072. Buying and still deciding about golf? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

What Amenities Come With a Casoria Home?

A Casoria home comes with the Treviso Bay Master Association’s facilities, the clubhouse, the Villa Rilassare spa and fitness campus, the community pools, tennis, pickleball and bocce, but nothing inside Casoria itself. The Coach Homes II prospectus filed with the Declaration is explicit: “There are no recreational facilities proposed to be located within the Condominium property.”

That line is from section 2.6 of the Coach Homes II prospectus. Casoria’s owners walk or drive to the same Master facilities every other Treviso Bay owner uses, and pay for them through the Master Association assessment.

The nearest pool: Avellino Way

The closest pool to Casoria Court is the Master Association’s satellite pool at 9522 Avellino Way, 0.18 to 0.26 mile from the Casoria buildings in a straight line. The county roll records a 1,370-square-foot pool there, built in 2016, with carports and a large court slab the Property Appraiser classes as tennis. It is one of five satellite pools in Treviso Bay; the others are at 9117 Prima Way, 9720 Acqua Court and 9837 Giaveno Circle, and a fifth at 9848 Venezia Circle belongs to the Veranda I association. The Master Association’s rules govern hours and guests at all of them.

Villa Rilassare, the spa and fitness campus

The Villa Rilassare campus at 9323 Treviso Bay Boulevard is 0.33 to 0.53 mile from Casoria. The county roll records its buildings, a 6,400-square-foot pool, a smaller pool and a spa, and a 64,800-square-foot court slab. The developer’s plan in the Casoria prospectus described a fitness building, a salon and spa, an aerobics room, a café bar, a heated resort pool, a children’s pool, two bocce courts, a half basketball court and nine lighted tennis courts, eight for play and one for practice.

The clubhouse, dining and golf

The TPC Treviso Bay clubhouse at 9800 Treviso Bay Boulevard, about 1.4 to 1.5 miles from Casoria, holds the dining rooms and the golf operation; the club’s own pages describe its amenities and dining. Every Casoria owner pays the Master Association’s $750 annual food and beverage minimum, which is spent at the club’s outlets. The 18-hole TPC course, designed by Arthur Hills, is for golf members; a Casoria owner can play only as a guest of a member or when the club opens the course to non-members.

Tennis, pickleball and bocce

Tennis is at Villa Rilassare; the prospectus plan called for eight lighted playing courts. The Master rules list pickleball as a separate parking destination, and the 14,400-square-foot court slab at the Avellino Way pool is the likely site; we do not publish a court count, because no association document states one.

What there is not

There is no pool, clubhouse or gym on Casoria Court, no marina or boat slips anywhere in Treviso Bay, and no documented kayak launch. Pedestrian paths are listed among the Master common facilities, but the Golf Club may bar walking, jogging and pets on its cart paths, and the Master Declaration prohibits pets on the golf course.

What Does It Cost to Own at Casoria? The Full 2026 Fee Stack

Owning a Casoria coach home costs about $18,140 a year in association, district and dining charges in 2026: $7,368 in condominium dues, $7,420 to the Master Association, $2,602.32 to the Wentworth Estates CDD on the tax bill and the $750 dining minimum. There are no golf dues.

Data updated: September 2026. Sources: Treviso Bay Master Association 2026 Annual Fee Sheet, revised May 11, 2026; Wentworth Estates CDD FY2027 adopted budget, May 14, 2026; MLS fee fields for Casoria closings, 2023 to 2026.

The annual stack, 2026

The total excludes ad valorem property tax, the county solid-waste assessment on the tax bill, your HO-6 and contents insurance, and electricity.

Condominium dues: what the association charges

No 2026 Coach Homes II budget is published; it is available to owners through Tropical Isles Management and to buyers on request under Florida’s condominium act. The dues figure comes from the MLS fee fields that listing agents fill in, which agree across eight 2025 and 2026 closings at $1,842 a quarter. Every home pays the same dues regardless of size, because every unit carries an equal one-sixty-eighth share.

What the condominium dues pay for

The only public Coach Homes II budget is Lennar’s 2015 developer budget in the prospectus, $1,134.87 a quarter at the time. Its lines show what the dues buy: management ($180 per home per year), lawn service with fertilizer and pest control ($615), mulch, plants, irrigation and tree work, building maintenance, janitorial ($132), exterior pest control ($63.84), annual fire alarm and sprinkler inspections ($203.40) and alarm monitoring, the building insurance including flood ($1,573.08, the largest line), water and sewer, which are building-metered and a common expense ($249.96), and reserves ($953.94). The amounts are 2015 estimates; the categories are what the association still pays.

How the dues have moved

Dues rose 24 percent from 2023 to 2024 and 6.8 percent the next year, then held flat for about two years. Today’s $1,842 is about 62 percent above the 2015 developer figure.

The Master Association line, taken apart

The $7,420 Master assessment pays for the gate and community security, the common grounds and roads (Casoria’s roads and some paved parking are Master common areas, not condominium property, under prospectus section 2.8), the Villa Rilassare campus, the satellite pools, the bulk cable and internet contract ($885, or $362 for internet only), and $1,012 in reserves and capital reserve. The single-family neighborhoods pay separate Master lawn lines; the condominiums, Casoria included, pay for lawn care inside their condominium dues.

The line the MLS leaves out

The Wentworth Estates Community Development District bills Casoria homes $2,602.32 for fiscal 2027 on the county property-tax bill: $1,499.21 for operations and maintenance and $1,103.11 for debt service on the coach-home rate. Because it is on the tax bill, it never appears in the MLS “total annual recurring fees” field. A 2026 Casoria closing shows $15,538 in that field, which is exactly $7,368 plus $7,420 plus $750; the true figure is $2,602.32 higher.

Then and now

The CDD debt line fell after the district refunded its bonds in 2021; the operations and maintenance line, set each year in the district’s adopted budget, rose more than elevenfold. The 2015 debt estimate is the one Lennar disclosed in the recorded declaration, section 6.3: “no greater than approximately $1,465.15 per year per Unit.”

What we could not verify

The current Coach Homes II budget, its reserve balances and funding plan, the master insurance carrier, premium and deductibles, any special assessment and the condominium’s own estoppel and application fees are not published. They are available to an owner, and to a buyer under contract, from Tropical Isles Management; ask for them in writing.

Selling? A complete fee stack, CDD included, reads as confidence to a buyer; get a free Casoria valuation or call Jesse at (239) 898-6072. Buying? Marc will walk you through the numbers for a specific home at (239) 287-5873, or read how we represent Naples buyers.

What a Casoria Buyer Pays at Closing

A buyer of a Casoria coach home pays about $8,299 in known Treviso Bay community charges at closing in 2026: the $7,500 Master Association capital contribution, a $50 resale application, the $250 Rookery Bay grant fee, a $299 Master estoppel and a $200 post-closing set-up fee. There is no Golf Club capital contribution.

The one-time charges, from the 2026 fee sheet

A buyer of the same plan at Coach Homes I pays the $7,500 Golf Club contribution on top, $15,799 in known charges.

The “$3,750 transfer fee” is not a fee

Some market summaries show a “$3,750 transfer fee” for Treviso Bay coach homes. It is a statistical artifact of an MLS fee field in which some agents enter the $7,500 Master contribution and others leave it at zero; a median taken across both lands on half of $7,500. The Casoria MLS transfer-fee field tracks the Master capital contribution through time, $4,000 in 2023, $5,000 in 2024 and $7,500 in 2025 and 2026, and the Master fee sheet is the document to rely on.

The Rookery Bay fee, explained

The $250 fee on every Treviso Bay transfer is an environmental grant fee that the Master Declaration collects for the resource management of Rookery Bay National Estuarine Research Reserve lands, now administered through Friends of Rookery Bay under the 2021 restated Master Declaration (Book 5934, Page 2738). It was $250 when Lennar sold the homes and it is $250 today.

Who pays what

The contract decides. The Treviso Bay fee sheet names the charges, not the party that pays them, so settle each one in the contract before the first offer is signed.

Property Taxes at Casoria, and How the County Values These Homes

Property taxes on a Casoria coach home ran a median of $5,990.87 on the 2026 preliminary roll, against $7,000.14 at Coach Homes I. The county’s 2026 preliminary just values are $551,591 to $641,423 per home, set by plan and by lake or preserve side, and the Wentworth Estates CDD’s $2,602.32 is billed separately on the same tax bill.

Data updated: September 2026. Source: Collier County Property Appraiser data files, tax years 2021 to 2025 certified and 2026 preliminary, read from the county’s published data release. For any single parcel, see the Collier County Property Appraiser.

The 2026 preliminary values

The county values every Coach Homes I home of a plan identically; it values Casoria on two tiers, with the lake tier exactly $30,000 higher in every year since at least 2021.

Casoria’s median value, year by year

The county caught up with the golf premium in 2025

The market re-priced the golf-bundled coach home (Golf Club Declaration, OR 4774 PG 2841) in the spring of 2022; the county’s mass appraisal did not follow until tax year 2025, when the gap between a Coach Homes I home and a Casoria home jumped from $75,000 to $204,505. For a Casoria owner that is good news on the tax bill: the county values your home from Casoria sales, not from the golf-bundled homes a half mile away.

Homestead, and what a buyer’s tax bill will look like

About a third of Casoria homes carry a homestead exemption. Florida’s Save Our Homes cap limits how fast a homesteaded owner’s assessed value can rise, and the cap resets to the just value when the home sells. A buyer should therefore budget from the just value and the current millage, not from the seller’s bill, and should add the $2,602.32 CDD line, which appears on the tax bill as a non-ad valorem assessment.

Governing Documents: The Declaration, Its 17 Phase Amendments and the 2018 Grill Amendment

Casoria is governed by one recorded declaration, Coach Homes II at Treviso Bay’s (Book 5186, Page 3412, 2015), sixteen phase amendments that added its buildings, and a single owner-adopted amendment in 2018 that allowed grills. Above it sit the 2021 restated Master Declaration and the Wentworth Estates CDD.

The document stack, from the bottom up

The declaration says that where it conflicts with the Master or Golf Club declarations, the condominium declaration prevails; the Master Declaration lets neighborhoods be stricter than the Master on pets, parking, architecture and leasing. In practice the stricter rule applies to a Casoria owner.

The 2018 grill amendment

The recorded declaration originally said “Barbecue grills are prohibited on any portion of the Condominium” (section 18.3). At a special membership meeting on July 23, 2018, the owners replaced it. The amended section 18.3, recorded August 6, 2018 (Book 5540, Page 2054), lets owners use a grill only on their own driveway, at least 10 feet from any part of the building; store it only in their garage; use propane only in one-pound cylinders, no more than two in a garage; and bring a charcoal grill back into the garage only when it is cold, all subject to the Greater Naples Fire Rescue District’s outdoor cooking rules. Older summaries that say grills are banned at Casoria are out of date.

Amending the declaration

Most amendments need a majority of the voting interests present at a meeting with a quorum plus two-thirds of the board, or 80 percent of the voting interests present (section 7.1.3). The grill change is the only owner-adopted amendment recorded in the association’s 11 years. Certain disputes go to the mandatory non-binding arbitration of Florida Statutes section 718.1255 (bylaws section 16).

The developer clause buyers never read

Section 8.8 requires the association to give Lennar written notice and access before pursuing any construction-defect claim, with $250,000 in liquidated damages if it does not. That is a developer-protective clause common to Lennar declarations of the period; it matters only if a building-envelope defect ever surfaces.

Maintenance: who fixes what

Liens and collections

Four association liens have been recorded against Casoria homes since 2015, on three homes: one in 2018 and one in 2019 on the same home, and two in August 2025. All four were satisfied, the 2025 pair within five weeks. That is a clean collection record for a 68-home association over 11 years, and it is one of the things an estoppel certificate confirms for a specific home.

Who manages Casoria

Coach Homes II at Treviso Bay Condominium Association, Inc. is run by a three-member owner board and managed by Tropical Isles Management of Fort Myers, its registered agent and principal address since December 14, 2017 and re-confirmed on the 2026 annual report filed April 13, 2026. The Treviso Bay Master Association’s realtor information page routes Master estoppels and resale applications.

Is Casoria a 55-Plus Community?

No. Casoria is an all-ages condominium in an all-ages community. The Coach Homes II prospectus states “There is no restriction on minors residing in the Condominium” (section 6.1), the declaration’s definition of family includes children and grandchildren (section 18.17), and the declaration contains no housing-for-older-persons language.

We searched the declaration text for “older person,” “55 years” and “fifty-five” and found nothing. Treviso Bay as a whole is not age-restricted either. If you see Treviso Bay described as a 55-plus or retirement community, the description is wrong; many owners are retirees and seasonal residents, but nothing in the recorded documents limits who may live here.

Can You Rent Out a Casoria Home? Leasing Rules

Yes. A Casoria owner may lease the whole home under a written lease of at least 30 days, up to four times in any 12 months under the 2021 Master Declaration, with each lease filed with the Master Association 15 days before it starts and a $100 application fee per adult. Short-term vacation rental is not allowed.

The condominium layer, declaration section 18.9

“No portion of a Unit (other than an entire Unit) may be rented. All leases shall be in writing.” Each lease must be for a minimum of one month or 30 days, whichever is less; tenants must follow the declaration and rules; and the association may reject a lease on the screening ground the declaration names. The declaration has no annual cap of its own and no condominium-level lease approval, and the bylaws let the association charge the maximum transfer fee the condominium act allows and hold a tenant deposit where the act permits.

The Master layer, section 5.3

The 2021 restated Master Declaration sets the operative limits: a minimum of 30 consecutive days, no more than four leases in any 12-month period, the lease delivered to the Master Association 15 days before the term, and a $100 application fee per adult. The recorded Master text has also required at least 30 days between the start of one lease and the next, barred subleasing and assignment, and let the association treat a non-conforming lease as void; confirm the current wording with the Master Association before you sign a lease.

Tenants and the amenities

A tenant uses the Treviso Bay facilities only if the owner transfers the social privileges for the lease term, and while the privileges are transferred the owner may use the facilities only as a guest. The 2026 fee sheet sets the social transfer fee by lease length, from $400 for one month to $800 for five months or more and $850 for an annual lease. There is no golf transfer for a Casoria tenant, because there is no golf membership to transfer.

What Casoria rents for

We do not publish a rent figure: rents are not a public record, and the few figures that surface in search come from portals and listing sites we do not cite. For a rent estimate on a specific home, call us; we price rentals from the MLS lease records, which are available to licensees.

Pet Rules at Casoria: Two Animals, No Weight Limit

A Casoria owner may keep up to two animals in the aggregate, domestic cats or dogs, under declaration section 18.13, with no weight limit. The 2021 restated Master Declaration allows three and bans pit bulls and other aggressive breeds; the condominium’s stricter count of two governs on Casoria Court.

The condominium rule, section 18.13

Up to two animals, domestic cats and/or dogs only, unless the breed is prohibited by a county, city or other ordinance; the board may prohibit other breeds it considers dangerous. Fish and two indoor birds are allowed. Pets must be on a leash of no more than six feet on the common elements, may not be left unattended on a lanai, and reptiles, poultry and livestock are not allowed. Owners may bar pets in their leases, and the rules apply to visiting pets.

The Master rule, section 5.14 of the 2021 restatement

The 2021 restated Master Declaration, section 5.14 (Book 5934, Pages 2757 to 2758), allows “not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs,” with no weight limit; prohibits pit bull and pit bull mix dogs and other recognized aggressive breeds regardless of size or weight; allows fish and two indoor birds; requires a six-foot leash in the common areas; and prohibits pets on the golf course property. The 30-pound limit quoted in older summaries was the 2012 text, superseded in 2021.

Which rule applies

Both do, and the stricter provision governs. On Casoria Court that means two cats or dogs, no weight limit, no pit bulls or other aggressive breeds, and any breed the board has designated. If you have a specific animal in mind, ask the association in writing before you close.

Parking, Grills, Shutters and the Everyday Rules at Casoria

Casoria’s everyday rules come from its declaration and the Master rules: cars in the garage or driveway, commercial vehicles, boats and trailers only inside the garage, grills on the driveway only, bicycles inside, board-approved hurricane shutters closed no earlier than 48 hours before a storm, and no more than two occupants per bedroom.

Parking and vehicles

Outside the garage you may park only non-commercial passenger vehicles with current registration; nothing inoperable for more than 48 hours; no repairs except emergencies. Commercial vehicles, campers, motor homes, trailers, boats and vans must be kept inside the enclosed garage, with an exception for SUVs up to 19 feet and clean pickups or vans up to three-quarter ton used as daily transportation (section 18.12). The Verona’s tandem third bay is the practical answer for a golf cart or a second small vehicle.

Hurricane shutters

Shutters must be of the board-approved type and color. Panel, accordion and roll-up shutters may be closed no earlier than 48 hours before an expected hurricane and must be opened within 72 hours after the watch or warning ends, or the association may open them at the owner’s cost (sections 18.2 and 18.20). Owners who are away must name a person or firm to handle their shutters and give the name to the association. Six owner permits for shutters, impact windows and doors were issued on Casoria Court from 2020 to 2025.

Occupancy, home offices and guests

A Casoria home is a single-family residence. A home office is allowed if no clients or business invitees come to it; one family may occupy the home at a time, and occupancy is limited to two people per bedroom apart from visiting guests (section 18.17). Under the Master Declaration, when the owner is away, guests must be registered with the Master Association in advance.

Alterations and signs

Any change to the exterior of the home or the common elements, including windows, doors, shutters and the impact-resistant glass, needs the board’s written consent (section 11.1), and the Master Architectural Review Committee has its own approval process for anything visible from outside. For sale signs follow the Master’s single sign design, and speeding inside Treviso Bay is enforced by traffic cameras under the Master rules.

Is Casoria in a Flood Zone? Elevation Certificates for All 17 Buildings

Casoria is in FEMA flood Zone AE with a base flood elevation of 8 feet on the current map, effective February 8, 2024: 15 buildings wholly, and 9468 and 9472 Casoria Court partly, in shaded Zone X. The surveyed first floors run 7.74 to 8.84 feet, so 8 of the 17 buildings now sit 0.06 to 0.26 feet below the base flood elevation.

Data updated: September 2026. Sources: FEMA National Flood Hazard Layer, panel 12021C0603J; the FEMA preliminary layer, panel 12021C0603K; Collier County’s elevation certificate index and the 17 certificates themselves; Collier County’s 2024 flood zone layer and 2025 building footprints.

The map moved under Casoria

Every Casoria building was certified when finished, from August 2015 to March 2017, against the 2012 flood map, panel 12021C0603H, which put Casoria in Zone AE with a base flood elevation of 6 feet. At completion every first floor sat 1.74 to 2.84 feet above that line. The current map, panel 12021C0603J, effective February 8, 2024, raised the base flood elevation to 8 feet at every Casoria building. The buildings did not move; the line did, and the margin is now between 0.26 feet below and 0.84 feet above.

The surveyed elevations, building by building

All elevations in feet, NAVD88, from section C2 of each county-filed FEMA elevation certificate, surveyed by Stantec for Lennar. Each certificate is linked in the building guide above.

What the margins mean

Nine buildings (30 to 35 and 40 to 42), 36 homes, have first floors at or above today’s 8-foot line; eight buildings (36 to 39 and 43 to 46), 32 homes, are 0.06 to 0.26 feet below it. Buildings 32 and 33, at 8.84 feet, are the highest on the street, and building 36 (9477) at 7.74 is the lowest. The elevation that matters for a flood policy is the first-floor elevation on the certificate, and a certificate is the first document to order for any Casoria home.

The garages sit lower

Each certificate records about 1,700 square feet of attached garage per building and no flood openings. The garage slabs, 7.24 to 8.34 feet, are below today’s base flood elevation at 15 of the 17 buildings; only buildings 32 and 33 are above it. FEMA treats an attached garage with a slab below the base flood elevation as an enclosed area that needs flood openings. When the buildings were finished the slabs were 1.2 to 2.3 feet above the 2012 line, so none were needed. Today the practical effect falls on garage contents, which are an owner’s responsibility, and on any future rebuild; ask Collier County Floodplain Management at (239) 252-2942 how the current rules would apply to a specific building.

Two buildings straddle the zone line

Overlaying the FEMA zones on Collier County’s 2025 building footprints puts 9468 Casoria Court (building 33) 64 percent in shaded Zone X and 36 percent in AE, and 9472 Casoria Court (building 35) 90 percent in Zone X and 10 percent in AE. A point test at the building’s address point puts both in Zone X, which is why some flood lookups report Zone X for them. Ask your lender how its flood determination treats a building whose footprint touches the AE zone. These two are also among the highest buildings on the street, at 8.84 and 8.44 feet, which makes a Letter of Map Amendment at least worth asking a surveyor about.

The preliminary map to watch

FEMA’s preliminary panel 12021C0603K, dated March 20, 2025, keeps Casoria in AE with an 8-foot base flood elevation and draws the same split through buildings 33 and 35. There is no letter of map change on any Casoria building on the effective map. Re-check the map status at closing.

Air-conditioning pads and the one-foot rule

The certificates put the lowest machinery, the air-conditioning pads, at 7.54 to 8.93 feet, below 8 feet at 9 of the 17 buildings. Collier County’s floodplain rules require new and replacement machinery to be elevated to the base flood elevation plus one foot, 9.0 feet here, so every Casoria pad as surveyed is below the level a replacement would need. Eighteen air-conditioning replacements were permitted on Casoria Court from 2021 to 2025; whether any was raised is not in the permit files. Ask the seller for the replacement permit and where the new unit sits.

Evacuation Zone A, and how close the water has come

All 17 buildings are in Collier County hurricane Evacuation Zone A, on both the county layer and the state’s Know Your Zone layer, and the nearest listed potential shelter is Lely High School, about 3 miles and 11 minutes away. Every building was finished before Hurricane Irma in September 2017 and has been through Irma, Ian, Idalia, Helene and Milton. The nearest U.S. Geological Survey high-water mark from Irma, a debris line at the Isles of Collier Preserve 0.83 mile away, was surveyed at 3.36 feet NAVD88; the nearest Ian marks, near Henderson Creek 3.8 miles away, were 6.38 and 6.39 feet (USGS high-water marks). No mark was surveyed on Casoria Court, so those figures are for scale only, not proof the street stayed dry. Collier County’s issued-permit files from 2020 to August 2026 show no storm-repair, roof or structural permit on any Casoria building.

Wind design

On the Florida Building Code 8th edition maps published by Collier County, Casoria’s site design wind speeds are 152 mph for Risk Category I, 166 mph for Category II and 179 mph for Category III. The buildings were permitted from January 2015 to September 2016, across the change from the 2010 to the 2014 edition of the code. The declaration’s reference to the homes’ “impact resistant glass windows and sliding glass doors” (section 11.1.6) indicates impact glazing from construction, and the Collier County Community Rating System class of 5 gives National Flood Insurance Program policies a 25 percent discount.

Selling? Have your building’s elevation certificate and a flood quote ready before the first showing; get a free Casoria valuation or call Jesse at (239) 898-6072. Buying? Marc can pull the certificate for any Casoria building before you tour it: (239) 287-5873, or read how we represent Naples buyers.

Insurance for a Casoria Coach Home: Master Policy, HO-6 and Flood

At Casoria the association insures the buildings to full replacement cost and the owner insures everything inside the home with an HO-6 policy, including at least $2,000 of loss-assessment coverage. Lennar’s 2015 budget included flood insurance on the buildings (Declaration section 15); the owner’s flood policy covers contents and the owner’s portion.

Who insures what

The association insures each building at 100 percent of its full insurable replacement value, set by an independent appraisal at least every 36 months, excluding floor, wall and ceiling coverings, furniture, electrical fixtures, appliances, water heaters and built-in cabinets (declaration section 15.3.1). Premiums are a common expense. The owner insures everything the association does not: coverings, fixtures, appliances, the water heater, cabinets and every owner improvement, and must carry special-assessment coverage of at least $2,000 per occurrence (section 15.9), the same minimum Florida Statutes section 627.714 sets.

Flood insurance on the buildings

The declaration makes building flood insurance an association option (section 15.3.4, “if Association so elects”), but Lennar’s disclosures committed to it: the purchase-agreement disclosure says the association “shall maintain” flood coverage where the common elements are in a special flood hazard area, the price sheet says “The Condominium Association will purchase flood insurance to cover the building portion that the association is responsible to insure,” and the 2015 budget line reads “INSURANCE (PROPERTY & LIABILITY, Incl Flood)” (punctuation ours) at $1,573.08 per home per year. Today’s carrier, limits and deductibles are not public; ask for the declarations pages. Under the National Flood Insurance Program’s residential condominium building policy, the maximum building coverage is $250,000 per unit, $1,000,000 for a four-home building.

Flood insurance for the owner

Because 15 buildings sit wholly in AE and two partly, a federally backed mortgage on a Casoria home will generally require flood coverage. The price sheet told Lennar’s buyers that it would be “up to the Buyer to purchase coverage for their portion of the building … and their personal property.” A Casoria owner insured by Citizens is not caught by the 2027 rule that brings every Citizens residential policy under a flood requirement: Citizens states that condominium unit-owner policies are not required to buy flood coverage. Buy it anyway if your ground floor is one of the 32 homes below today’s base flood elevation.

Features an underwriter will ask about

Post-tension concrete slabs, impact-resistant windows and sliding doors, a monitored fire-alarm system and fire sprinklers (the association budget carries annual alarm and sprinkler inspections, and a unit sprinkler permit was issued in 2022), and a roof from 2015 to 2017. A wind-mitigation inspection on the state’s OIR-B1-1802 form documents what applies to the unit.

Does Casoria Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Casoria’s buildings are two stories. Florida’s milestone inspection law applies to condominium buildings three habitable stories or more, and the structural integrity reserve study requirement to buildings three habitable stories or higher. Collier County’s milestone registry lists no Casoria building.

The statutes

Florida Statutes section 553.899(3)(a) requires a milestone inspection for “a building that is three habitable stories or more in height” under condominium ownership. Section 718.112(2)(g)1 requires a structural integrity reserve study “for each building on the condominium property that is three habitable stories or higher,” and (g)5 states that the paragraph “does not apply to buildings less than three stories in height.”

The county’s registry

Collier County’s milestone buildings list (January 2026) contains no Casoria Court building, and the county’s milestone map layer returns no point on the street, while it does list the four-story Terrace buildings elsewhere in Treviso Bay. Casoria lies inside the county’s three-mile saltwater buffer, which shortens the inspection clock for covered buildings, but it is not a covered building.

What still applies

Casoria must still budget reserves for roof replacement, building painting and pavement resurfacing, “regardless of the amount,” under section 718.112(2)(f). Because it is not an association required to have a structural integrity reserve study, its owners may vote, by a majority of the total voting interests, to fund less or no reserves in a given year. Ask for the current reserve schedule and any waiver votes; a waived reserve is a future special assessment.

Roofs, Paint and Permits: Casoria’s Maintenance Record

Casoria’s buildings still carry their original 2015 to 2017 roofs. Collier County’s issued-permit files from January 2020 to August 2026 show about 50 permit records on Casoria Court and none for a roof, structural repair, painting or storm damage; the association has recorded no notice of commencement for a building project.

What the county permit files show

Source: Collier County monthly issued-permit reports, January 2020 to August 2026, 50 records. The county publishes no issued file for June 2021 or December 2023, and its April 2024 file repeats March.

The roof question

Lennar’s 2015 reserve plan budgeted a roof replacement of $474,300 across the 17 buildings over a 30-year life, building painting of $170,000 every four years and paving of $163,948 over 25 years, $808,248 in all, funded at $64,867.92 a year across 68 homes. The roofs are 9 to 11 years old, and no re-roof is due on that schedule for many years. The four-year painting cycle is a different matter: no painting permit or association notice appears in the record we could search, so ask when the buildings were last painted and what the reserve holds for the next cycle.

Notices of commencement

The Clerk’s index for Coach Homes II holds 18 notices of commencement: three filed by Lennar during construction in 2016 and 15 filed by owners, mostly for hurricane shutters and impact products. None was filed by the association.

Which Schools Serve Casoria Addresses?

Every Casoria address, 9464 to 9497 Casoria Court, is zoned for Manatee Elementary School, Manatee Middle School and Lely High School in the Collier County Public Schools attendance files for both 2025-26 and 2026-27. The district’s published 2026 grades are A, A and B.

The assigned schools

Assignments are from the district’s attendance zone files, tested at all 17 building points; grades are from the district’s 2025-2026 School and District Grades; drive times are free-flow routing estimates and run longer in season. Collier County Public Schools does not guarantee assignment by address; confirm with Student Assignment at (239) 377-0540 before you rely on a school.

What Is Next Door? Zoning and Land Around Casoria Court

Casoria sits inside the Wentworth Estates planned unit development (Ordinance 03-51, as amended by Ordinance 13-45), in the county’s Urban Coastal Fringe land-use subdistrict. It is bordered by a district lake, a Master Association tract and a large district preserve, and the neighboring Sabal Bay development’s boundary is about 52 meters from the westernmost building.

The neighbors, measured

Distances are from the county building points to the parcel and zoning polygons on the Florida statewide cadastral layer and the county GIS services.

The small Lennar parcel

The state parcel roll still shows Lennar Homes LLC as owner of a 39,204-square-foot parcel on the Ponte Rialto plat, 21 meters from the Casoria buildings, classed as non-agricultural acreage, and the county elevation certificates for all 17 Casoria buildings were filed under that parcel’s number. Whether it is a residual developer tract or a stale roll record is not settled by any document we found; a buyer’s title work will show whether it matters to a specific unit.

The 2025 Wentworth Estates action is not about Casoria

The only 2025 to 2026 action on the Wentworth Estates PUD, a December 2025 Hearing Examiner decision (HEX 25-50), concerns a commercial tract on the US 41 frontage that is also called “Tract FD-1.” It is a different tract on a different plat from Casoria’s Tract FD-1 of Ponte Rialto. Do not let the shared label confuse a title search.

Development on the other side of the line

To the west and northwest, the county’s project layer shows later phases of Isles of Collier Preserve, including its Phase 14, on land zoned under the Sabal Bay mixed-use PUD (Ordinance 05-59, as amended). The county’s site-development-plan record for Casoria itself is a joint one, filed together with Trevi’s.

Daily Logistics at Casoria: Gate, Trash, Mail and Utilities

Daily life at Casoria runs through Treviso Bay’s main gate at 9050 Treviso Bay Boulevard, Collier County curbside collection on Monday and Thursday, a central mailbox kiosk, county water and sewer paid through the condominium dues, and individually metered Florida Power & Light electric service.

Gate and guests

Casoria is reached through the main gatehouse at 9050 Treviso Bay Boulevard, 0.57 to 0.77 mile from the street. Guests and vendors are authorized at the gate in advance under the Master Association’s gate procedures, construction work is limited to 7 a.m. to 5 p.m., Monday through Saturday, under the Master rules, and speed inside the community is enforced by traffic cameras. A second gatehouse on Corso Bello Drive is for owners only.

Trash and recycling

Collier County’s service-day layer puts Treviso Bay, Casoria included, in collection District 1: garbage Monday and Thursday; recycling, yard waste and bulk items Monday. Carts go out after 6 p.m. the night before and back in by 6 a.m. the next day, under the county’s residential collection rules. The service is paid through the county’s solid-waste assessment on the property-tax bill, not through the dues.

Mail, water, power and internet

Moving in

The Master Association’s new-member packet set move-in hours of 9 a.m. to 5 p.m. daily; confirm the current hours with the Master office before you book a truck. A resale buyer’s Master application ($50) and the association estoppels are the paperwork that has to be finished before closing.

Casoria vs Di Napoli: Which Treviso Bay Coach Home Is Right for You?

Casoria and Di Napoli are Treviso Bay’s two coach-home neighborhoods, built by the same builder to the same plans. Casoria’s 68 Coach Homes II homes (2015 to 2017) carry no golf by recorded Declaration (OR 5186 PG 3430) and trade about $275,000 below Coach Homes I, the 116 golf-bundled Di Napoli homes (2012 to 2015) by the main gate.

Data updated: September 2026.

Side by side

Sources: county roll, recorded declarations and the 2026 fee sheet; MLS as described in the Market Snapshot. For Coach Homes I’s own records, see our Di Napoli at Treviso Bay guide.

Who should choose which

Choose Casoria if you want the Treviso Bay coach home, the gate, the clubhouse and the spa, and you do not play golf, or play rarely enough that guest rounds will do: you save roughly $275,000 on the purchase and about $5,000 a year in golf dues, and you get the newer buildings, the lake or the preserve out back and a quieter street. Choose Di Napoli’s Coach Homes I if you will play golf regularly: a membership cannot be bought at Treviso Bay except with a bundled home (Golf Club Declaration, OR 4774 PG 2841), so the premium is the price of access, and Coach Homes I also puts you closer to the gate and its shaded Zone X map designation. If you want more space than either coach home and no golf, the 12 Taylor Morrison homes on Prima Way are worth a look when one comes up.

What each owner group should watch

Casoria owners should watch the thin flood margins on eight buildings, the painting and roof reserves on a condominium with no recorded building project since 2017, and the gap to Coach Homes I, which is set by golf demand and could narrow or widen. Coach Homes I owners hold an asset whose value tracks the club’s dues, policies and demand. Both groups share the same Master Association, CDD and gate.

Selling either coach home? Your buyer is comparing the two, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, track both. Get a free Casoria valuation or call Jesse at (239) 898-6072. Buying and undecided? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

What We See When We List and Show Treviso Bay Coach Homes

When we list or show a Casoria coach home, we build the work around three questions every Casoria buyer has to settle: whether golf comes with the home (Declaration section 10.1), what it really costs each month, and whether it backs onto the lake or the preserve. Our preparation for a Casoria listing answers all three with documents before the first showing.

Before we price a Casoria home

We pull every Casoria sale of the same floor from the MLS and the county roll, including the off-MLS county records, and adjust for the lake or preserve side, the floor, the condition and the season. We use Coach Homes I sales only with an explicit golf adjustment, because a buyer comparing the two will make that adjustment whether or not the listing does.

Before the home goes on the market

We assemble the documents a Casoria buyer will ask for: the recorded declaration with section 10.1 marked, the 2018 grill amendment, the 2026 Master fee sheet with the full annual stack including the CDD line, the building’s elevation certificate, the association’s budget and reserve schedule from Tropical Isles, and the air-conditioning and shutter permits for the home. A complete package reads as confidence, and in a neighborhood with no competing listing, confidence is what holds the price.

During showings

We walk buyers to the back of the building to see the lake or the preserve, open the garage to show the tandem third bay on a Verona, and point out the distance to the Avellino Way pool and the Villa Rilassare campus. We answer the golf question directly with the declaration, because an unclear answer on golf is the fastest way to lose a Casoria buyer to a Di Napoli listing.

Why this is the work, not a pitch

None of this is secret: every document is a public record linked on this page. What we add is the discipline of putting it together before the buyer asks, for a neighborhood where, on September 23, 2026, there was not one competing listing to compare against.

Honest Pros and Cons of Buying at Casoria

Casoria at Treviso Bay offers the Treviso Bay coach home, gate, clubhouse and spa at about $275,000 less than its golf-bundled twin (OR 4774 PG 2841), with newer buildings and no golf dues. Its costs are no golf, ever, thin flood margins on eight buildings and a thin market. Here is the full list.

Pros

• The Treviso Bay coach home for about $275,000 less than the identical golf-bundled home, on matched resales since 2022.
• No golf dues and no golf capital contribution: about $5,350 a year and $7,500 at closing that a Coach Homes I buyer pays.
• Newer buildings, completed 2015 to 2017, with impact-rated windows and sliding doors referenced in the declaration.
• A private-feeling street: one cul-de-sac, 17 buildings, a lake or a large preserve behind every home.
• Three-car tandem garages on every upper-floor Verona.
• No milestone inspection or SIRS obligation for two-story buildings.
• Full Treviso Bay social privileges, including the clubhouse, spa and pools, through the Master Association.
• Thin supply: zero active listings in September 2026 and nearly half the homes never resold.

Cons

• No golf, and none can be added: the club states that no additional memberships are available.
• Thin flood margins: eight buildings sit 0.06 to 0.26 feet below today’s base flood elevation, and 15 garage slabs sit below it.
• Evacuation Zone A, like the rest of Treviso Bay.
• Farther from the gate than Coach Homes I, about 0.68 mile.
• Dues rose 33 percent from 2023 to 2026, and the current budget and reserves are not public.
• Original roofs and a four-year painting cycle with no recorded association building project since 2017, which makes the reserve schedule the document to read.
• A thin market: with three sales in 12 months, a single sale moves the median.

How to Buy at Casoria: A Due-Diligence Checklist

Buying a Casoria coach home means buying a condominium unit inside a master association and a community development district, so the due diligence runs on three levels: the unit and its building, the Coach Homes II association, and the Treviso Bay Master Association and CDD. The documents below cover all three.

The documents to request

1. The recorded declaration and every amendment, including the 2018 grill amendment (Book 5540, Page 2054).
2. The current Coach Homes II budget, reserve schedule and any reserve-waiver votes from the last three years.
3. The association’s master insurance declarations pages, including any flood policy and the wind deductible.
4. Both estoppel certificates: Coach Homes II (Tropical Isles) and the Treviso Bay Master Association.
5. The building’s elevation certificate (linked in the building guide above) and a current flood quote.
6. The home’s air-conditioning, shutter and window permits, and any interior building permit.
7. The CDD assessment on the current tax bill.
8. The Florida condominium disclosure documents the seller must deliver under section 718.503.

The questions to ask the association

• When were the buildings last painted, and what does the reserve hold for the next cycle and the roofs?
• Is any special assessment planned or under discussion?
• What are the current pet, leasing and parking rules adopted by the board?
• Does the association carry flood insurance on the buildings today, and at what limit?

Financing

A Casoria purchase is a condominium purchase, so a lender will review the project as well as the buyer; the Fannie Mae condominium project questionnaire is the form most associations are asked to complete. FHA approval status can be checked on the HUD condominium lookup; we do not assert it here. Flood coverage will generally be required for a mortgage on a home in these buildings.

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

If you’re searching for a Casoria listing agent, or thinking, ‘I need someone to sell my Casoria home…’, start with the fact that shapes every Casoria sale: your buyer can usually buy only your home on Casoria Court, but can also buy an identical golf-bundled coach home at Di Napoli (Golf Club Declaration, OR 4774 PG 2841), and the listing that answers golf, cost and flood with documents is the one that holds its price.

McGreevy and Comisar bring these credentials to every Casoria 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 Casoria sales, last 36 months

In the last 36 months, September 23, 2023 to September 23, 2026, Casoria has seen 12 MLS resales totaling $8,828,000, with a median of 38.5 days on market and a median sale-to-list ratio of 97.7 percent, plus one qualified sale recorded with the county off the MLS. In the trailing 12 months alone there were three MLS resales totaling $2,150,000, at a $660,000 median, a median of 1 day on market and 98.4 percent of list. The highest Casoria price on record, $870,000, has been paid twice, both times for a lake-side Verona. Data updated: September 2026.

What makes selling at Casoria different

Four things. First, golf: a Casoria listing has to say plainly that the home is not golf-bundled, cite Declaration section 10.1, and sell what the buyer does get, because a buyer who discovers the answer late walks to Di Napoli. Second, the floor and the side: Verona homes have sold for about $165,000 more than Florence homes over 36 months, and the county still counts a $30,000 lake premium, so the right comparable is the same floor on the same side. Third, the fee stack: present all $18,140 of it, CDD included, and show the buyer the $5,350 in golf dues they are not paying. Fourth, flood: have the building’s elevation certificate and a flood quote in hand, because eight of the 17 buildings now sit just below the 2024 base flood elevation and a buyer’s lender will ask.

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

Request your free Casoria home valuation. We price against Casoria sales of the same floor and the same side from the MLS and the county roll, adjusted for condition and season, and we show you the Coach Homes I reference point with its golf adjustment so you can see where your buyer will look.

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

How fast do Casoria homes sell?

The 36-month median is 38.5 days on market, and two of the three trailing-12-month sales went under contract in one day. Over five years the median is 53.5 days, because four listings in 2025 and 2026 took more than 100 days; all four closed below their final list price.

Should I price my Casoria home off Di Napoli sales?

Only with the golf adjustment. Coach Homes I homes are the same plan and size, but they carry a bundled golf membership under the Golf Club Declaration (OR 4774 PG 2841), and matched sales of the same plan have run about $274,375 apart since 2022. Casoria sales of the same floor are the primary comparables.

Does it matter whether my home is on the lake or the preserve side?

Yes. Lennar charged about $35,000 more for the lake side, the county values every lake-side home exactly $30,000 higher than the same plan on the preserve side, and both $870,000 Casoria records are lake-side Verona homes.

Should I sell furnished?

Roughly two-thirds of Casoria homes carry no homestead exemption, and many buyers are seasonal, so a turnkey sale can widen the pool. Price the furniture separately in the contract so it does not muddy the appraisal.

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

No. Both statutes apply to buildings three stories or more, and every Casoria building is two stories. Your buyer will still ask for the reserve schedule, the roof age and the last painting date.

What is the best time of year to list a Casoria coach home?

Most Casoria buyers are seasonal, so January through April brings the most showings. The 36-month record also shows quick sales in February, June, October and November, so 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 Casoria 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, Casoria Buyer Edition

These are the questions buyers search for and ask about Casoria, harvested from Google’s suggestions and People Also Ask results for Treviso Bay coach homes and for every Casoria Court address. Each answer traces to a record cited on this page; where the record does not answer the question, we say so.

What is Casoria at Treviso Bay?

Casoria at Treviso Bay is a neighborhood of 68 two-story coach homes in 17 buildings on Casoria Court inside Treviso Bay, Naples, Florida 34113. Its recorded name is Coach Homes II at Treviso Bay, a Phase Condominium, built and sold by Lennar from 2015 to 2017.

Is Casoria the same as Coach Homes II at Treviso Bay?

Yes. “Casoria” is the street and the MLS label; Coach Homes II at Treviso Bay, a Phase Condominium, is the recorded condominium (Book 5186, Page 3412) and the name on the association, the county roll and the insurance policy. There is no other Casoria entity.

Where is Casoria Court in Naples, FL?

Casoria Court is a single east-west cul-de-sac inside the gates of Treviso Bay, off Treviso Bay Boulevard, about 0.6 to 0.8 mile in a straight line from the main gate at 9050 Treviso Bay Boulevard on US 41 East, in ZIP 34113. It runs between a lake on the south and a wetland preserve on the north.

Which buildings are on Casoria Court?

Seventeen: 9464, 9465, 9468, 9469, 9472, 9473, 9476, 9477, 9480, 9481, 9484, 9485, 9489, 9492, 9493, 9496 and 9497 Casoria Court. The odd numbers are on the lake side and the even numbers on the preserve side. The building guide above lists each one with its county number, prices and flood elevation.

How many coach homes are in Casoria?

Sixty-eight, four in each of 17 buildings. The Phase 16 amendment recorded March 21, 2017 states “there are a total of sixty-eight (68) Units in the Condominium,” and the county roll carries exactly 68 unit parcels.

When were the Casoria coach homes built?

From 2015 to 2017. The county roll dates four buildings to 2015, ten to 2016 and three to 2017; the elevation certificates were signed from August 27, 2015 to March 9, 2017; and Lennar’s closings ran from September 17, 2015 to April 28, 2017.

Who built Casoria?

Lennar Homes, LLC, which declared the condominium, built all 17 buildings and sold all 68 homes. Lennar marketed Casoria and Coach Homes I together as “Treviso Bay: Coach Homes.”

How do I read a Casoria unit number like 46101 or 41201?

The first two digits are the county building number (30 to 46), the third is the floor (1 or 2) and the last two the position. Unit 46101 is building 46 (9497 Casoria Court), first floor, left: a Florence. Unit 41201 is building 41 (9484 Casoria Court), second floor, left: a Verona.

Is Casoria at Treviso Bay related to Casoria, Italy?

Only by name. Casoria at Treviso Bay is a street of Lennar coach homes in Naples, Florida; Casoria is also a town near Naples, Italy, and a plan name some national builders use. Pair “Casoria” with “Treviso Bay” or “Casoria Court, Naples FL” when you search.

What is a coach home in Naples, Florida?

In Naples, a coach home is a home in a two-story building of four, two on the ground floor and two upstairs, each with its own attached garage and private entry. At Casoria each coach home is a condominium unit, owned in fee simple with a share of the common elements.

Is a Casoria coach home a condo, a townhouse or a villa?

Legally it is a condominium unit under a recorded declaration of condominium. It is not a townhouse, because you do not own land or a vertical slice of the building, and not a villa. One Casoria MLS record was coded “Townhouse” by the listing agent; the recorded form governs.

How big are the Casoria coach homes?

The Florence on the ground floor has about 1,741 square feet under air and the Verona upstairs about 2,110, per the declaration and prospectus. The county measures them at 1,883 and 2,099 square feet, and those are the figures most listings use.

What are the Casoria floor plans called?

Florence (Plan A, ground floor) and Verona (Plan B, upper floor). Both have three bedrooms and two baths. Lennar used the same two plan names at Coach Homes I.

Which Casoria homes are on the first floor?

Every unit numbered x101 or x102 is a ground-floor Florence, and every unit numbered x201 or x202 is an upper-floor Verona, in all 17 buildings.

Do upper-floor Casoria homes have an elevator?

The declaration and plan sheets show a private ground-floor entry and garage for each Verona with the living space upstairs; no elevator appears in the plans we reviewed. Treat the Verona as a home reached by stairs, and ask the seller whether a lift has been added.

Do Casoria coach homes have two-car or three-car garages?

Both. Every ground-floor Florence has a two-car attached garage; every upper-floor Verona has a “three (3) car Tandem Garage” (prospectus section 2.7), with two spaces side by side and a third behind. Garages and driveways are limited common elements assigned to each home.

Which Casoria homes face the lake?

The odd-numbered buildings on the south side, 9465 to 9497, back onto a 13.9-acre lake; the even-numbered buildings on the north side back onto a wetland preserve, and the two east-facing homes at 9464 look toward a smaller lake. The county values lake-side homes $30,000 higher.

Does Casoria have its own pool?

No. The prospectus states “There are no recreational facilities proposed to be located within the Condominium property.” The nearest pool is the Master Association’s satellite pool at 9522 Avellino Way, about 0.2 mile away, and the main pools are at the Villa Rilassare campus.

How much do Casoria coach homes cost?

Over the last 36 months, 12 MLS sales closed from $620,000 to $870,000 at a $754,000 median. In the trailing 12 months three sold, at $620,000, $660,000 and $870,000. Ground-floor Florence homes have sold for less than upper-floor Verona homes.

What is the price per square foot at Casoria?

About $366 per county-measured square foot over 36 months and $351 in the trailing 12 months, both medians of the individual sales. That is about $170 below Coach Homes I and about $100 above the newer non-golf coach-home condominiums in ZIP 34113 and 34114.

Are Casoria prices going up or down?

The calendar-year medians fell from $762,500 in 2023 to $660,000 in 2026, but those years mixed floors differently. The county’s median value fell 5.7 percent for 2026. The honest reading: Casoria has softened from its 2023 peak, and the upper-floor record was matched at $870,000 in June 2026.

Are any Casoria coach homes for sale right now?

On September 23, 2026 there were none, active or pending, on the MLS. With 68 homes and nearly half never resold, zero inventory is normal; call Marc at (239) 287-5873 to hear about the next one.

Are there new coach homes for sale in Treviso Bay?

No. Lennar sold its last Casoria home in April 2017 and its last Coach Homes I home before that. Every Treviso Bay coach home for sale today is a resale.

Does a Casoria coach home come with a golf membership?

No. Declaration section 10.1 says golf membership “is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium,” and no later Golf Club instrument adds Casoria.

What does “not appurtenant” mean in the Coach Homes II declaration?

It means the golf membership does not run with the unit: owning a Casoria home does not make you a member of the Treviso Bay Golf Club, and the membership cannot be transferred with the home because there is none to transfer.

Can a Casoria owner buy a TPC Treviso Bay golf membership?

Not under the club’s published policy. The Master Association’s 2025 FAQ says 825 properties are bundled with golf and “There are NO additional Golf memberships available at Treviso Bay.” To join, you would have to buy a golf-bundled home.

Is Treviso Bay golf an equity membership?

No. Golf at Treviso Bay is bundled with 825 specific properties by the recorded Golf Club Declaration, its Exhibit A, joinders and supplemental declarations; it is not sold as an equity membership, and Casoria is not among the bundled properties.

What do Casoria owners get without golf?

Mandatory membership in the Treviso Bay Master Association: the clubhouse and dining, the Villa Rilassare pool, spa, salon and fitness campus, tennis, pickleball, bocce and the satellite pools, subject to the $750 annual dining minimum.

What are the HOA fees at Casoria?

About $18,140 a year in 2026: $7,368 in Coach Homes II dues ($1,842 a quarter), $7,420 to the Master Association, $2,602.32 to the Wentworth Estates CDD on the tax bill, and the $750 dining minimum. There are no golf dues.

What do the Coach Homes II dues cover?

Building insurance (the 2015 budget included flood; Declaration sections 8 and 15), water and sewer, lawn and landscape care, exterior pest control, fire-alarm and sprinkler inspection and monitoring, building maintenance, management and reserves for the roofs, painting and paving. Electricity and interior items are the owner’s.

What is the Wentworth Estates CDD assessment on a Casoria home?

$2,602.32 for fiscal 2027: $1,499.21 for operations and maintenance and $1,103.11 for debt service at the coach-home rate, billed on the property-tax bill. The MLS fee total leaves it out.

Who manages Casoria?

Tropical Isles Management of Fort Myers, the association’s registered agent since December 14, 2017. The association has a three-member owner board.

What does a Casoria buyer pay at closing?

About $8,299 in known Treviso Bay community charges: the $7,500 Master capital contribution, a $50 resale application, the $250 Rookery Bay grant fee, a $299 Master estoppel and a $200 set-up fee, plus the condominium’s estoppel. There is no Golf Club capital contribution.

Has Coach Homes II levied a special assessment?

No special assessment appears in any public record we searched, but special assessments are not recorded instruments, so the absence proves nothing. Ask for the estoppel and the last two years of board minutes.

What are property taxes on a Casoria home?

The median 2026 preliminary ad valorem tax was $5,990.87. A buyer’s bill will be based on the just value after the sale, currently $551,591 to $641,423, and the CDD’s $2,602.32 is added on the same bill.

Do Casoria coach homes need a milestone inspection?

No. Florida’s milestone inspection law covers condominium buildings three habitable stories or more; Casoria’s buildings are two stories, and none appears in Collier County’s milestone registry.

Does Coach Homes II need a structural integrity reserve study?

No. Section 718.112(2)(g) requires one only for buildings three habitable stories or higher and says it does not apply to buildings under three stories. Ordinary roof, painting and paving reserves still apply.

What flood zone is Casoria in?

Zone AE with an 8-foot base flood elevation on the current FEMA map (panel 12021C0603J, February 8, 2024), for 15 buildings wholly and for parts of 9468 and 9472, whose footprints are mostly in shaded Zone X.

Is flood insurance required at Casoria?

For a federally backed mortgage, generally yes, because the buildings are in or touch the special flood hazard area. Condominium unit-owner policies are exempt from Citizens’ 2027 flood requirement, but an owner on a low ground floor should carry it anyway.

Are Casoria first floors above the base flood elevation?

Nine buildings are 0.04 to 0.84 feet above today’s 8-foot line; eight buildings are 0.06 to 0.26 feet below it. Every building was 1.74 to 2.84 feet above the 2012 line it was built to.

Did Casoria flood in Hurricane Ian?

We found no public record of storm damage on Casoria Court: no storm-repair, roof or structural permit from 2020 to August 2026 and no news report. The nearest surveyed Ian high-water marks, 3.8 miles away, were below Casoria’s first floors. Ask the association for its claims history in writing.

What evacuation zone is Casoria in?

Zone A, on both the Collier County and Florida Division of Emergency Management maps, like the rest of Treviso Bay.

Can I rent out my Casoria coach home?

Yes, for 30 days or more, up to four leases in any 12 months under the Master Declaration, filed with the Master Association 15 days ahead with a $100 fee per adult. The whole home must be leased; rooms cannot be.

What is the Casoria pet policy?

Two cats or dogs in the aggregate under the condominium declaration, with no weight limit; the Master Declaration’s three-pet allowance is overridden by the stricter condominium count, and the Master ban on pit bulls and other aggressive breeds applies.

Can I park a pickup truck or keep a golf cart at Casoria?

A clean pickup or van up to three-quarter ton, or an SUV up to 19 feet, used daily may park outside; commercial vehicles, boats and trailers must be kept in the garage. A golf cart belongs in the garage, and the Verona’s tandem third bay fits one.

Are grills allowed at Casoria?

Yes, since the owners’ 2018 amendment: on your own driveway, at least 10 feet from the building, stored in your garage, with no more than two one-pound propane cylinders.

Is Casoria a 55-plus community?

No. The prospectus says there is no restriction on minors, and the declaration has no age restriction. Treviso Bay is all-ages.

Which schools serve Casoria?

Manatee Elementary (A), Manatee Middle (A) and Lely High (B), for every Casoria address in both the 2025-26 and 2026-27 attendance files.

Is Treviso Bay gated?

Yes. Casoria is reached through the main gatehouse at 9050 Treviso Bay Boulevard; a second gate on Corso Bello Drive is for owners only.

Who is the best realtor for Casoria at Treviso Bay?

McGreevy and Comisar: we tracked all 12 Casoria MLS sales of the last 36 months and every county-recorded sale, and we publish every record behind this page. Call Jesse at (239) 898-6072 to sell or Marc at (239) 287-5873 to buy.

Frequently Asked Questions, Casoria Seller Edition

These are the questions Casoria owners ask before they sell, harvested from search suggestions and from the records behind this page. For a specific price, request a free Casoria home valuation or call Jesse at (239) 898-6072.

Who is the best realtor to sell my Casoria coach home?

The best Casoria listing agent is the one who can show a buyer the recorded golf status, the full fee stack and the building’s elevation certificate before the first showing, and price from Casoria sales of the same floor. That is how McGreevy and Comisar list every Casoria home.

How much is my Casoria coach home worth?

Over the last 36 months, Florence homes sold at a $660,000 median and Verona homes at $825,000, with a range of $620,000 to $870,000. Your home’s value depends on its floor, its side, its condition and the season; request a free valuation for a figure built from your home’s comparables.

What have Casoria homes sold for in the last 12 months?

Three MLS sales: 9476 #101 (Florence) at $620,000 in February 2026, 9496 #101 (Florence) at $660,000 in April 2026 and 9473 #202 (Verona) at $870,000 in June 2026.

What have Casoria homes sold for over five years?

Fourteen MLS sales from September 2021 to September 2026, from $620,000 to $870,000 at a $750,000 median, plus off-MLS county-recorded sales. Every MLS sale matches a county deed at the same price.

Should I price off Casoria sales only, or Di Napoli sales too?

Casoria sales of the same floor first. Coach Homes I sales are the same plan and size but carry a bundled golf membership (Golf Club Declaration, OR 4774 PG 2841), and matched sales have run about $274,375 apart since 2022; use them only with that golf adjustment.

Does my floor change the price?

Yes. Over 36 months the upper-floor Verona sold at a $165,000 higher median than the ground-floor Florence, for about 370 more square feet under air and a third garage bay.

Do lake views add value at Casoria?

Yes. Lennar charged about $35,000 more for the lake side, the county values each lake-side home exactly $30,000 above the same plan on the preserve side, and both $870,000 records are lake-side Verona homes.

Does an end unit sell for more?

The records do not isolate an end-unit premium: every Casoria home is in a four-home building, and the county does not value end units separately. The two east-facing homes at 9464 are in the county’s lake tier because of their view of a smaller lake.

How long will it take to sell my Casoria coach home?

The 36-month median is 38.5 days on market; the trailing-12-month median is 1 day on three sales; the five-year median is 53.5 days. Homes priced to the last Casoria sale of the same floor have sold fastest.

Is now a good time to sell a Casoria home?

There were no active or pending Casoria listings on September 23, 2026, so a new listing faces no direct competition on the street. Prices are below the 2023 peak but the upper-floor record was matched in June 2026.

Are Casoria prices dropping?

The yearly MLS medians fell from $762,500 in 2023 to $660,000 in 2026, partly because recent sales were mostly ground-floor homes. The county’s 2026 preliminary values fell 5.7 percent. Florence values have softened more than Verona values.

How do I explain to buyers that Casoria does not include golf?

With the Declaration: section 10.1 says golf membership is not appurtenant to any unit. Then show what the buyer saves: about $275,000 against the identical golf-bundled home and $5,350 a year in golf dues, with full clubhouse and spa privileges through the Master Association.

Does a social membership transfer to my buyer?

Your buyer becomes a Master Association member automatically at closing; there is no separate social membership to transfer. The buyer pays the $7,500 Master capital contribution and the resale application.

What does my buyer pay at closing?

About $8,299 in known Treviso Bay community charges plus the condominium estoppel, led by the $7,500 Master capital contribution. There is no Golf Club capital contribution on a Casoria sale.

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

No. Both apply only to buildings three stories or more. Your buyer will ask for the reserve schedule, the roof age and the last painting date, so have them ready.

What condominium documents must I give my buyer?

Florida Statutes section 718.503 requires a resale seller to give the buyer the declaration, articles, bylaws, rules, the most recent year-end financial information and the frequently asked questions and answers document, with a statutory cancellation period. Order them from Tropical Isles early.

How do I order the Coach Homes II and Master estoppel certificates?

The Master estoppel is ordered through the Master Association ($299, $418 rush), routed through its realtor information page. The Coach Homes II estoppel is ordered from Tropical Isles Management; its fee is not published.

Do I owe the CDD when I sell?

The CDD is billed on the property-tax bill, so it is prorated with the taxes at closing like any tax item. Disclose it: the $2,602.32 fiscal 2027 figure is part of your buyer’s true carrying cost.

What are seller closing costs on a Casoria coach home?

Typically the listing commission, Florida documentary stamp tax on the deed, title charges the contract assigns to the seller, the estoppel fees and prorations. The contract decides who pays each Treviso Bay charge; we give you a net sheet before you list.

What sign and lockbox rules apply at Casoria?

For-sale signs must follow the Master Association’s approved sign design, and showings run through the Treviso Bay gate, so buyers’ agents must be authorized in advance. We handle both.

Should I sell furnished or unfurnished?

About two-thirds of Casoria homes carry no homestead exemption, so many buyers are seasonal and value a turnkey home. Price the furniture separately in the contract so it does not affect the appraisal.

Should I rent my Casoria home instead of selling?

Casoria allows leases of 30 days or more, up to four in any 12 months. Renting preserves your equity and your exposure to the golf gap; selling locks in today’s price. We can price both from MLS lease and sale records.

Does Casoria’s lack of golf help me in a slower market?

Yes, in one way: your buyer’s carrying cost is about $5,350 a year lower than at Coach Homes I, and the entry price is about $275,000 lower. In a slower market, a lower total cost of ownership widens the buyer pool.

How do I sell an upper-floor Verona to buyers worried about stairs?

Lead with what the stairs buy: about 370 more square feet under air, no neighbor overhead, a view over the water or preserve and a three-car tandem garage. Verona homes have sold for more than Florence homes in every window we measured.

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

Neither is required to sell, but a buyer’s insurer will want them. A recent wind-mitigation report documenting the impact windows and doors can lower the buyer’s premium and speed the deal.

Do I have to disclose hurricane or water damage?

Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. If your home has had water intrusion or a claim, disclose it; we help you document the repair.

Is there a special assessment I must disclose?

Any special assessment adopted or pending belongs on the estoppel and in your disclosures. None appears in a public record we searched, but special assessments are not recorded; confirm with the association before you list.

Can I sell my Casoria coach home by owner?

You can. You still have to deliver the condominium documents, order both estoppels and meet the Master Association’s resale application and gate rules, and you will be pricing without full MLS access. Compare the net against a listing with us first.

Will the Master Association have to approve my buyer?

The Master Association requires a resale application ($50) and issues the estoppel. The Coach Homes II declaration has no right of first refusal and no condominium-level sale approval.

What happens to my reserve and capital contributions when I sell?

They stay with the association. The $7,500 Master capital contribution is paid by the buyer into the Master Association, and any reserves funded by your dues remain in the condominium’s accounts for the buildings.

How do portal estimates value Casoria homes?

Automated estimates often mix Casoria with Coach Homes I or treat the homes as generic condominiums, and the MLS has no coach-home field. The difference between a golf-bundled (OR 4774 PG 2841) and a non-golf (OR 5186 PG 3430) coach home of the same plan is about $274,375, so an estimate that blends them can be far off.

Should I update my Casoria home before listing?

Focus on what the buyer checks: the air conditioning (many were replaced in 2022 and 2023), the water heater, the screens and the garage door. The declaration limits slab penetrations and exterior changes, so cosmetic updates are usually the better investment.

Can I list my Casoria home and buy another Treviso Bay home at the same time?

Yes. Jesse runs the sale and Marc the purchase, and because we track both coach-home neighborhoods, we can time the two closings together.

What is the first step to sell my Casoria coach home?

Request a free Casoria home valuation or call Jesse direct at (239) 898-6072. We will pull your building’s elevation certificate, your comparables and the full fee stack before we meet. If you are also buying, Marc runs the purchase side at (239) 287-5873; read how we represent Naples buyers.

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 and Division of Condominiums, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, FEMA, USGS, Collier County’s GIS and permit files, the Florida Statutes, Collier County Public Schools, Lennar’s own archived pages and the Southwest Florida MLS. All were retrieved September 23 and 24, 2026.

Recorded instruments, Collier County Clerk of Courts

1. Declaration of Condominium for Coach Homes II at Treviso Bay, a Phase Condominium, Instrument 5162973, Official Records Book 5186, Page 3412, recorded August 21, 2015
2. Corrective amendment, Phase 2 legal description, Book 5196, Page 2917, recorded September 22, 2015
3. Clerk certificate of the recorded condominium, Book 5314, Page 3154, September 16, 2016
4. Amendment adding Phase 16 (building 46), 68 units in total, Instrument 5381193, Book 5374, Page 1135, recorded March 21, 2017
5. Certificate of Amendment, section 18.3 barbecue grills, Instrument 5596081, Book 5540, Page 2054, recorded August 6, 2018
6. Second Amended and Restated Master Declaration for Treviso Bay, Instrument 6045818, Book 5934, Page 2738, recorded April 26, 2021
7. Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club, Book 4774, Page 2841, recorded March 15, 2012
8. Amended and Restated Golf Club Declaration, Book 5582, Page 3518, recorded December 19, 2018
9. Declaration of Condominium for Coach Homes I at Treviso Bay, Book 4847, Page 1084, recorded October 19, 2012, for comparison
10. Collier County Clerk, Official Records document search
11. Collier County Clerk, Official Records legal-description search
12. Collier County Clerk, Official Records information
13. Collier County Clerk, COR Access portal

Florida Division of Corporations and Division of Condominiums

14. Coach Homes II at Treviso Bay Condominium Association, Inc., document N15000000939
15. Coach Homes II association, Articles of Incorporation, January 29, 2015
16. Coach Homes I at Treviso Bay Condominium Association, Inc., document N12000002784, for comparison
17. Florida Division of Corporations, entity name search
18. Florida Department of Business and Professional Regulation, Lennar Homes developer filings including project PR76168, Coach Homes II at Treviso Bay

Treviso Bay Master Association, Golf Club and developer filings

19. 2026 Annual Fee Sheet, revised May 11, 2026
20. 2026 Annual Fee Sheet, original issue
21. Treviso Bay FAQ, 2025
22. Treviso Bay FAQ, 2024
23. Treviso Bay Master Rules and Regulations, February 9, 2025
24. Realtor information page
25. Buyer’s resale application
26. Club amenities
27. Clubhouse dining
28. Golf
29. Course architect
30. Troon, TPC Treviso Bay
31. Coach Homes II at Treviso Bay prospectus, draft declaration, bylaws, rules, 2015 budgets, FAQ, Lennar price and fee sheet and plan sheets (revised April 15, 2015)
32. Treviso Bay Master Association and Golf Club documents, January 2012 printing
33. Terrace VI at Treviso Bay declaration, for comparison
34. Veranda II at Treviso Bay rules and regulations, for comparison
35. New member information packet
36. Membership golf guide, 2019
37. Transfer and rental application, legacy form
38. Treviso Bay newsletter, July 2013
39. Treviso Bay newsletter, February 2014
40. Treviso Bay newsletter, June 2014
41. Treviso Bay newsletter, November 2014
42. Treviso Bay newsletter, September 2015
43. Treviso Bay newsletter, July 2017
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. Special assessment methodology, November 2017
49. District manager’s document library
50. Audited financial statements, Florida Auditor General
51. 2025 audit report

Florida Statutes

52. Section 718.111, condominium association powers, insurance and records
53. Section 718.112, bylaws, reserves and structural integrity reserve studies
54. Section 718.503, resale disclosures
55. Section 553.899, milestone inspections
56. Section 627.714, unit-owner coverage and loss assessment

Federal flood, elevation and storm data

57. FEMA National Flood Hazard Layer
58. FEMA preliminary flood hazard layer
59. FEMA pending flood hazard layer
60. FEMA Flood Map Service Center
61. FEMA Community Rating System
62. FEMA glossary, garages
63. FEMA Flood Insurance Manual, lowest floor guide
64. NFIP summary of coverage, residential condominium buildings
65. USGS 3D Elevation Program point query service
66. USGS high-water marks, Hurricane Irma
67. USGS high-water marks, Hurricane Ian
68. USGS high-water marks, Hurricane Helene
69. USGS high-water marks, Hurricane Milton
70. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
71. National Hurricane Center, Tropical Cyclone Report, Hurricane Idalia

Collier County GIS, flood, permits and planning

72. Site Address Points
73. Elevation certificate index
74. 2024 FEMA flood zones, county layer
75. Hurricane evacuation zones
76. Milestone inspection map layer
77. Building footprints by year
78. Collier County GIS services directory, zoning, PUD, land-use and wind-load layers
79. Solid waste service days
80. Collier County flood maps
81. Collier County floodplain management
82. Collier County 2026 flood protection newsletter
83. Collier County milestone inspections
84. Collier County milestone ordinance 2023-41
85. Collier County milestone saltwater map
86. Collier County milestone buildings by year, January 2026
87. Collier County monthly building permit reports
88. Collier County issued permits, August 2026
89. Collier County issued permits, January 2020
90. Collier County CityView permit portal
91. Collier County Emergency Management, potential shelters
92. Collier County PUD master list and maps
93. Collier County residential collection services
94. Collier County residential guide to waste disposal and recycling

Elevation certificates on file with Collier County, one per Casoria building

95. 9465 Casoria Court, building 30, permit PRBD20150102282
96. 9464 Casoria Court, building 31, permit PRBD20150102284
97. 9469 Casoria Court, building 32, permit PRBD20150514070
98. 9468 Casoria Court, building 33, permit PRBD20150514437
99. 9473 Casoria Court, building 34, permit PRBD20150515006
100. 9472 Casoria Court, building 35, permit PRBD20150619582
101. 9477 Casoria Court, building 36, permit PRBD20150619588
102. 9476 Casoria Court, building 37, permit PRBD20150621154
103. 9481 Casoria Court, building 38, permit PRBD20150621158
104. 9480 Casoria Court, building 39, permit PRBD20151239125
105. 9485 Casoria Court, building 40, permit PRBD20160100936
106. 9484 Casoria Court, building 41, permit PRBD20160307852
107. 9489 Casoria Court, building 42, permit PRBD20160309559
108. 9492 Casoria Court, building 43, permit PRBD20160519098
109. 9493 Casoria Court, building 44, permit PRBD20160622947
110. 9496 Casoria Court, building 45, permit PRBD20160623376
111. 9497 Casoria Court, building 46, permit PRBD20160935383

State emergency, property and insurance records

112. Florida Division of Emergency Management, Know Your Zone
113. Know Your Zone evacuation layer
114. Florida Department of Revenue statewide cadastral layer
115. Citizens Property Insurance, flood insurance requirement
116. Florida Office of Insurance Regulation, wind mitigation resources
117. Uniform Mitigation Verification Inspection form OIR-B1-1802

Schools

118. Collier County Public Schools attendance zones, 2025-26
119. Collier County Public Schools attendance zones, 2026-27
120. Collier County Public Schools, 2025-2026 School and District Grades
121. Collier County Public Schools attendance boundaries
122. Manatee Elementary School
123. Manatee Middle School
124. Florida Department of Education, school grades

Builder records, Lennar’s own pages (archived)

125. Treviso Bay Coach Homes, February 2012
126. Florence plan, May 2012
127. Verona plan, May 2012
128. Treviso Bay Coach Homes, August 2013
129. Treviso Bay Coach Homes, October 2014
130. Florence quick move-in homes, October 2014
131. Treviso Bay Coach Homes, February 2015
132. Treviso Bay Coach Homes, October 2015
133. Treviso Bay Coach Homes, July 2016
134. Treviso Bay Coach Homes, March 2017
135. Lennar resource center, Treviso Bay

Mapping, lending and environment

136. OpenStreetMap, lakes and wetlands around Casoria Court
137. Overpass API, OpenStreetMap feature query
138. OSRM open routing service, drive-time estimates
139. Fannie Mae Form 1076, condominium project questionnaire
140. Freddie Mac, condominium project reviews
141. U.S. Department of Housing and Urban Development, condominium lookup
142. Rookery Bay National Estuarine Research Reserve
143. NOAA, Rookery Bay reserve

Market data

Southwest Florida MLS Matrix, Treviso Bay development (code 11778), 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, 2021 to 2026), read from the county’s published data files; see the Property Appraiser for any single parcel.

Downloadable Documents

These are the primary documents behind this page, linked to the government office, district 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. Declaration of Condominium for Coach Homes II at Treviso Bay (2015), Collier County Clerk. Section 10.1 (golf), 18.9 (leasing), 18.13 (pets), 15 (insurance). A large file; allow it time to load.
2. Certificate of Amendment, section 18.3, grills (2018), Collier County Clerk.
3. Amendment adding Phase 16, 68 units in total (2017), Collier County Clerk.
4. Second Amended and Restated Master Declaration for Treviso Bay (2021), Collier County Clerk. Section 5.3 (leasing) and 5.14 (pets).
5. Treviso Bay Golf Club Declaration (2012), Collier County Clerk.
6. Coach Homes II prospectus, draft declaration, 2015 budgets and Lennar fee sheet (2015), Lennar’s filing with the state, hosted by the club.
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, 9477 Casoria Court, building 36, the lowest first floor on the street, Collier County. Every building’s certificate is linked in the building guide.
12. Collier County milestone buildings by year (January 2026), Collier County. No Casoria building appears.
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 Casoria. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.