Treviso Bay - Di Napoli

McGreevy and Comisar are the top-reviewed real estate team selling and buying coach homes in Di Napoli 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 Di Napoli coach home, or you are deciding whether a Napoli Court, Napoli Lane or Prima Way address is the right place to buy, this page answers the questions that actually move the price: which of two recorded condominiums the home sits in, whether golf is attached by recorded document, what the full fee stack costs including the district line the MLS leaves out, and what the flood map says building by building.

Di Napoli at Treviso Bay is a 128-home coach-home neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It is the name buyers and the MLS use for two separately recorded condominiums on Napoli Court, Napoli Lane and Prima Way, just inside the Treviso Bay gate on US 41 East, and it is where most of the demand for “Treviso Bay coach homes” actually lands.

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

What Is Di Napoli at Treviso Bay, and Why Does One Name Cover Two Condominiums?

Di Napoli at Treviso Bay is 128 two-story coach homes in 32 four-unit buildings: 116 homes in Coach Homes I at Treviso Bay, a Phase Condominium, built by Lennar from 2012 to 2015, and 12 larger homes in Di Napoli, a Condominium, built by Taylor Morrison in 2008. The MLS files both under one label, DI NAPOLI.

That single label is the most important thing to understand before you price, list or buy here, because the two condominiums have different builders, different sizes, different rulebooks, different management companies and, by recorded document, a different answer on golf. Every figure on this page is split between them wherever the records allow.

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

Sources: Collier County Property Appraiser 2026 preliminary roll (subdivision records for both condominiums, 116 and 12 unit parcels), the Collier County Clerk of Courts Official Records, and the Florida Division of Corporations, all read September 23, 2026.

Coach Homes I at Treviso Bay, the 116 homes most people mean

Coach Homes I is the Lennar product that Treviso Bay buyers picture when they say “coach home”: a two-story, four-home Mediterranean-style building with a ground-floor home and an upper-floor home on each side, each with its own attached garage and its own front door. The Florida not-for-profit that governs it is Coach Homes I at Treviso Bay Condominium Association, Inc., Sunbiz document N12000002784, filed March 13, 2012, with Tropical Isles Management Services as registered agent.

Di Napoli, a Condominium, the 12 homes the name started with

Di Napoli, a Condominium is the original neighborhood: three buildings on Prima Way that Taylor Morrison completed in 2008, with a first-floor “Lucia” plan of about 2,463 square feet and a second-floor “Francesca” plan of about 3,025 square feet under the declaration’s section 6.1.3. Its association is Di Napoli Condominium Association, Inc., Sunbiz document N08000001747, filed February 20, 2008, with Sentry Management as registered agent. The Master Association’s FAQ lists it as “Townhomes on Prima Way”; it is the same 12 homes, not a third neighborhood.

Which “Napoli” this page is not about

Naples has several Napoli names, and a search for any of them pulls in the others. This page covers only the Treviso Bay coach homes in ZIP 34113. It is not about Via Napoli in ZIP 34105, Napoli Drive in ZIP 34103, the Napoli Luxury Condominiums on Florida Club Circle near Davis Boulevard (our separate Napoli condominium guide covers those), Villas Napoli, or the unrelated Di Napoli Condominium Association that was filed in Ocala in 1980 and dissolved in 1985. It is not about Naples, Italy either, although the Italian street names in Treviso Bay are a deliberate nod to it.

Why McGreevy and Comisar Are the Best Realtor for Di Napoli

If you’re searching for the best realtor for Di Napoli in Treviso Bay, Naples, whether you’re ready to sell your Di Napoli 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 Di Napoli track record (last 12 months): In the last 12 months Di Napoli has seen 7 MLS resales, five in Coach Homes I and two in Di Napoli, a Condominium, from September 23, 2025 to September 23, 2026, and we tracked every one of them, plus two further Prima Way transfers that were recorded with the county but never appeared on the MLS. The highest-priced Di Napoli MLS sale in that window was $1,200,000 and the median sale-to-list ratio was 94.6 percent, calculated as the median of the seven individual ratios.

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

Honors and recognition:

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

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

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

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review

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

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

Key Takeaways

• Two condominiums, one MLS label. Di Napoli is 116 Lennar coach homes in Coach Homes I (2012 to 2015) plus 12 larger Taylor Morrison homes in Di Napoli, a Condominium (2008), 128 homes in 32 buildings.
• Golf splits exactly on that seam. Coach Homes I is named in the recorded Golf Club Declaration’s Exhibit A; the Di Napoli, a Condominium declaration says owners have no right to use the Golf Club by virtue of ownership.
• Coach homes here trade near $1 million. Coach Homes I’s trailing-12-month MLS median is $980,000 on five sales, about $520 per county-measured square foot, with a median of 5 days on market.
• The same Lennar product in Casoria sells for about $300,000 less. Casoria is the non-golf twin, and the gap opened in 2022.
• The true carrying cost is about $23,100 a year, including the $2,602.32 Wentworth Estates CDD line that the MLS “total recurring fees” field leaves out.
• A resale buyer of a Coach Homes I home wires $15,799 in known community charges at closing, including $7,500 to the Master Association and $7,500 to the Golf Club. The “$3,750 transfer fee” seen in some summaries is a statistical artifact, not a fee.
• Every Di Napoli building point is in FEMA Zone X (shaded) on the current map, a move out of the Zone AE they were certified in when built, but four south-row Napoli Lane footprints still clip an AE-7 edge.
• No milestone inspection and no SIRS: every building is two stories, below the three-story threshold in both statutes.
• Di Napoli, a Condominium re-roofed in 2018; no association-level roof permit or notice has been recorded for Coach Homes I.
• All ages. Neither declaration carries 55-plus language, and Treviso Bay is not age-restricted.

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

Living in Di Napoli means living at the front door of Treviso Bay. The Napoli Court buildings sit about 90 meters from the main gatehouse at 9050 Treviso Bay Boulevard, the neighborhood has its own pool and spa on Prima Way, every building backs onto a district lake, and the Club Rilassare amenity campus is a quarter mile away.

Those distances come from Collier County’s own address points, measured building to building in straight lines, so they are not marketing copy. What they add up to is a neighborhood where you can walk to a pool, walk to the fitness and spa campus, and be on US 41 East in under a minute, while the 18-hole course and main clubhouse are a short drive south.

How close everything is, building by building

Straight-line distances from the county’s Site Address Points layer, measured September 23, 2026. Driving distances are longer.

Water on every side, golf course on none

Every one of the 32 Di Napoli buildings sits within 15 to 26 meters of a lake parcel owned by the Wentworth Estates Community Development District, and there are five of them, from 1.6 to 7.6 acres. The rows are laid out building, lake, building. The largest lake, about 7.6 acres, sits behind the south row of Napoli Lane. What the county parcel map does not show is which units look at open water and which look across the lake at the next row of buildings, so treat lake view as a per-unit question you answer at a showing.

What Di Napoli does not have is a golf-course lot. None of the 32 buildings adjoins the course, and the TPC Treviso Bay clubhouse is roughly two kilometers south. A listing that promises golf views here is describing something the parcel map does not support, even though most of the homes carry a golf membership.

Who lives here

The 2026 preliminary county roll shows 39 of the 116 Coach Homes I homes (33.6 percent) and 5 of the 12 Di Napoli, a Condominium homes carry a Florida homestead exemption, so most owners are part-year residents. Owner mailing addresses in Coach Homes I cluster in Florida (50), then Illinois, New York, Ontario and Pennsylvania. Neither declaration contains age-restriction language; the 2024 Coach Homes I restatement regulates the supervision of children, and Treviso Bay as a whole is all-ages.

The edge of Treviso Bay

Di Napoli is also the edge of the community. The east-end buildings at 9507, 9511 and 9512 Napoli Lane sit about 50 to 60 meters from US 41 frontage parcels outside the gate, and 9512 Napoli Lane is 46 meters from a residential planned development the county rezoned in December 2025. We cover what is next door, in detail, further down this page.

Di Napoli Market Snapshot: What Treviso Bay Coach Homes Sell For Now

Data updated: September 2026. Di Napoli recorded 7 MLS closings in the 12 months to September 23, 2026, at a median of $1,075,000, a range of $825,000 to $1,200,000, a median of 11 days on market and a 94.6 percent median sale-to-list ratio. Coach Homes I alone closed 5 at a median of $980,000.

Those two medians are both true and they describe different products. The $1,075,000 figure is itself a Di Napoli, a Condominium sale, one of the larger 2008 Taylor Morrison homes, so the all-label median overstates what a Lennar coach home sells for. Every figure below is computed from the raw closed rows, twice, by two independent methods that agree exactly.

The two numbers you must keep apart

Method: Southwest Florida MLS Matrix, Treviso Bay development, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026. Price per square foot is the median of per-sale ratios on county-measured area; sale-to-list is the median of per-sale ratios, never a ratio of medians. Total dollar volume for the seven closings was $7,289,000.

Every Di Napoli closing in the last 12 months

A zero in the days-on-market column is how the MLS records a home that went under contract the day it was listed.

The two sales the MLS never saw

The Collier County Property Appraiser’s sales file carries two more Di Napoli, a Condominium transfers in the same window that were never listed on the MLS: an upper-floor home at 9105 Prima Way recorded at $1,485,000 on June 24, 2026 (Official Records Book 6604, Page 3396, flagged a qualified sale), and an upper-floor home at 9113 Prima Way recorded at $1,100,000 on May 28, 2026 (Book 6595, Page 1715, flagged not qualified). The $1,485,000 sale is the highest price ever recorded in either Di Napoli condominium. We label both as county-recorded, off-MLS sales and keep them out of the MLS statistics above, because a statistic that mixes the two sources cannot be reproduced by anyone else.

What is for sale right now

On September 23, 2026 the MLS showed one active Di Napoli listing, an upper-floor Coach Homes I home on Napoli Lane asking $980,111 after 19 days, and one pending, another upper-floor Coach Homes I home on Napoli Lane listed at $975,000. That is two homes out of 128, which is why a well-prepared Di Napoli listing rarely waits long for a buyer.

Five years of Di Napoli prices

Over the full five years the MLS label shows 32 closings, but one of them is a Vercelli single-family home at 9402 Napoli Lane that was filed under DI NAPOLI by mistake. With it removed, Di Napoli’s five-year attached median is $1,030,000 on 31 closings, Coach Homes I’s is $993,000 on 28, and the median days on market is 9.

Selling at Di Napoli? With two homes on the market out of 128, a correctly priced listing is scarce; get a free Di Napoli valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

Why Do Di Napoli Coach Homes Sell Near $1 Million When Casoria’s Sell Near $660,000?

Di Napoli’s Coach Homes I and Casoria’s Coach Homes II are the same Lennar coach home, with the same county-measured sizes and launch prices within 2.3 percent of each other. From 2023 to 2026 Coach Homes I resold for $247,500 to $317,250 more. The recorded difference between them is golf.

Data updated: September 2026. Source for every figure in this section: the Collier County Property Appraiser sales and value files, 2014 to 2026, cross-checked against the MLS.

Same builder, same plans, same starting price

Coach Homes I (Di Napoli) and Coach Homes II at Treviso Bay (our Casoria at Treviso Bay page) were both declared by Lennar Homes, both measure 1,883 square feet on the ground floor and 2,099 on the upper floor on the county roll, and both launched at almost the same price: a median original closing of $351,800 for Coach Homes I (2012 to 2015) against $360,000 for Casoria (2015 to 2017). On paper they are one product.

The gap, year by year

The county’s own assessments tell the same story from a different direction. The just-value gap between a Coach Homes I and a Casoria home of the same size was $30,000 in 2021, $60,000 in 2024, and then $183,565 (ground floor) and $195,445 (upper floor) in 2025.

What the premium is paying for

The Coach Homes I condominium is named in Exhibit A of the recorded Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club (Official Records Book 4774, Page 2841, March 15, 2012), re-attached in the club’s 2018 certificate of amendment (Book 5582, Page 3518). The Casoria declaration says golf membership is “not appurtenant to any unit” (Coach Homes II prospectus and declaration, section 10.1). The Master Association’s 2025 FAQ states that 825 of Treviso Bay’s 1,431 properties are bundled with golf and that “There are NO additional Golf memberships available.” A golf membership that cannot be bought separately is capitalized into the price of the homes that carry one. That causal reading is our inference; the gap itself, and the recorded golf status on each side, are verified.

The premium carries a running cost

The same membership costs $5,350 a year in Golf Association dues under the 2026 Annual Fee Sheet, plus a $7,500 Golf Club capital contribution paid by the buyer at every resale. A buyer choosing between the two coach-home neighborhoods is choosing between roughly $300,000 more up front and $5,350 a year more to carry, or neither.

The same pattern in every Treviso Bay product pair

Inside Treviso Bay, the golf-bundled side of every attached product pair sells for more per square foot in the trailing 12 months: Venezia (Veranda I, where 36 of the 60 homes are golf-bundled by recorded document) $502 against Avellino (Veranda II to IV, not appurtenant) $367; Coach Homes I $520 against Casoria $351; Alberi Acqua and Giaveno (Terraces I to VI) $398 to $406 against Trevi (Terraces VII to X) $322. Our Venezia and Avellino pages carry the recorded documents for their side of that comparison. The same test is a practical way to screen an agent: when you compare the best real estate agents in Naples on the public record, ask each one to show you, by recorded document, which side of the golf line every comparable in their price opinion sits on.

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

Di Napoli homes sell fast. The trailing-12-month median is 11 days on market across all seven MLS closings and 5 days for Coach Homes I alone, and over five years the label’s median is 10 days, the fastest of the seven Treviso Bay attached-home neighborhoods (9 days once one mislabeled single-family sale is removed).

Data updated: September 2026. Five-year figures are from the same MLS pull, September 23, 2021 to September 23, 2026.

Five-year median days on market inside Treviso Bay

Casoria’s trailing-12-month median is 1 day, on only three sales, which is why we describe Di Napoli as among the fastest rather than the fastest.

Where the slow sales come from

Di Napoli’s slow closings are almost all at the extremes of price or product. The two Di Napoli, a Condominium sales in the last year took 46 and 74 days and closed at 91.5 and 78.4 percent of their final list prices; the larger 2008 homes are a thin, negotiated market with few true comparables. One Coach Homes I upper-floor home took 128 days. The other four went under contract in 0 to 11 days, two of them at full list price.

What the fast sales have in common

The four Coach Homes I homes that went under contract within 11 days closed between $825,000 and $1,129,000, three of the four were ground-floor homes, and two closed at full list price. The one that closed at $825,000, the lowest price in the window, did so at 84.7 percent of its final list price. We read that as a market that rewards pricing to the last comparable sale and punishes overpricing more than it rewards waiting. It is also a market where the buyer has usually already decided on golf, which puts the golf status on the listing, and the document that proves it, at the top of the list of things to have ready.

How Does Di Napoli Compare With Other Naples Coach-Home Neighborhoods?

On median price per county-measured square foot, Di Napoli is the most valuable four-unit coach-home neighborhood with five or more sales in ZIP 34113 and 34114 over the last 12 months, at $452.60, against a $265.40 median for the 59 other comparable coach-home sales pooled together, and it sold faster than every other neighborhood with at least five sales.

Data updated: September 2026. The yardstick is median price per county-measured square foot, with median days on market alongside.

The benchmark, trailing 12 months to September 23, 2026

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 address and unit. A “coach home” here is a county-coded condominium unit at a street address shared by exactly four units, built 2000 or later, 1,700 to 3,100 county square feet. Medians of per-sale ratios throughout.

The same-builder, same-year comparison

The sharpest comparison on that table is Sonoma in Fiddler’s Creek, which Lennar marketed as coach homes in the same 2012 to 2015 window it was building Coach Homes I. Sonoma’s four sales in the last year had a median of $223 per square foot. Coach Homes I alone ran $520.40, about 2.3 times as much for a product from the same builder and the same years. Location inside a gated golf community, a bundled membership recorded in the Golf Club Declaration (OR 4774 PG 2841) and lake frontage explain a gap that construction does not.

How Di Napoli compares inside Treviso Bay

Same MLS pull and county join. For the community-wide picture see our Treviso Bay community guide, and for the Terrace buildings see Trevi at Treviso Bay.

Selling a Di Napoli coach home? The benchmark above is the case your listing makes to a buyer comparing Naples coach homes. Get a free Di Napoli valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

How Taylor Morrison’s 120-Home Di Napoli Became Lennar’s Coach Homes I

Di Napoli began as a Taylor Morrison plan for 120 coach homes in 30 four-home buildings, declared in 2008. Only three buildings were built before the housing crash. In June 2012 Taylor Morrison recorded a notice withdrawing the other 29 phases, and four months later Lennar declared Coach Homes I on the same land.

That sequence is recorded in four instruments at the Collier County Clerk, and it corrects a claim repeated in most online descriptions, including an earlier version of our own Treviso Bay research: the 12 Prima Way homes are not V.K. Development product. V.K. was the master developer that sold the land. Taylor Morrison built and declared the homes.

2007: the land sale from V.K.’s Treviso Bay Development

On May 22, 2007, Treviso Bay Development, LLC, the V.K. Development entity that started Treviso Bay, deeded the land to Taylor Woodrow Homes’ Southwest Florida division (Official Records Book 4232, Page 2720), with a legal description that already named “Di Napoli Phase 31”. The 2008 declaration records that Taylor Morrison of Florida, Inc. was formerly known as Taylor Woodrow Homes Florida, Inc., which is why the 2008 elevation certificates on two of the three buildings still name Taylor Woodrow as the owner.

2008: the declaration of Di Napoli, a Condominium

The Declaration of Condominium of di Napoli, a Condominium was recorded March 3, 2008 at Official Records Book 4334, Page 2484, a 280-page instrument made by Taylor Morrison of Florida, Inc. Its section 4.19 describes the plan in one sentence: “one hundred twenty (120) Homes in thirty (30) residential Phases, each of which is planned to contain a two (2) story residential building with four (4) Homes each with attached garage; and two (2) non-residential Phases”, Phase 31 for the roads and Phase 32 for a “Pool House/Recreation Area”. Phases 2 and 3 were added by amendments recorded March 5 and September 19, 2008. No fourth phase was ever submitted.

The same day, the association recorded a cost-sharing agreement with the Vercelli neighborhood association (Book 4334, Page 2478): Vercelli owns Napoli Lane and maintains the roadway, and the cost is shared on the number of homes planned in each neighborhood. That is the reason Napoli Lane runs through both the Vercelli single-family homes and the Di Napoli coach homes.

2008: the club that became optional

The original declaration made a resident membership in the V.K.-era Club and Spa mandatory. On June 26, 2008 Taylor Morrison recorded an amendment (Instrument 4183086) making it optional, because, in the amendment’s own words, “FNMA has informed Developer that it will not approve di Napoli … as long as membership in the Club & Spa … is mandatory”. The same amendment set the developer’s guaranteed assessment at $1,570.00 per quarter. A further 2008 amendment added the Federal Housing Administration’s required provisions, including turnover of the association 120 days after 75 percent of the homes were conveyed.

2008 to 2013: seven peak-market sales, then a close-out

Taylor Morrison sold seven Di Napoli homes in 2008 and 2009 at a median of $580,300, from $475,000 to $733,100, and then sat on the last five through the downturn. Those closed out between mid-2012 and February 2013 at $329,900 to $390,000, a median of $352,500. One 2008 buyer’s home resold in 2013 for $335,000, 42 percent below its 2008 price. Every one of the 12 first deeds names Taylor Morrison as grantor.

June 2012: the withdrawal notice

On June 12, 2012 Taylor Morrison recorded a one-page Withdrawal Notice (Instrument 4705222, Book 4806, Page 2172): “Developer will not submit Subsequent Phases 4 through 32 to the Condominium Property of di Napoli, a Condominium.” The same day the association recorded a certificate of amendment, adopted by at least two-thirds of the members at a March 29, 2012 meeting, replacing the declaration’s section on Phases 31 and 32.

October 2012: Lennar declares Coach Homes I on the same land

Lennar Homes recorded the Declaration of Condominium for Coach Homes I at Treviso Bay, a Phase Condominium on October 19, 2012 (Instrument 4753514, Book 4847, Page 1084, 252 pages). Section 3.10 says it plainly: “The lands set forth in Exhibit 1 which are designated as and intended to be created as Phases 1 through 29 of this Condominium, were previously designated by Taylor Morrison of Florida, Inc., and intended to be created as part of Di Napoli, a Condominium.” The county’s building numbers prove the continuity: the three Taylor Morrison buildings are numbers 1, 2 and 3, and Lennar’s 29 buildings are numbers 4 through 32.

2012 to 2015: how Lennar built it out

Lennar started on Napoli Court (buildings 4, 6, 13 and 14 closed November 2012 to March 2013), moved east and south along Napoli Lane through 2014, finished Napoli Lane’s last three buildings in spring 2015, then built 9114 and 9118 Prima Way and, last of all, 9111 Napoli Court, whose four homes all closed on October 30, 2015. Lennar’s own 2012 and 2013 site plans labeled the area “DI NAPOLI, Luxury Coach Homes”, which is why the MLS still files every Coach Homes I home under the DI NAPOLI name.

The pool that was meant to be Phase 32

The Taylor Morrison declaration planned Phase 32 as the neighborhood’s pool house, and the Coach Homes I declaration anticipated a reciprocal-use agreement for “the pool and other recreational facilities … described as Phase 32 of Di Napoli.” No such agreement was ever recorded under either association. Today the pool and spa at 9117 Prima Way, built in 2008, sit on a parcel owned by the Treviso Bay Master Association, whose county legal description still reads “proposed Di Napoli condo Phase 31 and 32”. It is one of the five satellite pool areas named in the Treviso Bay Master Rules, open to every owner.

Thinking of selling or buying at Di Napoli? Talk to the team that tracked every sale on Napoli Court, Napoli Lane and Prima Way

Only two Di Napoli homes were on the market on the day we pulled this data, and in the 12-month record four of the five Coach Homes I homes went under contract within 11 days. If you own one of the 128 homes inside the Treviso Bay gate, get a free Di Napoli home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Naples before you write an offer on a coach home whose golf status you have not confirmed.

Treviso Bay Coach Homes at Di Napoli: Floor Plans, Sizes and Garages

A Treviso Bay coach home at Di Napoli is a condominium unit in a two-story, four-home building, with its own front door, its own attached garage and its own lanai. Coach Homes I offers a 1,883 square foot ground-floor plan and a 2,099 square foot upper-floor plan; Di Napoli, a Condominium offers 2,463 and 3,025 square feet.

Those are the county-measured areas, identical in every building on the 2026 roll, and they match the recorded declarations. The marketed sizes moved around over the years, and listings still quote at least six different numbers, so it is worth knowing where each one comes from.

What a coach home is, legally, in Naples

“Coach home” is a marketing term, not a legal one. In Naples it usually means a two-story building of four homes, two on each floor, where the upper homes have a private ground-floor entry and an internal staircase, and every home has an attached garage. At Di Napoli both products are recorded condominiums under Chapter 718 of the Florida Statutes, so each home is a condominium unit with an undivided share of the common elements, an owner’s HO-6 insurance policy rather than an HO-3, and a condominium association that maintains the roofs and exterior walls. It is not a townhouse, which in Florida usually means fee-simple land under the home, and it is not a villa.

Coach Homes I: the Florence and the Verona

Lennar marketed the ground-floor home as the Florence and the upper-floor home as the Verona. Its 2017 community page described the building exactly: “Each two story, Mediterranean style building is comprised of four homes with the Florence floor plan on the ground floor and the Verona floor plan on the upper floor. Every coach home includes a spacious two car attached garage” (Lennar, archived March 29, 2017). Both are three-bedroom, two-bath homes. The recorded declaration’s plan exhibit, drawn from architectural plans by Woolf and Associates of Port Charlotte, lists a foyer, living room, dining room, kitchen, breakfast area, owner’s suite and bath, two further bedrooms, a second bath, laundry, garage and covered lanai in every unit.

Coach Homes I sizes, and why listings disagree

The 1,741 and 2,110 figures Lennar used from late 2014 are the Casoria (Coach Homes II) plan sizes; Lennar’s page served both neighborhoods while the last Coach Homes I buildings were still in inventory. The county still carries every Coach Homes I unit at 1,883 and 2,099. Whether any late Coach Homes I building was built to the Casoria revision, with a tandem three-car garage on the upper plan, is not established by any record we could read; ask for the unit’s recorded floor-plan sheet if it matters to you.

Di Napoli, a Condominium: the Lucia and the Francesca

The Taylor Morrison declaration’s section 6.1.3 names the ground-floor home the “Lucia” type, about 2,463 air-conditioned square feet, and the upper-floor home the “Francesca” type, about 3,025 square feet, both excluding lanai and garage. The county roll carries exactly those two sizes. They are 31 percent (ground floor) and 44 percent (upper floor) larger than the Coach Homes I homes on the same floor. MLS entries for these homes have shown 2,436 and 3,337 square feet; the recorded and county figures agree with each other and not with those entries, so we use 2,463 and 3,025. Recent MLS records describe the ground-floor homes as two bedrooms plus a den and the upper-floor homes as three bedrooms plus a den with two and a half baths.

Garages, driveways and the private stair

Every Coach Homes I home carries the exclusive use of one enclosed two-car garage and the driveway in front of it as a limited common element that cannot be sold separately (declaration Exhibit 2 and section 8.1(A) of the 2024 restatement). Upper-floor homes are entered at ground level through a private foyer and interior staircase that belongs to that unit; the association maintains the structure and the owner maintains the surfaces. There are no elevators. In Di Napoli, a Condominium each home’s garage is likewise a limited common element, and the declaration bars converting any part of a garage meant for parking.

Original prices from Lennar and Taylor Morrison

Lennar raised prices with every release: the median ground-floor closing rose from $296,500 in 2012 to $388,500 in 2015, and the upper floor from $323,200 to $422,500. Lennar’s archived pages show list prices from $302,990 for the Florence in early 2012 and “from the low $300,000’s”, with granite counters, stainless appliances, crown molding and a tile backsplash in the 2013 feature list. In late 2014 Lennar sold its six quick-move-in homes 3.6 to 7.8 percent below the prices it had advertised for them. Source: Collier County Property Appraiser sales file and archived Lennar pages.

First floor or second floor?

At launch Lennar charged about 11.7 percent more for the upper-floor Verona, the same price per square foot as the Florence. In qualified county-recorded resales from 2022 to 2026, the medians have converged: $987,500 for the ground floor (15 sales) and $999,000 for the upper floor (11 sales). Buyers now pay about 9 percent less per square foot upstairs, which we read as the market pricing in single-level living without stairs. For a seller, that means an upper-floor listing competes on space and a ground-floor listing competes on convenience.

Which Addresses Are Di Napoli? A Building-by-Building Guide to All 32 Buildings

Di Napoli is exactly 32 buildings: 9105, 9109, 9113, 9114 and 9118 Prima Way, the eleven buildings on Napoli Court from 9107 to 9130, and the sixteen on Napoli Lane from 9476 to 9512. Napoli Lane addresses from 9393 to 9472 are Vercelli single-family homes, not Di Napoli.

People search Di Napoli by address far more than by name; 26 of these 32 building addresses autocomplete in Google, and the neighborhood name itself returns almost nothing. So here is every building, with its county building number, its condominium, the year the county gives it, the median price its homes first sold for, and the surveyed first-floor elevation from the elevation certificate Collier County holds for it.

All 32 buildings

Sources: Collier County Property Appraiser 2026 preliminary roll (building numbers, years, first sales); Collier County’s elevation certificate index and the certified forms linked in each row. The three 2008 certificates were surveyed in the older NGVD29 datum (first floors 10.1 to 10.2 feet); we converted them with the county certificates’ own note that NAVD88 plus 1.26 feet equals NGVD29. “Footprint touches AE-7” is explained in the flood section below.

How to read a Di Napoli unit number

Coach Homes I unit numbers are the county building number, then the floor, then the position. Unit 24201 is building 24, second floor, position 1; unit 4102 is building 4, first floor, position 2. A 1 in the floor position means a ground-floor Florence and a 2 means an upper-floor Verona. Listings often shorten 24201 to “#201” or write “#4-202”, and some feeds show both forms for the same home, so match the building number to the street address using the table above. In Di Napoli, a Condominium the units are simply 101, 102, 201 and 202 in each of the three Prima Way buildings, and the Clerk’s legal descriptions write them as “Home 2/102” and similar.

The Napoli Lane split

Napoli Lane is shared. The Vercelli plat’s single-family homes occupy Napoli Lane from 9393 to 9472, about 32 houses, and Coach Homes I begins at 9476. The county roll, the address points and the flood maps all treat them as different neighborhoods, and so should any comparable-sales analysis. A 2,233 square foot Vercelli single-family home at 9402 Napoli Lane that sold for $1,315,000 in October 2023 was filed under DI NAPOLI on the MLS, and it does not belong in a Di Napoli statistic; we have removed it from every figure on this page.

The Prima Way split

Prima Way carries both condominiums and the pool. 9105, 9109 and 9113 are the three Di Napoli, a Condominium buildings; 9114 and 9118 are Coach Homes I buildings 15 and 16, which the Master Association’s FAQ lists as “Coach Homes on Prima Way”; and 9117 is the Master Association’s pool and spa. North of the gate, outside Treviso Bay, the unrelated Prima Auto Condo garage-condominium project has a site plan on file with the county.

Is Golf Included With a Di Napoli Home? The Recorded Answer

Golf is attached to Coach Homes I and not to Di Napoli, a Condominium, by recorded document. The 2012 Treviso Bay Golf Club Declaration names Coach Homes I in its Exhibit A, and the 2008 Di Napoli declaration states owners have no right to use the Golf Club by virtue of owning a home.

That split matters more than anything else on this page, because it is what separates a $980,000 Coach Homes I resale from a $660,000 Casoria resale, and because public marketing gets it wrong in both directions. Here is the chain of documents, so you can check it yourself.

Coach Homes I: named in the Golf Club Declaration

Treviso Bay’s golf membership attaches to specific homes, not to people. The recorded Golf Club Declaration explains how: homes “bundled with golf memberships to the Golf Club will be subjected to this Golf Declaration by their inclusion in Exhibit ‘A’ … by written consent and joinder … or by Supplemental Declaration”, and membership is mandatory for the owners of homes so submitted. The original Golf Club Declaration, recorded March 15, 2012 at Book 4774, Page 2841, carries a legal-description exhibit (Book 4774, Page 2866) that names “Coach Homes I at Treviso Bay, a Phase condominium, according to the Declaration of Condominium thereof, to be recorded”, with a metes-and-bounds description of part of Tract FD-1 of the Vercelli plat. The club’s 2018 certificate of amendment re-attached the same exhibit. The Coach Homes I declaration subjects every owner to the Golf Club Declaration and, unlike the Trevi, Avellino and Casoria declarations, contains no “not appurtenant” clause. MLS records agree: every Coach Homes I record with fee data in the last five years shows golf dues, in most cases in the club-fee field, most recently $5,350 a year.

Di Napoli, a Condominium: no golf by declaration

The Di Napoli declaration, section 10.6, reads: “Home Owners shall not have any privilege or right to use the Golf Club by virtue of their ownership of a Home.” Neither golf exhibit names Di Napoli, no golf supplement is indexed against the Di Napoli legal description (108 of 108 instruments checked) or among the Golf Club’s own recorded instruments (58 of 58), and all three recent MLS records for these homes show a $0 club fee. The declaration also grants the golf course the usual easements over the homes for stray balls, overspray and maintenance noise.

Why listings disagree

Listing remarks for Di Napoli homes have said “with TPC golf membership”, “non golf” and “social membership” about homes that all carry the same MLS label, and at least one agent video has claimed a single coach home is the only one with full golf. Those claims are about two different condominiums filed under one name. A Coach Homes I home is golf-bundled by recorded document (OR 4774 PG 2841); a Di Napoli, a Condominium home is not (Declaration section 10.6); and “social membership” is not a product Treviso Bay sells, because every owner already holds the Master Association privileges that come with the deed.

How to confirm golf status for a specific home

1. Identify the condominium from the county legal description or the address table above.
2. Order the Master Association estoppel and ask for the Golf Club charges to be shown on it; the Association’s realtor information page explains the process and the 2026 fee sheet lists the $299 fee.
3. Have title confirm the Golf Club Declaration exhibit or any joinder that covers the unit, using the Clerk’s Official Records search.
4. Treat the MLS club-fee field as a signal only. It is agent-entered.

What a non-golf owner still gets

Every Treviso Bay owner, golf-bundled or not, holds the Master Association’s owner privileges: the clubhouse and its dining rooms, Club Rilassare’s pools, spa, salon and fitness center, tennis, pickleball, bocce and the satellite pools, subject to the $750 annual food and beverage minimum. The Golf Club Declaration also lets the club’s board open the course to non-golf owners, which is the legal basis for the seasonal windows the club has offered. What a non-golf owner cannot do is buy a golf membership: the Master Association’s 2025 FAQ says membership is “exclusive to the properties that have been selected by the developer.”

What Amenities Come With a Di Napoli Home?

A Di Napoli home comes with the Treviso Bay Master Association’s owner privileges under the Master Declaration (OR 5934 PG 2738): the satellite pool and spa at 9117 Prima Way, the 15,000 square foot Club Rilassare spa and fitness campus, the main clubhouse and its restaurants, tennis, pickleball and bocce. Coach Homes I adds TPC Treviso Bay golf.

Neither Di Napoli condominium owns a recreation facility of its own. The original Coach Homes I declaration says it outright in section 3.9: “None of the Phases shall include any recreational facilities”. Everything below is a Master Association or Golf Club amenity, which is why the dues that pay for it arrive as Master and Golf lines rather than condominium lines.

The Prima Way pool, Di Napoli’s own

The pool and spa at 9117 Prima Way are the closest amenity to every Di Napoli home, 67 to 335 meters from the buildings. The county roll records a 1,400 square foot pool and a 50 square foot spa built in 2008 on a Master Association parcel, and it is the only one of Treviso Bay’s satellite pools with a spa on the roll. For most Di Napoli owners it is the pool they actually use day to day.

Club Rilassare, the spa and fitness campus

The club’s amenities page describes a 15,000 square foot spa, fitness and pool complex with a full-service spa, salon, fitness center and studios, a resort-style pool with a lap pool and children’s pool, and a poolside restaurant. Residents and older documents call it Villa Rilassare; the club’s current pages call it Club Rilassare. It is 346 to 692 meters from Di Napoli’s buildings, an easy walk.

The main clubhouse, dining and golf

The main clubhouse at 9800 Treviso Bay Boulevard, completed in 2016, holds the Wentworth Dining Room, the Players Grille and the Treviso Room, per the club’s dining page. The 18-hole course was designed by Arthur Hills with Hal Sutton as player consultant and opened in 2008, per the club’s golf page; Troon manages the club for its member board. The club publishes the full tee information, from 7,365 yards at the back tees.

Tennis, pickleball and bocce

The tennis center sits beside Club Rilassare with a pro shop and an on-staff professional. Naples Daily News counted eight lighted Har-Tru courts in 2021, a single-sourced figure the club’s own pages do not repeat, so confirm the current court count with the tennis shop. Pickleball and bocce are on the same campus.

What there is not

There is no marina, no private beach and no boat dock at Treviso Bay. A company named for a Treviso Bay marina was formed during the original V.K. Development era, and no marina was ever built. The nearest public boat ramps and Gulf beaches are covered on our Treviso Bay community guide.

Selling your Di Napoli home? Amenity access is part of what your buyer is paying for, and the golf document is part of what they will ask for. Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

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

Owning a Coach Homes I home at Di Napoli costs about $23,122 a year in association dues, golf dues, the dining minimum and the Wentworth Estates CDD, before property tax and insurance. A Di Napoli, a Condominium home costs about $23,212: higher condominium dues, no golf dues. The MLS understates both by the $2,602.32 district line.

The two products land within $90 a year of each other by coincidence of arithmetic, not by design: the 12 larger Prima Way homes split a condominium budget among fewer owners, and the 116 Coach Homes I homes carry the Golf Association line. Here is every line, with its source.

The annual stack, 2026

Not included: county property tax, HO-6 insurance and any flood policy. CDD figures are from the district’s FY2027 adopted budget. The Di Napoli, a Condominium CDD line assumes the coach-home debt class; the district’s budget carries no separate Di Napoli line and its 194 coach-home units are consistent with 116 Coach Homes I, 68 Casoria and 12 Di Napoli homes less prepayments. Confirm it on the owner’s tax bill.

Condominium dues: what each association charges

Neither association publishes its budget. The Coach Homes I association runs its budget, reserve schedule and minutes through an owner portal managed by Tropical Isles Management, and Di Napoli, a Condominium through Sentry Management; both are available to an owner or a buyer under contract, and section 718.111(12) of the Florida Condominium Act gives owners the right to inspect them. What is public is the quarterly assessment as it appears on closed MLS records and on one seller’s fee disclosure for a Coach Homes I home, filed on the Master Association’s site in February 2025, which shows $1,750 per quarter. Every Coach Homes I MLS record dated 2025 or 2026 with a quarterly figure shows the same $1,750. The two most recent Di Napoli, a Condominium records show $2,695 per quarter in October 2025 and $3,110 in June 2026. Because the 2008 declaration gives every home an equal share, that increase is a budget change, not a size difference between the two homes.

What the condominium dues pay for

The 2024 Coach Homes I restatement makes the association responsible for “All exterior building walls, gutters and roofs”, the driveway and walkway pavement, and the structural parts of the exterior stairs, lanais and garages, and it makes water and sewer service to the units a common expense (sections 10.1 and 11.1 of the amended and restated declaration). The Master Association, not the condominium, holds the bulk cable and internet contract ($885 of the Master line for cable and internet, or $362 for internet only) and maintains the roads. For a sense of the rest, Lennar’s 2015 developer budget for the identical Casoria product listed management, lawn service with fertilizer and pest control, exterior pest control, fire-alarm inspections and monitoring, property and flood insurance, water and sewer, and reserves for the roof, painting and pavement (Coach Homes II prospectus). That is an illustration from a sister condominium, not a Coach Homes I budget.

How the dues have moved

Developer guarantees are from the recorded declarations and their 2008 amendment; later figures are agent-entered MLS values, so read them as a trend rather than an audited series.

The Master Association line, taken apart

The 2026 Master Association assessment of $7,420 is made up of $5,523 for maintenance, $885 for the bulk cable and internet service, $812 for reserves and $200 for the capital reserve, per the fee sheet. The Golf Association’s $5,350 is $3,850 of dues, $1,400 of reserves and $100 of capital. Both are billed by the Treviso Bay associations, not by the condominium.

The line the MLS leaves out

The Wentworth Estates Community Development District is a Chapter 190 special district created by Collier County Ordinance 2004-37, and its assessments appear on the county tax bill rather than in any association invoice. The FY2027 adopted budget sets operations and maintenance at a flat $1,499.21 per residential unit, unchanged from FY2026, and debt service for the coach-home class at $1,103.11. The bonds retire in fiscal year 2037, per the district’s audited financial statements. The MLS “total annual recurring fees” field for Coach Homes I in 2026 reads $20,520, which is the condominium, Master, Golf and dining lines added up; the true carrying cost is $2,602.32 higher.

What we could not verify

The two associations’ 2026 budgets, reserve balances, insurance carriers and deductibles are not published, and we will not guess at them. No special assessment for either association appears in the Clerk’s index, on Sunbiz or in public news, which is a finding of absence, not a guarantee. Ask for the current budget, the reserve schedule and a written statement of pending or planned assessments before you sign.

Selling? A complete fee stack is part of a complete listing; get a free Di Napoli valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers before you budget.

What a Di Napoli Buyer Pays at Closing, and the $3,750 Myth

A resale buyer of a Coach Homes I home pays $15,799 in known community charges at closing: a $7,500 Master Association capital contribution, a $7,500 Golf Club capital contribution, the $250 Rookery Bay fee, the $299 estoppel, the $50 resale application and the $200 set-up fee. A Di Napoli, a Condominium buyer pays $8,299, because no golf contribution applies.

The one-time charges, from the 2026 fee sheet

Source: Treviso Bay 2026 Annual Fee Sheet. The estoppel adds $179 if the account is past due. The Master Declaration exempts some transfers from the capital contribution, including transfers to a spouse or children, to a wholly owned trust or entity, between co-owners, and to an institutional lender.

Where “$3,750” came from, and why it is wrong

Some summaries of Treviso Bay list a “$3,750 transfer fee” for Di Napoli, half the $7,500 shown for every other neighborhood. No Di Napoli record carries $3,750. The figure is a median of eight agent-entered MLS values, four entered as $0 and four as $7,500, and the midpoint of that list happens to be $3,750. The fee sheet contains no $3,750 line. The real charges are the ones in the table above.

The Rookery Bay fee, explained

The $250 line is not a tax and not a club charge. The Master Declaration’s section 9.14 creates it as an environmental grant fee collected on every transfer in perpetuity for resource management of the Rookery Bay National Estuarine Research Reserve, administered through the National Fish and Wildlife Foundation. The Di Napoli declaration carries the same $250 fee in its own section 10.8.

Who pays what

The purchase contract decides who pays each of these charges, and every one of them is negotiable; the capital contributions are large enough that the allocation belongs in the offer, not in a surprise on the closing statement. Your buyer’s lender will also want the association’s answers on a condominium questionnaire, so the condominium manager’s fees for that form belong in the closing budget too.

Property Taxes at Di Napoli, and How the County Values These Homes

The median 2026 preliminary property tax on a Coach Homes I home is $7,000.14 and on a Di Napoli, a Condominium home $7,413.45, before the $2,602.32 CDD line. The county’s 2026 preliminary just values are $751,975 for a Coach Homes I ground-floor home and $822,175 upstairs, identical in every building.

Data updated: September 2026. Source: Collier County Property Appraiser 2026 preliminary roll, which carries no non-ad valorem (CDD) figures yet; those arrive on the November tax bill.

The 2026 preliminary values, by plan

A reversal worth knowing about

In 2021 the county assessed the larger Di Napoli, a Condominium homes $63,000 to $114,000 above a Coach Homes I home on the same floor. In 2025 that reversed: Coach Homes I values jumped 18.3 percent while Di Napoli, a Condominium stayed flat for a third straight year, and in 2026 a 2,463 square foot Di Napoli ground-floor home is assessed $39,280 below a 1,883 square foot Coach Homes I ground-floor home. That tracks the golf split. It also means a Di Napoli, a Condominium owner is carrying one of the lowest assessments per square foot in the neighborhood, and the recent $1,200,000 and $1,485,000 sales suggest the market does not agree with it.

What happened between 2025 and 2026

The median Coach Homes I just value fell from $836,850 (2025, certified) to $787,075 (2026, preliminary), about 6 percent, and Casoria’s fell by a similar share, as the county’s preliminary roll pulled values back across Treviso Bay. A homesteaded owner’s taxable value is capped by the Save Our Homes rule regardless; a buyer’s taxes reset to the new just value in the year after purchase, which is why a buyer should budget from the purchase price, not from the seller’s bill.

Governing Documents: The Declarations, the Bylaws and the 2024 Restatement

Di Napoli is governed in three layers: the 2021 Second Amended and Restated Master Declaration for Treviso Bay (Official Records Book 5934, Page 2738), the Golf Club Declaration for golf-bundled homes, and one of two condominium declarations. Coach Homes I rewrote its declaration, articles and bylaws in full in 2024; Di Napoli, a Condominium still runs on its 2008 text.

The condominium documents are where most day-to-day rules live, and the two are not alike. The Master Declaration lets a neighborhood be stricter than the master on pets, parking, leasing and architectural control, and each Di Napoli condominium uses that room differently.

Coach Homes I: the 2024 amended and restated declaration

The Certificate of Amendment and Amended and Restated Declaration of Condominium, recorded March 21, 2024 at Book 6341, Page 1535, replaced the 2012 declaration, articles and bylaws in one 46-page instrument. The provisions a buyer or seller will meet most often:

• 29 buildings, 116 units, one vote and a 1/116th share each (sections 1 to 2, 4.5, 6.1, 10.2).
• One enclosed garage and its driveway per unit; lanais may not be tiled, covered or enclosed without prior written Board approval (section 8.1).
• Hurricane protection goes inside the lanai tie beam: “No hurricane protection of any kind may be permanently affixed to the exterior of a Building” (section 11.14).
• High-risk components: the Board may designate items such as water heaters, dryer vents, water valves and air conditioners and require inspection or replacement on a schedule (section 11.12).
• Grills only on the garage apron or driveway, at least 10 feet from a structure, with no more than two one-pound propane cylinders (section 12.10).
• Smoking is banned in common elements but not on lanais (section 12.9).
• No trailers, motorcycles, RVs or commercial vehicles on condominium property (section 12.8).
• No public lodging, fractional ownership or vacation-club use (section 12.1).
• Leasing and sales defer to the Master Association: no condominium-level lease approval, cap or fee, and no right of first refusal (sections 13 and 14).
• Estoppel certificates within 10 working days (section 10.12).

Coach Homes I: the amendments along the way

A drafting error in the 2024 restatement

The 2024 Coach Homes I restatement defines the Master Declaration as “the Amended and Restated Declaration … recorded in Official Records Book 3987, at Page 0344.” Book 3987, Page 344 is the original 2006 V.K.-era declaration. The amended and restated master declaration was recorded in 2012 at Book 4774, Page 2665, and the current Second Amended and Restated Master Declaration in 2021 at Book 5934, Page 2738. Cite the 2021 instrument as current; the error does not change which master rules apply, but it is the kind of detail a careful buyer’s attorney will notice.

Di Napoli, a Condominium: the 2008 declaration as amended

The 2008 declaration has not been amended since 2012 in any instrument indexed to the association or the Di Napoli legal description, so its original text still governs, as amended in 2008, 2009 and 2012:

• One vote and an equal share per home, so the 12 homes split common expenses equally regardless of size (sections 8.1.1 and 8.2).
• Association approval of every sale: notice and contract within 10 days of signing, 20 days for the association to decide, and if it disapproves for a reason other than those the declaration lists, it must produce a substitute buyer on terms as favorable within 30 days or the sale proceeds (section 17.2.1).
• Association approval of every lease (section 17.3; see the leasing section below).
• No pet without prior written Board permission (section 17.7; see the pet section below).
• Single-family residential use, no transient rentals, home offices without client visits allowed (section 17.1).
• Insurance through an insurance trustee for losses above $50,000 (section 14).

Who manages what

Is Di Napoli a 55-Plus Community?

No. Di Napoli is not a 55-plus community, and neither is Treviso Bay. Neither condominium declaration contains housing-for-older-persons language, the 2024 Coach Homes I restatement regulates the supervision of children on the property, and the Master Association’s rules and the club’s youth programs contemplate resident children.

We searched the full 2024 Coach Homes I restatement and the body of the 2008 Di Napoli declaration for “older persons”, “55 years”, “fifty-five” and “housing for older”, and found nothing. The claim that Treviso Bay is age-restricted circulates on third-party active-adult portals; the recorded documents are the only authority on the question, and they say all ages. The club runs a 2026 All Sports Camp on its own site, which is not something an age-restricted community does.

Can You Rent Out a Di Napoli Home? Leasing Rules by Condominium

Yes, with limits. Every Di Napoli home is subject to the Master Declaration’s leasing rules: a 30-day minimum, no more than four leases in any 12-month period, and a lease delivered to the Master Association 15 days before it starts. Di Napoli, a Condominium adds its own approval, a four-lease cap and a one-month damage deposit.

Coach Homes I: the Master rules only

The 2024 Coach Homes I restatement hands leasing to the Master Association entirely: “All Unit Owners are subject to, and must comply with, the provisions of the Master Declaration … regarding leasing or licensing a Unit.” The only condominium-level duty is to give the manager the tenant’s contact details within 30 days. There is no condominium lease approval, cap or fee.

Di Napoli, a Condominium: approval, cap and deposit

The 2008 declaration’s section 17.3 is stricter: “A Home shall not be leased more than four (4) times per year and no Home may be leased for a period of less than thirty (30) days.” Every lease needs the association’s prior written approval, delivered within 10 days of signing; the association may interview the tenant and has 10 days to decide; and a damage deposit of one month’s rent is held by the association. If the association disapproves without cause it must find a substitute tenant, and it may terminate a lease for violations.

The Master Association layer, for both

The 2021 Second Amended and Restated Master Declaration sets the 30-day minimum, the four-leases-in-12-months cap and a $100 application fee for each adult applicant. The 2012 version it replaced also required 30 days between the start of one lease and the start of the next, barred subleasing and assignment, and limited occupancy to the tenant, spouse and unmarried children; ask the Master Association whether its current rules carry those forward. The Master Association’s FAQ describes the cap as four leases per calendar year while the recorded covenant says any 12-month period; plan around the stricter reading.

Tenants and the amenities

A tenant who wants to use the amenities needs a social transfer from the owner, and a golf transfer is available on golf-bundled homes for an additional fee; the 2026 fee sheet lists social transfers from $400 to $850 and a $250 golf transfer. During the transfer the owner may use the facilities only as a guest. That matters for an owner who wants to rent for January to March and still play golf.

Pet Rules at Di Napoli: Two Condominiums, Two Very Different Answers

Coach Homes I allows two dogs or two cats, each no more than 25 pounds at adult weight. Di Napoli, a Condominium allows no pet at all without the Board’s prior written permission and bans pit bulls, Mastiffs, Rottweilers and Presa Canarios outright. Both sit under the Master Association’s rule of no more than three cats and/or dogs with no weight limit, and the stricter condominium rule governs.

Coach Homes I, section 12.3 of the 2024 restatement

“No more than two (2) domesticated dogs or two (2) cats, each weighing no more than twenty-five (25) pounds at adult age.” Breeds banned by the county or designated dangerous by the Board are excluded, heavier pets already in residence on the restatement’s effective date were grandfathered, fish and two domestic birds are allowed, dogs must be on a leash of six feet or less, and a landlord may bar a tenant’s pets entirely.

Di Napoli, a Condominium, section 17.7 of the 2008 declaration

“No Home Owner is permitted to keep a domestic pet (i.e. dogs, cats and birds) in his or her Home either temporarily or permanently without the prior written permission of the Board.” Permission can be revoked. Pit bulls (as the declaration defines them), Mastiffs, Rottweilers, Presa Canarios and their crosses are banned, as are exotic and venomous animals, and pets may not be left tethered on a lanai.

The Master Association layer

The master rule is stated in the 2021 restated Master Declaration, Section 5.14, OR 5934 PG 2757-2758: the owner of each living unit “may keep not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs.” There is no weight limit at the master level; pit bull and pit bull mix dogs and other recognized aggressive breeds are prohibited regardless of size or weight; fish and two indoor birds are allowed; dogs stay on a six-foot leash in the common areas; and pets are barred from the golf course property. The 2021 text replaced the 2012 master figure of two pets of 30 pounds or less, and no master amendment has been recorded since. The Master Declaration allows neighborhoods to be stricter than the master on pets, never looser, so the condominium rules above are the binding ones for a Di Napoli owner: two pets of 25 pounds or less in Coach Homes I, and Board permission for any pet at Di Napoli, a Condominium.

Is Di Napoli in a Flood Zone? Elevations, the 2024 Map and Hurricane History

Every one of Di Napoli’s 32 building points is in FEMA Zone X (shaded), the 0.2 percent annual chance area, on the current flood map, panel 12021C0603J, effective February 8, 2024. Under the maps in force when they were built, the same buildings were in Zone AE. Four south-row Napoli Lane footprints still touch an AE-7 lake-edge line.

That makes Di Napoli the opposite of the Terrace condominiums elsewhere in Treviso Bay, which the 2024 map placed in Zone AE with an 8-foot base flood elevation. The details below come from FEMA’s National Flood Hazard Layer, Collier County’s own flood layer and 30 elevation certificates the county holds for these buildings, read one by one.

What the current map says, building by building

We queried FEMA’s National Flood Hazard Layer and Collier County’s 2024 flood-zone layer at every building point on September 23, 2026. All 32 return Zone X, “0.2 PCT ANNUAL CHANCE FLOOD HAZARD”, on panel 12021C0603J, and the two sources agree at every point. No Letter of Map Revision or Amendment on file covers a Di Napoli building; the four letters in the area all concern Vercelli single-family lots.

The older maps had these buildings in Zone AE

Every Coach Homes I elevation certificate was certified against the 2012 map, panel 12021C0603H: 19 buildings in Zone AE with a base flood elevation of 6 feet and 8 buildings in Zone AE at 7 feet (NAVD88). The three 2008 Di Napoli, a Condominium certificates cite the 2005 map at Zone AE, 7.3 feet in the older NGVD29 datum, about 6.0 feet in NAVD88. The 2024 map moved all of them out of the Special Flood Hazard Area.

Surveyed elevations

Source: the certified forms on Collier County’s elevation certificate index, each linked in the building table above. No certificate is indexed for 9115 or 9112 Napoli Court. The Taylor Morrison homes sit about 1.2 feet higher than the highest Coach Homes I floor.

The four footprints that touch AE-7

When Collier County’s 2025 building-footprint layer is laid over the effective flood map, the footprints of 9498 Napoli Lane (building 27, about 51 square meters), 9494 (building 28, about 25), 9480 (building 31, about 18) and 9476 (building 32, about 13) cross an AE-7 polygon at the lake edge, while their address points stay in Zone X; 9502, 9490 and 9484 come within 0.8 to 1.5 meters of it. FEMA’s own instruction for the flood determination form is: “If any portion of the building … is in an identified Special Flood Hazard Area (SFHA), check yes (flood insurance is required)” (FEMA Form 086-0-32 instructions). So a lender’s vendor could flag those four buildings as in the flood zone.

The fix, if a lender flags one

The surveyed lowest adjacent grades on those four buildings are 7.1, 7.2, 7.4 and 7.2 feet, all at or above the 7-foot base flood elevation. FEMA’s guidance is that a Letter of Map Amendment “will result in a ‘removal’ if the LAG is at or above the BFE”, and FEMA charges no fee to review one (FEMA fact sheet on LOMAs). A seller in one of those buildings, or the association on the building’s behalf, can file through the FEMA Map Service Center before a buyer’s lender asks. Whether a determination vendor actually flags them is something we have not seen documented; the remedy is there if one does.

The preliminary map to watch

On FEMA’s preliminary map for Collier County, panel 12021C0603K (March 20, 2025), every Di Napoli building point stays in Zone X, but the AE-7 lines move much closer on the north side: Napoli Court and Prima Way footprints would sit within 0.2 to 8.9 meters of an AE edge, against 55 to 162 meters today. The south-row overlaps are unchanged. Check the adoption status before you buy; the county’s flood map page carries it.

Ground elevation for context

The U.S. Geological Survey’s elevation service puts bare earth at the 32 building points between 7.52 and 8.97 feet NAVD88, highest at the Prima Way end. That is a 2018 bare-earth model interpolated under existing buildings, so the surveyed certificates govern.

Hurricane history: every building has been through five storms

All 32 buildings existed for Irma (2017), Ian (2022), Idalia (2023), Helene (2024) and Milton (2024). For scale, the nearest surveyed Irma high-water mark is 3.36 feet NAVD88 at the Isles of Collier Preserve, 1.26 miles away, and the nearest surveyed Ian mark is 6.38 to 6.39 feet at the Henderson Creek boat ramp, 3.45 miles away, both from the USGS high-water-mark database. Ian’s mark is below every Di Napoli first floor. No high-water mark was surveyed on Napoli Court, Napoli Lane or Prima Way itself, and we found no public record of storm damage specific to Di Napoli in the county’s permit files from 2020 to August 2026 or in regional news. Ask each association for its storm and insurance-claim history in writing.

Evacuation Zone A, despite flood Zone X

Every Di Napoli building is in hurricane Evacuation Zone A on both Collier County’s layer and the state’s Know Your Zone map. Flood insurance maps and evacuation maps answer different questions: one prices rainfall and a 1 percent annual flood, the other plans for storm surge. Zone X means no mandatory flood insurance; Zone A means you are among the first told to leave. Lely High School, 2.2 miles away, is on Collier Emergency Management’s list of potential shelters.

Wind design

Collier County’s Florida Building Code wind maps give every Di Napoli building point an ultimate design wind speed of 152 mph (risk category I), 166 mph (II) and 179 mph (III). Collier is inside the wind-borne debris region. The code edition each building was permitted under is on its original permit, which the county’s permit portal holds.

Selling in one of the four south-row buildings? We prepare the flood answer before a buyer’s lender asks; get a free Di Napoli valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

Insurance for a Di Napoli Coach Home: HO-6, the Master Policy and Flood

A Di Napoli home is a condominium unit, so the owner carries an HO-6 policy for the interior and contents while the association insures the building. Neither Di Napoli condominium sits in a flood zone that triggers mandatory purchase at the building point, and Citizens’ 2027 flood requirement does not reach condominium unit-owner policies.

Who insures what

Section 718.111(11) of the Florida Condominium Act makes the association insure the condominium property “as originally installed”, and excludes from that policy the unit’s floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and personal property, which the owner insures. The Coach Homes I restatement’s section 15.1 matches it: the owner insures contents, coverings, built-in cabinets, appliances, water heaters, fixtures and every alteration or improvement. Section 627.714 requires every HO-6 policy to include at least $2,000 of loss-assessment coverage; in a four-unit building, where one owner’s share of an uninsured loss is a quarter of the bill, it is worth asking your agent what a higher limit costs.

Flood insurance in Zone X

No Di Napoli building point is in the Special Flood Hazard Area, so a federally backed mortgage does not force flood coverage unless a determination catches one of the four south-row footprints. Voluntary NFIP coverage in unincorporated Collier County carries the county’s Community Rating System Class 5 discount of 25 percent, which FEMA applies to policies outside the flood zone as well (FEMA Community Rating System). The association’s building flood coverage, if any, is a question for the manager.

The Citizens 2027 change does not apply to HO-6 policies

Citizens Property Insurance is phasing in a requirement that its policyholders also carry flood insurance, reaching all policies regardless of value on January 1, 2027, but its own flood page states that “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage” (Citizens flood requirement). A Di Napoli HO-6 on Citizens is outside the rule.

Wind mitigation and the building’s features

Florida’s uniform mitigation verification form is written for one-to-four-unit buildings, which is exactly what a Di Napoli building is. Opening protection matters: owners have pulled 27 hurricane-protection permits for shutters, impact doors and windows in Di Napoli since 2020, most of them from Storm Smart Building Systems, at declared values of $7,345 to $15,625. Whether Lennar’s original coach-home openings were impact-rated is not in any feature sheet we could find; Lennar’s impact-glass sheet for Treviso Bay covered the Terrace and Veranda condominiums, so do not assume it for Coach Homes I. The 2024 restatement requires any hurricane protection to sit inside the lanai tie beam.

Does Di Napoli Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Florida’s milestone inspection law applies to condominium buildings three habitable stories or more in height, and the structural integrity reserve study law expressly does not apply to buildings under three stories. Every Di Napoli building is two stories, and Collier County’s milestone registry lists none of them.

The statutes

Section 553.899 requires milestone inspections of condominium and cooperative buildings “three habitable stories or more in height”. Section 718.112(2)(g) requires a structural integrity reserve study for buildings “three habitable stories or higher” and says, in terms, “This paragraph does not apply to buildings less than three stories in height.” Every Di Napoli elevation certificate records a first floor and one “next higher floor” about 10 feet above it (about 12 feet in the Taylor Morrison buildings), and the unit numbers run only 1xx and 2xx.

The county’s registry

Collier County publishes its milestone buildings on a public map layer and on its milestone inspections page. A query of the layer across the Di Napoli area returns zero buildings, and a search by association name for “Coach” returns nothing in Treviso Bay; the only “Napoli” rows are the Napoli Luxury Condominiums on Florida Club Circle, a different community. Every Treviso Bay row belongs to the Terrace buildings.

What still applies

Two stories does not mean no reserves. Chapter 718’s general budget and reserve rules still govern both associations, and a buyer should ask for the reserve schedule, the date of the last roof replacement and the funding status of the roof and painting components. The Di Napoli, a Condominium roofs were replaced in 2018; see the next section.

Roofs, Paint and Permits: Di Napoli’s Maintenance Record

Di Napoli, a Condominium replaced all three roofs in 2018, repainted in 2016 and replaced its screen walls in 2017, each by recorded notice of commencement. No association-level roof, paint or structural notice exists for Coach Homes I from 2012 to 2026, and county permits since 2020 show no roof work on any Di Napoli building.

Di Napoli, a Condominium: three recorded projects

The 2017 lien was recorded against the association’s contractor chain and released in September 2017; it is history, not an open item, but a buyer’s title search will show it.

Coach Homes I: nothing at association level, and that is a question to ask

A search of all 609 instruments indexed to the Coach Homes I legal description and the 54 filed under the association’s name found no notice of commencement for roof, paint or structural work between 2012 and 2026. The oldest Coach Homes I roofs are now about 14 years old and the newest about 11. That is not a defect; it is a reason to ask the association for its roof inspection history, the reserve balance for roof replacement and whether a painting cycle is planned.

What the county permit record shows, 2020 to August 2026

We read every monthly issued-permit report Collier County posts on its building permit reports page from January 2020 to August 2026 (two months are missing from the county’s own set) and matched every Di Napoli address.

Air-conditioning replacements show that the original 2012 to 2015 systems are reaching the end of their lives; there was no spike after Ian. The largest declared unit remodels were $250,000 and $181,000 on two upper-floor Napoli Lane homes in 2024. Unpermitted repairs never appear in this record, and pre-2020 permits are not online in this form.

Which Schools Serve Di Napoli Addresses?

Every Di Napoli building is assigned to Manatee Elementary, Manatee Middle and Lely High School under Collier County Public Schools’ attendance zones for both 2025-26 and 2026-27. Lely High is 2.2 to 2.5 road miles away, about 8 to 9 minutes.

We tested all 32 building points against the district’s own attendance-zone file, so this is a point-in-polygon answer, not a ZIP-code guess. Collier County Public Schools notes that zone assignments are not guaranteed; confirm with the district’s attendance boundary tool before you rely on it.

School grades, as published by the district

Source: Collier County Public Schools, 2025-2026 School and District Grades; the state’s own grade files are at the Florida Department of Education.

Drive distances

Free-flow road distances on the OpenStreetMap network, September 23, 2026; season traffic on US 41 East runs heavier. Lely High is closer to Di Napoli than to any other Treviso Bay neighborhood we tested.

What Is Next Door? Zoning and Development Around Di Napoli

Di Napoli is zoned PUD under the Wentworth Estates planned unit development, Ordinance 03-51 as amended, with an Urban Coastal Fringe land-use designation. Its north and east buildings sit 46 to 155 meters from land outside the gate: a vacant commercial tract on US 41, a residential PUD rezoned in December 2025, and two car-condominium site plans.

This matters more at Di Napoli than anywhere else in Treviso Bay, because Di Napoli is the corner of the community that touches the outside world. Every item below is from Collier County’s own zoning and site-plan layers.

The neighbors, measured

Sources: Collier County zoning and planning layers and the Wentworth Estates PUD record, queried September 23, 2026. Distances are from the nearest building point to the parcel edge.

The Miceli rezoning

The county’s zoning layer records the Miceli residential PUD as approved on December 9, 2025 by Ordinance 2025-066. A published summary of that commission meeting describes 63 homes on about 8.63 acres, with reduced height and engineered drainage offered to address neighbors’ concerns; we have not yet read the ordinance text itself, so treat the unit count as unconfirmed. For the east end of Napoli Lane, it is the closest planned change.

Treviso Bay’s own commercial frontage

Separately, Collier County’s Hearing Examiner approved a change to Treviso Bay’s own US 41 commercial tract in December 2025 (decision HEX 25-50), halving a landscape buffer and a side setback from 15 feet to 7.5 feet; the hearing transcript records testimony about a drive-through restaurant. Our Treviso Bay community guide covers that tract in detail.

Daily Logistics at Di Napoli: Gate, Trash, Mail and Utilities

Day to day, Di Napoli runs on Treviso Bay’s gate at 9050 Treviso Bay Boulevard, Collier County trash pickup on Mondays and Thursdays with recycling on Mondays, one assigned mailbox per Coach Homes I unit, Collier County water and sewer paid through the condominium dues, and FPL electricity billed to each owner.

Gate and guests

The main gatehouse at 9050 Treviso Bay Boulevard is 90 meters from the nearest Napoli Court building. The Master Association’s 2014 newsletter listed the gatehouse as staffed 24 hours a day, seven days a week; confirm current staffing and the guest-authorization system with the Master Association, because the current published rules refer to an on-duty gate guard without naming a system. Speed limits inside the gate are enforced by camera under the Master Rules.

Trash and recycling

Collier County’s service-day layer puts Di Napoli 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 come back in by 6 a.m. the next day, per the county’s residential collection rules. The collection charge is a county special assessment on the property tax bill, not an association line.

Mail, water, power and internet

Each Coach Homes I unit has one assigned mailbox under section 8.1(F) of the 2024 restatement. Water and sewer come from Collier County and are a common expense of the Coach Homes I association. Electricity is Florida Power and Light, metered and billed per home. Cable and internet are a bulk Master Association contract, $885 a year of the Master line for both or $362 for internet only.

Parking, grills and moving in

Park in your garage or on your own driveway; the Master Declaration and the Coach Homes I restatement both bar boats, trailers, RVs and commercial vehicles from sitting outside, and the restatement adds motorcycles. Grills are allowed only on the garage apron or driveway, at least 10 feet from the building. Moves have historically been limited to 9 a.m. to 5 p.m. under the Master Association’s rules; check the current rule with the office before you book a truck.

Di Napoli vs Casoria: How Treviso Bay’s Two Coach-Home Neighborhoods Compare

Di Napoli and Casoria are Treviso Bay’s only coach-home neighborhoods, with the same Lennar product in both. Coach Homes I has 116 golf-bundled homes built 2012 to 2015 (Golf Club Declaration, OR 4774 PG 2841); Casoria’s Coach Homes II has 68 non-golf homes built 2015 to 2017. Since 2023 Di Napoli’s homes resold for $250,000 to $320,000 more.

Data updated: September 2026.

Di Napoli vs Casoria decision table

Sources: county roll and recorded declarations for each condominium; MLS as described in the Market Snapshot. For Casoria’s own records, flood margins and fee detail, see our Casoria at Treviso Bay guide.

Who should choose which: Di Napoli or Casoria

A buyer who plays golf three times a week gets the membership, which cannot be bought any other way, by buying in Coach Homes I, and pays for it both in the price and in the $5,350 annual Golf Association line. A buyer who wants the same Lennar coach home, the same gate, the same clubhouse and spa, and no golf dues, gets it in Casoria for roughly $300,000 less. A buyer who wants more space than either and does not need golf should look at the 12 Taylor Morrison homes on Prima Way, which offer 2,463 to 3,025 square feet and come up for sale rarely.

What each owner group should watch

Coach Homes I owners hold a golf asset whose value depends on the club; the club’s dues, capital projects and membership rules are the thing to follow. Casoria owners hold the more affordable product and depend on the gap closing or holding steady. Di Napoli, a Condominium owners hold the rarest product in the neighborhood, assessed below market by the county, with an association budget spread across only 12 homes, so any capital project lands on 12 owners rather than 116.

Selling either coach home? Your buyer is comparing the two; get a free Di Napoli 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 Di Napoli Homes

What we see in Di Napoli, sale after sale, is that a buyer’s questions are predictable and answerable before listing: which condominium, whether golf is attached, which floor, the full fee stack, the flood determination and the roof’s age. The record in this neighborhood rewards the listings that answer them up front.

This section is about process, because process is what we can show you. Every figure on this page came out of the same work we do on a Di Napoli listing, and we tracked every Di Napoli closing on the MLS and in the county record over the last five years to build it.

Before we price a Di Napoli home

We pull the county legal description to establish which condominium the home sits in, then match the unit to its building number, floor and plan. We check the Golf Club Declaration exhibit and the condominium declaration, and we ask for the Master Association estoppel to show the Golf Club charges, so the golf status in the listing is a documented fact rather than an agent’s remark. We price against the right comparable set: Coach Homes I against Coach Homes I on the same floor, the Prima Way homes against each other and against the larger coach-home product outside Treviso Bay, and Casoria only as the non-golf reference point.

Before the home goes on the market

We pull the building’s elevation certificate from the county, check the footprint against the current and preliminary flood maps, and, for the four south-row Napoli Lane buildings, prepare the Letter of Map Amendment route in case a buyer’s lender flags the building. We ask the association for the roof history, the reserve schedule and any planned assessment, and we assemble the fee stack including the CDD line, because a buyer who finds the district assessment on the tax bill after closing does not come back as a referral.

During showings

Because Casoria is the identical product at a lower price, we put the two neighborhoods’ numbers side by side for every Di Napoli buyer rather than leaving them to find the gap on their own. Whether the upper-floor stair suits a buyer, and whether a home looks at open water or at the next row across the lake, are questions only the home itself answers, which is why the showing matters more here than in a larger building.

Why this is the work, not a pitch

Top 1% Real Estate Agents Nationally Since 2008 is a credential; it does not sell a coach home. What sells a coach home in a 128-home neighborhood with two recorded condominiums and one MLS label is getting the facts right before the buyer does. In the last 12 months we tracked seven MLS closings and two county-recorded off-market sales here, and the pattern in the record is consistent: correctly priced Coach Homes I homes went under contract in days.

Honest Pros and Cons of Buying at Di Napoli

Di Napoli’s strengths are specific: a golf membership that cannot be bought separately (Coach Homes I only), a spot just inside the gate with its own pool, Zone X at every building point, and two-story buildings outside the milestone and SIRS rules. Its trade-offs are just as specific: price, about $23,100 a year to carry, and a noisier edge.

Pros

• Bundled TPC golf in Coach Homes I, by recorded document, in a community where no additional golf memberships are available.
• Front-of-community location: 90 to 457 meters from the main gate, a quarter mile from the spa and fitness campus, and a neighborhood pool and spa on Prima Way.
• Lake frontage on every building, with five district lakes between the rows.
• Flood Zone X (shaded) at every building point on the current FEMA map, with first floors at 7.74 to 8.94 feet NAVD88.
• No milestone inspection or structural integrity reserve study, by statute, because every building is two stories.
• Private entry and an attached garage for every home, including the upper floors.
• Liquidity: a five-year median of 10 days on market on the MLS label.
• Schools: Manatee Elementary (A), Manatee Middle (A) and Lely High (B), with Lely High about 2.2 miles away.

Cons

• Price: about $1 million for a Coach Homes I resale, and roughly $300,000 more than the identical Casoria product.
• Carrying cost: about $23,100 a year in dues, golf and the CDD, before tax and insurance.
• Two stories, no elevators: upper-floor homes are reached by an interior stair.
• Evacuation Zone A, despite flood Zone X.
• The edge of the community: east-end Napoli Lane buildings sit 46 to 60 meters from US 41 frontage and a newly rezoned residential site.
• Four south-row footprints touch an AE-7 line, which a lender’s flood determination could flag.
• Coach Homes I has no recorded association-level roof project in 11 to 14 years; ask about the plan and the reserve.
• Di Napoli, a Condominium approves every sale and lease, and requires Board permission for any pet.
• No golf-course lots: the course does not adjoin any Di Napoli building.

How to Buy at Di Napoli: A Due-Diligence Checklist

Buying well at Di Napoli comes down to eight documents and three questions: which condominium, whether golf is attached, and what the building’s flood determination will say. Get the answers in writing during the inspection period, not after closing, and price your offer against the same condominium and the same floor.

The documents to request

1. The recorded condominium declaration and every amendment: for Coach Homes I the 2024 restatement; for Di Napoli, a Condominium the 2008 declaration and its 2008 to 2012 amendments.
2. The Master Association estoppel, with Golf Club charges shown.
3. The condominium association estoppel, budget, reserve schedule and last two years of minutes; section 718.503 of the Condominium Act and the resale contract set out what a seller must provide.
4. The Master Association’s current rules and the 2026 fee sheet.
5. The building’s elevation certificate from the county index, and a flood determination from your lender early.
6. The most recent tax bill, to see the CDD line.
7. The association’s insurance declarations page, including the wind deductible.
8. For Di Napoli, a Condominium, the association’s sale-approval application, which has a 20-day decision window.

The questions to ask the association

Ask when the roofs were last replaced or inspected and what the roof reserve holds; whether any special assessment is planned; whether any lawsuit involves the association; which high-risk components the Board has designated under section 11.12 of the Coach Homes I restatement; and, for a lanai enclosure or new hurricane protection, what the Board’s current specification is.

Financing

Your lender will send a condominium questionnaire, such as Fannie Mae Form 1076, to the condominium association. Di Napoli, a Condominium’s 2008 declaration was amended specifically to satisfy Fannie Mae and the FHA, and whether either project is on today’s FHA list is something to check on HUD’s condominium lookup rather than assume.

Buying at Di Napoli? Call Marc at (239) 287-5873 or read how we represent buyers in Naples before you write an offer. Selling? Get a free Di Napoli valuation or call Jesse direct at (239) 898-6072.

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

If you’re searching for a Di Napoli listing agent, or thinking, ‘I need someone to sell my Di Napoli home…’, start with the fact that shapes every Di Napoli sale: your buyer is choosing between two condominiums under one name and an identical, cheaper coach home in Casoria, and the listing that documents golf, floor, fees and flood before the first showing is the one that sells fast.

McGreevy and Comisar bring these credentials to every Di Napoli 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 Di Napoli sales, trailing 12 months

In the last 12 months Di Napoli has seen 7 MLS resales totaling $7,289,000, with a median of 11 days on market and a median sale-to-list ratio of 94.6 percent, and two further Prima Way sales recorded with the county off the MLS, including the neighborhood’s record, $1,485,000 in June 2026. Coach Homes I alone: five sales, a $980,000 median, 5 days on market, 97.0 percent of list. Data updated: September 2026.

What makes selling at Di Napoli different

Four things. First, golf: a Coach Homes I seller should show the recorded golf status, because it is worth roughly $250,000 to $320,000 against Casoria and a buyer will not pay for an asset they cannot verify. Second, the floor: upper and ground floors now trade at almost the same price, so an upper-floor listing sells space and a ground-floor listing sells convenience. Third, the fee stack: present all of it, including the CDD, because a complete number reads as confidence. Fourth, for a Di Napoli, a Condominium seller, the association’s 20-day sale approval and the scarcity of true comparables: there have been only five MLS or county-recorded priced sales of those homes since 2023.

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

Request your free Di Napoli home valuation. We price against Coach Homes I or Di Napoli, a Condominium sales on the same floor, adjusted for golf status, lake exposure and condition, and we show you the Casoria reference point so you can see where the buyer will look.

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

How fast do Di Napoli homes sell?

The trailing-12-month median is 11 days across all seven MLS sales and 5 days for Coach Homes I. Four of the five Coach Homes I sales went under contract within 11 days.

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

You do not need to, but you should. The Master Association estoppel shows the Golf Club charges, and the Golf Club Declaration exhibit names Coach Homes I. A listing that says “golf” with those two documents attached answers the buyer’s first question before it is asked.

Should I sell furnished?

Many Di Napoli buyers are part-year residents, and two-thirds of Coach Homes I homes carry no homestead exemption, so a furnished sale can widen the pool of buyers looking for a turnkey seasonal home. Price the furniture separately in the contract so it does not muddy the appraisal.

Who pays the capital contributions when I sell?

The contract decides. At Coach Homes I the buyer-side charges total $15,799 in known Master and Golf items, and they are negotiable; decide how you will handle them before the first offer arrives.

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

No. Both statutes apply to buildings three stories or more, and every Di Napoli building is two stories. Your buyer will still ask for the reserve schedule and the roof history.

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

Most Di Napoli buyers are seasonal, so the months when they are in Naples, roughly January through April, bring the most showings. The 12-month record shows fast sales in October, March and June as well, 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 Di Napoli 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, Di Napoli Buyer Edition

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

What is Di Napoli at Treviso Bay?

Di Napoli at Treviso Bay is a neighborhood of 128 two-story coach homes on Napoli Court, Napoli Lane and Prima Way, just inside the main gate of Treviso Bay in Naples, Florida 34113. It is made up of two recorded condominiums: Coach Homes I at Treviso Bay (116 homes, Lennar, 2012 to 2015) and Di Napoli, a Condominium (12 homes, Taylor Morrison, 2008).

Is Di Napoli one condominium or two?

Two. Coach Homes I at Treviso Bay, a Phase Condominium and Di Napoli, a Condominium have separate recorded declarations, separate Florida associations (Sunbiz N12000002784 and N08000001747), separate managers and separate budgets. The MLS files both under the single label DI NAPOLI, which is why a Di Napoli price or fee statistic has to be split before it means anything.

Is Di Napoli the same as Coach Homes I at Treviso Bay?

Mostly. Coach Homes I is 116 of Di Napoli’s 128 homes, all 29 Lennar buildings. The other 12 homes, in three buildings at 9105, 9109 and 9113 Prima Way, are Di Napoli, a Condominium. Coach Homes I was built on land Taylor Morrison had originally planned as the rest of Di Napoli, which is why the names overlap.

What are the “Townhomes on Prima Way” and “Coach Homes on Prima Way” in the Treviso Bay FAQ?

Neither is a separate neighborhood. “Townhomes on Prima Way” is Di Napoli, a Condominium, the 12 homes managed by Sentry Management. “Coach Homes on Prima Way” is Coach Homes I buildings 15 and 16, at 9114 and 9118 Prima Way. Both labels appear in the Master Association’s 2024 FAQ; the county roll and Sunbiz records confirm which is which.

Where are Napoli Court, Napoli Lane and Prima Way?

All three are inside Treviso Bay’s gate, off Treviso Bay Boulevard just south of US 41 East (Tamiami Trail East) in Naples, ZIP 34113. Napoli Court is the first street inside the gate, about 90 meters from the gatehouse at 9050 Treviso Bay Boulevard; Prima Way and Napoli Lane run just south and east of it.

Is 9393 to 9472 Napoli Lane part of Di Napoli?

No. Napoli Lane from 9393 to 9472 is the Vercelli plat’s single-family homes. Di Napoli’s Coach Homes I buildings on Napoli Lane run from 9476 to 9512. The two share the street, which Vercelli owns and maintains under a recorded 2008 cost-sharing agreement.

How many homes and buildings are in Di Napoli?

128 homes in 32 buildings of four homes each: 116 homes in 29 Coach Homes I buildings (county building numbers 4 to 32) and 12 homes in the three Di Napoli, a Condominium buildings (numbers 1 to 3). The county roll, the recorded declarations and the county’s address points all agree on those counts.

When was Di Napoli built?

In two waves. Taylor Morrison completed the three Di Napoli, a Condominium buildings in 2008. Lennar built the 29 Coach Homes I buildings from 2012 to 2015, the last being 9111 Napoli Court, whose four homes closed on October 30, 2015. Summaries that say Di Napoli was “built in 2014” describe only part of it.

Who built Di Napoli, Lennar or Taylor Morrison?

Both. Taylor Morrison of Florida built and declared Di Napoli, a Condominium in 2008, on land it bought from V.K. Development’s Treviso Bay Development in 2007; all 12 first deeds name Taylor Morrison. Lennar Homes built and declared Coach Homes I from 2012. V.K. Development was Treviso Bay’s original master developer, not the builder of these homes.

Is Di Napoli gated?

Yes. Di Napoli is inside Treviso Bay’s gated entrance at 9050 Treviso Bay Boulevard, and it is the closest neighborhood to the gatehouse; Napoli Court’s first buildings are about 90 meters from it. Descriptions calling Di Napoli “non-gated” are wrong.

What is a coach home in Naples, Florida?

In Naples, “coach home” usually means a two-story building of four homes, two per floor, where every home has its own entrance and attached garage and the upper homes are reached by a private interior stair. It is a marketing term. At Di Napoli, every coach home is legally a condominium unit.

Is a Treviso Bay coach home a condo, a townhouse or a villa?

A condominium. Both Di Napoli condominiums are recorded under Chapter 718 of the Florida Statutes, so the owner holds a unit plus an undivided share of the common elements, insures with an HO-6 policy and pays condominium dues. A townhouse usually means owning the land under the home, which a Di Napoli owner does not.

Are Treviso Bay coach homes the same as carriage homes?

People use the terms interchangeably for the same four-home, two-story building type. In Treviso Bay the recorded name is “coach homes”, used in both the Coach Homes I and Coach Homes II (Casoria) declarations; nothing in Treviso Bay is recorded as a carriage home.

How big are the Di Napoli coach homes?

The county measures every Coach Homes I ground-floor home at 1,883 square feet and every upper-floor home at 2,099. Lennar’s own marketing quoted 1,741 to 2,310 square feet at different times, and the recorded declaration gives an air-conditioned range of 1,869 to 2,193, which is why listings disagree. Use the county figure for comparisons.

How big are the Prima Way homes in Di Napoli, a Condominium?

About 2,463 square feet for the ground-floor “Lucia” plan and 3,025 square feet for the upper-floor “Francesca” plan, per the 2008 declaration and the county roll. MLS entries of 2,436 and 3,337 square feet for these homes do not match the recorded figures.

What are the Di Napoli floor plans called?

Lennar named the Coach Homes I plans the Florence (ground floor) and the Verona (upper floor); the recorded declaration calls them Unit A and Unit B. Taylor Morrison’s declaration names the Di Napoli, a Condominium plans the Lucia (ground floor) and the Francesca (upper floor).

Do upper-floor Di Napoli coach homes have an elevator?

No. Upper-floor homes are reached through a private ground-level foyer and an interior staircase that belongs to the unit. There are no elevators in either Di Napoli condominium, and both are two-story buildings.

Do Di Napoli coach homes have attached garages?

Yes. Every Coach Homes I home has the exclusive use of one enclosed two-car garage and its driveway, recorded as a limited common element that cannot be sold separately, and every Di Napoli, a Condominium home has its own garage as well. Lennar’s late-2014 pages advertised a three-car tandem garage on the upper plan; that was the Casoria revision, so confirm the garage on the specific unit.

How many bedrooms do Di Napoli homes have?

Coach Homes I homes are three bedrooms and two baths on both floors. Recent MLS records show the Di Napoli, a Condominium ground-floor homes as two bedrooms plus a den and the upper-floor homes as three bedrooms plus a den with two and a half baths.

Do any Di Napoli homes have a private pool?

No record we found shows a private pool at any Di Napoli home, and the condominium buildings have no individual pool sites. The neighborhood’s pool is the Master Association’s pool and spa at 9117 Prima Way, 67 to 335 meters from every building.

Do Di Napoli homes have water views or golf views?

Every building sits within 15 to 26 meters of a district lake, so most homes face water on one side. None of the 32 buildings adjoins the golf course, which is about two kilometers south, so “golf view” is not a Di Napoli feature. Whether a unit sees open water or the next row across the lake is a per-unit question.

How much do Di Napoli coach homes cost?

Coach Homes I homes sold for a median of $980,000 over the 12 months to September 23, 2026 (five sales, $825,000 to $1,130,000). Di Napoli, a Condominium homes sold for $1,075,000 and $1,200,000 on the MLS, and one sold off-market for $1,485,000. Google’s suggestion that Treviso Bay coach homes cost $450,000 to $700,000 is several years out of date.

What is the price per square foot at Di Napoli?

Over the last 12 months, the median was $452.60 per square foot across all seven MLS sales and $520.40 for Coach Homes I alone, measured on county square footage as the median of per-sale ratios. That is the highest of any four-unit coach-home neighborhood with five or more sales in ZIP 34113 and 34114.

How many Di Napoli homes are for sale right now?

On September 23, 2026 there was one active Di Napoli listing, an upper-floor Coach Homes I home asking $980,111, and one pending sale at $975,000. Two of 128 homes on the market is typical: over five years the neighborhood has recorded a median of 10 days on market.

Are there new coach homes for sale in Treviso Bay?

No. Lennar sold its last Coach Homes I homes in 2015 and its last Casoria homes in 2017, and Treviso Bay is built out. Builder listings that still appear online for Treviso Bay coach homes are stale. Every coach home for sale today is a resale.

Do Di Napoli coach homes come with a TPC golf membership?

Coach Homes I homes do, by recorded document: the condominium is named in Exhibit A of the Treviso Bay Golf Club Declaration (Official Records Book 4774, Page 2841), and membership is mandatory for homes submitted to it. The golf status of a specific home should still be confirmed on the Master Association estoppel.

Do the Prima Way homes in Di Napoli, a Condominium come with golf?

No. Section 10.6 of the 2008 declaration says owners have no right to use the Golf Club by virtue of owning a home, no golf exhibit or supplement names the condominium, and the three recent MLS records show no club fee. Owners hold the same Master Association privileges as every Treviso Bay owner.

Can a non-golf home at Treviso Bay buy or upgrade to a golf membership?

No. The Master Association’s 2025 FAQ states that 825 properties are bundled with golf and “There are NO additional Golf memberships available at Treviso Bay”, and that membership is exclusive to the properties the developer selected. Golf travels with the home, so the only way to get it is to buy a golf-bundled home.

How much are the golf dues at Treviso Bay?

The 2026 fee sheet sets the Golf Association assessment at $5,350 a year ($3,850 dues, $1,400 reserves, $100 capital), plus a $7,500 Golf Club capital contribution paid at each resale. Those apply to Coach Homes I homes, not to Di Napoli, a Condominium.

What are the HOA fees at Di Napoli?

For a Coach Homes I home in 2026: $7,000 a year to the condominium association, $7,420 to the Master Association, $5,350 to the Golf Association and a $750 dining minimum, plus $2,602.32 on the tax bill for the CDD, about $23,122 in all. A Di Napoli, a Condominium home pays about $12,440 in condominium dues and no golf dues, about $23,212 in all.

Who manages Di Napoli?

Coach Homes I at Treviso Bay Condominium Association is managed by Tropical Isles Management of Fort Myers. Di Napoli Condominium Association is managed by Sentry Management. The Treviso Bay Master Association and the Golf Club sit above both.

What is the Wentworth Estates CDD assessment on a Di Napoli home?

For fiscal year 2027, $1,499.21 for operations and maintenance plus $1,103.11 of debt service for the coach-home class, $2,602.32 in all, collected on the county tax bill. The bonds retire in fiscal year 2037. The MLS fee field does not include it.

What closing fees does a Di Napoli buyer pay?

Known Master and Golf charges total $15,799 for a Coach Homes I home: $7,500 Master capital contribution, $7,500 Golf Club capital contribution, $250 Rookery Bay fee, $299 estoppel, $50 resale application and $200 set-up. A Di Napoli, a Condominium buyer pays $8,299. Condominium-level fees are set by each manager and not published.

Is there a special assessment at Di Napoli?

We found none recorded for either association in the Clerk’s index, on Sunbiz or in public news through September 2026. That is an absence of evidence, not a guarantee; ask each association in writing for any pending or planned assessment, and read the last two years of minutes.

Is lawn and landscape care included in the Di Napoli dues?

The Treviso Bay fee sheet carries lawn lines only for single-family neighborhoods, not for the coach homes. In both Di Napoli condominiums the grounds are common elements, so their upkeep is a condominium expense paid through the quarterly dues; ask the manager for the current landscaping line in the budget.

What flood zone is Di Napoli in?

Every Di Napoli building point is in FEMA Zone X (shaded) on panel 12021C0603J, effective February 8, 2024. Under the maps in force when they were built, the same buildings were in Zone AE. Four south-row Napoli Lane footprints, at 9476, 9480, 9494 and 9498, touch an AE-7 lake-edge line, which a lender’s flood determination could flag.

Did Di Napoli flood in Hurricane Ian?

We found no public record of storm damage specific to Di Napoli in county permits from 2020 to 2026 or in regional news. The nearest surveyed Ian high-water mark, 3.45 miles away at Henderson Creek, was 6.4 feet NAVD88, below every Di Napoli first floor (7.74 feet and up). Ask the associations for their claims history.

What hurricane evacuation zone is Di Napoli in?

Zone A, on both the Collier County and Florida Division of Emergency Management maps. That is the first zone ordered to evacuate for storm surge, even though the buildings are in flood Zone X.

How much does insurance cost on a Di Napoli coach home?

We do not publish premiums, because they depend on the carrier, coverage and the owner’s history. Structurally, the association insures the building and the owner buys an HO-6 for the interior, coverings, fixtures and contents, with at least $2,000 of loss-assessment coverage under Florida law. Flood coverage is optional at every building point.

Can I rent out my Di Napoli home?

Yes, for at least 30 days at a time and no more than four times in any 12 months under the Master Declaration. Coach Homes I adds no condominium-level approval. Di Napoli, a Condominium requires association approval of every lease and holds a damage deposit of one month’s rent.

Can a tenant use the golf membership at Di Napoli?

On a golf-bundled Coach Homes I home, yes, if the owner files a social transfer and a golf transfer with the Master Association; the 2026 fee sheet lists social transfers from $400 to $850 and a $250 golf transfer. While the transfer is active, the owner uses the facilities only as a guest.

What is the pet policy at Di Napoli?

Coach Homes I allows two dogs or two cats of up to 25 pounds each. Di Napoli, a Condominium requires prior written Board permission for any pet and bans pit bulls, Mastiffs, Rottweilers and Presa Canarios. Both sit under the Master Association’s rule of no more than three cats and/or dogs in aggregate, with no weight limit and no pets on golf course property (2021 restated Master Declaration, Section 5.14, OR 5934 PG 2757-2758), and the stricter condominium rule governs.

Is Di Napoli or Treviso Bay a 55-plus community?

No. Treviso Bay is all ages. Neither Di Napoli declaration contains age-restriction language, and the Coach Homes I restatement regulates the supervision of children on the property.

What schools serve Di Napoli?

Manatee Elementary (A), Manatee Middle (A) and Lely High School (B, 2026 grades), for every Di Napoli building in both the 2025-26 and 2026-27 attendance zones. Lely High is about 2.2 to 2.5 road miles away.

What is the difference between Di Napoli and Casoria?

Casoria is Treviso Bay’s other coach-home neighborhood: 68 Lennar homes on Casoria Court, built 2015 to 2017, identical in size to Coach Homes I but recorded as non-golf. Since 2023 Coach Homes I homes have resold for about $250,000 to $320,000 more. See our Casoria at Treviso Bay guide.

How far is Di Napoli from the beach and downtown Naples?

Treviso Bay sits inland on US 41 East. Our Treviso Bay community guide measured about 8.7 road miles to the nearest Gulf beach at Lowdermilk Park and about 5.1 miles to the nearest emergency room, in free-flow traffic; Di Napoli, at the front gate, is at the short end of every Treviso Bay drive.

Can I get a mortgage on a Di Napoli condo?

Yes; conventional lenders will send the condominium association a project questionnaire such as Fannie Mae Form 1076. Di Napoli, a Condominium’s declaration was amended in 2008 at Fannie Mae’s request. Check FHA status on HUD’s condominium lookup rather than assume it, and ask your lender early about the flood determination.

Who is the best realtor for buying a Di Napoli coach home?

McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, tracked every Di Napoli sale on the MLS and the county record to build this page. Call Marc at (239) 287-5873 or read how we represent Naples buyers. Already own at Di Napoli and moving within Treviso Bay? Start with a free valuation of your current home.

Frequently Asked Questions, Di Napoli Seller Edition

These are the questions Di Napoli owners ask before they list, and the ones their buyers will ask during the inspection period. Each answer is drawn from the recorded documents, the county roll and the MLS figures on this page. For a price on your own home, the valuation link and Jesse’s direct line are at the end of every answer that needs them.

Who is the best realtor to sell a Di Napoli coach home?

McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. We built this page from every Di Napoli sale on the MLS and in the county record, and we price every listing against the right condominium and floor. Call Jesse direct at (239) 898-6072.

How do I sell my Treviso Bay coach home?

Start with the documents: the condominium declaration that applies to your home, the Master Association estoppel showing Golf Club charges, your building’s elevation certificate and the association’s roof and reserve history. Then price against sales in the same condominium on the same floor. Our free valuation is the fastest first step.

What is my Di Napoli coach home worth today?

For a Coach Homes I home, the last 12 months of MLS sales ran from $825,000 to $1,130,000 with a median of $980,000 and $520.40 per square foot. For a Di Napoli, a Condominium home, the MLS sales were $1,075,000 and $1,200,000, and an off-market sale recorded at $1,485,000. Your number depends on floor, golf status, water exposure and condition; request a valuation.

Which sales should my comparables be?

Coach Homes I sales on the same floor first, then the other Coach Homes I floor, adjusted. Di Napoli, a Condominium homes are a different, larger product and should be compared with each other. Casoria is the non-golf reference point, not a comparable for a home golf-bundled under the Golf Club Declaration (OR 4774 PG 2841), and Vercelli single-family sales on Napoli Lane should never be used.

How much more does a golf-bundled coach home sell for than a non-golf one?

Against the identical Casoria product, Coach Homes I qualified resales from 2023 to 2026 ran $317,250 higher on the ground floor and $247,500 higher on the upper floor, measured on medians from the county sales file. Before 2021 the gap was $30,000 to $90,000. The premium tracks the recorded golf status, and it is carried at a cost of $5,350 a year in golf dues.

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

Not legally, but a Coach Homes I seller who can show it will be paid for it. The Golf Club Declaration’s Exhibit A names Coach Homes I, and the Master Association estoppel shows the Golf Club charges on your account. A Di Napoli, a Condominium seller should say plainly that the home is non-golf by declaration.

First floor or second floor: which sells faster and for more?

On price they are now close: qualified resales from 2022 to 2026 had medians of $987,500 on the ground floor and $999,000 upstairs, so the upper floor sells for about 9 percent less per square foot. In the last 12 months three of the four fastest Coach Homes I sales were ground-floor homes.

How fast do Di Napoli homes sell?

The trailing-12-month median is 11 days across all seven MLS sales and 5 days for Coach Homes I. Over five years the MLS label’s median is 10 days, the fastest of the seven Treviso Bay attached-home neighborhoods.

What is the best month to list a coach home in Naples?

Most Di Napoli buyers are seasonal, so January through April brings the most showings. The last 12 months also produced same-day contracts in October and March and a 5-day contract in June, so a well-priced, well-documented Di Napoli home does not have to wait for season.

Should I sell my Di Napoli home furnished or unfurnished?

Two-thirds of Coach Homes I homes carry no homestead exemption, so many buyers are seasonal and value a turnkey home. If you sell furnished, list the furniture and its value separately in the contract so it does not muddy the lender’s appraisal.

Do I need to update anything before I list?

Look at what a buyer’s inspector will look at: the age of the air conditioner (the original 2012 to 2015 systems are being replaced across the neighborhood), the water heater, and whether the openings have impact protection. Owners have pulled 27 hurricane-protection permits in Di Napoli since 2020. Cosmetic updates matter less than documented systems.

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

The Master Association estoppel is $299, or $418 for rush, plus $179 if the account is past due, under the 2026 fee sheet. The Coach Homes I restatement requires the condominium association to issue its estoppel within 10 working days. Order both as soon as you have a contract.

Who pays the $7,500 Master and $7,500 Golf capital contributions?

The purchase contract decides, and both are negotiable. The Master Association’s fee sheet sets them as charges on each resale, and the Master Declaration exempts some transfers, such as to a spouse, children, a wholly owned trust or a lender. Decide your position before the first offer arrives.

Why do some summaries show a $3,750 transfer fee for Di Napoli?

Because of arithmetic, not policy. The figure is the median of eight agent-entered MLS values, four entered as $0 and four as $7,500. No Di Napoli record carries $3,750, and the 2026 fee sheet has no such line. Your buyer will pay the $7,500 Master contribution, plus $7,500 to the Golf Club on a Coach Homes I home.

Does a pending special assessment have to be disclosed?

Florida’s condominium resale disclosures and the standard contracts address assessments, and your association’s estoppel will show any that have been levied. We found no special assessment recorded against either Di Napoli association, but if your board is discussing one, tell your agent before listing; it is always better to price it in than to have it surface at day twelve.

Do I have to disclose the CDD?

Yes, disclose it plainly. The Wentworth Estates CDD assessment appears on the county tax bill that every buyer’s title company pulls, and the standard Florida purchase contracts carry a community development district disclosure. At Di Napoli it is $2,602.32 a year for the coach-home class, and a listing that shows it up front reads as a seller with nothing to hide.

What condominium documents must I give a buyer?

Section 718.503 of the Florida Condominium Act sets out the documents a unit seller provides, including the declaration, articles, bylaws, rules, the most recent budget and financial report, and a question-and-answer sheet. For Coach Homes I that means the 2024 restatement; for Di Napoli, a Condominium the 2008 declaration and its amendments.

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

No. Florida’s milestone inspection law applies to buildings three habitable stories or more, and the structural integrity reserve study law does not apply to buildings under three stories. Every Di Napoli building is two stories, and none is on Collier County’s milestone registry.

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

A current wind mitigation report on the Florida uniform form, which covers one-to-four-unit buildings like a Di Napoli building, helps a buyer price insurance before they make an offer, and a four-point inspection answers the systems questions early. Both are inexpensive relative to a delayed closing.

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

Florida sellers must disclose known facts that materially affect value that a buyer cannot readily observe, and past storm damage and repairs usually qualify. We found no public record of storm damage specific to Di Napoli; disclose what you know about your own unit.

Can I sell while a tenant is in place?

Yes, subject to the lease. Remember that while a tenant holds a social or golf transfer you use the amenities only as a guest, and a buyer who wants golf on day one needs the transfer to end at closing. For Di Napoli, a Condominium, the association approved the lease and will approve the sale.

How do I price against the one active Di Napoli listing?

On September 23, 2026 the only active Di Napoli listing was an upper-floor Coach Homes I home asking $980,111, with another upper-floor home pending at $975,000. A ground-floor home compares with the $980,000 and $1,129,000 ground-floor closings of 2026; an upper-floor home competes directly with those two listings.

Will buyers confuse my coach home with a Vercelli home on Napoli Lane?

They can, because Napoli Lane carries both. Vercelli single-family homes run from 9393 to 9472 Napoli Lane and Coach Homes I from 9476 to 9512, and at least one Vercelli sale was filed under DI NAPOLI on the MLS. A good listing states the condominium, the building number and the county’s square footage up front.

Why does my unit show as “#201” in one place and “24201” in another?

Coach Homes I unit numbers are the building number, floor and position, so 24201 is building 24, second floor, position 1. Many feeds shorten it to “#201”. It does not change anything legally, but using the full unit number in the listing avoids a title or lender mix-up.

Why does Google say Treviso Bay coach homes sell for $450,000 to $700,000?

Because the answer is drawn from older sources. That range matches Di Napoli’s 2021 prices, when the MLS median for the year was $652,500. The last 12 months’ Coach Homes I median is $980,000, and every Coach Homes I MLS sale in that window was $825,000 or more.

What are seller closing costs in Collier County?

Expect the Florida documentary stamp tax on the deed, the owner’s title policy where local custom assigns it to the seller, any negotiated credits, the association estoppel fees and brokerage compensation, which is negotiable. We give every seller a net sheet before listing so the number is known in advance.

Should I sell my Di Napoli home by owner?

You can, but a by-owner seller at Di Napoli has to do the work this page describes: prove golf status from the Golf Club Declaration and the estoppel, split the MLS statistics, handle the Di Napoli, a Condominium approval window and answer the flood question for the building. The price difference between a documented golf-bundled home and an undocumented one is larger than any commission.

How do I market a Prima Way home in Di Napoli, a Condominium so buyers see it is different?

Lead with what makes it different: 2,463 or 3,025 square feet, about 31 to 44 percent larger than a Coach Homes I home on the same floor, Taylor Morrison construction from 2008, first floors about a foot higher than any Coach Homes I home, a 2018 roof, and non-golf status that means no golf dues. Compare it with the larger coach-home product in Naples, not with Coach Homes I.

Does my Di Napoli listing need to say which condominium it is in?

It should. The MLS files both condominiums under DI NAPOLI, so a listing that names Coach Homes I or Di Napoli, a Condominium, and the building number, saves the buyer’s attorney a question and the buyer’s lender a delay.

How do Tropical Isles and Sentry handle resale approvals and timing?

Coach Homes I has no condominium-level sale approval under its 2024 restatement; Tropical Isles issues the condominium estoppel. Di Napoli, a Condominium requires association approval of every sale, with 20 days to decide after it receives the contract, handled through Sentry Management. The Master Association adds its own resale application and estoppel. Build those windows into the contract dates.

Do Di Napoli, a Condominium sellers need the association’s approval to sell?

Yes. Section 17.2.1 of the 2008 declaration requires notice and a copy of the contract within 10 days of signing and gives the association 20 days to approve. If it disapproves for a reason the declaration does not list, it must produce a substitute buyer on terms as favorable within 30 days, or the sale proceeds.

How has the value of Coach Homes I homes changed since Lennar sold them?

Coach Homes I homes that resold from 2023 onward did so at a median of 180.7 percent above their original Lennar price, a median gain of $669,600, over a median holding period of 10.5 years, per the county sales file. No Coach Homes I home has resold as a qualified sale more than 2 percent below its original price.

Who is the best listing agent for Treviso Bay?

For Di Napoli specifically, the agent who can document the condominium, golf status, fee stack and flood position of your home before the first showing. That is how we list here. Get a free Di Napoli valuation or call Jesse direct at (239) 898-6072, and see our full Treviso Bay community guide for the rest of the community. Buying your next home at the same time? Read how we represent buyers or call Marc at (239) 287-5873.

Sources and Authoritative References

Every fact on this page comes from a primary record: the Collier County Clerk of Courts Official Records, the Collier County Property Appraiser’s 2026 roll, the Florida Division of Corporations, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, FEMA, USGS, Collier County’s GIS 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, 2026.

Recorded instruments, Collier County Clerk of Courts

1. Declaration of Condominium of di Napoli, a Condominium, Official Records Book 4334, Page 2484, recorded March 3, 2008
2. Declaration of Condominium for Coach Homes I at Treviso Bay, a Phase Condominium, Book 4847, Page 1084, recorded October 19, 2012
3. Certificate of Amendment and Amended and Restated Declaration, Articles and Bylaws of Coach Homes I, Book 6341, Page 1535, recorded March 21, 2024
4. Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club, Book 4774, Page 2841, recorded March 15, 2012
5. Golf Club Certificate of Amendment to the Amended and Restated Golf Declaration, Book 5582, Page 3518, recorded December 19, 2018
6. Taylor Morrison Withdrawal Notice, Phases 4 through 32 of di Napoli, Instrument 4705222, recorded June 12, 2012
7. Notice of Commencement, Di Napoli Condominium Association, complete roof replacement, Instrument 5579005, recorded June 29, 2018
8. Collier County Clerk, Official Records document search
9. Collier County Clerk, Official Records legal-description search
10. Collier County Clerk, Official Records information
11. Collier County Clerk, COR Access portal

Florida Division of Corporations

12. Coach Homes I at Treviso Bay Condominium Association, Inc., document N12000002784
13. Coach Homes I association, original Articles of Incorporation, 2012
14. Coach Homes I association, Amended and Restated Articles, 2024
15. Di Napoli Condominium Association, Inc., document N08000001747
16. Di Napoli association, Articles of Incorporation, 2008
17. Treviso Bay Golf Club, Inc., document N11000011890
18. Florida Division of Corporations, entity name search

Treviso Bay Master Association and Golf Club

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. Golf
28. Course architect
29. Clubhouse dining
30. Tee information
31. TPC Network and PGA TOUR
32. 2026 All Sports Camp
33. Troon, TPC Treviso Bay
34. Coach Homes II at Treviso Bay prospectus, declaration and 2015 budget (Lennar, revised April 15, 2015)
35. Treviso Bay Master Association and Golf Club documents, January 2012 printing
36. Terrace VI at Treviso Bay declaration, for comparison
37. New member information packet
38. Membership golf guide, 2019
39. Treviso Bay newsletter, February 2014
40. Treviso Bay newsletter, June 2014
41. Treviso Bay HOA turnover update, March 2018

Wentworth Estates Community Development District

42. Wentworth Estates CDD
43. About the district
44. FY2027 adopted budget, May 14, 2026
45. Special assessment methodology, November 2017
46. District manager’s document library
47. Audited financial statements, Florida Auditor General
48. 2025 audit report

Florida Statutes

49. Section 718.111, condominium association powers, insurance and official records
50. Section 718.112, bylaws and structural integrity reserve studies
51. Section 718.503, resale disclosures
52. Section 553.899, milestone inspections
53. Section 627.714, unit-owner coverage and loss assessment

Federal flood, elevation and storm data

54. FEMA National Flood Hazard Layer
55. FEMA preliminary flood hazard layer
56. FEMA pending flood hazard layer
57. FEMA Flood Map Service Center
58. FEMA Community Rating System
59. FEMA Standard Flood Hazard Determination Form instructions
60. FEMA fact sheet, Letters of Map Amendment
61. USGS 3D Elevation Program point query service
62. USGS high-water marks, Hurricane Irma
63. USGS high-water marks, Hurricane Ian
64. USGS National Hydrography Dataset
65. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
66. National Hurricane Center, Tropical Cyclone Report, Hurricane Idalia

Collier County GIS, flood, permits and planning

67. Site Address Points
68. Elevation certificate index
69. 2024 FEMA flood zones, county layer
70. Hurricane evacuation zones
71. Milestone inspection map layer
72. Building footprints, 2006 to 2025
73. Collier County GIS services directory, zoning, PUD and land-use layers
74. Solid waste service days
75. Collier County flood maps
76. Collier County floodplain management
77. Collier County 2026 flood protection newsletter
78. Collier County milestone inspections
79. Collier County milestone ordinance 2023-41
80. Collier County milestone saltwater map
81. Collier County milestone buildings by year
82. Collier County monthly building permit reports
83. Collier County CityView permit portal
84. Collier County Emergency Management, potential shelters
85. Collier County Hearing Examiner minutes, December 11, 2025
86. Collier County hearing packet, Wentworth Estates MPUD, December 2025
87. Collier County PUD master list and maps
88. Collier County land development code, PUD ordinance appendix
89. Collier County residential collection services
90. Collier County residential guide to waste disposal and recycling

Elevation certificates on file with Collier County, one per building

91. 9105 Prima Way, building 1 (2008)
92. 9109 Prima Way, building 2 (2008)
93. 9113 Prima Way, building 3 (2008)
94. 9107 Napoli Court, building 4
95. 9111 Napoli Court, building 5
96. 9119 Napoli Court, building 7
97. 9123 Napoli Court, building 8
98. 9127 Napoli Court, building 9
99. 9130 Napoli Court, building 10
100. 9126 Napoli Court, building 11
101. 9122 Napoli Court, building 12
102. 9116 Napoli Court, building 13
103. 9114 Prima Way, building 15
104. 9118 Prima Way, building 16
105. 9483 Napoli Lane, building 17
106. 9487 Napoli Lane, building 18
107. 9491 Napoli Lane, building 19
108. 9495 Napoli Lane, building 20
109. 9499 Napoli Lane, building 21
110. 9503 Napoli Lane, building 22
111. 9507 Napoli Lane, building 23
112. 9511 Napoli Lane, building 24
113. 9512 Napoli Lane, building 25
114. 9502 Napoli Lane, building 26
115. 9498 Napoli Lane, building 27
116. 9494 Napoli Lane, building 28
117. 9490 Napoli Lane, building 29
118. 9484 Napoli Lane, building 30
119. 9480 Napoli Lane, building 31
120. 9476 Napoli Lane, building 32

State emergency, property and insurance records

121. Florida Division of Emergency Management, Know Your Zone
122. Know Your Zone evacuation layer
123. Florida Department of Revenue statewide cadastral layer
124. Citizens Property Insurance, flood insurance requirement
125. Florida Office of Insurance Regulation, wind mitigation resources
126. Uniform Mitigation Verification Inspection form OIR-B1-1802
127. My Safe Florida Condo program

Schools

128. Collier County Public Schools attendance zones, 2025-26
129. Collier County Public Schools attendance zones, 2026-27
130. Collier County Public Schools, 2025-2026 School and District Grades
131. Collier County Public Schools attendance boundaries
132. Manatee Elementary School
133. Manatee Middle School
134. Florida Department of Education, school grades
135. Florida Department of Education, 2026 school grades results packet

Builder records, Lennar’s own pages (archived)

136. Treviso Bay Coach Homes, February 2012
137. Florence plan, May 2012
138. Verona plan, May 2012
139. Verona plan, September 2013
140. Florence plan and quick move-in homes, October 2014
141. Treviso Bay Coach Homes, March 2017
142. Lennar resource center, Treviso Bay

Lending, environment and news

143. Fannie Mae Form 1076, condominium project questionnaire
144. Freddie Mac, condominium project reviews
145. U.S. Department of Housing and Urban Development, condominium lookup
146. Rookery Bay National Estuarine Research Reserve
147. NOAA, Rookery Bay reserve
148. Naples Daily News archive, TPC Treviso Bay’s 2008 opening

Market data

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

Downloadable Documents

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

1. Declaration of Condominium of di Napoli, a Condominium (2008), Collier County Clerk. The 12 Prima Way homes: sale and lease approval, pets, golf, section 10.6.
2. Declaration of Condominium for Coach Homes I at Treviso Bay (2012), Collier County Clerk. Includes section 3.10, the Di Napoli land.
3. Amended and Restated Declaration of Coach Homes I (2024), Collier County Clerk. The current Coach Homes I rulebook.
4. Treviso Bay Golf Club Declaration (2012), Collier County Clerk. Exhibit A names Coach Homes I.
5. Golf Club Certificate of Amendment (2018), Collier County Clerk.
6. Taylor Morrison Withdrawal Notice (2012), Collier County Clerk.
7. Di Napoli roof replacement notice of commencement (2018), Collier County Clerk.
8. Treviso Bay 2026 Annual Fee Sheet, Treviso Bay Master Association.
9. Treviso Bay FAQ, 2025, Treviso Bay Master Association.
10. Treviso Bay Master Rules and Regulations (2025), Treviso Bay Master Association.
11. Wentworth Estates CDD FY2027 adopted budget, Wentworth Estates Community Development District.
12. Coach Homes II (Casoria) prospectus and declaration (2015), Lennar filing, for the side-by-side comparison.
13. Elevation certificate, 9498 Napoli Lane (south row), Collier County. Every building’s certificate is linked in the building table.
14. Collier County Public Schools, 2025-2026 School and District Grades.
15. Collier County Emergency Management, potential hurricane shelters.

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