Treviso Bay - Giaveno

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

McGreevy and Comisar are the top-reviewed real estate team for selling and buying Giaveno condominiums at Treviso Bay in Naples, Florida. 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 Giaveno condo, or deciding whether Giaveno is the right place to buy, this page answers the questions that actually decide it, from the recorded documents rather than from listing remarks.

Giaveno at Treviso Bay is a 180-unit, six-building, four-story Lennar condominium neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It is the middle of Treviso Bay’s three blocks of Lennar “Terrace” condominiums, priced below Alberi Acqua and well above Trevi, and it is the Terrace block closest to the TPC Treviso Bay clubhouse.

“Giaveno” is a street and marketing name, not a recorded entity. The Southwest Florida MLS files these homes under the name GIAVENO, but on the Collier County public record they are three separate condominiums: Terrace IV, Terrace V and Terrace VI at Treviso Bay, a Phase Condominium, each with 60 units in two 30-unit buildings, each with its own Florida not-for-profit association, board, budget and estoppel. The six buildings sit at 9815 Giaveno Court and 9816, 9820, 9826, 9830 and 9834 Giaveno Circle, Naples FL 34113, and Lennar closed their first sales between March 2015 and November 2017. Everything below is sourced to the Collier County Clerk of Courts, the Collier County Property Appraiser roll, Collier County building and floodplain records, the Florida Division of Corporations, the Florida Department of Business and Professional Regulation, FEMA, USGS, the Collier County Public Schools zone files and the Treviso Bay Master Association’s own published documents, each retrieved in September 2026.

Two quick disambiguations. Giaveno is also a town in the Piedmont region of Italy, west of Turin, and nearly every search suggestion for the bare word “Giaveno” is about that town. There is no other Giaveno neighborhood in Southwest Florida and no Lennar floor plan named Giaveno, so this page is about Giaveno Circle and Giaveno Court at Treviso Bay only.

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

Why McGreevy and Comisar Are the Best Realtor for Giaveno

If you’re searching for the best realtor for Giaveno in Treviso Bay, Naples, whether you’re ready to sell your Giaveno 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 Giaveno track record (last 12 months): In the last 12 months Giaveno has seen 13 resales, and we tracked every one of them through the Southwest Florida MLS and matched each to its recorded county deed at the identical price. The highest-priced Giaveno sale in that window closed at $600,000, the median at $480,000, and the median sale-to-list ratio was 95.2 percent. Data updated: September 2026. Source: Southwest Florida MLS Matrix, closed 23 September 2025 to 23 September 2026, and the Collier County Property Appraiser 2026 roll.

Honors and recognition:

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

Jesse McGreevy and Marc Comisar are top-reviewed Giaveno realtors, and every client review we quote is taken word for word from our Google Business Profile:

★★★★★ “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

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

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

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

Key Takeaways

Giaveno at Treviso Bay is three recorded Lennar condominiums sharing one street name, and the facts that decide a purchase or a sale here are recorded facts: golf status by supplemental declaration, a fee stack that includes a district assessment the MLS leaves out, and flood margins measured building by building.

• Giaveno is Terrace IV, V and VI at Treviso Bay: 180 units in six four-story buildings, county building numbers 12 through 17, 30 units per building, built 2015 to 2017 by Lennar.
• Every Giaveno unit is recorded as golf-bundled. Lennar recorded a supplemental golf declaration for each condominium (OR 5047 PG 2219, OR 5305 PG 2575, OR 5305 PG 2581). Next door, the four Trevi declarations say golf is not appurtenant.
• The trailing-12-month median is $480,000 on 13 closings ($397.82 per square foot, 95.2 percent of list, 54.5 median days on market).
• True 2026 carrying cost before tax and insurance runs about $20,190 to $21,200 a year, because the MLS “total recurring fees” field omits the $2,288.83 Wentworth Estates CDD line billed on the tax bill.
• All six first floors sit 0.06 to 0.26 feet below today’s base flood elevation of 8.0 feet, according to the county-filed elevation certificates, although they were built 1.74 to 1.94 feet above the base flood elevation in force when they were certified.
• Four of the six buildings have 2025 and 2026 re-roof permits (MooreCorp Roofing, $734,698 in declared value; two finaled, one under inspection, one issued March 2026). Buildings 13 and 15 show no re-roof permit through August 2026.
• Milestone inspections are not due until 2039 to 2042, and all three associations appear in the state’s public structural integrity reserve study (SIRS) database.
• Treviso Bay is all ages, not 55-plus. No age restriction appears in the Giaveno declarations, which define family to include children and grandchildren.
• Three associations, three rulebooks: Terrace IV caps pets at under 25 pounds each and leases at four a calendar year; Terrace V and VI carry no condominium-level weight figure or annual lease cap.
• Zoned schools are Manatee Elementary, Manatee Middle and Lely High for all six buildings, confirmed in the district’s own 2025-26 and 2026-27 zone files.

Table of Contents

• What Is Giaveno at Treviso Bay?
• Living in Giaveno at Treviso Bay as a Homebuyer
• Giaveno Market Snapshot: What 13 Closings Show
• Giaveno Prices by Building, Floor Plan and Floor
• How Much Have Giaveno Condos Appreciated Since Lennar Sold Them?
• Giaveno vs Alberi Acqua: Why Does Giaveno Sell Between Trevi and Alberi Acqua?
• How Giaveno Came to Be: Lennar’s Golf Terrace Condominiums
• What Are the Giaveno Floor Plans?
• Is Golf Included With a Giaveno Condo?
• What Does It Cost to Own a Giaveno Condo? The 2026 Fee Stack
• The Wentworth Estates CDD Line the MLS Leaves Out
• Giaveno Declarations, Bylaws and Architectural Rules
• Is Giaveno a 55+ Community?
• Can You Rent Out a Giaveno Condo?
• What Are the Pet Rules in Giaveno?
• When Are Giaveno’s Milestone Inspections Due, and Is There a SIRS?
• Four Re-Roof Permits in Two Years: The Giaveno Roof Record
• Is Giaveno in a Flood Zone? What the Elevation Certificates Show
• How Did Giaveno Come Through Irma, Ian, Helene and Milton?
• Insurance for a Giaveno Condo: Master Policy, HO-6 and Flood
• Which Schools Serve Giaveno?
• What Borders Giaveno? Zoning, Preserves and Rookery Bay
• Daily Logistics in Giaveno: Parking, Storage, Trash, Mail and the Gate
• What Amenities Come With Giaveno Ownership?
• How Buying a Giaveno Condo Works
• Giaveno Compared With Other Treviso Bay Condominiums
• What We See Listing and Showing Terrace Condos in Treviso Bay
• Honest Pros and Cons of Buying in Giaveno
• Thinking of Selling Your Giaveno Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions, Giaveno Buyer Edition
• Frequently Asked Questions, Giaveno Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is Giaveno at Treviso Bay?

Giaveno at Treviso Bay is the MLS and street name for three Lennar condominiums, Terrace IV, Terrace V and Terrace VI at Treviso Bay, a Phase Condominium, which together hold 180 two-bedroom units in six four-story buildings on Giaveno Court and Giaveno Circle, Naples FL 34113, inside the gated Treviso Bay community off US 41 East.

The county roll carries exactly 60 unit parcels in each of the three condominiums, and the recorded declarations describe each condominium as two phases of one 30-unit building apiece. Put together, the recorded record and the roll agree on 180 units, not the 240 that some portal pages print and not the 32 per building that at least one listing site shows.

The six Giaveno buildings, by street address

Every figure in this table comes from a public record: association and phase from each building’s county-filed FEMA elevation certificate and the Collier County milestone inspection registry, year built and original closing window from the Collier County Property Appraiser roll, and the next milestone year from the county’s Milestone Buildings by Year list.

9815 is the only building addressed on Giaveno Court; the other five are on Giaveno Circle, as the county address layer, the milestone registry and the permit files all record. Two of the elevation certificates spell 9816 and 9820 as “Giaveno Ct.”, but the county address layer governs. The Master Association also owns a separate pool parcel inside the loop at 9837 Giaveno Circle, with a 1,204 square foot pool, a 3,498 square foot deck and a small pool bath building, all built in 2015.

Three associations, two management companies

Giaveno is not one association. The Florida Division of Corporations lists three active not-for-profit corporations: Terrace IV at Treviso Bay Condominium Association, Inc. (document N14000001201, filed 10 February 2014), Terrace V at Treviso Bay Condominium Association, Inc. (N15000000940, filed 29 January 2015) and Terrace VI at Treviso Bay Condominium Association, Inc. (N15000005993, filed 17 June 2015). All three filed 2026 annual reports.

Terrace IV’s registered agent and principal address have been Tropical Isles Management in Fort Myers since March 2018. Terrace V and Terrace VI moved both to Resort Management in Naples in August and September 2023. The Master Association’s 2024 FAQ publishes the same split: Terrace IV with Tropical Isles, Terrace V and VI with Resort Management. For a buyer or seller that means two different estoppel desks, two different document portals and, as the fee section shows, three different quarterly assessments.

How to read a Giaveno unit number

A Giaveno unit number is four digits: the county building number, then the floor, then the position along the corridor. Unit 1245 is building 12 (9815 Giaveno Ct), fourth floor, position 5. Floors one to three carry eight units each (positions 1 to 8) and the fourth floor carries six (positions 1 to 6), which is how each building reaches 30 units. The Clerk’s recorded legal descriptions use the same form, for example “Building 12, Unit 1245”, and every unit number on the county roll fits the pattern. Alberi Acqua uses three-digit numbers on county buildings 1 to 6 and Trevi uses four-digit numbers on buildings 47 to 54, so the building number alone tells you which Terrace block a listing is in.

What most online descriptions of Giaveno get wrong

We compared the public record against the pages that currently rank for Giaveno searches. Without naming anyone, these are the errors worth correcting before you rely on them:

• “240 units.” Giaveno has 180. Trevi, the newer Terrace block on Trevi Court, is the one with 240.
• “32 units per building.” Each Giaveno building has 30.
• “A 55-plus retirement community.” Treviso Bay is all ages, and nothing in the Giaveno declarations restricts age.
• “One of three condominium complexes in Treviso Bay.” The Veranda buildings on Venezia Circle and Avellino Way and the Coach Homes are condominiums too; Giaveno is one of three Terrace blocks, which is a different claim.
• Monthly fees shown two ways on one page. One portal prints both “$2,563 monthly” and a range of “$1,130 to $1,576” beside it. The real stack, association by association, is laid out below.
• “Golf membership included” with no document behind it. On Giaveno the claim happens to be true, but not one ranking page cites the recorded instrument that makes it true. This page does.

Living in Giaveno at Treviso Bay as a Homebuyer

Living in Giaveno at Treviso Bay means a two-bedroom, elevator-served condominium on a quiet loop road at the south end of a gated golf community, a short walk or cart ride from the TPC Treviso Bay clubhouse, with preserve and state reserve land on three sides and a neighborhood pool inside the loop.

The six buildings ring a small interior lake off Corso Bello Drive. The recorded plot plan in the Terrace VI declaration shows the loop wrapping lake tract L-D13, with further lakes on the north-east, south-west and south-east sides, preserve tract P-2 to the west and preserve tract P-3 to the east. The golf course tract lies across Corso Bello Drive to the north-east, and the land immediately south of the loop is state-owned. From end to end the building ring spans only about 280 meters north to south, which makes Giaveno the most compact of the three Terrace blocks. Trevi, by comparison, is a 560 meter line of buildings.

The clubhouse distances are measured from the county’s own address points: from the county’s clubhouse point at 9790 Treviso Bay Boulevard, the six Giaveno buildings sit 0.24 to 0.41 miles away and the six Alberi Acqua buildings on Acqua Court 0.40 to 0.65 miles away, per the county address layer.

Where Giaveno sits inside Treviso Bay

Straight-line distances from each building’s county point: 0.19 to 0.36 miles to the TPC clubhouse at 9800 Treviso Bay Boulevard, 1.46 to 1.62 miles to the Villa Rilassare amenity campus at 9323 Treviso Bay Boulevard, and 1.59 to 1.76 miles to the main gatehouse at 9050 Treviso Bay Boulevard. Giaveno is therefore the Terrace block nearest the golf clubhouse and farthest from the gate and the spa, pool and tennis campus. Trevi is the reverse. If you will drive to the gate several times a day, that is two to three more minutes each way inside the community; if you will walk to dinner at the clubhouse, Giaveno is the closest Terrace address there is.

Who owns in Giaveno

The Collier County Property Appraiser’s preliminary 2026 roll shows 31 of the 180 Giaveno units (17.2 percent) carrying a homestead exemption: nine in Terrace IV, ten in Terrace V and twelve in Terrace VI. The rest are second homes, seasonal residences and rentals. By owner mailing address, 89 units are owned from Florida, 13 from Massachusetts, 12 from New York, 9 each from Illinois and Ontario, 7 each from Ohio and New Jersey, 6 from Pennsylvania and 5 from Michigan. The practical consequence is a quieter summer and a full January-to-April season, which matters for when you list, when you show and how quickly a board can approve a lease.

What daily life looks like here

Each recorded Giaveno Declaration of Condominium describes a residential condominium in the plain sense: one family per unit, no more than two people per bedroom except visiting guests, no business visitors, no grills anywhere on the condominium, bicycles kept inside the unit rather than on lanais or in corridors, and one assigned covered parking space and one assigned storage room per unit. The Master Association sets the community-wide rules on vehicles, signs, guests and gate access. Owners who come from single-family homes usually find the grill ban and the single covered space the two biggest adjustments; owners who come from high-rise condominiums usually find the small building size, 30 units, the biggest improvement.

Weighing Giaveno against the other Treviso Bay condominiums? Sellers can get a free valuation of a Giaveno unit or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent Naples buyers.

Giaveno Market Snapshot: What 13 Closings Show

Giaveno at Treviso Bay recorded 13 closed sales in the 12 months to 23 September 2026, at a median of $480,000, a median $397.82 per square foot and a median 95.2 percent of the final list price, with 54.5 median days on market. Data updated: September 2026.

Source: Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium name GIAVENO, closed 23 September 2025 to 23 September 2026, pulled 23 September 2026. Medians are the middle observation of an odd count or the mean of the middle pair of an even count; price per square foot and sale-to-list are the median of the per-sale ratios, not a ratio of medians.

The trailing-12-month numbers

We tracked every one of the 13 closings, and every one of the 57 Giaveno closings in the five-year pull, and each matches a recorded Collier County deed at the identical price within 45 days. That second check matters here because it rules out the most common Naples MLS error, a sale keyed to the wrong building or unit.

Every Giaveno sale in the last 12 months

Seven of the 13 closed between $450,000 and $499,999, four between $500,000 and $549,999, one between $550,000 and $599,999 and one at $600,000. Nothing closed under $450,000. The two sales listed as “2 bedrooms plus den” carried a $540,000 median against $480,000 for the eleven listed as two bedrooms. One C unit, 9815 #1218 on the first floor, closed at $480,000, the same price as B units that spring, which makes it a weak comparable for C units generally.

Active listings and months of supply

On 23 September 2026 six Giaveno units were listed for sale and none was pending: 9820 #1417 at $525,000, 9834 #1724 at $524,900, 9834 #1742 at $524,000, 9830 #1637 at $513,000, 9816 #1315 at $499,000 and 9815 #1215 at $489,000. The median list price was $518,500 and the median time on market was 170.5 days. Six listings against 13 closings a year is about 5.5 months of supply. With the trailing sale-to-list ratio at 95.2 percent, the median asking price implies a clearing level near $493,000, which is our arithmetic on the MLS figures rather than a forecast.

The five-year arc, year by year

Over the full five years the 57 Giaveno closings carried a median of $535,000, $438.31 per square foot, 97.5 percent of list and 20 days on market. The peak year was 2024 at a $578,700 median, confirmed separately by the county roll, where the eight qualified 2024 resales produce the same $578,700 median. The 2026 year-to-date median is 17.1 percent below that peak, and days on market have lengthened from roughly three weeks to roughly two months. That is the market a Giaveno seller is pricing into today.

Giaveno Prices by Building, Floor Plan and Floor

Giaveno condo prices vary by condominium, plan and floor more than most listings admit: Terrace V has traded highest and Terrace IV lowest since 2024, the C end-unit plan carries a clear premium, and third- and fourth-floor units sell about 8 to 11 percent higher per square foot than the first two floors. Data updated: September 2026.

By condominium

In the trailing 12 months the MLS medians were Terrace IV $480,000 (five sales), Terrace V $572,500 (three sales) and Terrace VI $520,000 (five sales). The county roll’s qualified resales since January 2024 tell the same story on a larger base: Terrace IV $480,000 and $397.80 per square foot, Terrace V $570,000 and $458.10, Terrace VI $520,000 and $422.10, nine resales each. Terrace IV holds the first two buildings Lennar closed out, 9815 and 9816, and it also carries the highest 2026 condominium assessment of the three, which is one plausible reason it trades lowest. The sample is small and we have no unit-by-unit view data to separate location from timing, so treat the ranking as a pattern, not a law.

By building, per square foot

Median price per county-measured square foot on qualified resales since 2021: 9815 $384.70 (14 resales), 9816 $389.60 (17), 9820 $434.30 (19), 9826 $401.80 (14), 9830 $422.10 (9) and 9834 $373.40 (15). Since 2024 the order is 9820 at $458.10, 9826 at $442.40, 9830 at $429.60, 9834 at $418.00, 9816 at $415.50 and 9815 at $393.70. 9820 has led in both windows.

By floor plan

Qualified resales since January 2024 by plan: A (1,194 sq ft) $504,000 on five sales; B (1,232 sq ft) $520,000 on eighteen; C (1,408 sq ft, two bedrooms plus a study) $615,000 on four. The C plan’s premium was built in from the start: Lennar sold C units at a median of $297,500 against $249,950 for B and $236,350 for A.

By floor

On the five-year MLS record, median price per square foot runs $418.0 on the first floor (14 sales), $418.0 on the second (15), $464.7 on the third (14) and $454.5 on the fourth (13), so floors three and four trade about 8 to 11 percent above floors one and two. The second floor is consistently the weakest. The county’s own resale cut since 2022 shows a smaller fourth-floor lift, so the direction is reliable and the size of the premium is not.

What the county roll says Giaveno is worth

The Collier County Property Appraiser values every Giaveno building on an identical grid: plan, floor and nothing else. On the preliminary 2026 roll a first-floor A unit is $402,380 and each floor adds $5,000, up to $475,160 for a third-floor C unit. The all-unit median just value history is $225,176 in 2021, $305,534 in 2022, $461,416 in 2023, $416,120 in 2024, $454,600 in 2025 and $417,640 on the 2026 preliminary roll, down 8.1 percent on the year. Every Giaveno cell sits exactly $80,000 above the matching Trevi cell, and since 2022 the county has valued Giaveno and Alberi Acqua identically. The market does not: Alberi Acqua trades about $20,000 higher. A county just value is a tax figure, not a price.

How Much Have Giaveno Condos Appreciated Since Lennar Sold Them?

Giaveno condos roughly doubled in value from their original Lennar prices, but only after 2021. Resales from 2017 to 2021 traded close to the original prices, and 22 resales closed below them; every qualified resale since 2022 has closed above the original price, with a 2024 to 2026 median gain of 106.2 percent. Data updated: September 2026.

What Lennar originally charged

All 180 original Lennar closings are on the county roll as qualified sales: median $250,350, range $219,000 to $321,000, a median $203.70 per county square foot. Lennar closed 87 units in 2015, 62 in 2016 and 31 in 2017. 9815, the first building, was the cheapest at a $230,000 median; 9820 and 9834 were the most expensive at $260,400 and $260,000. Giaveno carried the highest original prices of the three Terrace blocks, above both the earlier Alberi Acqua buildings ($211,200 median) and the later Trevi buildings ($222,000).

Two appreciation regimes

Twenty-two of 157 qualified Giaveno resales closed below the original Lennar price, every one of them between 2017 and 2021. Since 2022, 53 of 53 have closed above it, the smallest gain 73.6 percent and the largest 154.4 percent. Owners who bought from Lennar at the launch premium waited about six years for the market to catch up; owners who bought between 2017 and 2021 have done far better.

One warning on how appreciation gets reported. If you measure each unit from its Lennar price to its most recent resale, the median is only +26.7 percent, because 63 of the 113 units with a qualified resale last traded between 2017 and 2021, before the 2022 repricing. Units resold since 2025 show +100.4 percent. Both numbers are true; only the dated one is useful.

Turnover

124 of the 180 Giaveno units (68.9 percent) have resold at least once since Lennar, and 56 have never resold. Resale activity peaked in 2021, when 44 priced resales recorded, 24.4 percent of the building stock in one year. Since 2023 the pace has settled at nine to thirteen priced resales a year, 5 to 7 percent of the units. The 2026 count through 21 July was 13.

Thinking of Selling or Buying in Giaveno at Treviso Bay? Talk to Jesse and Marc

Giaveno at Treviso Bay is a 180-unit, golf-bundled Lennar condominium inside Treviso Bay, and its trailing median of $480,000 sits about 17 percent below its 2024 peak. That gap makes pricing, plan-by-plan comparables and document preparation the difference between a 3-day sale and a 131-day one. Sellers: find out what your Giaveno condo is worth or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or start with how we represent buyers in Naples.

Giaveno vs Alberi Acqua: Why Does Giaveno Sell Between Trevi and Alberi Acqua?

Giaveno sells between Trevi and Alberi Acqua because the three Treviso Bay Terrace blocks share Lennar’s plans but not their recorded golf status. Giaveno and Alberi Acqua units are golf-bundled by recorded supplemental Declaration (for Giaveno, OR 5047 PG 2219 and OR 5305 PG 2575 and PG 2581) and Trevi’s are not, which explains most of Giaveno’s $72,500 premium over Trevi; its smaller $20,000 discount to Alberi Acqua has no single proven cause. Data updated: September 2026.

The Terrace ladder on one yardstick

Yardstick: trailing-12-month closed sales, 23 September 2025 to 23 September 2026, Southwest Florida MLS; county figures from the Collier County Property Appraiser 2026 preliminary roll; golf status from recorded Collier County instruments; flood figures from county-filed elevation certificates. Data updated: September 2026.

Read the table from the right. Trevi is the newest block and the cheapest. If age drove price, Trevi would lead. Instead the one variable that separates Trevi from the other two is the recorded golf status: the Trevi declarations state that golf membership is not appurtenant to any unit, while Lennar recorded a supplemental golf declaration for every Giaveno condominium and every Alberi Acqua condominium. Golf carries $5,350 a year in dues and reserves and a $7,500 golf capital contribution at resale, so a buyer pays for it in both price and carrying cost. The county’s mass appraisal agrees: every Giaveno value cell sits exactly $80,000 above the matching Trevi cell.

Why Alberi Acqua trades a little higher

Giaveno and Alberi Acqua are both golf-bundled by recorded supplemental Declaration, share the same three plans and carry the same county values since 2022, yet Alberi Acqua closed $20,000 higher (4.0 percent) and $8 per square foot higher in the trailing 12 months. We cannot prove the cause, and we will not pretend to. The candidates, with what the records say about each:

• Flood margin. Alberi Acqua’s first floors sit at or above today’s 8.0 foot base flood elevation; Giaveno’s sit 1 to 3 inches below it. An insurance agent rating a flood policy can see that difference.
• Terrace IV’s higher assessment. Terrace IV entered 2026 at $1,535 a quarter against $1,283 to $1,295 for Terrace V and VI, and Terrace IV is the Giaveno condominium that trades lowest.
• Position and view. Unit-level views have not been surveyed for either block, so this cannot be measured from the record.
• Sample size. Eleven sales against thirteen is a thin base, and one or two end-unit sales move either median.

Where the record helps Giaveno: four of its six buildings have re-roof permits from 2025 and 2026, while the county permit files show no re-roof on Acqua Court since 2020. For a buyer that is a point for Giaveno. For a seller in 9815, 9820, 9830 or 9834 it belongs in the listing.

Giaveno vs Alberi Acqua at a glance

Data updated: September 2026. The buyer who wants a golf-bundled Terrace condominium in Treviso Bay has exactly two streets to choose from, Giaveno and Alberi Acqua at Treviso Bay on Acqua Court, and the same buyer usually tours Trevi at Treviso Bay as the no-golf fallback. This decision table sets the two golf blocks side by side on the record.

Sources: Southwest Florida MLS, closed 09/23/2025 to 09/23/2026; Collier County Property Appraiser 2026 preliminary roll; recorded declarations and golf supplements, Collier County Clerk; county-filed elevation certificates; Collier County permit files, milestone registry and site address points.

Who should choose Giaveno, and who should choose Alberi Acqua

Choose Giaveno if you want the golf membership at the lowest price of entry, the shortest walk to the clubhouse, newer buildings with later milestone deadlines, and 2025 and 2026 re-roof permits already pulled on four of its six buildings. Choose Alberi Acqua if flood margin matters more to you than age: its surveyed first floors sit at or above today’s base flood elevation while Giaveno’s sit just below it, which a flood insurer will see, and it has consistently traded a little higher. If golf is not the point, Trevi is the same Lennar building for about $72,500 less. For a seller on either street, the other golf block is your real competition, and the listing should say which of these facts favors your building. When you compare agents the way this page compares buildings, start with how the best real estate agents in Naples compare on the public record.

How Giaveno compares with other newer Naples condominiums

The same trailing-12-month pull, run across every closed sale in ZIP codes 34113 and 34114 and joined to the county roll, lets Giaveno be compared with every mid-rise condominium nearby. The only post-2010 four-story product that closed in the window is Treviso Bay’s own. Mid-rise proxy: county condominium use code, 16 or more units per street address, built 2000 or later, 1,000 to 1,700 county square feet. Data updated: September 2026.

On a broader cut, every condominium in the two ZIP codes built in 2005 or later with 1,000 to 1,700 square feet, Treviso Bay’s 51 sales carried a $500,000 median and $376.40 per square foot, Lely Resort’s 22 sales $359,500 and $257.90, Port of the Islands’ 13 sales $230,000 and $183.70, and Esplanade by the Islands’ 8 sales $439,900 and $270.90 for new construction delivered in 2024 and 2025. Giaveno at $397.80 per square foot sits above every newer non-Treviso condominium in the area on price per foot, and its $480,000 median sits above Esplanade by the Islands’ new-construction median. What a Giaveno buyer is paying for is the Treviso Bay address and the golf membership bundled by recorded Declaration, and a Giaveno seller should price against the Terrace ladder first and the wider ZIP code second.

How Giaveno Came to Be: Lennar’s Golf Terrace Condominiums

Giaveno was built by Lennar Homes between 2014 and 2017 on Tract FD-2 of the Lipari-Ponziane plat, after Lennar took over the stalled Treviso Bay project that V.K. Development had begun. Lennar submitted the Giaveno land to the golf club before it declared the condominiums, and marketed the block as its “Golf Terrace Condominiums”.

From V.K. Development to Lennar

Treviso Bay was begun in the mid-2000s by V.K. Development, whose project went into default during the housing collapse; the golf course opened in 2008 into the worst Florida real estate market in memory. Lennar bought the community out of foreclosure in 2011 (OR 4742 PG 962) and completed it, and the full history is on our Treviso Bay community page. The Giaveno loop sits on Lipari-Ponziane Tract FD-2 Replat, Plat Book 54, Pages 68 to 69, a replat of part of the original Lipari-Ponziane subdivision. Collier County’s planning records list the site plan as “Giaveno (SDP)”, PL20130001215, and the replat as PL20130001949.

The recording sequence

The order in which Lennar recorded the Giaveno instruments, all at the Collier County Clerk of Courts Official Records, explains the golf status better than any listing remark:

Terrace IV’s golf supplement was recorded nine months before its condominium declaration. That is not a conflict: Lennar attached the land to the golf club by legal description first and then declared the condominium on it.

What Lennar sold, and for how much

Lennar marketed Giaveno as part of “Treviso Bay: Terrace Condominiums”. Archived captures of Lennar’s own page show two-bedroom, two-bath units of 1,107 to 1,284 square feet priced “from” $232,990 to $275,990 in March 2015, $227,999 to $260,999 in August 2015, $207,999 to $271,999 in March 2016 and $213,999 to $261,999 in August 2016 (March 2015 capture, August 2016 capture). Every capture promised “reserved and covered parking and extra storage” and “lake and preserve views”. None states that a golf membership was included in the price. Lennar’s 2016 community site plan labels this block “Giaveno, Golf Terrace Condominiums” and Trevi Court simply “Terrace Condominiums”, a marketing label that the recorded supplements bear out.

Lennar’s 2015 feature sheet for the Terraces and Verandas, contemporaneous with Giaveno, lists steel-reinforced concrete block construction, fire sprinklers, hurricane impact glass, concrete roof tile, an elevator, GE stainless appliances, granite and a washer and dryer. The recorded Terrace VI declaration confirms the impact glass in its own words: owners may not alter “the impact resistant glass windows and sliding glass doors”.

Developer-era commitments that still show up in documents

The Giaveno declarations required a $200 initial capital contribution to the condominium association from each first buyer, and Lennar guaranteed quarterly assessments would not exceed $624.31 in the first guarantee year, $717.96 in the second and $825.65 in the third. The same declarations disclosed the Wentworth Estates CDD at recording: debt service of no more than about $977.50 a year per unit for Terrace IV and about $1,083.62 for Terrace V and VI, with operations and maintenance of roughly $128 to $176. Both lines have since moved, and the current figures are in the fee section below.

What Are the Giaveno Floor Plans?

Giaveno has three floor plans, recorded as Units A, B and C in the Terrace VI declaration: A and B are two-bedroom, two-bath plans of 1,194 and 1,232 county-measured square feet, and C is a two-bedroom plus study end unit of 1,408 square feet. Every building holds eight A, sixteen B and six C units.

The plans, from the recorded exhibits

The Terrace VI declaration (OR 5292 PG 2404, Exhibit 2, prepared by Stantec from architectural plans by Woolf and Associates of Port Charlotte) draws the three plans in full:

• Unit A, center stack. Two bedrooms and two baths, the kitchen and dinette at the entry end, dining and living toward the rear, and a covered lanai off the living room and the owner’s suite. Built in left- and right-hand versions. County size 1,194 square feet.
• Unit B, the most common plan. Two bedrooms and two baths, the kitchen and dinette at the rear beside the covered lanai, living and dining in the center and both bedrooms toward the entry. County size 1,232 square feet.
• Unit C, the end unit. Two bedrooms plus a study and two baths, an angled foyer and a covered lanai at the rear corner. County size 1,408 square feet. The MLS markets these as “2 bedrooms plus den”. C units exist on floors one to three only.

The stack, position by position

The first-floor and fourth-floor unit plans in the Terrace VI declaration (OR 5292 PG 2465 and PG 2468) read exactly this way, and the county roll’s measured size by position repeats the same pattern in all six Giaveno buildings and in all eight Trevi buildings. Across Giaveno that is 36 C units, 96 B units and 48 A units. So the last digit of a unit number tells you the plan: positions 1 and 8 on floors one to three are C units, positions 4 and 5 are A units and everything else is a B, while on the fourth floor positions 3 and 4 are A units and the rest are B.

Why the square footage looks different everywhere

Three measuring systems describe the same Giaveno units:

• The recorded declarations give the air-conditioned living space, 1,107 to 1,284 square feet, in Section 3.1 of both the Terrace IV and Terrace VI declarations.
• The county roll measures 1,194, 1,232 and 1,408 square feet for the A, B and C plans.
• MLS listings mix both: 51 of the 63 Giaveno MLS records use the county figure, but others show 1,137 (six records, all B units), 1,107 (two A units), 1,120 and 1,200.

So “1,137 to 1,408 square feet”, a range that circulates widely, joins the bottom of one system to the top of another. When comparing Giaveno prices per square foot, use one system consistently; every per-square-foot figure on this page uses the MLS living area for MLS medians and the county measurement for county-roll medians, as labeled.

Plan names

Lennar marketed its Terrace plans at Treviso Bay as the Antonia, the Bellini and the Celiana. The C plan is almost certainly the Celiana: it is the only Lennar Terrace plan with a study and the only one at the declaration’s 1,284 square foot maximum. Which of the A and B plans carried the Antonia and Bellini names is not printed on any Lennar page we could retrieve, and listing agents use the names inconsistently, so rely on the recorded letter and the unit position rather than the marketing name.

What conveys with every unit

Each Giaveno unit carries, as limited common elements that cannot be sold separately under Section 3.14 of each Declaration of Condominium: a covered or screened lanai, one assigned covered parking space marked “P” plus the unit number, one assigned storage area marked “S” plus the unit number, the air-conditioning pad and one assigned mailbox. There are no garages in any Giaveno building, and Section 3.14.1 of the Terrace IV declaration states plainly that “there is no guarantee that any Unit shall have any specific view”. The recorded floor plans label an elevator in each building.

Is Golf Included With a Giaveno Condo?

Yes. Every Giaveno condominium is recorded as golf-bundled: Lennar recorded a supplemental declaration submitting all 60 units of Terrace IV, Terrace V and Terrace VI to the Treviso Bay Golf Club declaration, whose restated text makes golf membership mandatory for every unit so submitted. Confirm the individual unit on the Golf Club estoppel before closing.

That answer is the opposite of Trevi next door, and it is worth being precise about why, because “golf included” is the single most repeated and least sourced claim about Giaveno online, and the answer lives in the recorded Declaration, not the listing.

How golf attaches to a Treviso Bay home

Golf at Treviso Bay is not a neighborhood-wide amenity and cannot be bought separately. The Master Association’s own FAQ states that 825 of Treviso Bay’s 1,431 properties are bundled with golf membership and that no additional golf memberships are available. The mechanism is the Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club, first recorded in 2012 at OR 4774 PG 2841: a lot or living unit becomes a golf unit by being listed in that declaration’s Exhibit A, by a joinder, or by a supplemental declaration that adds it. The golf declaration was amended and restated by the members on 17 December 2018 and recorded at OR 5582 PG 3518; its Section 1.13 reads, “Membership is mandatory for the Owners of all Lots or Living Units submitted to this Declaration.”

The three Giaveno supplements

Each phase is one 30-unit building, so the three supplements between them cover all six buildings and all 180 units. One practical note for anyone searching the Clerk’s index: the Terrace V supplement is indexed to “Treviso Bay Golf Culb”, a typo, so a party search for “Treviso Bay Golf Club” misses it while “Treviso Bay Golf” finds it.

What the Giaveno condominium declarations themselves say

Section 10 of each Giaveno declaration subjects every unit owner to the golf club declaration and the master declaration and says the condominium declaration prevails if they conflict. Unlike Trevi, none of the three Giaveno declarations contains a clause saying golf membership is “not appurtenant” to the units. The four Trevi declarations (Terrace VII to X) and the Casoria coach-home declaration do contain that clause, which is why those neighborhoods are social-only.

Three independent signals that agree

• The recorded instruments, above.
• The Golf Club’s own collection filings. Treviso Bay Golf Club, Inc. recorded assessment liens in November 2025 against units in both a Terrace V building and a Terrace VI building, and a lis pendens in January 2026. A club does not lien a unit that owes it nothing.
• The MLS fee field. 55 of 61 Giaveno MLS records from 2021 to 2026 carry a golf dues figure in the “mandatory club fee” field, rising with the published dues schedule from $3,680 in 2021 to $5,350 in 2026. The six zeros sit on units that show golf dues in other listings, which makes them data-entry gaps. Trevi shows the figure on almost none of its records.

One title point worth knowing

The 2018 restated golf declaration recites the supplements recorded through late 2014, including the Terrace IV supplement, and its legal exhibit stops there. It does not reprint the 2016 Terrace V and Terrace VI supplements. We found nothing that releases or rescinds them, and the Golf Club continues to treat Terrace V and VI units as members, so we read all three Giaveno condominiums as golf-bundled. It is still the reason we tell every Giaveno buyer and seller to have the title agent confirm golf status on the Golf Club estoppel rather than on the listing.

What golf costs a Giaveno owner

Under the Master Association’s 2026 fee sheet (revised 11 May 2026), golf adds $5,350 a year (dues $3,850, reserves $1,400, capital $100) and a one-time $7,500 Golf Club capital contribution payable by the resale buyer. A Giaveno owner who leases may transfer the golf privileges to the tenant for $250; the transfer is optional. The course itself is TPC Treviso Bay, designed by Arthur Hills with Hal Sutton as player consultant, opened in 2008 and managed under Troon Privé; the club publishes its tee information and golf program on its own site.

Pricing a golf-bundled Giaveno unit against a social-only Trevi unit? Sellers can request a free Giaveno valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we work for buyers.

What Does It Cost to Own a Giaveno Condo? The 2026 Fee Stack

A Giaveno condo costs about $20,190 to $21,200 a year in association, golf and district charges before property tax and insurance, or $1,745 to $1,829 a month once the $750 dining minimum is added, depending on whether the unit is in Terrace IV, V or VI. The condominium association budgets themselves are not published.

The full 2026 stack, association by association

The Master Association line breaks down on the fee sheet as maintenance $5,523, cable and internet $885 (or $362 for internet only), reserves $812 and a capital reserve of $200. The table excludes ad valorem property tax, the unit owner’s HO-6 policy and any separate flood policy.

The condominium dues, and why Terrace IV is higher

Neither Tropical Isles nor Resort Management publishes the Giaveno budgets; they are owner-portal documents, available to a buyer through the estoppel and the resale disclosure package. The quarterly figures above are the ones listing agents entered on 2026 Giaveno listings, and they agree across listings: Terrace IV $1,535 a quarter (five 2026 listings), Terrace V $1,283 (three) and Terrace VI $1,295 (four). The history on the same MLS field runs from $725 to $786 a quarter across all three in 2021 and 2022, through Terrace IV $943, $1,245 and $1,380 in 2023 to 2025, Terrace V $848, $1,104 and $1,356, and Terrace VI $1,077 and $1,295 in 2024 and 2025. Terrace V is the only Terrace association in Giaveno or Trevi whose figure fell from 2025 to 2026. Against Lennar’s first-year guarantee of $624.31 a quarter, 2026 dues are up 146 percent in Terrace IV and 106 to 107 percent in Terrace V and VI. The reason for Terrace IV’s jump, whether reserve funding after the structural integrity reserve study, roof funding or insurance, is not stated in any public record we found. Ask the association.

The fee history the Master Association sets

The master assessment has risen from $5,480 to $5,595 in 2021 and 2022 to $6,391 in 2023, $6,698 in 2024, $7,138 in 2025 and $7,420 in 2026, as the same MLS field records year by year. Golf dues moved from $3,680 in 2021 to $3,758, $4,150, $4,310, about $4,870 and then $5,350 in 2026. Over five years the golf line has grown faster than the master line.

What a resale buyer pays at closing

A Trevi buyer, with no golf capital contribution, pays $8,299 on the same lines. The $250 Rookery Bay fee, collected on every Treviso Bay transfer, funds resource management on the Rookery Bay National Estuarine Research Reserve lands next door. One more thing that trips up Naples closings: MLS “transfer fee” fields for Giaveno usually show $7,500, which is only the master half; one April 2026 Giaveno record shows $15,250, which matches the master, golf and Rookery Bay charges added together.

Property taxes

The Collier County Property Appraiser’s preliminary 2026 roll shows a median tax figure of $4,185.60 across the 180 Giaveno units, from $1,613.23 on a homesteaded unit to $4,942.61. Trevi’s median on the same roll is $3,460.10, which is roughly what the $80,000 difference in assessed value predicts. Preliminary figures change when the roll is certified; your own figure is on the Collier County Tax Collector and Property Appraiser records for the unit.

The Wentworth Estates CDD Line the MLS Leaves Out

Every Giaveno unit pays $2,288.83 a year to the Wentworth Estates Community Development District for fiscal 2027, $1,499.21 for operations and $789.62 for debt service. The charge is collected on the Collier County property tax bill, not through the associations, so the MLS “total annual recurring fees” field leaves it out entirely.

What the MLS total actually adds up to

The 2026 MLS “total recurring fees” entries for Giaveno are $19,660 for Terrace IV, $18,652 for Terrace V and $18,700 for Terrace VI. Each equals the condominium dues plus $7,420 master, $5,350 golf and $750 dining minimum, to the dollar: for Terrace IV, $6,140 plus $7,420 plus $5,350 plus $750 is $19,660. What is missing from every one is the CDD. So the MLS understates a Giaveno owner’s true carrying cost by exactly $2,288.83 a year. The “median $18,700” figure that appears in market summaries is simply the Terrace VI number.

What the district is and what its debt is

The Wentworth Estates Community Development District is the special-purpose government that financed and maintains Treviso Bay’s roads, lakes, stormwater system and irrigation mains. Its fiscal 2027 adopted budget, prepared by the district manager and adopted 14 May 2026, assesses operations and maintenance at $1,499.21 on each of 1,432 residential units and debt service at $789.62 on each of 599 units in the “4 Story Condominiums” class. The Giaveno declarations state that the homestead exemption does not apply to district assessments and that they “may be collected on the ad valorem tax bill”.

When the Giaveno declarations were recorded in 2015 and 2016 they disclosed debt service of no more than about $977.50 a year for Terrace IV and about $1,083.62 for Terrace V and VI, with operations of roughly $128 to $176. Since then the district refinanced its bonds in 2021, which lowered the debt line to $789.62, while the operations line rose roughly eight- to twelve-fold to $1,499.21. The refunding bonds’ amortization schedule runs to 1 November 2037, after which the debt line should fall away. The district’s assessment methodology explains how debt is allocated by product type.

Selling a Giaveno unit? Put the true carrying cost in the listing before a buyer’s lender finds the CDD line for you: get a free valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

Giaveno Declarations, Bylaws and Architectural Rules

Giaveno owners live under four layers of recorded documents: their own condominium declaration (Terrace IV, V or VI), that association’s bylaws and rules, the Treviso Bay Master Declaration restated in 2021 at OR 5934 PG 2738, and the Treviso Bay Golf Club declaration. The condominium declaration governs the unit; the master documents govern the community.

The document map

We searched the Clerk’s index for each association by name, every document type, and found no post-turnover amendment or restatement of any of the three Giaveno declarations. All three still cite the 2012 master declaration at OR 4774 PG 2665; the current master text is the 2021 restatement. The Terrace VI declaration, with its recorded articles, bylaws and rules, is publicly readable in full as a Clerk copy hosted by the club. The Master Association keeps its governing-document library behind the owner login, and publishes its 2025 Master Rules and Regulations openly.

Alterations and architectural review

Section 11.1 of the Terrace VI declaration bars any alteration to the common elements, the limited common elements or the unit’s walls, pipes, structure, mechanical or telecommunications systems without the board’s written consent and the required permits. On top of that, the Master Declaration’s architectural review committee controls exterior items such as storm shutters, awnings and window film. Section 11.3 of the Terrace V declaration requires a vote of the owners before the association spends more than $50,000 in a calendar year, adjusted for inflation, on capital additions, and Section 13.6 of Terrace VI requires a majority of all voting interests for non-repair capital spending over 20 percent of the annual budget.

Post-tension slabs, flooring and sound

Section 18.14 of the declarations discloses that the buildings may be constructed on post-tensioned concrete slabs and states that “there can be no penetration into the top or underside of a slab”, which rules out added ceiling fans, soffits and recessed lights that would need anchors in the slab, and can restrict how hurricane shutters are fastened. Section 18.19 allows hard flooring above the ground floor only in foyers and bathrooms unless the board approves sound-deadening underlayment, bans waterbeds and asks owners to accept normal building noise from stairwells and elevator operation. If you are planning to replace carpet with tile or wood on floors two to four, the board approval comes first.

Everyday restrictions

• Grills: “Barbecue grills are prohibited on any portion of the Condominium” (Section 18.3).
• Bicycles: kept inside the unit, never on lanais, in lobbies or in corridors (Section 18.4 and Rule 16).
• Vehicles: only non-commercial automobiles in exterior parking. Clean non-working pickups and vans up to three-quarter ton and SUVs up to 19 feet used as daily transport are allowed; boats, trailers, campers and commercial vehicles are not, because Giaveno has no enclosed garages (Section 18.12). The Master Declaration adds its own vehicle rules.
• Occupancy: one family per unit and, except for visiting guests, no more than two people per bedroom (Section 18.17).
• Timeshares: prohibited (Section 3.11).
• Business use: a home office with no business visitors only.

Disputes

The Terrace VI declaration sends construction-defect claims to mediation and then binding arbitration, and the recorded bylaws adopt the mandatory nonbinding arbitration that Section 718.1255 of the Florida Statutes provides for certain owner and association disputes. The 2023 certificate of amendment to the golf declaration added the club’s power to suspend members for Master Declaration violations and for non-payment.

Is Giaveno a 55+ Community?

No. Giaveno at Treviso Bay is an all-ages condominium neighborhood inside an all-ages community. None of the three Giaveno declarations contains an age restriction, a “55 years” occupancy requirement or any housing-for-older-persons language, and the declarations define family to include “children, grandchildren”.

We searched the full text of the Terrace IV and Terrace VI declarations for “older persons”, “55 years”, “fifty-five” and the federal housing-for-older-persons terminology, and none appears. Section 18.17 of both defines the permitted family as “spouse, parents, parents-in-law, brothers, sisters, children, grandchildren, unmarried couples and housekeepers”. The Master Declaration gives children access to the common areas. The “55-plus retirement community” label that appears on one active-adult portal page is simply wrong, and it is the most common error in AI-generated summaries of Treviso Bay. Many Giaveno owners are retirees and seasonal residents; that is a description of the buyers, not a restriction on the buildings. The zoned public schools for Giaveno are in the schools section below.

Can You Rent Out a Giaveno Condo?

Yes, with limits set at two levels. The Master Declaration requires every lease to run at least 30 consecutive days, allows no more than four leases in any 12-month period and charges $100 per adult applicant; Terrace IV’s own declaration adds a cap of four leases per calendar year, while Terrace V and VI rely on the master cap.

The recorded leasing rules

Section 18.9 of the declarations also requires written leases on association-approved forms, makes tenant compliance a material condition of every lease, lets the association terminate a lease on a tenant’s default, and requires the owner to assure that no registered sexual offender or predator occupies the unit.

What the Master Association adds

Under the restated Master Declaration and the 2026 fee sheet, a copy of the lease goes to the Master Association at least 15 days before the term begins, each adult applicant pays $100, and a tenant who wants to use Treviso Bay’s amenities must take a mandatory social transfer, priced from $400 for one month to $850 for a year. While the transfer is in force the owner may use the facilities only as a guest. Golf privileges can be transferred to the tenant for a further $250, at the owner’s option. The Master Association counts the four-lease limit over any rolling 12-month window, while Terrace IV’s declaration counts four per calendar year, so a Terrace IV owner must satisfy both.

Seasonal renting in practice

Because the 30-day minimum rules out nightly and weekly rentals, Giaveno rentals are seasonal (one to four months in winter) or annual. A seasonal owner who lets January, February and March to three separate tenants has used three of the four permitted leases for the rolling year. Owners who want to rent should build the application lead time into the calendar: Master Association approval, the condominium association’s own approval and the tenant’s gate and amenity registration all have to be complete before move-in.

Deciding whether to rent your Giaveno unit for another season or sell it? Sellers can get a free valuation or call Jesse direct at (239) 898-6072; buyers who want an income unit can call Marc at (239) 287-5873 or read how we represent buyers.

What Are the Pet Rules in Giaveno?

Giaveno’s pet rules differ by condominium, under a Master Declaration ceiling of three cats and/or dogs with no weight limit. The Terrace IV declaration allows up to two cats or dogs, each weighing less than 25 pounds; the Terrace V and Terrace VI declarations allow up to two cats or dogs with no weight figure. All three ban pit bulls, pit bull mixes and other recognized aggressive breeds regardless of size.

The recorded text

• Terrace IV, Section 18.13: “Each Unit may house up to two (2) animals, in the aggregate, which may only be domestic cats and/or dogs … each of which must weigh less than twenty-five (25) pounds. Notwithstanding the foregoing, pit bull and pit bull mix dogs or other recognized aggressive breeds of dogs shall be prohibited regardless of size or weight.”
• Terrace V and Terrace VI, Section 18.13: up to two domestic cats or dogs, the same aggressive-breed ban, and no weight limit in the condominium declaration. Fish and up to two indoor birds are allowed, pets must be on a leash of no more than six feet on the common elements, may not be left unattended on a lanai, and owners may bar pets in their leases.

The Master Association layer

The Master Declaration sets the community-wide rule, and a neighborhood’s own documents can make it stricter, not looser. Section 5.14 of the 2021 restated Master Declaration (OR 5934, Pages 2757 to 2758, Collier County Clerk) lets an owner “keep not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs,” with no weight limit; it bans pit bull and pit bull mix dogs and other recognized aggressive breeds regardless of size or weight, allows fish and two indoor birds, requires a leash of no more than six feet in the Common Areas and prohibits pets on the Golf Course Property, a rule that matters on a golf-bundled street. The 2012 master text capped pets at two of 30 pounds or less; the 2021 restatement replaced it. Inside Giaveno the stricter condominium rule governs: two pets in every building, and under 25 pounds each in Terrace IV. Several Treviso Bay neighborhoods have adopted stricter or different pet rules since turnover, which is another reason to ask the specific association rather than rely on a listing.

When Are Giaveno’s Milestone Inspections Due, and Is There a SIRS?

Giaveno’s first milestone inspections fall due between 2039 and 2042 under Collier County’s 25-year saltwater rule, building by building, and all three Giaveno associations appear in the Florida Department of Business and Professional Regulation’s public database of structural integrity reserve study (SIRS) filings. Neither report is public; both belong in a buyer’s document request.

The milestone schedule, building by building

Florida’s milestone inspection law, Section 553.899, applies to condominium buildings of three or more habitable stories. It sets a 30-year first inspection and lets a county choose 25 years for buildings near salt water; Collier County adopted the 25-year option in Ordinance 2023-41 using a three-mile saltwater buffer. The county’s milestone registry and its Buildings by Year list (as of January 2026) agree on every Giaveno date:

After the first inspection, the statute requires another every ten years. The county’s registry already carries an open file for each building (permit references PL20230011861, -862, -898, -899, -900 and -901).

Why 9820 is due a year early

Building 14 at 9820 Giaveno Circle is due in 2039 while its twin at 9826 is due in 2041 and Terrace IV’s buildings in 2040. The county records its certificate of occupancy as 13 October 2014, but its surveyed finished-construction elevation certificate is dated 17 August 2015, Lennar’s first closings in the building were in August 2015 and the Terrace V declaration was not recorded until August 2015. For the other five buildings the county’s certificate date and the elevation certificate fall within about two weeks of each other. The 13 October 2014 date matches the month of 9820’s building permit number, so the county’s date looks like the permit date. Until the county corrects it, 2039 is the deadline it will enforce.

Why Giaveno is on the 25-year clock even though it is three miles from the beach

The six buildings are 3.19 to 3.30 miles from the open Gulf shoreline, which would put them outside a simple “three miles from the coast” test. Collier measures from salt water, not from the beach, and Giaveno is only 0.85 to 0.94 miles from Sand Hill Bay in the Rookery Bay estuary and 2.16 to 2.31 miles inside the county’s buffer edge. The county’s saltwater buffer map shows the line. So “more than three miles from the Gulf” and “25-year milestone rule” are both true of Giaveno.

The structural integrity reserve study

Section 718.112 requires every condominium association with buildings of three or more habitable stories to complete a structural integrity reserve study, and the 2025 changes in House Bill 913 set a 31 December 2025 deadline and added a baseline funding option. DBPR publishes two public lists of associations that have filed. Terrace V at Treviso Bay appears in the list of filings made before July 2025; Terrace IV, Terrace V and Terrace VI all appear in the list of filings made in July 2025 and after. The lists, reached from DBPR’s SIRS reporting page, show names only: no dates, funding levels or reports. For comparison, Terrace VII, the first Trevi condominium, does not appear in either list.

The studies themselves, the reserve schedules they produce and any funding plan adopted under them are association records, available to owners and to a buyer through the resale disclosure package. A Giaveno buyer should ask for them by name, together with the 2026 budget, before the inspection period ends.

Four Re-Roof Permits in Two Years: The Giaveno Roof Record

Four of the six Giaveno buildings received re-roof permits in 2025 and 2026, all to MooreCorp Roofing under association permits declaring $734,698 in total and all after Hurricanes Helene and Milton; two are finaled, one is under inspection and one was issued in March 2026. Buildings 13 and 15 show no re-roof permit through August 2026, and no public record states why the roofs were replaced or how they were paid for.

The four permits

Source: every Giaveno row in Collier County’s monthly building permit reports, January 2020 to August 2026. The Clerk’s index carries the matching notices of commencement for all three associations, recorded between January 2025 and March 2026, and their terminations.

So each association has now permitted a re-roof on at least one building: Terrace VI on both of its buildings, Terrace IV only on 9815 (not 9816) and Terrace V only on 9820 (not 9826). The county file status for 9834 read “issued” at the last monthly report, so confirm that the work is complete. The same county files show no re-roof permit on Acqua Court since 2020 and only one on Trevi Court, a 2021 permit that predates Hurricane Ian. The Terrace roof-replacement cycle some summaries describe is, on the county record, a Giaveno event.

What the record does not say

The monthly permit files carry no scope field, so they do not say whether the work followed storm damage, replaced aging underlayment or was planned maintenance, and they do not name the roofing material. Lennar’s 2015 feature sheet specified concrete roof tile, while the declarations allow for a roof membrane. The buildings were eight to ten years old, and every permit followed Helene and Milton in late 2024, so a storm-related reading is plausible but not established. Whether the work was paid from reserves, an insurance claim, a loan or a special assessment is not public. For a buyer: ask the association for the roof scope, the funding and the plan for 9816 and 9826. For a seller in 9815, 9820, 9830 or 9834: a new roof is a selling point to document. For a seller in 9816 or 9826: expect the question and have the board’s answer ready.

Other permits on Giaveno units

The remaining 45 Giaveno permits since 2020 are unit-level: 24 air-conditioning replacement permits, all dated 2023 to 2026 and consistent with 2015 to 2017 condensers reaching the end of their lives; 12 other mechanical permits, most of them radon or ventilation service, plus one revision; six interior alteration permits from $900 to $45,550; one shutter permit; and one water heater. There is no structural, concrete, balcony or flood-repair permit on any Giaveno building after Ian (October 2022 to November 2023) or after Helene and Milton (September 2024 to August 2026), other than the four roofs. Two monthly files (June 2021 and December 2023) are not posted by the county, and files before 2020 are not online.

Is Giaveno in a Flood Zone? What the Elevation Certificates Show

Yes. All six Giaveno buildings are in FEMA Zone AE with a base flood elevation of 8.0 feet (NAVD88) on the effective map, panel 12021C0603J dated 8 February 2024, and the county-filed elevation certificates put every first floor between 7.74 and 7.94 feet, 1 to 3 inches below that elevation. They were built comfortably above the 6.0 foot base flood elevation in force when they were certified.

Building by building

Stantec surveyed each building at finished construction on FEMA’s elevation certificate form, and each certificate is filed with Collier County under the original building permit. Every figure below is read from those certificates; the differences from today’s base flood elevation are our arithmetic.

The Giaveno pool bath building at 9837 Giaveno Circle has its own certificate, with its floor at 7.84 feet and its equipment raised to 10.0 feet.

What the numbers mean

• Every Giaveno first floor is below today’s base flood elevation, by 0.06 to 0.26 feet. When the buildings were certified, FEMA’s 2012 panel 12021C0603H set the elevation at 6.0 feet, and each building cleared it by 1.74 to 1.94 feet. The shortfall is entirely the 2024 map revision.
• Giaveno is the lowest of the three Terrace blocks. Alberi Acqua’s first floors sit at 8.00 to 8.24 feet and Trevi’s at 8.04 to 8.19 feet, both at or above today’s elevation.
• Every A/C pad is below 8.0 feet (7.22 to 7.79 feet), and below the county’s standard for new or replacement mechanical equipment of one foot above the base flood elevation, published in its 2026 Flood Protection Newsletter. Under Section 3.12.5 of the declarations the air-conditioning equipment belongs to the unit, so the owner who replaces a condenser should ask Collier County Floodplain Management whether the new unit must be raised.
• No building straddles a zone line, all six sit in the same Zone AE polygon as Trevi Court, and no letter of map change applies to any Giaveno building.
• The preliminary 2025 FEMA map (panel 12021C0603K) leaves Giaveno at Zone AE, 8 feet. Re-check at closing.

The effective and preliminary designations are from FEMA’s National Flood Hazard Layer and its preliminary layer, and Collier County’s own flood zone layer agrees at every building. Any address can be checked on FEMA’s Map Service Center or the county’s flood map viewer.

Why a few inches matter

Under FEMA’s current rating method, a building’s first-floor height relative to the base flood elevation is a rating input when an elevation certificate is submitted, and a building below the elevation is not protected by the date it was built. The same few inches matter under Collier County’s substantial improvement and substantial damage rule: if a building were ever damaged or improved beyond 50 percent of its value, the rebuilt structure would have to meet today’s elevation. We do not state a premium for any Giaveno policy; the association’s and the owner’s insurance agents should run both with the certificates in hand.

Evacuation zone and wind design

Every Giaveno building is in Hurricane Evacuation Zone A, the first zone ordered to leave, in both Collier County’s evacuation layer and the state’s Know Your Zone data. The nearest county shelter on the potential-shelter list is Lely High School, 2.8 to 2.9 road miles away, and only some shelters open for any given storm (county list: 2024 Potential Shelters). Under the 2023 Florida Building Code wind maps published by Collier County, the ultimate design wind speed at the Giaveno buildings is 167 miles per hour for ordinary residential construction (Risk Category II). Collier County participates in FEMA’s Community Rating System at Class 5, a 25 percent discount on NFIP flood premiums countywide.

How Did Giaveno Come Through Irma, Ian, Helene and Milton?

Giaveno came through the storms without any structural, concrete or flood-repair permit on record from 2020 to August 2026; the only building-level work is the four 2025 and 2026 re-roofs. Every Giaveno building was standing for Irma in 2017, and the closest measured storm water was well below the first floors, although no high-water mark was ever surveyed at Giaveno itself.

Which buildings faced which storm

All six buildings had certificates of occupancy before Hurricane Irma’s landfall on 10 September 2017; 9834, the last, received its certificate 13 days before. Unlike Trevi, where some buildings were completed after Irma, every Giaveno building has been through Irma (2017), Ian (2022), Idalia (2023), Helene (2024) and Milton (2024).

What the nearest measured water shows

The U.S. Geological Survey’s high-water mark database holds the closest surveyed surge marks:

• Irma, 2017: seed lines of 4.15 and 4.07 feet (NAVD88) at the Henderson Creek campground, 1.96 to 2.17 miles from Giaveno, and 4.00 feet at the Rookery Bay field station 2.93 miles away. That water was roughly 3.6 to 3.8 feet below the Giaveno first floors. The National Hurricane Center’s Irma report records a Category 3 landfall at Marco Island.
• Ian, 2022: seed lines of 6.38 and 6.39 feet at the same Henderson Creek campground, 2.14 miles away, which is 1.3 to 1.6 feet below Giaveno’s first floors and 0.2 to 0.9 feet below the ground beside the buildings. The National Hurricane Center’s Ian report places the landfall at Cayo Costa, far to the north.
• Helene and Milton, 2024: no surveyed high-water mark anywhere in Collier County for Helene; the nearest Milton mark was 19.6 miles away at Barefoot Beach (Helene report, Milton report).

These marks are offered for scale, not as proof that Giaveno stayed dry. No mark was surveyed at Giaveno, surge varies over short distances, and Naples marks from Ian reached 7.1 to 8.0 feet. The honest statement is the one the county permit record supports: no Giaveno building needed a flood-repair permit.

Insurance for a Giaveno Condo: Master Policy, HO-6 and Flood

A Giaveno condo is insured in two layers: each association insures its buildings at full replacement cost under a master policy, and each owner insures the unit’s interior finishes, fixtures, appliances, air conditioning, water heater and contents under an HO-6 policy that must name the association as an additional insured. Flood and wind coverage on the master policy are at each board’s election.

What the declaration assigns to whom

Section 15.3.1 of the recorded Terrace VI declaration requires the association to insure the building, including the original in-unit installations, at not less than 100 percent of full insurable replacement value, excluding floor, wall and ceiling coverings, furniture, electrical fixtures, appliances, air-conditioning and heating equipment, water heaters and built-in cabinets. Section 15.9 makes the owner insure exactly those items, prove coverage once a year on request and name the association as an additional insured and loss payee. Sections 15.3.4 and 15.3.7 provide flood insurance and windstorm coverage “if Association so elects”, and Section 16.5 spreads any shortfall after a loss as a special assessment in proportion to each unit’s share. Florida’s condominium act at Section 718.111(11) sets the same division, and Section 627.714 requires every HO-6 policy to carry at least $2,000 of loss-assessment coverage. Which carriers the three Giaveno associations use, their wind deductibles and their flood limits are not public; ask for the declarations pages.

Flood coverage specifics

• Mandatory purchase: every Giaveno building is in a special flood hazard area, so a federally backed mortgage requires flood coverage, either an adequate association building policy or a unit-owner policy.
• Association flood policy ceiling: FEMA’s residential condominium building policy covers up to $250,000 per unit, so $7.5 million for a 30-unit Giaveno building.
• Citizens’ 2027 flood requirement does not reach a Giaveno HO-6. Citizens Property Insurance’s flood requirement phases in for personal residential wind policies by 1 January 2027 but exempts condominium unit-owner policies.

Wind mitigation features

Giaveno’s recorded and documented features that matter on a wind-mitigation inspection: impact-resistant windows and sliding glass doors (recorded in the Terrace VI declaration), steel-reinforced concrete block construction and fire sprinklers (Lennar’s 2015 feature sheet), and four roofs permitted in 2025 and 2026 under the 2023 Florida Building Code. The state’s OIR-B1-1802 form and the Office of Insurance Regulation’s wind mitigation resources explain how the answers are scored.

Insurance questions slow Giaveno sales more than anything else. Sellers: get a free valuation and let us assemble the elevation certificate, roof permit and association insurance declarations before you list, or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Giaveno?

Every Giaveno building is zoned for Manatee Elementary School, Manatee Middle School and Lely High School, according to Collier County Public Schools’ own attendance-zone files for both 2025-26 and 2026-27. On the district’s 2025-26 grades Manatee Elementary and Manatee Middle earned an A and Lely High a B.

Zoned schools, by address

We ran each of the six Giaveno building locations through the district’s own zone polygons, the files behind its school zone locator for 2025-26 and 2026-27. All six return the same three schools in both years. The district does not guarantee assignment, and its Student Assignment office confirms any individual address.

Grades are from the district’s 2025-2026 School and District Grades report; the state publishes the underlying results on the Florida Department of Education’s school grades page. Drive distances were routed over the public road network without traffic; season traffic from January to April adds time. Giaveno is about a mile closer by road to the Manatee campus than Trevi Court, and slightly closer to Lely High. Pages that give Lely High as nearly seven miles from Treviso Bay are wrong for Giaveno.

What Borders Giaveno? Zoning, Preserves and Rookery Bay

Giaveno is bordered on three sides by protected land: a South Florida Water Management District conservation easement within 9 to 53 meters of every building, state-owned Rookery Bay reserve land 18 meters from 9826 Giaveno Circle, and the TPC golf course 85 meters from 9815 Giaveno Court. The zoning is the Wentworth Estates planned unit development, largely built out around Giaveno.

Zoning and land use

The Giaveno buildings sit in the Wentworth Estates Mixed-Use Planned Unit Development, adopted as Collier County Ordinance 03-51 and amended by Ordinance 13-45, according to the county’s planned unit development layer. The future land use designation is the Urban Coastal Fringe Subdistrict, and the Conservation designation line runs within 16 to 84 meters of the buildings (future land use layer). The county’s generalized map line even clips the 9826 building point, which is a mapping artifact rather than a conservation designation on a built condominium. None of the six buildings falls in the county’s Coastal High Hazard Area layer.

What is next door, measured

The state land to the south is part of the Rookery Bay National Estuarine Research Reserve, whose resource management the $250 transfer fee on every Treviso Bay sale helps fund. Practically, nothing will be built between Giaveno and the reserve. Golf views are plausible from the sides of 9815, 9816 and 9834 that face the course across Corso Bello Drive, but no Giaveno building abuts the course and no public record surveys views unit by unit, so “golf view” in a Giaveno listing needs to be seen, not assumed.

The development pipeline around Treviso Bay

County planning records within 250 meters of Giaveno show only the built-out Treviso Bay plats and site plans. The nearest recent zoning action on the planned unit development is Hearing Examiner decision HEX 25-50 of 22 December 2025, which halved the landscape buffer on the community’s own US 41 commercial tract near the main entrance, more than a mile from Giaveno, and whose hearing record includes testimony about a planned drive-through restaurant. A separate 8.6-acre parcel just outside the Treviso Bay gate was rezoned for housing in December 2025, and a commercial project has been planned on US 41 beside Via Veneto. None of these touches the Giaveno loop; all of them sit along US 41 at the community’s front door, which is where Giaveno residents drive in and out. The parent Treviso Bay page tracks the corridor in more detail.

Daily Logistics in Giaveno: Parking, Storage, Trash, Mail and the Gate

Daily logistics in Giaveno follow each association’s recorded Declaration of Condominium and the Master Association rules: one assigned covered carport space and one assigned storage room per unit, an assigned mailbox, building trash areas rather than curbside carts, county collection on Monday and Thursday, and entry through the staffed Treviso Bay gatehouse.

Parking and vehicles

Every unit owns the exclusive use of one covered parking space, numbered “P” plus the unit number, as a limited common element under Section 3.14 of each Declaration, and it cannot be sold separately. There are no garages in any Giaveno building. The Master Association rules require residents to park in their assigned space or driveway, prohibit overnight street parking everywhere in Treviso Bay except in marked spaces on Trevi Court, and prohibit parking in front of trash enclosures. Golf carts must normally be garaged; registered handicap-designated carts are the exception in the Terrace neighborhoods. Speed is enforced by traffic cameras, with citations by email. If you own two cars, plan where the second one lives before you buy.

Storage, bikes and deliveries

Each unit also owns an assigned storage area, numbered “S” plus the unit number, outside the unit, and the declaration prohibits combustibles beyond ordinary household materials. Bicycles belong inside the unit. No recorded Giaveno document provides a package room, lockers, a bike room or electric-vehicle chargers, and we could not find one in any Master Association document either.

Trash, recycling and utilities

Collier County’s collection-day layer puts Giaveno in collection District 1: garbage on Monday and Thursday, and recycling, yard waste and bulk items on Monday. In a Giaveno building, residents bag refuse and use the building’s designated refuse areas rather than rolling carts to the curb, and the county’s residential collection rules and recycling guide apply. Water and sewer come from Collier County, electricity from Florida Power and Light on individual meters, and cable television and internet from a bulk contract that the Master Association buys and bills as the $885 cable line on the fee sheet ($362 if you take internet only).

Mail and the gate

Each unit has an assigned mailbox as a limited common element. Everyone enters through the main gatehouse at 9050 Treviso Bay Boulevard; Lennar’s 2015 prospectus also describes a second, owner-access-only gate at 9965 Corso Bello Drive, closer to Giaveno. Guests and vendors are pre-authorized through the Master Association’s gate system. Construction work inside the community runs 7 a.m. to 5 p.m., Monday to Saturday. Moving-day rules, elevator reservations and any move-in fee are set by each Giaveno association’s board and are not in the recorded documents, so ask the manager before you book a truck.

What Amenities Come With Giaveno Ownership?

Giaveno ownership comes with full golf membership at TPC Treviso Bay by recorded supplement (OR 5047 PG 2219, OR 5305 PG 2575 and PG 2581), plus every Master Association amenity open to all Treviso Bay owners: the clubhouse and its dining, the Villa Rilassare spa, fitness and resort pool campus, tennis, pickleball and bocce, and a Master Association satellite pool inside the Giaveno loop at 9837 Giaveno Circle.

Inside the Giaveno loop

The Giaveno pool parcel at 9837 Giaveno Circle is owned by the Treviso Bay Property Owners Master Association, not by any of the three Giaveno associations. The county roll records a 1,204 square foot pool, a 3,498 square foot pavered deck, fencing, paving and a small pool bath building, all built in 2015. It is one of five satellite pools the Master Association’s rules refer to, alongside those at 9720 Acqua Court, 9117 Prima Way and 9522 Avellino Way and the Veranda I pool on Venezia Circle. Whether the Giaveno pool is reserved to Giaveno residents or open to every owner is not stated in any document we could reach; in practice it is the pool Giaveno residents use.

The Treviso Bay amenities every Giaveno owner can use

Every Treviso Bay owner, golf or social, has the Master Association amenities; what a Giaveno deed adds is the golf. The club publishes its amenities, clubhouse dining and hours on its own site. There is no marina in Treviso Bay; boaters use the county’s public ramps, and the Rookery Bay reserve’s visitor programs are a few minutes’ drive from the gate.

Want to see how Giaveno lives before you commit? Buyers can call Marc at (239) 287-5873 to tour Giaveno alongside Trevi and Alberi Acqua, or read how we represent buyers. Sellers who want the golf bundle priced properly can request a free valuation or call Jesse direct at (239) 898-6072.

How Buying a Giaveno Condo Works

Buying a Giaveno condo means clearing two associations, not one: the Treviso Bay Master Association’s resale application and estoppel, and the Terrace IV, V or VI association’s estoppel and document package. Budget about $15,799 in known community closing charges, plus the condominium estoppel, and read the structural and insurance records before the inspection period ends.

Step by step

1. Identify the condominium from the address. 9815 and 9816 are Terrace IV (Tropical Isles); 9820 and 9826 are Terrace V; 9830 and 9834 are Terrace VI (both Resort Management). Every document request goes to the right one of those.
2. Read the recorded declaration for that condominium. The book and page numbers are in the declarations section above. The Terrace VI set is publicly readable; the Terrace IV and V sets are available from the Clerk.
3. Request the resale documents early. Florida’s condominium act entitles a resale buyer to the declaration, articles, bylaws, rules, the current budget, the most recent financial report and a frequently-asked-questions sheet, and since 2024 the structural integrity reserve study and any milestone inspection summary. The budgets and the study are not published, so this is the only way to see them.
4. Order both estoppels. The Master Association estoppel costs $299 ($418 rush) under the 2026 fee sheet; the condominium association’s estoppel fee is “reasonable” under Section 14.12 and set by the manager. Ask the Master Association estoppel to show the Golf Club charges, which confirms the unit’s golf status.
5. Submit the Master Association resale application. It carries a $50 fee on the 2026 fee sheet, and the Master Association publishes its buyer application and realtor information page.
6. Inspect with Giaveno’s record in hand. Bring the building’s elevation certificate, its roof permit (or the absence of one), the unit’s air-conditioning permit history and the association’s insurance declarations to the inspector and to the insurance agent quoting the HO-6.
7. Close and set up. The resale buyer pays the $7,500 master capital contribution, the $7,500 golf capital contribution, the $250 Rookery Bay fee and a $200 post-closing set-up fee, then registers for gate access and member cards.

Is there a right of first refusal or a sale approval?

The Terrace IV and Terrace VI declarations contain no right of first refusal and no clause requiring the condominium board to approve a sale; the associations’ articles let them approve transfers only “as may be provided by the Declaration”. Leases, by contrast, do require approval. The Terrace V declaration follows the same Lennar template, although we have not read every page of it. The Master Association’s resale application is still required.

Financing a Giaveno condo

A lender financing a Giaveno purchase will send the association a condominium project questionnaire, such as Fannie Mae’s Form 1076, which asks about reserves, insurance, special assessments, litigation and structural reports. The questions most likely to matter at Giaveno are the structural integrity reserve study and its funding plan, the roof plans for 9816 and 9826, and the association’s flood and wind coverage. Whether any Giaveno condominium carries a federal project approval was not established from a reliable public source, so ask your lender to check before you commit to a loan product.

After you close

The post-closing set-up fee covers the Master Association’s owner set-up. From there you register your vehicles and guests with the gate, collect your member cards for the clubhouse and Villa Rilassare, and, as a golf member, set up tee-time access with the club. The parent Treviso Bay page covers the community-wide orientation steps.

Buying in Giaveno? Call Marc at (239) 287-5873 or read how we represent Naples buyers. Selling so you can buy? Start with a free valuation of your current home or call Jesse direct at (239) 898-6072.

Giaveno Compared With Other Treviso Bay Condominiums

Giaveno is the least expensive golf-bundled condominium in Treviso Bay, golf attaching by recorded Declaration, and the second-least expensive condominium of any kind after Trevi: its $480,000 trailing median sits above Trevi’s $407,500 and below Alberi Acqua’s $500,000, while the Veranda and coach-home buildings trade from $560,000 to over $1 million. Data updated: September 2026.

Source: Southwest Florida MLS, closed 23 September 2025 to 23 September 2026; golf status from recorded instruments as researched for each neighborhood. Data updated: September 2026.

What the table says for a Giaveno buyer: if you want golf and a condominium, Giaveno is the lowest-priced door into Treviso Bay with golf attached by recorded Declaration, about $20,000 below Alberi Acqua, and it is $80,000 or more below the Veranda and coach-home alternatives. If you do not want golf, Trevi and Avellino cost less to own each year because they carry no $5,350 golf line. What it says for a Giaveno seller: your buyer is comparing you first against Alberi Acqua, the other golf-bundled Terrace block, and second against Trevi. The trailing medians for the smaller neighborhoods rest on three to seven sales and move easily.

What We See Listing and Showing Terrace Condos in Treviso Bay

What we see on Treviso Bay Terrace listings and showings is consistent: the sales that close quickly are the ones where golf status, fees, flood margin and roof history are documented before the first showing, and the ones that drag are the ones where a buyer discovers those questions during inspection. That is process knowledge from how we work these files, not a statistic.

How we prepare a Giaveno listing

Before we price a Giaveno unit we identify its condominium and plan from the address and unit number, then pull its building’s elevation certificate, its roof permit status, its air-conditioning permit history and the recorded golf supplement for its condominium. We price it against Giaveno sales of the same plan first, then against Alberi Acqua and Trevi sales of the same plan and floor, and only then against the wider Treviso Bay market. A Giaveno B unit on the third floor and a Trevi B unit on the third floor are the same Lennar floor plan and very different properties.

What slows Terrace sales, and how we get ahead of it

• Golf status stated but not proved. Every Giaveno listing says “golf included”. We attach the recorded supplement and have the golf charges shown on the estoppel, which ends the question.
• The CDD surprise. A buyer who budgets from the MLS “total fees” field is $2,288.83 a year short. We show the full stack, CDD included, up front.
• The roof question. In 9815, 9820, 9830 and 9834 the re-roof permit is documented; in 9816 and 9826 we ask the board for its plan before a buyer does.
• The flood margin. Giaveno’s first floors sit a few inches below today’s base flood elevation. We give buyers’ insurance agents the elevation certificate at the start rather than letting it surface in underwriting.
• Two managers. Terrace IV’s estoppel comes from Tropical Isles; Terrace V and VI from Resort Management. We order the right one on day one.

Showing logistics

Showings run through the Treviso Bay gatehouse, so every appointment is pre-authorized with the gate. We confirm the carport and storage numbers that convey with the unit, walk the buyer to the Giaveno pool and, for golf buyers, point out that the clubhouse is about a quarter mile away. We schedule around season: Giaveno’s owner base is mostly seasonal, so the January-to-April window brings the most buyers through the gate.

Honest Pros and Cons of Buying in Giaveno

The honest case for Giaveno is recorded golf membership, newer Lennar construction, four 2025 and 2026 re-roof permits and a location a short walk from the TPC clubhouse at a price below Alberi Acqua. The honest case against is a carrying cost above $20,000 a year, first floors slightly below today’s flood elevation and a softening 2026 market.

Pros

• Golf-bundled by recorded document, and the least expensive golf-bundled condominium in Treviso Bay on trailing medians.
• Closest Terrace block to the TPC clubhouse, about a quarter mile.
• Built 2015 to 2017, with impact-resistant glass recorded in the declaration and re-roof permits on four of six buildings in 2025 and 2026.
• Milestone inspections not due until 2039 to 2042, and all three associations on the state’s SIRS filing list.
• Preserve and state reserve land on three sides, so nothing will be built next door.
• Small buildings: 30 units each, with an elevator, a covered parking space and a storage room per unit.
• All ages, with an A-rated elementary and middle school zone.

Cons

• Carrying cost of about $20,190 to $21,200 a year before tax and insurance, roughly $5,000 to $6,500 more than a comparable Trevi unit, mostly the golf line.
• First floors 0.06 to 0.26 feet below today’s base flood elevation, and A/C pads below it; Zone AE and Evacuation Zone A.
• Terrace IV’s assessment is the highest of the three, and nobody has published why.
• No re-roof permit yet for 9816 or 9826.
• Softer market: the 2026 median is 17.1 percent below 2024, with about 5.5 months of supply.
• One covered space, no garage, no grills.
• Farthest Terrace block from the gate and from Villa Rilassare, about 1.5 to 1.8 miles inside the community.

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

If you’re searching for a Giaveno listing agent, or thinking, ‘I need someone to sell my Giaveno home…’, McGreevy and Comisar sell Treviso Bay condominiums with the recorded documents in hand: golf supplement, elevation certificate, roof permit and the full fee stack, so a buyer prices your unit on facts. Here is how Giaveno selling actually works in 2026.

Our credentials as your listing agents:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
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• 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
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Recent Giaveno sold-listing statistics (last 12 months): In the last 12 months Giaveno has seen 13 resales totaling $6,557,500 in volume, at a median of $480,000, a median of 54.5 days on market and a median sale-to-list ratio of 95.2 percent. Six units were listed and none was pending on 23 September 2026. Data updated: September 2026. Source: Southwest Florida MLS.

What makes selling a Giaveno condo different

Selling in Giaveno is not generic Naples condo selling. Your buyer is choosing between three golf-bundled or social Terrace blocks built from the same Lennar plans, and the questions that decide the price are specific: which condominium your unit is in, which plan and floor, whether your building has its new roof, what the full carrying cost is including the CDD, and whether golf will transfer. Golf membership transfers with the unit because it runs with the recorded supplement, and the buyer pays the $7,500 golf capital contribution, so it belongs in your pricing and your listing. There is no age restriction to narrow your buyer pool and no condominium right of first refusal, but lease approval and the Master Association’s resale application take time, so we start the paperwork the day you list. For Master Association signage and lockbox rules, the Master Association’s published rules govern what can go on a Giaveno building.

Marketing is professional photography, cinematic video and drone footage, direct exposure to our qualified-buyer database, and, when a seller wants discretion, an off-market launch first.

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

Start with our free home valuation, then let us refine it against Giaveno sales of your exact plan and floor. Talk to Jesse direct: (239) 898-6072, text or call. Buyers who want to trade into Giaveno can call Marc at (239) 287-5873 or read how we represent buyers.

How long does a Giaveno sale take in 2026?

In the trailing 12 months the median Giaveno sale took 54.5 days from listing to contract, with a range from 3 days to 131 days. The six units listed on 23 September 2026 had been on the market a median of 170.5 days, which tells you how much price and preparation matter right now.

What should I list my Giaveno condo for?

Price against Giaveno sales of your plan and floor first: in the last 12 months B units closed from $450,000 to $540,000 and C units from $480,000 to $600,000. With the median sale at 95.2 percent of list, an asking price far above the $518,500 median of the current listings is likely to sit.

Which building records should I have ready before listing?

Florida sellers must disclose known facts that materially affect value, and a Giaveno buyer’s insurance agent and lender will see both anyway. The elevation certificate for your building and the county roof permit (or its absence) are public records, so we put them in the listing file from the start.

What happens to the golf membership when I sell?

It goes with the unit. Golf runs under the recorded supplemental declaration for your condominium, so the buyer becomes the golf member at closing and pays the $7,500 Golf Club capital contribution. We show the golf charges on the Master Association estoppel so the buyer’s title agent can confirm it.

Is a turnkey furnished sale worth it in Giaveno?

Many Giaveno buyers are seasonal and value a turnkey unit, but furniture rarely adds its cost to the price. We decide case by case, listing furniture on a separate inventory when it is part of the sale.

Is 2026 a good time to sell a Giaveno condo?

The 2026 median is below the 2024 peak and days on market have lengthened, but Giaveno still closes above its original Lennar prices on every qualified resale since 2022. If you need to sell in the next year, the January-to-April season brings the most buyers through the gate, and preparation now is what wins it.

Your Local Real Estate Experts

McGreevy and Comisar are Jesse McGreevy and Marc Comisar, the founding partners who lead Domain Realty Group, and they sell and buy condominiums across Naples, Treviso Bay among them. This page is built the way they work a Giaveno listing: every fact from the recorded documents and public records, not from listing remarks.

• 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.

Jesse McGreevy

Jesse McGreevy is a founding partner of McGreevy and Comisar and co-founded the Domain Realty brokerage in 2015. If you own a Giaveno condo and are weighing a sale, Jesse is the call: (239) 898-6072, [email protected]. He is on LinkedIn.

Marc Comisar

Marc Comisar is a founding partner of McGreevy and Comisar and a Florida broker associate. If you are comparing Giaveno with Trevi, Alberi Acqua or the Veranda buildings, call Marc at (239) 287-5873. He is on LinkedIn.

Contact McGreevy and Comisar

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

Find the team’s background on the About McGreevy and Comisar page, follow the team on Facebook, or see our guides to Treviso Bay and Naples real estate. 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).

Frequently Asked Questions, Giaveno Buyer Edition

What is Giaveno at Treviso Bay?

Giaveno at Treviso Bay is the MLS and street name for three Lennar condominiums, Terrace IV, V and VI at Treviso Bay, with 180 two-bedroom units in six four-story buildings on Giaveno Court and Giaveno Circle, Naples FL 34113. It sits inside the gated, all-ages Treviso Bay community, and every unit is recorded as golf-bundled by supplemental Declaration.

Is Giaveno the same as Terrace IV, V and VI at Treviso Bay?

Yes. Terrace IV is 9815 Giaveno Court and 9816 Giaveno Circle, Terrace V is 9820 and 9826 Giaveno Circle, and Terrace VI is 9830 and 9834 Giaveno Circle. Each is a separate recorded condominium with its own association, board, budget and estoppel. “Giaveno” is the name the MLS and the street signs use.

Where is Giaveno Circle in Naples, Florida?

Giaveno Circle and Giaveno Court are inside Treviso Bay, off Corso Bello Drive at the south end of the community, which is entered from US 41 East (Tamiami Trail East) in East Naples, ZIP 34113. The loop is about a quarter mile from the TPC Treviso Bay clubhouse and backs onto Rookery Bay reserve land.

How many condos are in Giaveno?

Giaveno has 180 condominium units: three condominiums of 60 units, each made up of two 30-unit buildings. The county roll carries exactly 60 unit parcels in each condominium. Pages that say 240 units are describing Trevi, and pages that say 32 units per building are wrong; each building has 30.

When were the Giaveno condos built, and who built them?

Lennar Homes built Giaveno between 2014 and 2017. The county roll dates the buildings to 2015 (9815, 9816, 9820), 2016 (9826, 9830) and 2017 (9834), and Lennar’s first sales closed between March 2015 and November 2017, according to the recorded deeds on the Collier County roll.

What floor plans are available in Giaveno?

Giaveno has three recorded plans: Unit A, two bedrooms and two baths, 1,194 county square feet; Unit B, two bedrooms and two baths, 1,232 square feet; and Unit C, an end unit with two bedrooms plus a study, 1,408 square feet. Each building holds eight A, sixteen B and six C units.

Is the smallest Giaveno unit 1,107, 1,137 or 1,194 square feet?

It depends on who measured. The recorded declarations state 1,107 to 1,284 square feet of air-conditioned space, the county roll measures 1,194, 1,232 and 1,408 square feet, and some MLS listings use 1,137 for B units. Compare prices per square foot using one system at a time.

Do Giaveno buildings have elevators, covered parking and storage?

Yes. The recorded floor plans label an elevator in each building, and every unit owns one assigned covered parking space and one assigned storage area as limited common elements under Section 3.14 of the Declarations. There are no garages, so boats, trailers and campers cannot be kept at Giaveno.

Does a Giaveno condo come with a golf membership?

Yes. Lennar recorded a supplemental declaration submitting every Terrace IV, V and VI unit to the Treviso Bay Golf Club declaration (OR 5047 PG 2219, OR 5305 PG 2575 and OR 5305 PG 2581), and the restated golf declaration makes membership mandatory for submitted units. Confirm the individual unit on the Golf Club estoppel.

Can I buy a golf membership if a Treviso Bay home does not have one?

No. The Master Association’s FAQ states that 825 of Treviso Bay’s 1,431 properties are bundled with golf and that no additional golf memberships are available. Golf follows the recorded documents for each property, which is why a Giaveno unit carries it and a Trevi unit does not.

How much does a TPC Treviso Bay golf membership cost a Giaveno owner?

Under the 2026 fee sheet, golf costs a Giaveno owner $5,350 a year (dues $3,850, reserves $1,400 and capital $100), and the resale buyer pays a one-time $7,500 Golf Club capital contribution. The $750 annual food and beverage minimum is a separate Master Association charge.

What are the HOA fees for a Giaveno condo?

In 2026 a Giaveno owner pays the condominium dues ($1,535 a quarter in Terrace IV, $1,283 in Terrace V, $1,295 in Terrace VI, as entered on 2026 listings), $7,420 a year to the Master Association and $5,350 for golf. With the $2,288.83 CDD line, the total is $20,190.83 to $21,198.83 a year.

Why does the MLS show lower fees than I will actually pay?

The MLS “total annual recurring fees” field adds the condominium, master, golf and dining lines but leaves out the Wentworth Estates CDD assessment, which is billed on the property tax bill. For every Giaveno unit that omission is exactly $2,288.83 a year under the district’s fiscal 2027 budget.

Who manages the Giaveno associations?

Terrace IV is managed by Tropical Isles Management, its registered agent since 2018. Terrace V and Terrace VI are managed by Resort Management, their registered agent since 2023. The Master Association’s 2024 FAQ lists the same managers. Each association issues its own estoppel and document package.

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

The 2026 Master Association fee sheet lists a $7,500 master capital contribution, a $7,500 Golf Club capital contribution, a $50 resale application, a $250 Rookery Bay fee, a $299 estoppel and a $200 post-closing set-up fee, $15,799 in all, plus the condominium association’s estoppel fee and ordinary title and lender costs.

What do Giaveno condos sell for?

In the 12 months to 23 September 2026, 13 Giaveno condos sold at a median of $480,000, from $450,000 to $600,000, at a median $397.82 per square foot. Over five years the 57 sales carried a $535,000 median, and the peak year was 2024 at $578,700.

Why does Giaveno sell for more than Trevi but less than Alberi Acqua?

Giaveno and Alberi Acqua are golf-bundled by recorded supplemental Declaration and Trevi is not, which explains most of Giaveno’s $72,500 premium over Trevi. Giaveno’s $20,000 discount to Alberi Acqua has no single proven cause; lower flood margins, Terrace IV’s higher dues and small samples are the leading candidates.

How many Giaveno condos are for sale right now?

On 23 September 2026 six Giaveno units were listed, from $489,000 to $525,000 with a median of $518,500, and none was pending. At the trailing pace of 13 sales a year that is about 5.5 months of supply.

What are the property taxes on a Giaveno condo?

The county’s preliminary 2026 roll shows a median tax figure of $4,185.60 across the 180 Giaveno units, from $1,613.23 on a homesteaded unit to $4,942.61. Only 31 of the 180 units are homesteaded. The figures change when the roll is certified, and your own unit’s bill is on the county’s records.

Is Giaveno in a flood zone?

Yes. All six buildings are in FEMA Zone AE with a base flood elevation of 8.0 feet on panel 12021C0603J, effective 8 February 2024. The county-filed elevation certificates put the first floors at 7.74 to 7.94 feet, slightly below that elevation, and the preliminary 2025 map leaves the zone unchanged.

Does a Giaveno condo need flood insurance?

A federally backed mortgage requires flood coverage on a building in Zone AE, either through an adequate association policy or a unit-owner policy. Whether each Giaveno association carries flood coverage is a board election under Section 15.3.4 of its declaration, so ask for the association’s insurance declarations before you close.

What evacuation zone is Giaveno in?

Giaveno is in Hurricane Evacuation Zone A in both Collier County’s and the state’s evacuation data. Zone A is ordered to leave first. The nearest county shelter on the potential-shelter list is Lely High School, about 2.8 to 2.9 road miles away.

When is the milestone inspection due for my Giaveno building?

Under Collier County’s 25-year rule the first milestone inspections are due by 31 December 2039 for 9820, 2040 for 9815 and 9816, 2041 for 9826 and 9830, and 2042 for 9834, according to the county’s milestone registry. All six are listed as not yet due.

Have the Giaveno associations completed their structural integrity reserve studies?

All three appear in the Florida DBPR’s public list of SIRS filings made in July 2025 and after, and Terrace V also appears in the list of earlier filings. The lists show names only, so request the study and its funding plan through the resale document package.

Were the Giaveno roofs replaced?

Four of six have re-roof permits. County files show MooreCorp Roofing permits for 9820 (March 2025) and 9815 (July 2025), both finaled, 9830 (June 2025), under inspection, and 9834 (March 2026), issued; $734,698 in declared value. 9816 and 9826 show no re-roof permit through August 2026. Cause and funding are not in the public record.

Can I rent out my Giaveno condo?

Yes. Leases must run at least 30 days, the Master Association allows no more than four in any 12 months and charges $100 per adult applicant, and Terrace IV’s own declaration caps leases at four per calendar year. Tenants who want amenities need a Master Association social transfer, from $400 to $850.

How many pets can I have in Giaveno?

Two cats or dogs. Terrace IV’s declaration requires each to weigh less than 25 pounds; the Terrace V and VI declarations set no weight figure. All three ban pit bulls and other recognized aggressive breeds. The Master Declaration’s own ceiling is three cats and/or dogs with no weight limit and no pets on the golf course (2021 restated Master Declaration Section 5.14, OR 5934 PG 2757-2758); the stricter condominium limits above are the ones that bind a Giaveno owner.

Is Treviso Bay a 55+ community?

No. Treviso Bay is all ages, and none of the Giaveno declarations contains an age restriction. Section 18.17 of the declarations defines family to include children and grandchildren. The 55-plus label on some portal pages is an error.

What schools serve Giaveno?

All six Giaveno buildings are zoned for Manatee Elementary (A), Manatee Middle (A) and Lely High (B), based on the district’s 2025-26 and 2026-27 zone files and 2025-26 grades. Lely High is about 2.8 to 2.9 road miles away and the Manatee campus about 5.1 to 5.2 miles.

Is there a pool in Giaveno?

Yes. The Master Association owns a pool parcel inside the Giaveno loop at 9837 Giaveno Circle, with a 1,204 square foot pool, a 3,498 square foot deck and a pool bath building, all built in 2015. Giaveno owners also use the resort pools at Villa Rilassare.

Can I grill on my Giaveno lanai?

No. Section 18.3 of the Giaveno declarations says barbecue grills are prohibited on any portion of the condominium, and the 2012 Master Declaration text also barred outdoor cooking on lanais. The clubhouse and the Rilassare campus are the alternatives.

Who is the best realtor for buying in Giaveno at Treviso Bay?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, represent Giaveno buyers with the recorded documents in hand: golf supplement, elevation certificate, roof permit and the full fee stack. Call Marc at (239) 287-5873 or read how we represent buyers.

Frequently Asked Questions, Giaveno Seller Edition

Who is the best listing agent for Giaveno at Treviso Bay?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, list Giaveno condos with the recorded golf supplement, the building’s elevation certificate, its roof permit and the full fee stack in the file from day one. Call Jesse direct at (239) 898-6072 or request a free valuation.

How do I sell my Giaveno condo?

Identify your condominium (Terrace IV, V or VI), gather its declaration, budget and structural integrity reserve study, confirm your golf status on the Master Association estoppel, price against Giaveno sales of your plan and floor, then list with an agent who knows the Treviso Bay gate, estoppel and application process. The steps are laid out on this page.

How much is my Giaveno condo worth?

In the last 12 months Giaveno units sold from $450,000 to $600,000, at a median of $480,000 and $397.82 per square foot. Your number depends on plan, floor, building and condition. Start with our free valuation and we will refine it against sales of your exact plan.

What have Giaveno condos sold for recently?

The 13 trailing-12-month sales run from $450,000 (9826 #1527, a second-floor B unit, April 2026) to $600,000 (9820 #1421, a second-floor C unit, August 2026). The most recent regular sale was 9826 #1531, a third-floor C unit, at $572,500 in July 2026. The full list is in the market section above.

How long does it take to sell a Giaveno condo?

The trailing median is 54.5 days on market, with individual sales from 3 days to 131 days. The six active listings on 23 September 2026 had a median of 170.5 days on market, so a correctly priced, well-documented listing still sells, and an overpriced one sits.

Are Giaveno sellers cutting prices?

The trailing median sale closed at 95.2 percent of its final list price, down from 97.5 percent over five years, and the lowest ratio in the window was 91.4 percent. The 2026 median is 17.1 percent below the 2024 peak. Pricing to the market on day one matters more than it did in 2022.

How many Giaveno units are competing with mine?

Six Giaveno units were listed on 23 September 2026, from $489,000 to $525,000, with none pending. Your buyer is also looking at Alberi Acqua, the other Terrace block with recorded golf, and at Trevi, where the same plans sell for less without golf.

Does my floor plan change what my Giaveno unit sells for?

Yes. Since 2024 qualified resales of the C end unit (1,408 square feet, two bedrooms plus a study) carried a $615,000 median, against $520,000 for the B plan and $504,000 for the A plan. The C premium dates back to Lennar, which sold C units about $47,500 above B units.

Does the floor my unit is on matter?

On the five-year MLS record, third- and fourth-floor Giaveno units sold about 8 to 11 percent higher per square foot than first- and second-floor units, and the second floor was consistently the weakest. The direction is reliable; the exact premium moves with small samples.

Which Giaveno building sells highest?

9820 Giaveno Circle has led on price per square foot in every window we measured: $434.30 per county square foot on qualified resales since 2021 and $458.10 since 2024. 9815 and 9834 have been the lowest. Terrace V (9820 and 9826) has traded highest by condominium since 2024.

Why does my Giaveno unit sell above Trevi but below Alberi Acqua?

Giaveno is golf-bundled by recorded supplemental Declaration and Trevi is not, which accounts for most of Giaveno’s premium over Trevi. Alberi Acqua is also golf-bundled and trades about $20,000 higher; its first floors sit at or above today’s flood elevation, and its median condominium dues on recent listings (about $1,250 a quarter) run below Terrace IV’s $1,535.

Should I price off Treviso Bay-wide or Terrace-only sales?

Terrace-only, and Giaveno first. The Treviso Bay median of $570,000 mixes single-family homes, coach homes and condominiums, and even Trevi uses your plans without golf. Price against Giaveno sales of your plan and floor, then check Alberi Acqua, then Trevi.

Does my golf membership transfer to the buyer?

Yes. Golf runs with the unit under your condominium’s recorded supplemental declaration (OR 5047 PG 2219 for Terrace IV, OR 5305 PG 2575 for Terrace V, OR 5305 PG 2581 for Terrace VI), so the buyer becomes the golf member at closing and pays the $7,500 Golf Club capital contribution.

How do I prove my Giaveno unit is golf-bundled?

Point the buyer and title agent to your condominium’s recorded supplement at the Collier County Clerk and have the Master Association estoppel show the Golf Club charges. Those two documents answer the question; a listing remark does not. We include both in the listing file.

Does golf status change what my unit sells for?

Yes. Giaveno’s trailing median of $480,000 is $72,500 above Trevi’s $407,500 for the same Lennar plans, and the county values every Giaveno unit exactly $80,000 above its Trevi equivalent. Golf also adds $5,350 a year to the buyer’s cost, which a buyer weighs against the price.

Who pays the capital contributions and transfer fees at closing?

Under the Master Association’s 2026 fee sheet the resale buyer pays the $7,500 master capital contribution, the $7,500 Golf Club capital contribution, the $250 Rookery Bay fee and the $50 resale application. The seller is responsible for a clean estoppel: any unpaid assessments come out of the seller’s proceeds.

What are the estoppel fees, and who orders them?

The Master Association estoppel is $299, or $418 for a rush, plus $179 if the account is past due, under the 2026 fee sheet. Your condominium association’s estoppel, from Tropical Isles for Terrace IV or Resort Management for Terrace V and VI, carries a separate fee. We order both as soon as a contract is signed.

Do I have to give buyers the SIRS and milestone documents?

Florida’s condominium act requires a resale seller to provide the governing documents, budget, financial report and, under the 2024 amendments, the structural integrity reserve study and any milestone inspection summary. The Giaveno buildings have no milestone report yet because none is due before 2039; the associations have filed their studies with DBPR.

My building’s milestone inspection is not due until 2039 or later. Does that help?

Yes, in a practical sense. A buyer’s lender and insurer ask whether an inspection is due or overdue; for Giaveno the answer is 2039 to 2042 by building. That is a cleaner answer than older four-story condominiums in Naples can give, and it belongs in your listing.

My building got a new roof. How do I use that?

Put it in the listing. 9815, 9820, 9830 and 9834 have county re-roof permits from 2025 and 2026, and a new roof matters to a buyer’s insurer and to the wind-mitigation inspection. Ask the association for the roof scope and warranty so we can document it.

My building has not been re-roofed. Will that hurt my sale?

It raises a question you should answer before a buyer asks it. 9816 and 9826 show no re-roof permit through August 2026, while their sister buildings have re-roof permits. Ask the board for the roof’s condition, plan and funding, and whether any special assessment is contemplated, so we can disclose it cleanly.

Do I need to disclose that my first floor is below the flood elevation?

Your building’s elevation certificate is a public record filed with the county, and a buyer’s insurance agent and lender will see the flood zone regardless. Florida sellers must disclose known facts that materially affect value, so we include the certificate in the listing file and explain the 2024 map change that created the few-inch shortfall.

Do rising insurance costs affect Giaveno resale?

Yes, through the association assessment and the buyer’s own HO-6 and flood premiums. Buyers compare total monthly cost, not just price. Documented impact glass, a new roof and the elevation certificate help an insurance agent quote accurately, which keeps a deal together.

Will Florida’s condo law changes hurt Giaveno values?

The 2022 to 2025 changes hit older buildings with deferred reserves hardest. Giaveno’s buildings were finished between 2015 and 2017, are not due for milestone inspections until 2039 to 2042, and all three associations appear on the state’s SIRS filing list. The risk to watch is reserve funding reflected in dues, which is why Terrace IV’s higher assessment should be explained.

Should I rent my Giaveno unit for another season or sell it?

It depends on your carrying cost, your tax position and the market direction. A Giaveno owner pays about $20,190 to $21,200 a year before tax and insurance, the 30-day minimum rules out nightly rental, and the 2026 median is below 2024. We will run both scenarios with you.

Can I sell with a tenant in place?

Yes, but the approved lease stays in force, the buyer takes the unit subject to it, and the lease counts toward the four-lease limits. Showings need the tenant’s cooperation. Many Giaveno sellers prefer to time a sale for the end of a seasonal lease.

Should I sell my Giaveno condo furnished?

Seasonal buyers often like turnkey units, but furniture rarely returns its cost in the price. When furniture is part of the sale, we list it on a separate inventory so the appraisal and the buyer’s lender treat it correctly.

Can I sell my Giaveno condo by owner?

You can, but you will still need both estoppels, the Master Association resale application, the gate pre-authorizations for every showing and the full resale disclosure package. A private sale also misses most of the buyers who search the MLS. Call Jesse at (239) 898-6072 to compare the net.

What are the rules for For Sale signs and lockboxes in Treviso Bay?

The Master Declaration restricts signs to the Master Association’s approved design, and the Master Association’s 2025 rules and each Giaveno association’s rules govern what may be placed on a building. Lockbox rules for the condominium buildings are not published, so we confirm them with the manager before listing.

What does it cost to sell a condo in Naples?

A Naples condo seller typically pays the brokerage commission, the Florida documentary stamp tax on the deed, title charges and the seller’s share of closing costs, plus any unpaid assessments on the estoppel. We give every Giaveno seller a written net sheet before listing.

When is the best time to list a Giaveno condo?

Most Giaveno owners and buyers are seasonal, so the January-to-April season brings the most buyers through the gate. Listing in the fall, with the documents and photography ready, puts your unit in front of the first wave of seasonal buyers.

Are Naples condo prices dropping in 2026?

Giaveno’s own record shows a 2026 median of $480,000, 17.1 percent below the 2024 median of $578,700, with longer days on market. Every qualified Giaveno resale since 2022 has still closed above its original Lennar price. Price against the current market, not the 2022 to 2024 peak.

My listing shows the wrong building type or unit count. Does that hurt?

It can confuse buyers and appraisers. Three Giaveno MLS records were coded “low rise” although every building is four stories, and portal pages misstate the unit count as 240. We correct the building design, square footage system and association details in every Giaveno listing we take.

What do I need to give buyers about fees?

The full stack: your condominium’s quarterly dues, the $7,420 master assessment, the $5,350 golf assessment, the $750 dining minimum and the $2,288.83 CDD line on the tax bill. Leaving the CDD out, as the MLS total does, is the most common reason a Giaveno buyer’s budget comes up short late in a deal.

Sources and Authoritative References

Every fact on this page comes from a primary public record or the Treviso Bay associations’ own published documents, and every source below was retrieved in September 2026. Market statistics come from the Southwest Florida MLS (Matrix), which requires a member login and is therefore cited in plain text; parcel, value and recorded-sale figures come from the Collier County Property Appraiser’s published roll data. Recorded instruments are identified by Official Records book and page so anyone can pull them from the Clerk.

Collier County Clerk of Courts and recorded documents

1. Collier County Clerk of Courts, COR Access official records search. Declarations, amendments, supplemental golf declarations, deeds, notices of commencement and liens cited on this page by OR book and page.
2. COR Access document search. Collier County Clerk of Courts.
3. Official Records information. Collier County Clerk of Courts.
4. Collier County Clerk older records access. Collier County Clerk of Courts.
5. Declaration of Condominium for Terrace VI at Treviso Bay, OR 5292 PG 2404, with articles, bylaws, rules, Phase 1 amendment OR 5301 PG 3317 and parking easement OR 5288 PG 3490. Clerk copy hosted by TPC Treviso Bay.
6. Treviso Bay Property Owners Master Association and Treviso Bay Golf Club documents, including the 2012 Golf Club declaration. TPC Treviso Bay.
7. Coach Homes II at Treviso Bay prospectus, containing the 2012 recorded Master Declaration OR 4774 PG 2665 and amendment OR 4961 PG 2350. Lennar Homes filing, 2015.
8. Collier County Property Appraiser. Source of the published parcel, sales, building and value roll data used on this page (2026 preliminary roll).

Florida Division of Corporations

9. Terrace IV at Treviso Bay Condominium Association, Inc., document N14000001201. Florida Division of Corporations.
10. Terrace V at Treviso Bay Condominium Association, Inc., document N15000000940. Florida Division of Corporations.
11. Terrace VI at Treviso Bay Condominium Association, Inc., document N15000005993. Florida Division of Corporations.
12. Entity search by name. Florida Division of Corporations.

Treviso Bay Master Association and TPC Treviso Bay

13. 2026 Annual Fee Sheet, revised 11 May 2026. Treviso Bay Master Association.
14. 2025 Annual Fee Sheet. Treviso Bay Master Association.
15. 2024 Annual Fee Sheet. Treviso Bay Master Association.
16. Frequently Asked Questions, 2025. Treviso Bay Master Association.
17. Frequently Asked Questions, 2024, including the Terrace IV, V and VI management table. Treviso Bay Master Association.
18. Treviso Bay Master Rules and Regulations, 9 February 2025. Treviso Bay Master Association.
19. Buyers (resale) application. Treviso Bay Master Association.
20. Realtor information. Treviso Bay Master Association.
21. TPC Treviso Bay home page. TPC Treviso Bay.
22. Golf. TPC Treviso Bay.
23. Tee information. TPC Treviso Bay.
24. Course architect. TPC Treviso Bay.
25. Club amenities. TPC Treviso Bay.
26. Clubhouse dining. TPC Treviso Bay.
27. Hours. TPC Treviso Bay.
28. Owner login and governing-document library. TPC Treviso Bay.
29. New member information packet. Treviso Bay.
30. Membership golf guide, 2019 edition. Treviso Bay Golf Club.
31. Treviso Bay HOA Update 1, turnover steering committee, March 2018. Treviso Bay owners’ turnover committee.
32. Transfer and rental application, legacy form. Treviso Bay Master Association.

Wentworth Estates Community Development District

33. Fiscal Year 2027 adopted budget, 14 May 2026. Wentworth Estates CDD.
34. Special assessment methodology, November 2017. Wentworth Estates CDD.
35. Wentworth Estates Community Development District. District website.
36. About the district. Wentworth Estates CDD.
37. District records archive. Wentworth Estates CDD district management.
38. Special district filings, Wentworth Estates CDD. Florida Auditor General.
39. Wentworth Estates CDD 2025 annual financial audit. Florida Auditor General.
40. Electronic Municipal Market Access, bond disclosures. Municipal Securities Rulemaking Board.

Collier County building, milestone and permit records

41. Milestone inspection registry, building points. Collier County GIS.
42. Milestone saltwater buffer layer. Collier County GIS.
43. Milestone Buildings by Year, as of January 2026. Collier County Building Plan Review and Inspection.
44. Ordinance 2023-41, milestone inspections. Collier County.
45. Milestone saltwater map. Collier County.
46. Milestone inspections program. Collier County.
47. Milestone inspection dashboard. Collier County Growth Management.
48. Monthly building permit reports, January 2020 to August 2026. Collier County.
49. Issued permits, January 2020 workbook. Collier County.
50. CityView permit portal. Collier County.
51. Elevation certificate index. Collier County GIS.
52. Elevation certificate, 9815 Giaveno Ct, building 12. Collier County.
53. Elevation certificate, 9816 Giaveno Cir, building 13. Collier County.
54. Elevation certificate, 9820 Giaveno Cir, building 14. Collier County.
55. Elevation certificate, 9826 Giaveno Cir, building 15. Collier County.
56. Elevation certificate, 9830 Giaveno Cir, building 16. Collier County.
57. Elevation certificate, 9834 Giaveno Cir, building 17. Collier County.
58. Elevation certificate, 9837 Giaveno Cir, pool bath building. Collier County.
59. Site address points. Collier County GIS.
60. Planning project records (CityView projects layer). Collier County GIS.

Collier County flood, storm, zoning and services

61. FEMA 2024 flood zones, county layer. Collier County GIS.
62. Flood map viewer. Collier County.
63. Floodplain management. Collier County.
64. Substantial improvement and substantial damage analysis. Collier County.
65. 2026 Flood Protection Newsletter. Collier County Floodplain Management.
66. Hurricane evacuation zones. Collier County GIS.
67. 2024 potential shelters. Collier County Emergency Management.
68. Florida Building Code 8th Edition wind load, Risk Category II. Collier County GIS.
69. Planned unit developments. Collier County GIS.
70. Future land use. Collier County GIS.
71. Coastal High Hazard Area. Collier County GIS.
72. County preserves and conservation easements. Collier County GIS.
73. Hearing Examiner minutes, 11 December 2025, Wentworth Estates MPUD petition. Collier County.
74. Solid waste collection days. Collier County Public Utilities.
75. Residential collection services. Collier County.
76. Residential guide to waste disposal and recycling. Collier County.

State of Florida

77. Section 553.899, milestone inspections. Florida Statutes, 2025.
78. Section 718.111, condominium association powers and insurance. Florida Statutes, 2025.
79. Section 718.112, bylaws and structural integrity reserve studies. Florida Statutes, 2025.
80. Section 627.714, unit-owner loss-assessment coverage. Florida Statutes, 2025.
81. House Bill 913 (2025), condominium and cooperative associations. Florida Senate.
82. Condominium SIRS reporting. Florida Department of Business and Professional Regulation.
83. SIRS filings submitted before July 2025. Florida DBPR.
84. SIRS filings submitted July 2025 and after. Florida DBPR.
85. Know Your Zone. Florida Division of Emergency Management.
86. Know Your Zone evacuation data layer. Florida Division of Emergency Management.
87. Florida statewide cadastral parcels. Florida Department of Revenue data.
88. Wind mitigation resources. Florida Office of Insurance Regulation.
89. Uniform mitigation verification inspection form OIR-B1-1802. Florida Office of Insurance Regulation.
90. Flood insurance requirement. Citizens Property Insurance Corporation.
91. School grades. Florida Department of Education.
92. School grades results packet, 2025-26. Florida Department of Education.

Federal agencies

93. National Flood Hazard Layer. FEMA.
94. National Flood Hazard Layer, flood hazard zones. FEMA.
95. Preliminary flood hazard data. FEMA.
96. Pending flood hazard data. FEMA.
97. Flood Map Service Center. FEMA.
98. Community Rating System. FEMA.
99. NFIP summary of coverage, residential condominium buildings. FEMA.
100. Elevation point query service. U.S. Geological Survey.
101. National Hydrography Dataset, water bodies. U.S. Geological Survey.
102. High-water marks, Hurricane Irma. U.S. Geological Survey.
103. High-water marks, Hurricane Ian. U.S. Geological Survey.
104. High-water marks, Hurricane Helene. U.S. Geological Survey.
105. High-water marks, Hurricane Milton. U.S. Geological Survey.
106. Tropical cyclone report, Hurricane Irma. National Hurricane Center.
107. Tropical cyclone report, Hurricane Ian. National Hurricane Center.
108. Tropical cyclone report, Hurricane Idalia. National Hurricane Center.
109. Tropical cyclone report, Hurricane Helene. National Hurricane Center.
110. Tropical cyclone report, Hurricane Milton. National Hurricane Center.
111. Hurricane Ian summary. National Weather Service, Miami.
112. Rookery Bay National Estuarine Research Reserve. NOAA Office for Coastal Management.
113. Rookery Bay Research Reserve. Rookery Bay Research Reserve.
114. Form 1076, condominium project questionnaire. Fannie Mae.

Schools

115. School zone locator. Collier County Public Schools.
116. Attendance zone file, 2025-26. Collier County Public Schools.
117. Attendance zone file, 2026-27. Collier County Public Schools.
118. 2025-2026 School and District Grades. Collier County Public Schools.
119. Manatee Elementary School. Collier County Public Schools.
120. Manatee Middle School. Collier County Public Schools.

Builder archive and news

121. Lennar, Treviso Bay Terrace Condominiums, February 2015 capture. Internet Archive.
122. Lennar, Terrace Condominiums, March 2015 capture. Internet Archive.
123. Lennar, Terrace Condominiums, August 2015 capture. Internet Archive.
124. Lennar, Terrace Condominiums, March 2016 capture. Internet Archive.
125. Lennar, Terrace Condominiums, August 2016 capture. Internet Archive.
126. Lennar, Treviso Bay community page, March 2015 capture. Internet Archive.
127. Lennar Treviso Bay site plan, 2016, labeling “Giaveno, Golf Terrace Condominiums”. Internet Archive.
128. Lennar feature sheet for the Treviso Bay Terraces and Verandas, 2015. Internet Archive.
129. Lennar Naples boasts Treviso Bay has something for everyone. Lennar Resource Center.
130. Collier County saw $280 million in property damage from Hurricane Milton. Naples Daily News, 23 October 2024.
131. Hurricane Ian damage in Collier, Naples and Marco Island. Naples Daily News, 11 October 2022.

Downloadable Documents

These are the primary documents behind the figures on this page, linked to the authority that publishes them so you always read the current version. The Terrace IV and Terrace V declarations and all three supplemental golf declarations are Collier County official records identified above by book and page; the Clerk does not publish them as free downloads, so order them from the Clerk’s records search or request them in the association’s resale package.

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