Matera at Vasari is a 128-home condominium village in Vasari Country Club, Bonita Springs: two-bedroom homes with carports, bundled golf, a $332,500 median on 10 recorded sales, shaded Zone X and the lease rules. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Matera at Vasari is a village of four condominiums inside the master-planned community of Vasari Country Club in Bonita Springs, Florida. It holds 128 two-bedroom, two-bath condominium homes in 16 two-story buildings of eight, each home with one assigned carport space, built from 2004 to 2006 by Taylor Woodrow Communities at Vasari. Matera I and II sit on Matera Lane and Matera III and IV on Altessa Way. Every owner is a member of Vasari’s bundled golf club, with no initiation fee. In the 12 months to September 25, 2026, Lee County recorded 10 Matera sales at a $332,500 median, the most sales of any Vasari neighborhood and the lowest section median. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, from an office in Bonita Springs.
A word on the name, because search results blur it. This page covers Matera I, II, III and IV at Vasari, a Condominium, and Matera at Vasari Village Association, Inc., in the City of Bonita Springs, Lee County, ZIP 34135. It is not “Matera, a Condominium†on Lazio Way in Fort Myers, a separate 102-unit condominium with its own association on the Florida condominium register. Inside Vasari, Matera is also not Trieste at Vasari, the other carport section, and not Toscana at Vasari, the six-unit garage buildings.
If you own a Matera condo and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Matera home costs to buy and to carry, what the four recorded declarations say about leasing, pets and sale approval, and which records you must ask the associations for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Matera at Vasari in Bonita Springs because a 128-home condominium village is sold on its records: we read all four Matera declarations, the village covenants, the Florida condominium register, the flood layer at each building group and every recorded Matera sale before we price or advise, and our office is in Bonita Springs.
If you’re searching for the best realtor for Matera at Vasari in Vasari Country Club, Bonita Springs, whether you’re ready to sell your Matera at Vasari 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 and the #5 real estate team in Florida (RealTrends 2026), Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Bonita Springs should ask each agent to price one specific Matera condo from Matera’s own recorded sales, floor by floor and plan by plan, and we do exactly that below, in the open.
Recent Matera at Vasari market (last 12 months): In the 12 months to September 25, 2026, Lee County recorded 10 Matera at Vasari sales, all resales, at a median of $332,500 (n = 10, even, the mean of the middle pair $330,000 and $335,000), a range of $190,000 to $400,000 and a median of $224.95 per square foot of county heated area. Seven of the ten were on Altessa Way and three on Matera Lane. The Southwest Florida MLS pull of October 21, 2026, a separate record from the county deeds, shows 7 Matera closings in the last 12 months at a $330,000 median; over 24 months it shows 10 closings with a median of 128 days on market and a median sold-to-list ratio of 92.9%. We use the 24-month window for days on market and sold-to-list because 12 months is thin, and medians hide a wide range.
We tracked every one of those 10 recorded Matera sales, and we tracked all 33 recorded in the 60 months to September 25, 2026, each sorted by condominium, street, floor and plan. Each of the 12-month sales is listed in the market snapshot below by month, price, street, floor and plan only.
For Matera at Vasari sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. A Matera sale also needs the paperwork in order before the first showing: each Matera declaration requires the condominium board’s written approval of the buyer, with at least 20 days’ notice before closing, plus the master association’s estoppel and the buyer’s Resale Transfer Fee at closing.
For Matera at Vasari buyers: the first questions are the condominium and the floor, because Matera III’s two larger plans and the ground-floor homes have priced differently from the 1,467 square foot plan above them. The second is the carry: the Vasari CDD’s $1,969.38 Matera line for fiscal 2026, the Master Association’s $13,601.02 assessment for 2026 and the condominium’s quarterly dues ($1,575 for Matera II to IV, $1,625 for Matera I) are all in documents, and what the condominium dues include is not verified. The third is the rule set: no lease shorter than 30 days, no more than six leases a year, and up to two household pets.
Honors and recognition:
Selling your Matera at Vasari home? Read how we sell Matera at Vasari condos, get a free Matera at Vasari home valuation, or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873, read our Matera at Vasari buyer guide, or see how we represent buyers in Southwest Florida.
Matera at Vasari buyers and sellers in Bonita Springs should know eight facts from the record: the home count, the plans, the price, the carry, the rules, the flood zone, the approval step and the club, each drawn from the recorded declarations, the county roll and recorded sales, the CDD budget and the FEMA flood layer.
Living in Matera at Vasari in Bonita Springs means a two-bedroom, two-bath condominium in a two-story, eight-home building with one covered carport space, exterior upkeep handled by the association, and bundled membership in Vasari Country Club’s 18-hole golf course, racquet courts, fitness center and clubhouse behind a 24-hour manned gate.
Matera at Vasari is one of six condominium sections inside Vasari Country Club, a gated community of 766 homes in Bonita Springs. On the record it is four separate condominiums, Matera I, II, III and IV at Vasari, each created by its own recorded declaration, each with 32 units in four buildings, and each run by its own condominium association. Those four associations are the members of a fifth body, Matera at Vasari Village Association, Inc., which owns and keeps the village’s shared grounds. Matera is the second-largest Vasari condominium section after Toscana, with 128 of the community’s 572 condominium homes.
A Matera owner belongs to three layers at once. The condominium association insures and maintains the building, the roof and the carports. The village association keeps the shared lawns, drives, parking areas, sidewalks, sprinklers and recreation facilities of Matera’s common areas, and its budget is split among the four condominiums by unit count. Above both sits Vasari Country Club Master Association, Inc., which owns the golf course and clubhouse and runs the gate. Each Matera declaration says that by taking title an owner “automatically becomes a Class ‘A’ member of the Club.â€
Matera I and II, 64 homes in eight buildings, sit on Matera Lane. Matera III and IV, the other 64 homes in eight buildings, sit on Altessa Way. That second street name matters, because Altessa Way is also the address of the Altessa condominiums, most of Cassia and the Unit Six single-family homes. A buyer searching “Altessa Way†sees four different sections, so confirm the recorded condominium name before comparing prices. The village was laid out on Tracts A and B of Vasari Country Club Unit Four, Plat Book 77, pages 14 to 16.
Every one of the 128 Matera homes is recorded on the county roll with two bedrooms and two baths. Ninety-six homes, all of Matera I, II and IV, share one 1,467 square foot plan of county heated area. Matera III, built in 2005, has two plans, 1,597 and 1,621 square feet, sixteen homes each. Half the homes are ground floor and half upper floor. Parking is by carport: the declarations assign each home one covered space as a limited common element and bar any home from holding more than one.
The club’s own Questions and Answers sheet says that “since Vasari is a bundled community, your club membership and amenities are included with your ownership,†with no separate initiation fee and no food and beverage minimum (Vasari Country Club Q&A, club marketing, read October 10, 2026). The club lists the 18-hole golf course, driving range, tennis, pickleball, bocce and clubhouse among what dues cover, along with the 24-hour manned gatehouse and cable and internet service. Food, events, cart fees when applicable and lessons are billed separately.
The Lee County Property Appraiser’s parcel layer shows a homestead exemption on 26 of the 128 Matera homes, about one in five, which marks those homes as the owner’s permanent Florida residence. The rest are second homes, investment homes or homes whose owners have not filed. The declarations allow leasing with approval, so some homes are rented by the season. We describe the property and the record, not the people who live there.
Five things buyers sometimes assume. No garage: every Matera home parks under a carport, and boats, trailers and golf carts must be kept in an enclosed garage, which Matera homes do not have. No three-bedroom plan: every home is two bedrooms on the roll. No elevator recorded: the buildings are two stories. No new construction: the roll dates every home to 2004 to 2006, and every sale in the last 12 months was a resale. No published association dues: the CDD line is public, the master, village and condominium dues are not.
Matera at Vasari is a 128-home condominium village inside Vasari Country Club, and its ten recorded sales in the last 12 months ran from $190,000 to $400,000. If you own one of those homes, ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a price built from Matera’s own sales by floor and plan. Selling? Get a free Matera at Vasari home valuation or a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You can also see Matera condos listed for sale on our team site, Domain Realty Group’s Matera at Vasari page.
Matera at Vasari condos in Bonita Springs sold 10 times in the 12 months to September 25, 2026 at a $332,500 median, from $190,000 to $400,000, or $224.95 per square foot of county heated area, in Lee County’s recorded sales. Over 60 months, 33 sales closed at a $400,000 median, $260.80 per square foot.
Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; Southwest Florida MLS pull of October 21, 2026)
These figures are Lee County’s DOR-qualified recorded sales, the deed price the county records, matched to the 128 Matera parcels on the roll. They are not MLS figures. Medians use the mean of the middle pair when the count is even. Square-foot figures use the county’s heated area, which can differ from the living area in a listing. The MLS is a separate record and is never blended with these deed figures: the Southwest Florida MLS pull of October 21, 2026 shows 7 Matera closings in 12 months at a $330,000 median with 4 active listings, and 10 closings in 24 months at a $343,500 median ($190,000 to $400,000, $211 per square foot), 128 days on market and 92.9% of list price. The 24-month window is used because 12 months is thin.
Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
12 months | 10 | $332,500 (mean of $330,000 and $335,000) | $190,000 | $400,000 |
24 months | 15 | $345,000 | $190,000 | $400,000 |
36 months | 18 | $342,500 (mean of $340,000 and $345,000) | $190,000 | $416,500 |
60 months | 33 | $400,000 | $190,000 | $594,300 |
The 12-month window is the first with ten or more sales, so it carries the headline. The 60-month window, which reaches back to September 2021, carries the 2022 peak, which is why its median is $67,500 higher than the 12-month median. The county has recorded 304 qualified Matera sales since October 2004, every one of them in the 2004 to 2006 buildings.
Ten sales in a year is a small market, so it is read sale by sale. Here is each one by month, street, floor, plan and price only, from the county’s recorded sales.
Month | Street | Floor | Condominium | County heated sq ft | Recorded price |
|---|---|---|---|---|---|
November 2025 | Matera Lane | Ground | Matera I | 1,467 | $389,000 |
January 2026 | Altessa Way | Upper | Matera IV | 1,467 | $400,000 |
March 2026 | Altessa Way | Upper | Matera IV | 1,467 | $325,000 |
April 2026 | Altessa Way | Upper | Matera IV | 1,467 | $345,000 |
April 2026 | Altessa Way | Ground | Matera III | 1,597 | $312,000 |
May 2026 | Matera Lane | Upper | Matera II | 1,467 | $352,000 |
May 2026 | Altessa Way | Ground | Matera III | 1,597 | $310,000 |
May 2026 | Altessa Way | Upper | Matera III | 1,597 | $330,000 |
July 2026 | Matera Lane | Ground | Matera I | 1,467 | $190,000 |
August 2026 | Altessa Way | Upper | Matera IV | 1,467 | $335,000 |
Eight of the ten fell between $300,000 and $400,000. The $190,000 sale in July 2026, a ground-floor Matera Lane home, was the lowest recorded sale in all of Vasari Country Club for the 12 months, and the county coded it as a qualified sale. A sale that far below its neighbors usually reflects condition, terms or circumstances the deed does not show, so it is read as one data point, not a price level.
Matera’s floor split runs against the usual assumption. Over 60 months, 16 ground-floor homes sold at a $405,000 median ($272.32 per square foot) and 17 upper-floor homes at a $390,000 median. The ground floor carried the three highest prices of the 2022 run, $594,300, $565,000 and $560,000, four of the six 2022 sales above $520,000, and also the lowest recent sale. In the last 12 months the four ground-floor sales were $389,000, $312,000, $310,000 and $190,000, and the six upper-floor sales were $400,000, $352,000, $345,000, $335,000, $330,000 and $325,000. Both 12-month samples are under ten, so they are listed rather than reduced to a median.
In the 12 months, Matera IV recorded 4 sales from $325,000 to $400,000, Matera III 3 sales from $310,000 to $330,000, Matera I 2 sales at $190,000 and $389,000, and Matera II one sale at $352,000. Over 60 months the four condominiums land close together: Matera III recorded 14 sales at a $395,000 median ($310,000 to $594,300), and the other three are under ten sales each, so we give ranges, not medians: Matera IV 7 sales from $325,000 to $565,000, Matera I 6 from $190,000 to $440,000 and Matera II 6 from $280,000 to $465,000. Matera III’s larger plans have not carried a consistent premium in the recent record: its three 2026 sales, two of them 1,597 square foot homes, closed at $310,000 to $330,000 while 1,467 square foot Matera IV homes closed at $325,000 to $400,000.
Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
2019 | 9 | under 10, no median | $137,000 | $225,000 |
2020 | 10 | $178,700 | $155,000 | $261,900 |
2021 | 19 | $250,000 | $213,000 | $326,000 |
2022 | 10 | $532,050 | $319,900 | $594,300 |
2023 | 6 | under 10, no median | $280,000 | $532,500 |
2024 | 2 | two sales, $340,000 and $416,500 | $340,000 | $416,500 |
2025 | 6 | under 10, no median | $335,000 | $400,000 |
2026, to September 25 | 9 | under 10, no median | $190,000 | $400,000 |
Matera’s calendar median nearly tripled from $178,700 in 2020 to $532,050 in 2022, then fell back. The 12-month median of $332,500 (10 sales to September 25, 2026) sits about 38 percent below the 2022 median, and still nearly double the 2020 median. Years with fewer than ten sales (2019, 2023, 2024, 2025 and 2026 to date) show their count and range, not a median; the 2024 count of two sales is the thinnest year on the record.
Price band | 12 months | 60 months |
|---|---|---|
Under $200,000 | 1 | 1 |
$200,000 to $300,000 | 0 | 1 |
$300,000 to $400,000 | 8 | 14 |
$400,000 to $500,000 | 1 | 9 |
$500,000 to $750,000 | 0 | 8 |
We pulled every recorded sale in Matera at Vasari for the 12 months to September 25, 2026, from the Lee County Property Appraiser roll of October 2026 and the county’s sale file, matching each deed to one of the 128 Matera parcels by its recorded condominium name. The match takes in one roll record whose legal description is typed “MMATERA Iâ€, which is why a simple name search finds 127 parcels and the true count is 128, the number the four declarations and the Florida condominium register both give. We then split the sales by condominium, street, floor and plan, and checked the floor split against the full 60 months.
The Lee County Property Appraiser’s parcel layer, read October 12, 2026, carries a just value for each Matera home from $271,729 to $329,097, with a median of $282,780, almost the same on the ground floor ($282,698) and the upper floor ($285,624). Just value is the appraiser’s mass-appraisal estimate for the tax roll, not a sale price, and it runs about $50,000 below the 12-month sales median. Taxes are figured on assessed and taxable value after any exemption, which the roll also shows.
The county’s recorded sales give the price and date of every deed. The Southwest Florida MLS adds what a deed cannot: days on market, the list price, sale-to-list ratio, concessions and active inventory. In the Southwest Florida MLS pull of October 21, 2026, a separate record from the county deeds, Matera shows 10 closings over the last 24 months at a median of 128 days on market, a median sold-to-list ratio of 92.9% and $211 per square foot; the 24-month window is used because 12 months holds only 7 closings. Four Matera homes were active that day, listed from $272,000 to $348,500. Medians hide a wide range, so read them as a middle, not a promise. For the current list of Matera homes for sale, see Domain Realty Group’s Matera at Vasari page.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read our Matera at Vasari buyer guide.
Matera at Vasari in Bonita Springs came to be in 2004 and 2005, when Taylor Woodrow Communities at Vasari, L.L.C. designated a Matera village on Vasari Country Club’s Unit Four tracts, recorded its village covenants and then four condominium declarations, and built 16 eight-unit buildings from 2004 to 2006 as one of the last condominium sections of the club community.
Vasari Country Club began as a zoning case the City of Bonita Springs and Lee County records call Livingston Oaks, approved for up to 799 homes on about 375.83 acres by City Ordinance 01-23 in July 2001 and re-mixed by Ordinance 04-11 in August 2004 (Ordinance 04-11). The Vasari Community Development District was established by City Ordinance 01-09 in June 2001 (CDD establishment ordinance). The master declaration for the whole club was recorded on May 1, 2002 and restated on August 23, 2024 (Amended and Restated Declaration, Instr 2024000237003).
On May 10, 2004 the developer, joined by the master association, signed a Supplemental Declaration that designated “Matera at Vasari Village†on Tracts A and B of Vasari Country Club Unit Four, Plat Book 77, pages 14 to 16, and made it subject to its own village covenants (Supplemental Declaration, OR 4312/670). The document lists the village’s common areas as recreational facilities, entry features, roadways, drives, parking areas and landscape areas built for the village’s exclusive benefit.
The Declaration of Covenants for Matera at Vasari Village followed in September 2004 at Official Records Book 4445, Page 3734 (Village Declaration, OR 4445/3734). It presumes 128 living units during developer control, makes the condominium associations (not individual owners) the village association’s members, and runs for an initial 99 years with automatic ten-year renewals.
Condominium | Declaration made | Recording | Units | Buildings | Florida project |
|---|---|---|---|---|---|
Matera I at Vasari | September 17, 2004 | OR 4445/3769 | 32 | 4 | PR69984 |
Matera II at Vasari | September 17, 2004 | OR 4445/3847 | 32 | 4 | PR70120 |
Matera III at Vasari | July 15, 2005 | OR 4808/1544 | 32 | 4 | PR70613 |
Matera IV at Vasari | December 2005 | Instrument 2005000157358, recorded December 7, 2005 | 32 | 4 | PR70614 |
Each declaration states that the condominium “contains thirty-two (32) residential Units in four (4) buildings†and was prepared by the same Naples law firm. The developer added buildings by amendment as each reached substantial completion: the fourth amendment to the Matera I declaration, dated October 29, 2004, certified Building 13 complete (Fourth Amendment, OR 4483/2514).
The Lee County building layer dates the Matera buildings this way: six Matera Lane buildings in 2004, the other two Matera Lane buildings and the four Matera III buildings on Altessa Way in 2005, and the four Matera IV buildings on Altessa Way in 2006. Matera was among the last condominium sections built at Vasari; only Firenze and Cassia (2006 to 2007) and Trieste III (2007) were finished as late or later.
The declarations record the developer’s original assessment guarantee: condominium common-expense assessments of no more than $770.00 a quarter ($256.67 a month) through December 31, 2005, then no more than $885.00 a quarter until owners elected a board majority. That is a 2004 promise, not today’s dues. The village covenants say that once the developer turned over every Matera condominium association, each association’s president would sit as a village director. The master association’s own records place owner control of the master board in December 2006.
Matera at Vasari in Bonita Springs is 16 two-story condominium buildings, each with eight two-bedroom, two-bath homes, four on the ground floor and four above, served by covered carports. Ninety-six homes share a 1,467 square foot plan, and the 32 Matera III homes have 1,597 or 1,621 square feet of county heated area.
Lee County’s building footprint layer, read October 12, 2026, lists 16 residential buildings named for Matera I to IV at Vasari, numbered 1 to 16, each classed “Condominium, Low Rise, 1 to 3 Floors†with eight residential units and two stories. Matera IV holds buildings 1 to 4, Matera III buildings 5 to 8, Matera II buildings 9 to 12 and Matera I buildings 13 to 16. The appraiser’s estimated building values run from about $2.17 million to $2.41 million per building (Lee County GIS building footprints).
Matera I, II and IV, 96 homes, all carry 1,467 square feet of county heated area, two bedrooms and two baths on the roll. Over 60 months the 1,467 plan made up most of Matera’s sales, and in the last 12 months seven of the ten sales were this plan. Because every Matera I, II and IV home is the same size, the price differences between them come from floor, view, condition and timing, which is why we price a Matera home from its own condominium’s sales first.
Matera III, built in 2005 on Altessa Way, has two plans: 1,597 square feet (16 homes) and 1,621 square feet (16 homes), both two bedrooms and two baths. They are the largest homes in Matera by about 130 to 150 square feet. In the 2022 run Matera III produced the highest Matera price on record, $594,300, and a $560,000 sale, both ground-floor homes. In 2026 its three sales ran from $310,000 to $330,000.
Each declaration designates “certain covered parking spaces†as limited common elements, assigned one to a home: “No Unit may be assigned or acquire the use of more than (1) space. The cost of maintenance of all parking spaces and carport structures shall be a common expense†(Matera II Declaration, OR 4445/3847). The village covenants limit parking to private cars and passenger vans in carports, garages, driveways or designated spaces, and bar on-street and lawn parking. Trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats may be kept only in an enclosed garage with the door closed.
Each Matera home has a lanai that is a limited common element. No lanai may be carpeted, covered or enclosed without board approval, and pets may not be left unattended on a lanai. Upper-floor homes must keep wall-to-wall carpet over high-quality padding except in kitchens, baths and laundry rooms; an owner who wants tile or wood must install a sound-absorbent underlayment and get the board’s written approval first. Window coverings visible from outside must be neutral in color.
The parcel layer flags a carport and a pool on every Matera home and tags every Matera parcel as golf-course land; those are the appraiser’s community-level flags, not a promise of a golf view from a given home. The building layer also shows an 872 square foot restroom building, built in 2005, on the Matera III common area, and the village covenants set rules for “the swimming pool.†Read together, the record points to a village pool area; its exact location and current condition are confirmed on a showing.
A Matera at Vasari condo in Bonita Springs comes with bundled membership in Vasari Country Club: the 18-hole, par 72 golf course, 300-yard driving range, tennis, pickleball, bocce, fitness center, pool and clubhouse dining, with no initiation fee and no food minimum, plus the Matera village’s own common areas and recreation facilities.
Every Matera declaration makes each owner a Class A member of Vasari Country Club Master Association, Inc. on taking title, and the club’s Questions and Answers sheet says membership and amenities are “included with your ownership†with “no separate initiation fee†(Vasari Country Club Q&A, club marketing, read October 10, 2026). The master declaration defines the Club Facilities as the golf course, practice area, racquet courts, pool, exercise, restaurant and social facilities.
Vasari’s course is 18 holes, par 72, credited in golf directories to Gordon G. Lewis (2002) with a 2010 update (GOLF.com Course Finder). The club books tee times through the Chelsea point system, a rolling six-day point count, with requests up to 30 days ahead. Guest golf is limited to noon or later from January through March and is not allowed on Fridays from January through April (Vasari Country Club golf page, club marketing).
The club lists tennis, pickleball, bocce, a fitness center with cardio, weights and personal training, a pool area and an active social calendar of holiday parties, themed nights, wine dinners, leagues and tournaments (Vasari Country Club lifestyle page, club marketing). The club announced a $6.1 million Renaissance Project in 2019 and 2020 covering a Grill and Bar expansion, a lower-level Piazza and a new golf shop building (Club + Resort Business, press).
The village association holds title to and maintains Matera’s common areas, which its covenants describe as including “recreational facilities, entry features, roadways, drives and parking areas, landscape areas†and any secondary surface water system on them, and it pays street lighting and the water and sewer service to those areas. All lawns, landscaping and sprinklers on the common areas are the village’s to maintain. The covenants allow outdoor cooking only where the village designates a place.
The club says food and beverage, events, golf cart fees when applicable, lessons, clinics, personal services, certain guest fees and optional upgrades are billed on use (Vasari Country Club Q&A). There is no marina, dock or boat storage in the club or district records, and boats may be kept in Matera only inside an enclosed garage, so a Matera owner with a boat keeps it elsewhere.
Matera at Vasari in Bonita Springs is governed by five Florida not-for-profit corporations, a village association and four condominium associations, all active and all filing 2026 annual reports, under Vasari Country Club Master Association, Inc., with the Vasari Community Development District handling stormwater, lakes and perimeter walls.
Entity | Florida document number | Filed | Status, 2026 annual report |
|---|---|---|---|
Matera at Vasari Village Association, Inc. | N04000003120 | March 25, 2004 | Active, filed April 16, 2026 |
Matera I at Vasari Condominium Association, Inc. | N04000003119 | March 25, 2004 | Active, filed April 16, 2026 |
Matera II at Vasari Condominium Association, Inc. | N04000004982 | May 18, 2004 | Active, filed April 16, 2026 |
Matera III at Vasari Condominium Association, Inc. | N04000007303 | July 26, 2004 | Active, filed April 16, 2026 |
Matera IV at Vasari Condominium Association, Inc. | N04000007306 | July 26, 2004 | Active, filed April 16, 2026 |
Source: Florida Division of Corporations detail pages, read October 12, 2026 (Matera at Vasari Village Association). All five list the same management company as registered agent, and none shows a merger or name change. The club’s Q&A says each neighborhood except the single-family homes has its own management company; confirm the current manager in the resale package, because managers change.
The village association’s members are the four condominium associations, each with one vote for every home it represents, so 128 votes in all. The village board adopts a budget, divides it among the condominiums by unit count, and bills it quarterly in advance by the tenth day of each quarter. A condominium’s village assessment may not rise more than 15 percent over the prior year without two-thirds of the village directors. Each condominium then passes its share through to owners as a common expense. Amending the village covenants takes two-thirds of the voting interests.
In each condominium, every Matera owner holds a one-thirty-second undivided share of that condominium’s land and building common elements and pays one-thirty-second of its common expenses. The association insures the buildings, keeps the roofs, exterior walls and carports, approves leases and sales, and collects club charges as the club requires. Owners elect the board; the bylaws are recorded with each declaration.
Vasari Country Club Master Association, Inc. (Florida document N00000007068) is both the community association and the club, owning the clubhouse tract and golf tracts on the county roll. Its 2024 restated declaration sets base, village, special and benefit assessments, a Resale Transfer Fee on the buyer at closing, and community-wide rules on leasing, pets and parking (Amended and Restated Declaration). Its Architectural Review Committee approves exterior changes in Matera.
The Vasari CDD is a Chapter 190 special district, not an association. It owns and maintains the stormwater system of 25 lakes, the preserves, the perimeter wall and buffer landscaping, and the irrigation pump house and mains; it does not own the golf course or clubhouse (Vasari CDD). Its five supervisors meet the second Tuesday of the month at 9:00 a.m. at the clubhouse, and its assessment appears on the November county tax bill.
Florida law requires an association managing a condominium of 25 or more units to post listed official records, including the declaration, bylaws, rules, budgets, financial reports and inspection reports, on a website or app within 30 days of receiving or creating them (Section 718.111, Florida Statutes). Each Matera condominium has 32 units, so that duty applies to each. We found no public Matera association website in our search; a buyer asks the manager for the owner-portal location and the current documents.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning a Matera at Vasari condo in Bonita Springs means paying the master association’s club and community dues, a share of the Matera village budget, the condominium association’s dues, the Vasari CDD’s $1,969.38 fiscal 2026 Matera assessment and county property tax. The CDD line and the millage are public record; the master assessment and the quarterly condominium dues come from the associations’ 2026 fee documents, and what the condominium dues include is not verified.
Data updated: October 2026 (Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet, checked October 30, 2026; recorded declarations read October 12, 2026)
Line | Fiscal 2026 amount | Who sets it | Paid how | Source |
|---|---|---|---|---|
Master association (club and community) | $13,601.02 a year in 2026 ($10,851.02 operating plus $2,750 reserves) | Master board | Billed by the master association | The association’s 2026 fee schedule |
Matera village share | Not stated separately; the quarterly fee sheet gives one figure per condominium (next row) | Village board, split by unit count | Through the condominium’s common expenses, billed quarterly | |
Condominium association | $1,625 a quarter (Matera I); $1,575 a quarter each (Matera II, III, IV) | Each Matera condominium board, 1/32 per home | Quarterly | The associations’ 2026 quarterly fee sheet; what the dues include is not verified; Matera I Declaration Sec. 10 |
Vasari CDD, Matera (“Materraâ€, “Condo IIâ€) | $1,969.38 (operations $1,100.00, debt $869.38) | CDD board | November county tax bill | |
County, city, school and district taxes | 12.7942 mills (2026) | Taxing authorities | November county tax bill |
The association’s 2026 fee schedule, which sits on a third-party brokerage site and not on the club’s public site, lists a Master Association assessment of $13,601.02 per home for 2026, made up of $10,851.02 for operations and $2,750 for reserves, up from $12,905.98 in 2025. It is the same for every product, from a Matera condominium to a Pienza Court home. A capital contribution of $12,000 applies to a buyer new to Vasari and $6,000 to an existing member, and the rental processing fee is $532.50. The 2024 restated declaration lets the board set a Resale Transfer Fee paid by the buyer at closing, which reads as that contribution (our inference). The budget page nets a $258 surplus credit to $13,343; which figure is billed is settled only by the estoppel or a Master Association statement.
Matera’s condominium dues are quarterly, per the associations’ 2026 quarterly fee sheet: $1,625 for Matera I and $1,575 each for Matera II, III and IV, which is $6,500 and $6,300 a year. Whether condominium dues include building insurance, water, sewer or reserves differs by association and we have not verified it, so ask for each association’s budget and the estoppel. The developer’s 2004 guarantee of $770.00 a quarter for condominium common expenses is history, not a current fee.
The CDD’s fiscal 2026 adopted budget bills each Matera home $1,969.38: $1,100.00 for operations and maintenance, the same for all 766 Vasari homes, and $869.38 toward the Series 2012 refunding bonds. The June 15, 2026 proposed fiscal 2027 budget lowers the Matera total to $1,619.01, with the debt line falling to $519.01 (CDD FY2027 proposed budget). The bonds’ final maturity is May 1, 2027, so, assuming no new borrowing, no CDD debt line is scheduled after the fiscal 2027 bill. The fiscal 2027 adopted budget was not posted when checked on October 30, 2026.
County property tax uses district 017. The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025 (Lee County Property Appraiser, 2026 Taxing District Millage Book). The 2026 components add up to 12.7942 mills: Lee County, 3.7623; school local, 2.2480, and school state, 3.0230; City of Bonita Springs, 0.8411, its rolled-back rate, adopted on September 23, 2026 (Resolution 26-027); library, 0.4218; South Florida Water Management District, 0.0948, 0.0327 and 0.1026; Bonita Springs Fire, 1.9999; hyacinth control, 0.0190; mosquito control, 0.2096; and inland navigation, 0.0394. Applying the 2026 rate to a value equal to the 12-month Matera median of $332,500, before any exemption, gives $4,254.07 a year for 2026 ($332,500 x 12.7942 / 1000). The November bill carries the 2026 millage with the district’s fiscal 2027 assessment, so the table below shows the CDD both ways, the fiscal 2027 column proposed. Separately, Bonita Springs voters approved up to $35 million of general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, to be repaid from ad valorem taxes on all taxable property in the city over up to 30 years; the cost per home had not been published when we checked on October 12, 2026 (City of Bonita Springs Ordinance 26-05). A homestead owner’s taxable value is usually lower than the sale price, as the roll’s just value of about $282,780 for a typical Matera home suggests.
Item | Fiscal 2026 | With fiscal 2027 proposed CDD |
|---|---|---|
Tax at 12.7942 mills (2026) on $332,500, before exemptions | $4,254.07 | $4,254.07 |
Vasari CDD, Matera line | $1,969.38 | $1,619.01 |
Subtotal before association dues | $6,223.45 | $5,873.08 |
Master association assessment, 2026 | $13,601.02 | $13,601.02 |
Matera II, III, IV quarterly dues, 4 x $1,575 | $6,300.00 | $6,300.00 |
Total, Matera II, III, IV | $26,124.47 | $25,774.10 |
Arithmetic, not a bill. The fixed carry alone (master assessment plus four quarterly payments plus CDD) is $21,870.40 for Matera II, III and IV and $22,070.40 for Matera I with the fiscal 2026 CDD, and $21,520.03 and $21,720.03 with the proposed fiscal 2027 CDD. The table excludes insurance, utilities, food and beverage, cart fees and any assessment balance.
The master declaration levies a Resale Transfer Fee on the buyer at closing; the association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference). Each association that issues an estoppel certificate may charge up to the statutory cap: the statute states a $250 base fee, plus $100 if expedited and $150 if the account is delinquent, adjusted by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and an association’s actual fee may be lower (DBPR estoppel certificate fee schedule; Section 718.116; Stewart Title bulletin FL2022001). The certificate is due within 10 business days of a written request. The condominium’s sale and lease application fee may not exceed $150 per applicant under section 718.112(2)(k), with a married couple counted as one applicant.
The club says, “At this time, there are no planned assessments,†and that some owners carry a balance from an earlier assessment, which the estoppel shows (Vasari Country Club Q&A). Under the master declaration a special assessment above 24 percent of that year’s base assessment needs member approval, with listed exceptions. Each Matera condominium may levy special assessments for unbudgeted common expenses under its declaration, and under each declaration a buyer is jointly liable with the seller for any unpaid assessments, which is why the estoppel matters.
The four Matera at Vasari declarations in Bonita Springs, recorded in 2004 and 2005, share the same text on the points buyers and sellers ask about: board approval of every sale and lease, who maintains what, carports, upper-floor flooring, hurricane-season duties, signs, pets and leasing. A later recorded amendment, if any, controls over the text quoted here.
“No Unit Owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors†(Matera III Declaration Sec. 14.2, OR 4808/1544). The seller gives the board written notice at least 20 days before closing with the contract, the board may interview the buyer, and it must decide within 20 days of a complete application or 60 days of the notice, whichever comes first; silence counts as approval. Approval is issued as a recordable Certificate of Approval. If a majority of the whole board disapproves, the association must produce an approved buyer at the same price and terms within 30 days, or the sale is deemed approved.
A Matera home may be owned by one person, by co-owners, or by a trust or company, but co-owners other than spouses and any trust or company must name one approved person as the primary occupant, and that designation may change only once in 12 months except on death or incapacity. A life estate is allowed, with the life tenant as the association member.
The condominium association maintains | The owner maintains |
|---|---|
Roofs | Windows, glass and screens |
All exterior building walls, including painting, waterproofing and caulking | The entry door and its interior surface, and other doors |
Carports and parking spaces | All air conditioning and heating equipment serving the home |
Wiring to the home’s breaker panel and water pipes to its shutoff valve | Appliances, water heater, smoke alarms and vent fans |
Sewer and condensate lines up to the home | Floor coverings, shower pans, locks and hardware |
Pest control for each home (a common expense) | Interior walls and all decorating |
Source: Matera declarations Sec. 10.1, 11.1 and 11.2.
An owner needs the condominium board’s written approval for any material alteration, any change visible from outside, and any landscaping change, and the club’s Architectural Review Committee must also approve under the club documents. Hurricane shutters must meet the board’s specifications, which follow the club’s. The board may allow two adjoining homes to be combined by removing a party wall, but the combined home still pays and votes as two.
An owner who will be away during hurricane season must clear the lanai and entry of furniture, plants and loose objects before leaving and must name a firm or person the association accepts to look after the home if it is damaged. That duty, in Sec. 12.9 of each declaration, is one reason seasonal Matera owners keep a home-watch arrangement in place.
No owner may post “For Saleâ€, “For Rent†or “Open House†signs on the condominium property without the club reviewer’s written consent, and the village covenants bar realtor signs without village board and ARC permission. Matera homes are marketed online, by appointment and by the gate’s guest process, not by yard sign.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Matera at Vasari in Bonita Springs is not a 55+ community on the recorded record. All four Matera declarations state, in Section 12.3, “There is no restriction on the ages of occupants of Units,†and the Vasari master declaration we read contains no age restriction, so the community is open to buyers of any age.
The age language is the same in Matera I, II, III and IV: there is no restriction on occupants’ ages, and occupants under 18 must be supervised by an adult. Florida’s 55-plus housing exemption requires a community to publish and follow an age policy; nothing in the Matera, village or master documents we read does that.
Because Matera is not age-restricted, a seller’s buyer pool is not limited by age, and a buyer’s lender sees an ordinary condominium. The sale still needs the board’s approval under Section 14 of the declaration, applied the same way to every buyer.
A Matera at Vasari condo in Bonita Springs can be rented, but only the whole home, only to a natural person, only with the condominium association’s approval, for no less than 30 days, no more than six times in a calendar year and no longer than one year per lease, under Section 13 of each recorded Matera declaration.
“No Unit may be leased for a period of less than thirty (30) days nor more than six (6) times per calendar year,†and no lease may run more than one year or be renewed without board approval (Matera IV Declaration Sec. 13.3). The master declaration’s leasing section sets the same 30-day minimum and six-lease cap for all of Vasari, and the club adds that a lease covering all of February is accepted despite the short month.
The owner gives the board written notice at least 20 days before the tenant moves in, with the signed lease and the tenant’s name and address; the board may interview the tenant and has 20 days to act, and silence counts as approval. A lease may be refused only by a majority of the whole board, on grounds such as unpaid assessments, a history of leasing without approval, or a tenant’s record. The board may delegate approvals to the manager or a committee in the off-season.
The association may charge an application fee up to the legal cap, now $150 per applicant under section 718.112(2)(k), with a married couple counted as one. The owner stays legally responsible for the condominium assessments and cannot hand that duty to the tenant. Under the master declaration, an owner who leases assigns the club-facility rights to the tenant for the term.
Nightly and weekly vacation rentals are not allowed in Matera: the 30-day minimum and the six-lease cap rule them out, and a lease made without approval may be treated as void. A Matera home works as a seasonal rental of one to several months, inside the six-lease limit.
The declarations treat a guest as someone staying without paying, on a temporary basis of no more than 60 days in a calendar year. A stay for money is a lease and goes through approval.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Matera at Vasari condos in Bonita Springs allow up to two common household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish, under Section 12.4 of each declaration, with pets carried or leashed outside, never left alone on a lanai, and kept more than 25 feet from the village pool.
Each declaration allows “no more than two (2) commonly accepted household pets such as a dog or cat, not more than two (2) caged birds, and reasonable numbers of tropical fish,†subject to reasonable rules by the club or the association, and bars reptiles, amphibians, poultry and livestock (Matera I Declaration). Keeping a pet is described as a privilege the board may revoke for a pet that becomes a nuisance.
Pets must be carried or leashed outside the home, and the owner cleans up after them. The village covenants keep pets at least 25 feet from the swimming pool, and the master declaration lets the club board set breeds and numbers by home type and requires a leash of no more than 15 feet. The club’s guest rules bar pets from club facilities except service dogs.
Fair housing law treats a service animal or an assistance animal as a reasonable accommodation, not a pet, so the two-pet limit does not decide those requests. The association handles them through its own process under federal and Florida law (HUD, assistance animals).
Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and every Matera at Vasari building in Bonita Springs is recorded at two stories, so neither trigger is met on the county record. Reserve, records and budget rules for every Florida condominium still apply.
Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height†by December 31 of the year it reaches 30 years from its certificate of occupancy (Section 553.899). Section 718.112(2)(g) requires a structural integrity reserve study for “each building on the condominium property that is three habitable stories or higher in height†(Section 718.112). The Lee County building layer records all 16 Matera buildings at two stories.
Every Florida condominium budget must include reserves for roof replacement, building painting and pavement resurfacing, though a unit-owner-controlled association may vote to reduce or waive them. The board must send owners the proposed annual budget at least 14 days before the budget meeting. Whether each Matera association funds or waives reserves is in its budget and minutes, which are member records; ask for them.
The Florida Division of Condominiums register, downloaded October 12, 2026, lists all four Matera projects as approved, with the secondary status “Recordedâ€, meaning the annual state fee is shown as paid (DBPR condominium register). DBPR publishes submitted SIRS reports in interactive views (DBPR SIRS reporting); none is required for two-story buildings.
Ask each association for the current budget with its reserve schedule, the last two years of financial statements, any engineering or roof reports, insurance declarations and the minutes that discuss roofs, painting or carports. Those are the documents that show whether a future special assessment is likely.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Matera at Vasari in Bonita Springs returned FEMA shaded Zone X, the 0.2 percent annual chance area with no base flood elevation and outside the special flood hazard area, at every building point we queried, on panel 12071C0659G effective November 17, 2022. Every point also sits in Lee County evacuation Zone B, inland of the coast.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026; Lee County 2018 LiDAR spot elevations)
We queried FEMA’s live National Flood Hazard Layer at one building location in each Matera condominium on October 12, 2026 (FEMA NFHL). Each point is a building, not a unit.
Sample point | FEMA zone | Special flood hazard area | Base flood elevation | FIRM panel (effective) | Lee evacuation zone | Ground elevation, ft NAVD88 |
|---|---|---|---|---|---|---|
Matera I, Matera Lane | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.4 |
Matera II, Matera Lane | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.2 |
Matera III, Altessa Way | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.9 |
Matera IV, Altessa Way | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.6 |
All four agree, and the Vasari community research found the same shaded Zone X at nine more Matera points on October 10, 2026. Ground elevations are the mean of the 2018 county LiDAR spot heights within 75 feet of each point (Lee County elevation layer). Lee County’s FIRM update effective March 2, 2027 revises other panels, not 0659G. Confirm the zone for an exact address on the FEMA Flood Map Service Center before closing.
Shaded Zone X is a moderate flood hazard area, between the 1 percent and 0.2 percent annual chance floodplains. A federally backed lender does not require flood insurance there, and the City of Bonita Springs’ 50 percent substantial-improvement rule applies only in a mapped special flood hazard area. Flood insurance is still available, and in Florida it is often priced well below special flood hazard area rates.
Lee County places every Matera point in evacuation Zone B (surge zone 2). The county’s Zone B sheet says, “Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf†(Lee County Zone B sheet). The National Hurricane Center’s SLOSH worst-case envelope at the Matera points shows no inundation for category 1 and 2 storms, up to about 2 feet above ground for category 3, about 8 to 9 feet for category 4 and about 12 to 13 feet for category 5. That is a planning envelope for evacuation, not a forecast.
Hurricane Ian made landfall at category 4 on Cayo Costa on September 28, 2022; the National Hurricane Center measured inland high-water marks of 5 to 7 feet above ground in Bonita Springs and North Naples (NHC Hurricane Ian report). Irma’s final landfall near Marco Island was at category 3 on September 10, 2017. We found no Vasari-specific or Matera-specific damage report in public records; a buyer asks the associations for their claim and repair history.
The county places Matera in the 160 mph design wind speed zone and the wind-borne debris region of the Florida Building Code, which took effect statewide on March 1, 2002, before any Matera building was built. Under each declaration, shutters must meet the board’s specifications, and owners away in hurricane season must clear their lanais. A wind mitigation inspection on the Uniform Mitigation Verification form can earn insurance credits (OIR-B1-1802).
Each Matera condominium association insures its buildings and common elements on an all-risk form including windstorm, in amounts the board sets each year. The owner insures the inside: appliances, air conditioning, water heater, cabinets, floor, wall and ceiling coverings and improvements. The declarations say each owner “is expected to carry Homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss Assessment protection.â€
Citizens Property Insurance requires flood coverage on most new and renewing personal residential policies with wind coverage by January 1, 2027, regardless of flood zone, but its page says condominium unit-owner policies are not required to carry it (Citizens, flood requirement). So the rule does not reach a Matera owner’s own unit-owner policy; the association’s master policy is a separate commercial question.
The City of Bonita Springs holds Community Rating System Class 5 in the National Flood Insurance Program, which gives NFIP policyholders in the city a 25 percent premium discount (City of Bonita Springs CRS). Matera is inside the city, tax district 017, so the discount applies to NFIP policies there.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Matera at Vasari in Bonita Springs is assigned by the School District of Lee County to South Zone 3: elementary zone Q, middle zone GG and high school South Zone 3, per the district’s zone lookup at a Matera Lane building on October 10, 2026. Lee County zones set transportation and choice lists, not one fixed school.
Level | Zone | Schools in the zone | 2025-26 state grade |
|---|---|---|---|
Elementary | Q | Bonita Springs, Pinewoods, San Carlos Park, Spring Creek, Three Oaks | C, A, A, B, A |
Middle | GG | Bonita Springs, Three Oaks | B, A |
High | South Zone 3 | Bonita Springs, Estero, South Fort Myers | B, B, C |
Sources: School District of Lee County zone lookup and school zones; grades from the Florida Department of Education 2025-26 school grades, as of September 1, 2026.
The district’s 2026-27 plan uses zones to set which schools a student may choose and which provide bus service; applicants rank choices within the zone. The district lists high school transportation for South Zone 3 to Bonita Springs, Estero and South Fort Myers high schools (district transportation). The Altessa Way Matera buildings were not tested one by one; run the exact address in the district tool.
Matera at Vasari in Bonita Springs sits just east of I-75’s Bonita Beach Road exit, about 15 minutes from NCH North Hospital, 16 minutes from Bonita Beach Park and 28 minutes from Southwest Florida International Airport by car without traffic, measured from a Matera Lane building on October 10, 2026.
Data updated: October 2026 (open-source routing without traffic, from the Matera Lane sample point, run October 10, 2026)
Destination | Minutes, no traffic |
|---|---|
Bonita Springs High School | 12 |
NCH North Hospital | 15 |
Bonita Beach Park | 16 |
Southwest Florida International Airport (RSW) | 28 |
Downtown Naples | 32 |
Across five sample points in Vasari, the same routing gives Lovers Key State Park 23 to 27 minutes, Barefoot Beach Preserve 20 to 24 minutes, Coconut Point 16 to 20 minutes, Naples Airport 23 to 27 minutes and downtown Fort Myers 37 to 40 minutes; the Matera Lane point gave the longest time in nearly every row. Real drive times run longer in season.
Lee County closed the Bonita Beach Park lot and amenities to patrons from September 8, 2026, and the Bonita Beach Access #1 lot closes from November 1, 2026; pedestrian beach access stays open and Accesses #2 to #9 remain free to park (Lee County Parks, Bonita Beach Park). Little Hickory Island Beach Park (Beach Access #10) has also had its lot and amenities closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access open (Lee County Parks, Little Hickory Island Beach Park, read October 12, 2026). Lovers Key State Park charges $8 per vehicle (Florida State Parks, Lovers Key).
From the five Vasari sample points, NCH North Hospital is 12 to 15 minutes, the NCH Bonita Springs freestanding emergency department 15 to 18 minutes, Lee Health’s Coconut Point emergency department 16 to 19 minutes, Physicians Regional Pine Ridge 16 to 20 minutes and Gulf Coast Medical Center, the area’s Level II trauma center, 29 to 33 minutes (NCH emergency services). Lee Health goes out of network with UnitedHealthcare on January 1, 2027, per Lee Health’s notice, which matters to owners on that plan; the notice says the change will not affect Medicare Supplement coverage.
Daily life at Matera at Vasari in Bonita Springs runs through Vasari’s 24-hour manned gatehouse off Imperial Parkway, an assigned carport space for each home, village-kept grounds and irrigation, City of Bonita Springs permits and services, and the Bonita Springs Fire Control and Rescue District, whose Station 24 is about a mile away.
Vasari’s entrance is off Imperial Parkway, about a mile south of Bonita Beach Road, and the club’s dues cover the 24-hour manned gatehouse (Vasari Country Club directions). Showings, deliveries and contractors pass through the gate’s guest process, which is why a Matera listing is shown by appointment.
Each home has one assigned carport space. Guest and second-car parking is in the village’s designated spaces under the village board’s rules. Commercial vehicles, trucks, RVs, trailers, motorcycles, mopeds, golf carts and boats must be in an enclosed garage, and Matera homes have none, so those vehicles are kept off site. Vehicle repairs are not allowed outside an enclosed area.
The village association runs the common-area sprinklers, and its covenants warn that irrigation water may be untreated or treated reuse water. The village pays common-area street lighting and the water and sewer service to its common areas. Garbage is collected under the county’s district on the parcel record; collection days come from the association and the hauler.
Matera is inside the City of Bonita Springs (tax district 017, zoning area of the city), so building permits for a Matera home, such as a window, door, air conditioning or water heater replacement, come from the City of Bonita Springs, after the condominium board’s approval and, for exterior changes, the club’s Architectural Review Committee. A buyer checks the permit history of a specific home in the city’s online permit system.
Bonita Springs Fire Station 24 and Lee County EMS Medic 6 share the station at 27701 Bonita Grande Drive, about 0.9 mile from the nearest Vasari parcel (Bonita Springs Fire Control and Rescue District). Every Matera parcel sits in fire district 009 on the county record.
The Florida Department of Transportation’s project 452544-1 widens I-75 from north of Golden Gate Parkway to south of Alico Road, with construction anticipated to start in fall 2026 (FDOT project 452544-1). FDOT’s September 2026 plot shows Vasari on the Exit 116 sheet with its existing privacy wall along I-75 and no proposed noise wall drawn on that side. Closer to the gate, Midtown at Bonita on Bonita Beach Road has opened its 400 apartments with retail to follow.
Selling your Matera at Vasari home? Read how we sell Matera at Vasari condos or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read our Matera at Vasari buyer guide.
Matera at Vasari is the lowest-priced and most-traded condominium section in Vasari Country Club, Bonita Springs: its $332,500 12-month median is the lowest section median, its 10 sales the most in the 12 months, and its fiscal 2026 CDD line of $1,969.38 sits in the middle of the six sections.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Vasari CDD fiscal 2026 adopted budget; county roll)
Section | Homes | Buildings (homes each) | Parking | Built | Plans, county sq ft | Shortest window with 10+ sales | Median | Per county sq ft | CDD fiscal 2026 |
|---|---|---|---|---|---|---|---|---|---|
Matera | 128 | 16 (8) | Carport | 2004 to 2006 | 1,467; 1,597; 1,621 | 12 months, 10 | $332,500 | $224.95 | $1,969.38 |
Trieste | 108 | 10 (8 and 12) | Carport | 2002 to 2007 | 1,412 to 1,660 | 24 months, 10 | $350,000 | $230.09 | $1,709.34 |
Toscana | 138 | 23 (6) | Garage | 2002 to 2005 | 1,648 to 2,149 | 24 months, 12 | $500,000 | $275.04 | $1,883.85 |
Firenze | 42 | 7 (6) | Garage | 2006 | 1,608 to 2,192 | 60 months, 18 | $650,000 | $311.54 | $2,056.07 |
Cassia | 68 | 17 (4) | Garage | 2006 to 2007 | 1,998; 2,716 | 60 months, 22 | $716,250 | $302.84 | $2,187.26 |
Altessa | 88 | 22 (4) | Garage | 2002 to 2005 | 2,040; 2,875 | 36 months, 11 | $749,000 | $316.52 | $2,187.26 |
Each section is shown at its own shortest window with ten or more sales, so the medians span different periods; read them as a ranking, not a same-day comparison. Sources: Lee County recorded sales and roll, our analysis; Vasari CDD fiscal 2026 budget.
Section | Recorded sales, 60 months to September 25, 2026 | Median | Per county sq ft |
|---|---|---|---|
Matera | 33 | $400,000 | $260.80 |
Trieste | 33 | $425,000 | $263.48 |
Toscana | 31 | $545,000 | $300.36 |
On the same 60-month window Matera and Trieste trade at almost the same price per square foot, about $3 apart, and Toscana’s garage buildings run about $40 a square foot higher.
Toscana at Vasari is the largest section, 138 homes in 23 six-unit buildings with garages, including three-bedroom plans up to 2,149 square feet, built 2002 to 2005. Its 24-month median of $500,000 sits $155,000 above Matera’s 24-month median of $345,000. The trade is a garage and a third bedroom for the higher price and a $1,883.85 CDD line, $85.53 less than Matera’s.
Altessa, Cassia and Firenze are the garage-parked coach sections at roughly double Matera’s price, with plans from 1,608 to 2,875 square feet. A buyer moving up within Vasari from Matera usually looks first at Toscana and then at these three; a seller in Matera competes mainly with Trieste and, at the top of Matera’s range, with smaller Toscana homes.
Matera at Vasari and Trieste at Vasari are Vasari Country Club’s two carport-parked condominium sections in Bonita Springs, close in price per square foot. Matera offers newer 2004 to 2006 buildings of eight and Matera III’s larger plans; Trieste offers more plan sizes, buildings of eight and twelve, and the lowest Vasari CDD line.
Factor | Matera at Vasari | Trieste at Vasari |
|---|---|---|
Homes | 128 | 108 |
Buildings | 16 two-story buildings of 8 | 10 two-story buildings of 8 and 12 |
Built | 2004 to 2006 | 2002 to 2007 |
Plans (county heated sq ft) | 1,467 (96 homes); 1,597 and 1,621 (Matera III) | 1,412, 1,450, 1,461, 1,551, 1,603, 1,651, 1,660 |
Bedrooms on the roll | 2 in every home | 2 in every home |
Parking | One assigned carport space | Carport |
Streets | Matera Lane and Altessa Way | Corsia Trieste Way |
Associations | Village association plus four condominium associations | Village association plus three condominium associations |
CDD fiscal 2026 / fiscal 2027 proposed | $1,969.38 / $1,619.01 | $1,709.34 / $1,463.77 |
12-month recorded sales | 10, median $332,500 | 6 (under 10, no median) |
24-month recorded sales | 15, median $345,000 | 10, median $350,000 |
60-month recorded sales | 33, median $400,000, $260.80 per sq ft | 33, median $425,000, $263.48 per sq ft |
FEMA zone at sampled buildings | Shaded Zone X, panel 0659G | Shaded Zone X, panel 0659G |
Evacuation zone | B | B |
Sources: Lee County recorded sales and roll, our analysis to September 25, 2026; Vasari CDD budgets; FEMA NFHL; Lee County building layer; recorded declarations.
The CDD line is the cleanest difference: Matera pays $260.04 more a year than Trieste in fiscal 2026 and $155.24 more in the fiscal 2027 proposal, because the two sections carry different bond classes (“Condo II†and “Condo Iâ€). After the bonds mature in 2027, assuming no new borrowing, both would carry only the operations line, which the CDD sets each year and which is $1,100.00 for every Vasari home in fiscal 2026 and in the fiscal 2027 proposal. The second difference is turnover: Matera recorded 10 sales in the last 12 months to Trieste’s 6, which gives Matera sellers and buyers more recent comparable sales.
Matera is mostly one plan, 1,467 square feet, so Matera homes compare to each other cleanly. Trieste spreads across seven plans from 1,412 to 1,660 square feet, which gives a buyer more size choices and a seller fewer exact comparables. The largest Matera homes, Matera III’s 1,621 square foot plan, sit near the top of Trieste’s range.
Matera’s buildings are among Vasari’s newer condominiums, 2004 to 2006. Trieste I and II are 2002 to 2004 and Trieste III 2007. Matera I and II sit on Matera Lane and Matera III and IV on Altessa Way; Trieste is on Corsia Trieste Way, southwest of Matera.
Matera fits a buyer whose priorities are a lower entry price in a bundled club, a single well-traded plan with many recent comparable sales, and buildings of eight homes. Trieste at Vasari fits a buyer whose priorities are the lowest CDD line in Vasari, a wider choice of plan sizes, and a different side of the community. Both are carport sections with the same club and the same Zone X result.
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read our Matera at Vasari buyer guide.
Selling a Matera at Vasari condo in Bonita Springs typically costs the seller Florida documentary stamp tax of $0.70 per $100 of price, about $2,327.50 on the $332,500 median, the owner’s title policy by Lee County custom, any estoppel charges the contract assigns, prorated taxes and assessments, and the listing commission agreed with the brokerage.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of the price, so a $332,500 Matera sale carries $2,327.50 in stamps. In Lee County the seller customarily pays them, and the contract controls.
In Lee County the seller customarily pays for the owner’s title insurance policy and often chooses the closing agent; the contract can say otherwise. The title search will pick up any recorded association lien, which must be paid at closing.
The closing agent orders estoppel certificates from the condominium association and the master association. Each may charge up to the statutory cap, which is the $250 base as adjusted by DBPR, now $299, plus $119 for delivery within three business days and $179 if the account is delinquent (section 718.116(8)); an association’s actual fee may be lower, the certificate is due within 10 business days of a written request, and who pays is set by the contract. The buyer applies for the condominium board’s approval, and the buyer pays the master association’s Resale Transfer Fee at closing, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference). Taxes, the CDD assessment and association dues are prorated to the closing day.
Under the master declaration the Resale Transfer Fee falls on the buyer, and the condominium application fee is charged per applicant, the buyer’s side. The seller does not pay a club initiation fee, because Vasari’s bundled membership has none.
Owning in Matera at Vasari in Bonita Springs brings bundled club membership at the lowest condominium price point in Vasari, shaded Zone X, two-story buildings outside the milestone and SIRS triggers, and association-kept exteriors; it also brings carport-only parking, a $13,601.02 master assessment with quarterly condominium dues on top, approval of every sale and lease, and a market that has fallen from its 2022 peak.
Selling a Matera at Vasari condo in Bonita Springs means pricing against ten recorded sales from $190,000 to $400,000 in the last 12 months, preparing the condominium board’s approval package early, and marketing one plan against its neighbors floor by floor, which is the work McGreevy and Comisar do before a Matera listing goes live.
If you’re searching for a Matera at Vasari listing agent, or thinking, ‘I need someone to sell my Matera at Vasari home…’, McGreevy and Comisar bring the credentials and the record:
In the last 12 months we tracked 10 recorded Matera at Vasari sales to September 25, 2026, at a $332,500 median, from $190,000 to $400,000, with $3,288,000 in total recorded value. Seven were on Altessa Way and three on Matera Lane; six were upper-floor homes and four ground-floor. Over 60 months we tracked 33 recorded sales at a $400,000 median. In the Southwest Florida MLS (pull of October 21, 2026, a separate record), Matera’s 24-month figures are a median of 128 days on market and 92.9% of list price on 10 closings; that window is used because 12 months is thin.
Start with a free Matera at Vasari home valuation or the general home valuation form, then read how we sell Matera at Vasari condos. Talk to Jesse direct: (239) 898-6072, text or call.
Your Matera condo’s value starts from Matera’s own recorded sales: ten in the 12 months to September 25, 2026 at a $332,500 median, from $190,000 to $400,000, mostly between $300,000 and $400,000. Your condominium, floor, plan, condition and lanai view move it within that range, and we price it sale by sale.
In the Southwest Florida MLS (pull of October 21, 2026), Matera closings over 24 months show a median of 128 days on market, and that median hides a wide range. The recorded steps set a floor on the timeline: the board’s approval needs at least 20 days’ notice before closing and can take up to 20 days after a complete application, so start the application the day the contract is signed.
Yes. Each Matera declaration says no owner may sell without the board’s prior written approval. The board may interview the buyer and must decide within 20 days of a complete application or 60 days of notice; silence counts as approval.
Yes, if the lease was approved. A Matera lease runs at most one year and the buyer takes the home subject to it unless the contract and the lease say otherwise. The buyer’s own approval and any new lease still go through the board.
Most Matera homes date to 2004 to 2006, so buyers compare kitchens, baths, flooring, air conditioning age and windows. Any change needs board approval, and hard flooring upstairs needs a sound underlayment, so ask us which updates pay before starting any.
Matera at Vasari owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who lead Domain Realty Group from an office in Bonita Springs, a short drive from Vasari’s gate, and who read every Matera declaration and recorded sale before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Matera at Vasari guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Between them they bring over 45 years of combined direct experience, and our Bonita Springs office is the team’s headquarters.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Matera at Vasari realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.†Leonardo Silva, verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.†constanza hernandez, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.†Margaret Whalen, verified Google review
Selling your Matera at Vasari home? Get a free Matera at Vasari home valuation or Call Jesse direct at (239) 898-6072.
Buying in Matera at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These Matera at Vasari buyer questions are answered from the recorded declarations, the Lee County roll and recorded sales, the Vasari CDD budget, FEMA’s flood layer and the club’s own Q&A, as read in October 2026 for this Bonita Springs condominium village inside Vasari Country Club.
Matera at Vasari is a village of four recorded condominiums, Matera I, II, III and IV at Vasari, inside Vasari Country Club in Bonita Springs, Florida. It holds 128 two-bedroom, two-bath homes in 16 two-story buildings of eight, built 2004 to 2006, with one carport space per home and bundled club membership.
No. “Matera, a Condominium†on Lazio Way in Fort Myers is a separate 102-unit condominium on the Florida register with its own association. Matera at Vasari is in the City of Bonita Springs, ZIP 34135, inside the Vasari Country Club gate.
Matera I and II are on Matera Lane and Matera III and IV are on Altessa Way, inside Vasari Country Club, whose gate is off Imperial Parkway about a mile south of Bonita Beach Road and just east of I-75 Exit 116. The village sits on Vasari Country Club Unit Four, Plat Book 77.
There are 128: 32 in each of the four condominiums, in four buildings each. The four declarations, the Florida condominium register and the county roll all agree on 128.
Matera I, II and IV homes carry 1,467 square feet of county heated area. Matera III homes carry 1,597 or 1,621 square feet. Every home has two bedrooms and two baths on the roll; listing living areas can differ from the county figure.
No. Each home has one assigned covered carport space as a limited common element, and no home may hold more than one. Boats, golf carts, trailers and commercial vehicles must be kept in an enclosed garage, so owners keep them off site.
The county building layer dates the buildings from 2004 to 2006: six Matera Lane buildings in 2004, two Matera Lane buildings and the four Matera III buildings in 2005, and the four Matera IV buildings in 2006.
Taylor Woodrow Communities at Vasari, L.L.C. was the developer and declarant of all four Matera condominiums and of the Matera village covenants.
In the 12 months to September 25, 2026, Lee County recorded 10 Matera sales at a $332,500 median, from $190,000 to $400,000, or $224.95 per square foot of county heated area. Over 60 months, 33 sales closed at a $400,000 median.
Down from the peak. The calendar-year median rose from $178,700 in 2020 to $532,050 in 2022, and the 12-month median to September 25, 2026 is $332,500 on 10 sales, about 38 percent below 2022 and still nearly double 2020.
Less than buyers expect. Over 60 months ground-floor homes sold at a $405,000 median on 16 sales and upper-floor homes at $390,000 on 17. Upper-floor homes must keep carpet or an approved sound underlayment under hard floors.
On October 21, 2026 the Southwest Florida MLS showed 4 active Matera listings, from $272,000 to $348,500; over the prior 12 months it shows 7 closings at a $330,000 median. See the current list on Domain Realty Group’s Matera at Vasari page.
The association’s 2026 fee schedule lists the Master Association assessment at $13,601.02 a year per home ($10,851.02 operating plus $2,750 reserves), and the associations’ 2026 quarterly fee sheet lists Matera I at $1,625 a quarter and Matera II, III and IV at $1,575 each; what the condominium dues include is not verified. The Vasari CDD’s fiscal 2026 Matera assessment of $1,969.38, proposed at $1,619.01 for fiscal 2027, is on the county tax bill. Our arithmetic, not a bill: the master assessment plus four quarterly payments plus the CDD is $21,870.40 a year for Matera II, III and IV and $22,070.40 for Matera I with the fiscal 2026 CDD ($21,520.03 and $21,720.03 with the proposed fiscal 2027 CDD), before tax, insurance and utilities. The estoppel and budgets confirm the figures for your home during the contract.
The club says membership and amenities are included with ownership, with no initiation fee and no food minimum, covering the 18-hole golf course, driving range, tennis, pickleball, bocce, clubhouse, the 24-hour manned gate and cable and internet service. Food, events, cart fees and lessons are billed on use.
The buyer pays the master association’s Resale Transfer Fee, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference), the condominium’s application fee of up to $150 per applicant, the lender’s costs and prorated taxes, CDD and dues. In Lee County the seller customarily pays the owner’s title policy and deed stamps.
Yes. The Vasari Community Development District bills each Matera home $1,969.38 for fiscal 2026, $1,100.00 for operations and $869.38 for bond debt, on the November tax bill. The bonds mature May 1, 2027, so no debt line is scheduled after the fiscal 2027 bill, assuming no new borrowing.
No. All four declarations say, “There is no restriction on the ages of occupants of Units,†and the master declaration we read carries no age restriction.
Yes, with limits: the whole home only, to a natural person, with association approval, for at least 30 days, no more than six times a calendar year and no more than one year per lease. Nightly and weekly rentals are not allowed.
Yes: up to two household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish, leashed or carried outside, never left alone on a lanai and kept 25 feet from the pool. Reptiles, amphibians, poultry and livestock are barred.
FEMA’s live layer returned shaded Zone X, the 0.2 percent annual chance area, with no base flood elevation, at a building in each of the four Matera condominiums on October 12, 2026, on panel 12071C0659G effective November 17, 2022.
A federally backed lender does not require it in Zone X. The association insures the buildings; the owner’s HO-6 covers the inside. Citizens’ 2027 flood rule exempts condominium unit-owner policies, per its page. Many owners still buy flood coverage, which the city’s CRS Class 5 discounts by 25 percent on NFIP policies.
Not on the record. Both apply to buildings of three habitable stories or more, and every Matera building is recorded at two stories. Florida’s reserve rules for roofs, painting and paving still apply to each association’s budget.
Yes. Each declaration requires the board’s prior written approval of every sale. The board may interview the buyer and must decide within 20 days of a complete application or 60 days of the seller’s notice; silence counts as approval.
Yes, with approval. A trust, company or co-owners other than spouses must name one approved person as the primary occupant, and that person may change only once in 12 months except on death or incapacity.
Only with the board’s written approval and a sound-absorbent underlayment. The declarations otherwise require wall-to-wall carpet over padding in upper-floor homes outside kitchens, baths and laundry rooms.
Not without approval. A lanai may not be carpeted, covered or enclosed without board approval, and shutters must meet the board’s specifications, which follow the club’s Architectural Review Committee.
The district lookup at a Matera Lane building returns South Zone 3: elementary zone Q, middle zone GG and high school South Zone 3, whose high schools are Bonita Springs, Estero and South Fort Myers. Run the exact address in the district tool.
Both are carport sections. Matera has 128 homes in buildings of eight, mostly one 1,467 square foot plan, built 2004 to 2006, and a $1,969.38 CDD line. Trieste at Vasari has 108 homes in buildings of eight and twelve, seven plans, and the lowest Vasari CDD line, $1,709.34.
Toscana at Vasari has 138 homes in six-unit buildings with garages and two- and three-bedroom plans up to 2,149 square feet, at a $500,000 24-month median, against Matera’s $345,000 24-month median.
These Matera at Vasari seller questions are answered from Lee County’s recorded sales to September 25, 2026, the four recorded Matera declarations, the Vasari master declaration, Florida statutes and the club’s Q&A, for owners selling a condominium in this Bonita Springs village inside Vasari Country Club.
It starts from Matera’s own record: ten recorded sales in the 12 months to September 25, 2026 at a $332,500 median, from $190,000 to $400,000. Your condominium, floor, plan, condition and lanai view set where your home falls. Get a free Matera at Vasari home valuation.
In 2026 through September 25, nine recorded Matera sales ranged from $190,000 to $400,000, too few for a calendar-year median; the 12-month median to September 25, 2026 is $332,500 on 10 sales. The four Matera IV sales ran $325,000 to $400,000, the three Matera III sales $310,000 to $330,000.
Ten in the 12 months to September 25, 2026, the most of any Vasari section, and 33 over 60 months. Calendar years since 2019 ranged from 2 sales (2024) to 19 (2021).
Over 24 months the Southwest Florida MLS (pull of October 21, 2026) shows a median of 128 days on market for Matera closings, and the median hides a wide range. The board approval process adds its own time, at least 20 days’ notice before closing.
Over 24 months the Southwest Florida MLS (pull of October 21, 2026) shows a median sold-to-list ratio of 92.9% on 10 Matera closings. The county record shows the closing prices; eight of the last ten fell between $300,000 and $400,000, which is the band a typical Matera list price competes in.
The record shows prices about 38 percent below the 2022 median and turnover back up, with 9 recorded sales in 2026 through September 25 against 6 in all of 2025. Whether to sell now depends on your plans and carrying costs; we lay out the numbers for your home.
Buyers price from the last 12 months, not 2022. A Matera home bought in 2022 near $500,000 or more faces a market whose recent sales top out at $400,000, so we show those sellers the comparables before listing.
Over 60 months the ground floor sold at a $405,000 median and the upper floor at $390,000, a small gap. In the last 12 months the highest sale was an upper-floor Matera IV home at $400,000. Condition and view often outweigh the floor.
Not consistently. Matera III’s 1,597 and 1,621 square foot homes set the 2022 highs, but its three 2026 sales closed at $310,000 to $330,000 while 1,467 square foot Matera IV homes closed at $325,000 to $400,000.
Other Matera listings first, then Trieste, the other carport section, which sold at a $350,000 median over 24 months, and smaller Toscana homes at the top of Matera’s range.
Florida deed stamps at $0.70 per $100, about $2,327.50 on a $332,500 sale, the owner’s title policy by Lee County custom, any estoppel charges the contract assigns, prorations and the listing commission agreed with the brokerage.
The buyer. The master declaration levies it on the buyer at closing; the association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), and the estoppel confirms it for the address.
The contract decides. Each association may charge up to the statutory cap: a $250 base under section 718.116(8), now a $299 DBPR-adjusted cap, plus $119 for delivery within three business days and $179 if delinquent; an association may charge less, and the certificate is due within 10 business days of a written request (DBPR estoppel certificate fee schedule).
Yes. Each declaration requires the condominium board’s prior written approval of every sale, with at least 20 days’ notice before closing.
The board must decide within 20 days after a complete application and any interview, or within 60 days of your notice, whichever comes first. If it does not act in time, the sale is deemed approved.
The association must then name an approved buyer at the same price and on substantially the same terms within 30 days, or the original sale is deemed approved. Disapproval takes a majority of the whole board.
Yes. The buyer’s leases will need approval and must meet the 30-day minimum, six-lease yearly cap and one-year maximum, so we share those rules with investor buyers up front.
Yes, if the lease was approved. A Matera lease cannot run more than one year, so the remaining term is short, and the buyer takes the home subject to it unless the contract and lease provide otherwise.
No, not without the club reviewer’s written consent, which the declarations and the village covenants require. Matera homes are marketed online, through our buyer database and by appointment through the gate.
Your deed, the condominium and village documents as amended, the current budgets and rules, recent association statements, your HO-6 policy, any wind mitigation report, permits for any work, and approvals for any flooring or alteration. We order the estoppels.
Updates that buyers compare, such as flooring, kitchen and bath finishes and air conditioning, can help, but every alteration needs board approval and upstairs hard floors need a sound underlayment. Ask us which updates pay before you start.
Yes. If you installed tile or wood upstairs, keep the board’s written approval and proof of the sound underlayment. Without approval, the declaration lets the board require carpet or removal, which a buyer’s attorney will ask about.
Buyers and their inspectors ask for permits on air conditioning, water heater, windows and doors. Matera is in the City of Bonita Springs, so permits come from the city; we pull the history for your address before listing.
We quote the county heated area beside the listing figure: 1,467 square feet for Matera I, II and IV, and 1,597 or 1,621 for Matera III. Matera buyers compare these exact plans.
Yes. FEMA’s layer returned shaded Zone X with no base flood elevation at every Matera building we queried, and lenders do not require flood insurance there. We state the zone and panel in the listing.
Matera’s two-story buildings are outside the milestone inspection and SIRS triggers, which apply at three habitable stories. Buyers still ask about reserves, roofs and painting, so we request the association’s budget and reserve schedule early.
Membership passes with the title: the buyer becomes a Class A member of the club, and you stop being one. The club’s bundled model has no equity or initiation refund to collect.
The fiscal 2026 Matera CDD assessment of $1,969.38 is on the November tax bill, so it is prorated with the property taxes at closing. The proposed fiscal 2027 figure is $1,619.01.
Yes. Furniture is negotiated in the contract or a separate bill of sale; the deed and recorded price cover the real estate.
Yes. The board approval, estoppels and closing can be handled remotely, and the hurricane-season duty to name a caretaker continues until closing, so keep that arrangement in place.
A team that prices from Matera’s own sales and runs the approval package early. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group from Bonita Springs; read how we sell Matera at Vasari condos, or Call Jesse direct at (239) 898-6072.
Ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a valuation built from Matera’s recorded sales and your home’s floor, plan and condition. Get a free home valuation or text or call Jesse at (239) 898-6072.
Every fact on this Matera at Vasari guide traces to a primary record below: Lee County Clerk recorded documents, the Florida Division of Corporations and the Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, the Vasari CDD, FEMA, the National Hurricane Center, the School District of Lee County, and the club’s own published pages, labelled as club marketing. Days on market, sold-to-list ratio and active inventory come from the Southwest Florida MLS pull of October 21, 2026, a separate record from the county deeds, and the association fee schedules are cited in plain text. No listing portal or valuation aggregator was used.
Matera at Vasari’s key documents are published by the Lee County Clerk, the State of Florida, the Vasari CDD, Lee County and the club; the table links each to its issuing authority. The association budgets, rules and minutes are member records available from each Matera association, not public files; the 2026 fee schedule and quarterly fee sheet we cite sit on a third-party brokerage site and not on the club’s public site.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Condominium, Matera I at Vasari | Lee County Clerk, Official Records | September 17, 2004 | |
Declaration of Condominium, Matera II at Vasari | Lee County Clerk, Official Records | September 17, 2004 | |
Declaration of Condominium, Matera III at Vasari | Lee County Clerk, Official Records | July 15, 2005 | |
Declaration of Condominium, Matera IV at Vasari | Lee County Clerk, Official Records | recorded December 7, 2005 | |
Declaration of Covenants for Matera at Vasari Village | Lee County Clerk, Official Records | September 2004 | |
Amended and Restated Declaration, Vasari Country Club | Lee County Clerk, Official Records | recorded August 23, 2024 | |
Fiscal 2026 adopted budget (Materra assessment line) | Vasari Community Development District | fiscal 2026 | |
Fiscal 2027 proposed budget | Vasari Community Development District | June 15, 2026 | |
Questions and Answers (club marketing) | Vasari Country Club | read October 10, 2026 | |
Evacuation Zone B sheet | Lee County Emergency Management | read October 10, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 |
Market data from Southwest Florida MLS, pulled October 21, 2026. McGreevy and Comisar, Best Realtor for Matera at Vasari. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
