Treviso Bay - The Peninsula

McGreevy and Comisar are the top-reviewed real estate team selling and buying homes in The Peninsula at Treviso Bay, Naples. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. If you are getting ready to sell your Peninsula home on Montiano Drive, Montiano Court or Montiano Place, or deciding whether one of these 54 lakefront estate homes is the right purchase, this page answers the questions that actually move the price: which recorded plat the home sits on, who built it, whether golf is attached by recorded document, what the full fee stack costs including the district line the MLS leaves out, and what each home’s elevation certificate says against today’s flood map.

The Peninsula at Treviso Bay is a 54-home gated estate neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It is the recorded plat called MONTIANO, three short streets on a spit of land wrapped by a lake and the TPC Treviso Bay golf course, and it holds the highest recorded single-family prices anywhere inside the Treviso Bay gates.

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

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

What Is The Peninsula at Treviso Bay, and Where Exactly Is It?

The Peninsula at Treviso Bay is 54 single-family homes on Montiano Drive (36 homes), Montiano Court (10) and Montiano Place (8) in Naples, Florida 34113, recorded in 2015 as the plat MONTIANO, Plat Book 59, Pages 28 to 30. Lennar platted it, NTB LLC bought all 55 lots in 2016, and Sunwest Custom Homes and Imperial Homes of Naples built every home between 2017 and 2025.

That is the record, and it corrects most of what you will read elsewhere. The neighborhood is not on Corso Bello Drive (that street is Ponziane), it does not have 55 homes (it has 54, because Lot 11 was split between its neighbors in 2021), and it was not built by one builder. Every figure on this page traces to a recorded instrument, a county data file or a government map, and each one is linked.

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

Sources: the Collier County Clerk of Courts Official Records, the Collier County Property Appraiser’s 2026 preliminary roll (subdivision 493100, 54 improved parcels), Collier County GIS address points, the FEMA National Flood Hazard Layer and the Southwest Florida MLS, all read September 23, 2026.

Why it is called The Peninsula

The name describes the land. Montiano Drive runs west from Corso Bello Drive onto a finger of ground that is bordered on almost every side by a lake of about 18.7 acres, and beyond the lake by the golf course. Collier County’s own planning records name the approvals for the plat “The Peninsula at Treviso Bay (Subdivision)” in the county CityView project layer, and the 2021 restated Master Declaration lists “The Peninsula” as its own neighborhood, separate from Corso Bello. The marketing name and the recorded plat are the same place.

Which “Peninsula” this page is not about

Naples has more than one Peninsula, and a search for “the peninsula Naples FL” pulls them together. This page covers only the Treviso Bay neighborhood on the Montiano streets in ZIP 34113. It is not about La Peninsula, the condominium community at the tip of the Isles of Capri in the same ZIP code, which is a different place with a different product. It is not about the WildBlue Peninsula enclave in Estero or The Peninsula at Miromar Lakes, both of which we cover on separate pages. And it is not about Montiano, the Tuscan village or the wine, although the Italian street names inside Treviso Bay are a deliberate nod to Italy.

Which Treviso Bay neighborhoods get confused with The Peninsula

Two Treviso Bay neighborhoods are routinely merged with this one. Ponziane at Treviso Bay is the 34 Lennar homes on Corso Bello Drive, built 2016 to 2017, which sit next door and share the only road in, but are a different recorded subdivision. Bella Firenze at Treviso Bay is a separate plat on Firenze Circle and Firenze Drive; the overlap is that Imperial Homes named one Peninsula floor plan “Firenze.” If a listing says Peninsula and the address is not on Montiano, it is not The Peninsula.

Why McGreevy and Comisar Are the Best Realtor for The Peninsula

If you’re searching for the best realtor for The Peninsula in Treviso Bay, Naples, whether you’re ready to sell your Peninsula home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Peninsula track record (last 12 months): In the last 12 months The Peninsula has seen 2 MLS closings, 9937 Montiano Drive at $3,050,000 and 9946 Montiano Drive at $3,100,000, between September 23, 2025 and September 23, 2026, and we tracked both, along with every county-recorded Peninsula sale back to the first completed home in 2019. The highest-priced Peninsula sale in that window was $3,100,000 and the median sale-to-list ratio was 94.9 percent, the median of the two individual ratios. Because two sales cannot carry a market rate, the snapshot below widens the window until it holds at least ten.

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

Honors and recognition:

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

You can see how we stack up against the other best real estate agents in Naples, compared on the public record rather than on claims. McGreevy and Comisar is a top-reviewed Peninsula realtor team, and you can read every review on our Google Business Profile. Two of them, in the clients’ own words:

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

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

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

Key Takeaways

• 54 homes, not 55. The plat has 55 lots, but Lot 11 was split between Lots 10 and 12 in 2021 (OR 5958 PG 1120); that same instrument is where Treviso Bay’s 1,431 membership count comes from.
• The Peninsula is on Montiano, not Corso Bello. Montiano Drive, Court and Place are the plat MONTIANO; Corso Bello Drive is Ponziane, the one road you drive to get here.
• Two builders. Sunwest Custom Homes built the first 8 homes (2017 to 2019); Imperial Homes of Naples built the other 46 (2018 to 2025).
• Lots were sold separately from houses. 44 of 54 homes left the developer as a vacant-lot deed (median $725,000) followed by a private construction contract, so county deed prices from those years are land prices, not home prices.
• The highest prices in Treviso Bay. The seven highest recorded single-family sales in the Treviso Bay plats we checked are all on Montiano, led by $4,400,000 at 9917 Montiano Drive in January 2025.
• Golf was optional by recorded document. A 2017 Golf Club amendment reserved 53 memberships for Peninsula buyers who elected them; only one lot has a recorded golf supplement, so every home’s status must be confirmed by estoppel.
• The true carrying cost of a golf home is about $21,154 a year, including $3,612.08 of Wentworth Estates CDD charges that the MLS “total recurring fees” field leaves out.
• Every home is in flood Zone AE, base flood elevation 8 feet, and the 48 county elevation certificates put first floors a median of 0.3 feet above it; four of the earliest homes sit just below.
• Built to modern code. 30 homes were permitted under the 7th Edition (2020) Florida Building Code and none earlier than the 5th Edition (2014).
• All ages. Nothing in the plat, the 2016 restrictive covenant or the Master Declaration restricts age; Treviso Bay is not a 55-plus community.

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

Living in The Peninsula at Treviso Bay means a private pool on a lakefront lot, a TPC clubhouse a few hundred yards away, and landscaping handled by the Master Association. The Peninsula is a quiet, dead-end enclave: its only road connects to Corso Bello Drive, so the traffic on Montiano is residents, guests and service vehicles.

Getting in and out

Every Peninsula address sits between about 1.4 and 1.6 miles from the main Treviso Bay gatehouse at 9050 Treviso Bay Boulevard on US 41 East, measured point to point from the county’s address points. Closer by far is Gate House #2 at 9965 Corso Bello Drive, which the 2015 Lennar prospectus for the community describes as “owner access only,” 0.14 to 0.33 miles from Peninsula homes. Residents typically use it to reach Southwest Boulevard and US 41; guests and deliveries come through the main gate. At the entrance to Montiano Drive itself, the county’s address-point layer records a non-residential structure point at 9957 Montiano Drive, on the entry road tract the Master Association owns; the builder’s own announcements described The Peninsula as the only gated neighborhood within the gates of Treviso Bay.

The club is the neighbor

The TPC Treviso Bay clubhouse at 9800 Treviso Bay Boulevard sits 0.10 to 0.43 miles from every Peninsula home, a median of 0.27 miles, closer than any home on neighboring Corso Bello Drive (0.31 to 0.52 miles). The homes on the Montiano Drive curve nearest the club (9853, 9857 and 9861) are the closest of all. Club Rilassare, the sports and resort-pool campus at 9323 Treviso Bay Boulevard, is 1.3 to 1.6 miles away. Amenities are covered in full further down this page.

The house does the work of a club

There is no neighborhood pool or clubhouse inside The Peninsula, and there does not need to be: all 54 homes have their own pool and 52 have a spa, according to the Collier County Property Appraiser’s building records. Half the pools sit under screen cages and half are open-air pools behind aluminum or glass pool fencing, which the neighborhood’s recorded 2016 covenant specifically allows. That open-air look is unusual in Southwest Florida and is one of the first things buyers notice on a showing.

Who your neighbors are

The county roll shows 22 of the 54 homes carry a Florida homestead exemption, so a little under half are full-time primary residences. Owner mailing addresses on the roll are in Florida for 31 homes, with the rest spread across Ontario, Illinois, Michigan, New York, Ohio, New Jersey and other states. Expect a busier street from January through April and a quieter one in late summer.

Yard, trash and the routine

The Master Association maintains Peninsula lawns under a dedicated “Peninsula” line on the 2026 fee sheet, $4,022 a year. Collier County collects garbage on Monday and Thursday and recycling, yard waste and bulk items on Monday; the county’s service-day layer places Montiano Drive and Montiano Court in collection District 1. Owners handle their own pool service, pest control, roof and exterior paint.

Selling a Peninsula home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.

The Peninsula Market Snapshot: What Montiano Homes Sell For Now

The Peninsula at Treviso Bay recorded two MLS closings in the trailing 12 months, $3,050,000 and $3,100,000, at a median of about $910 per square foot, the highest in Treviso Bay. Because two sales cannot set a market rate, we widen the window to five years, where the MLS holds 15 closings and a $3,082,000 median.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Treviso Bay development, closed sales September 23, 2021 to September 23, 2026, pulled September 23, 2026 and verified by two independent calculations; Collier County Property Appraiser 2026 preliminary sales file.

The last 12 months, sale by sale

With fewer than ten sales in the trailing 12 months (September 23, 2025 to September 23, 2026), we list the sales instead of publishing a median as if it were a trend.

The two sales total $6,150,000. The median price per square foot is $910, the average of the two individual ratios, and the median sale-to-list ratio is 94.9 percent, the average of 89.8 and 100. The one sale with a real listing history, 9937 Montiano Drive, took 201 days. On September 23, 2026 there were no Peninsula homes listed for sale and one pending, 9845 Montiano Drive, listed at $3,385,000.

Why we widen the window, and to how far

Our rule is simple: find the shortest window that holds at least ten closings and name it beside every figure. The Peninsula needs the full five years.

Five years of Peninsula sales on the MLS

Over the 60 months ending September 23, 2026, the MLS recorded 15 Peninsula closings totaling $48,745,660, with a median of $3,082,000 (n 15, odd), a median of $845 per square foot, a median of 67 days on market across the 10 sales that carry a days-on-market figure, and a median sale-to-list ratio of 98.0 percent. Prices ran from $2,590,000 to $3,960,000.

That median hides the most important fact about this MLS record: 7 of the 15 “closings” are new-construction entries, recorded at the lot-plus-build contract price when a custom home was completed, and 8 are true resales of finished homes. The two groups price very differently, so we split them.

What the county records add

The MLS does not see every sale. The Collier County Property Appraiser’s sales file shows 10 recorded sales of completed Peninsula homes in the same 60 months, and two of them never reached the MLS: the $4,400,000 sale of 9917 Montiano Drive in January 2025 and the developer’s $2,438,000 sale of the finished home at 9897 Montiano Drive in September 2022. Deduplicating by parcel and date, the combined record is 17 transactions.

The county flags 7 of those 10 deeds as “qualified” so far; the flag lags the recording date by a couple of months, and the county marked one 2022 sale that closed through the MLS as unqualified. Our convention: builder-direct means the seller was the developer or a builder, and resale means the seller was an owner, including owners who bought a lot and built.

Year by year on the MLS

The low 2021 and 2023 medians are the new-construction entries, not a weak market: every 2021 closing and three of the four 2023 closings were package entries for homes completed that year. The resale prices tell the real story, which the appreciation section below lays out home by home.

Selling or buying on Montiano Drive? Talk to us before you price

With 54 homes and an average of about three MLS closings a year, every Peninsula comparable carries weight, and most are not what they seem on a portal. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every recorded Peninsula sale on this page. If you own on Montiano Drive, Montiano Court or Montiano Place and want a price built from recorded sales rather than package entries, request a free Peninsula home valuation or call Jesse direct at (239) 898-6072. If you are buying in The Peninsula or deciding between it and Ponziane next door, read how we represent buyers in Naples and call Marc at (239) 287-5873.

Every Recorded Peninsula Home Sale Since 2019

The Peninsula at Treviso Bay has recorded 22 sales of completed homes since the first one in March 2019, from $1,569,000 for the Firenze model in 2020 to $4,400,000 for 9917 Montiano Drive in 2025. This is the full county record, cross-matched to the MLS, and it is the comparable set every Peninsula price should start from.

Data updated: September 2026. Source: Collier County Property Appraiser 2026 preliminary sales file (recorded date, price, Official Records book and page, the county’s qualified flag) joined to the Southwest Florida MLS by address and date.

Model identities (Caprina, Firenze, Abaco, Burano, Domenica II) are our reading of dates, sizes and the chain of ownership against the builder’s published announcements, and we label them as such; the prices, dates and book-and-page references are county records. The 2022 sale at 9833 Montiano Place carries the county’s “unqualified” flag although it closed through the MLS at $3,700,000.

The record: $4,400,000 at 9917 Montiano Drive

The highest recorded single-family sale in the Treviso Bay plats we checked is $4,400,000 for 9917 Montiano Drive on January 7, 2025, Official Records Book 6431, Page 372, flagged qualified by the county. It is one of the two “Expanded Lot” homes created when Lot 11 was divided in 2021, and it never appeared on the MLS, so no portal lists it. The next six highest recorded Treviso Bay single-family sales are also on Montiano: $3,960,000 (9905 Drive, 2023), $3,925,000 (9881 Drive, 2022), $3,900,000 (9901 Drive, 2025), $3,800,000 (9901 Drive, 2022) and $3,700,000 twice (9937 Drive in 2024 and 9833 Place in 2022). The highest non-Montiano sale we found was $3,600,000 on Pavia Court in February 2024.

The $3,925,000 sale of 9881 Montiano Drive in February 2022 was the highest in the plats we checked when it closed. The county record has since been topped twice, in 2023 and 2025.

What the new-construction entries on the MLS really are

The implied build contract is our subtraction, and it may include options, pools and landscaping or leave out a lot premium paid separately. The median is about $2,023,660 (n 7). The point for a buyer or seller: a 2021 to 2023 Peninsula “sale” at $2.6 to $2.8 million on a portal was usually a new home delivered at its contract price, not a resale that sets today’s value.

How Much Have Peninsula Homes Appreciated?

Peninsula homes that were first sold complete in 2019 and 2020 at about $1.8 to $2.2 million resold for $3.7 to $3.96 million in 2022 through 2025, a median gain of 61.5 percent across the five homes with a clean before-and-after pair. The 2026 resales then came in lower, which matters for anyone pricing today.

Data updated: September 2026. Source: Collier County Property Appraiser 2026 preliminary sales and value files; Southwest Florida MLS; our arithmetic, one pair per home.

Two resale-to-resale pairs show the turn

• 9901 Montiano Drive: $3,800,000 in December 2022, then $3,900,000 in March 2025: up 2.6 percent over 2.25 years.
• 9937 Montiano Drive: $3,700,000 in September 2024, then $3,050,000 in April 2026: down 17.6 percent in about 19 months, after 201 days on the market.

Read together, the enclave re-priced from about $1.8 to $2.2 million for a finished home in 2019 and 2020 to $3.7 to $4.4 million by 2022 through early 2025, then softened in 2026. The county’s 2026 preliminary roll points the same way: the median just value of Peninsula homes built by 2023 fell 9.1 percent from 2025, a much smaller cut than the roughly one-third reductions the same roll applied on Corso Bello Drive and Lipari Court.

What the county thinks the homes are worth

County just value is a tax figure, not a market price, and it trails the market. It is useful here because it covers all 54 homes, not just the few that sold.

What the lots cost, and why deed prices mislead

44 of the 54 homes left the developer as a vacant-lot deed to the end buyer, who then signed a separate construction contract with Imperial Homes or Sunwest. The median lot deed was $725,000 (n 44). Excluding the two Expanded Lots ($1,105,000 and $1,275,000) and Lot 17, which sold at $1,338,800 with a home already under way, the 41 standard lots sold for a median of $715,000, from $575,000 for the first lot in 2017 to $755,000. In 2021 alone, 29 lots closed at a median of $735,000. A county deed of about $700,000 on a Peninsula address from those years is a land price, not the price of the house that stands there now.

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

Peninsula homes sold fast when the market was rising and slowly since: resales in 2022 and 2023 went under contract in 4 to 8 days, while the 2025 and 2026 resales took 126 and 201 days. Across the five-year MLS record, the median is 67 days on market and 98.0 percent of the final list price.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Treviso Bay development, THE PENINSULA AT TREVISO BAY, closed September 23, 2021 to September 23, 2026.

Every Peninsula MLS sale with a listing history

Sale-to-list figures are our division of the MLS sold price by the final list price. The medians in the snapshot use the median of the individual ratios, never a ratio of totals.

What the pattern says

Two things changed between 2022 and 2026. Buyers stopped paying close to list: the discount from final list price widened from about 2.5 percent in 2022 to about 7 percent in 2025 and 10 percent in 2026. And time on market stretched from days to months. What makes it hard to read is how few sales there are, which is why a Peninsula list price has to be argued from the recorded sales above rather than from a portal estimate.

What is on the market now

On September 23, 2026 no Peninsula home was listed as active on the MLS and one was pending: 9845 Montiano Drive, listed at $3,385,000 and under contract after 9 days. A buyer who wants one of 54 homes should expect to wait for the right one or approach an owner directly. The county record shows at least one Peninsula home, the $4,400,000 sale of 9917 Montiano Drive, changed hands without ever being listed.

Thinking about selling? Request a free Peninsula home valuation or call Jesse direct at (239) 898-6072. Waiting for the right Peninsula home to buy? Read how we represent buyers and call Marc at (239) 287-5873 to be told first.

How Does The Peninsula Compare With Other Naples Estate Neighborhoods?

The Peninsula at Treviso Bay trades at about $910 per square foot on its two trailing-12-month sales, above every single-family neighborhood in Treviso Bay and alongside the most expensive estate enclaves in south Naples, such as Isla del Sol at Fiddler’s Creek. Only the Isles of Capri waterfront traded higher on this yardstick.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, every closed residential sale in ZIP 34113 and 34114 from September 23, 2025 to September 23, 2026 (1,645 rows), grouped by development and subdivision, pulled September 23, 2026.

Yardstick 1: south Naples single-family sales at $2.5 million and up

The yardstick is stated so you can reproduce it: closed in the trailing 12 months, sold price of $2,500,000 or more, MLS living area between 3,000 and 5,500 square feet, ZIP 34113 or 34114, condominium, tower, club and villa subdivisions excluded, grouped by development and subdivision. Medians are of the individual sales; price per square foot is the median of each sale’s own ratio.

Two sales cannot rank a neighborhood on their own, and we say so: The Peninsula’s $910 rests on n 2. The five-year Treviso Bay comparison below is the steadier read.

Yardstick 2: Treviso Bay single-family neighborhoods, five years

Same MLS pull, Treviso Bay development only, single-family homes, closed September 23, 2021 to September 23, 2026, grouped by MLS subdivision name.

The Peninsula’s five-year median includes seven new-construction package entries; its resale-only median over the same window is $3,750,000 (n 8), the highest of any Treviso Bay single-family name. The Lipari median rests on four sales.

Yardstick 3: what the original product cost

The same comparison on first sales shows how far apart the estate products started. The 34 Lennar homes on Corso Bello Drive (Ponziane) first sold in 2016 and 2017 at a median of $1,021,650. The Peninsula’s first ten complete-home sales, 2019 to 2022, had a median of $2,070,000, and its seven MLS new-construction package entries in 2021 to 2023 had a median of $2,760,000. The two neighborhoods share a road, a golf course and a per-home CDD charge, and started roughly a million dollars apart.

The Peninsula vs Ponziane: Which Treviso Bay Estate Enclave Fits You?

The Peninsula and Ponziane are Treviso Bay’s two top-priced single-family neighborhoods and they sit side by side: every Peninsula resident drives Corso Bello Drive, Ponziane’s street, to get home. The Peninsula is 54 larger custom homes from 2018 to 2025 on a dead-end spit of land; Ponziane is 34 Lennar homes from 2016 and 2017 with recorded golf on every lot.

Data updated: September 2026. Source: Southwest Florida MLS Matrix (T12 and five-year), Collier County Property Appraiser 2026 preliminary roll, Collier County Clerk Official Records, Treviso Bay Master Association 2026 fee sheet.

The decision table

Where the two neighborhoods really differ

Product and price. Peninsula homes are newer, larger and more individual, and they carry a price premium of roughly $485,000 on the trailing-12-month medians ($3,075,000 against $2,590,000). Ponziane homes are a consistent Lennar product that trades faster.

Golf certainty. At Ponziane, every lot has a recorded golf joinder. At The Peninsula, golf was a reserved membership a buyer had to elect, and the public record documents it for only one lot. If a bundled golf membership is non-negotiable for you, Ponziane answers the question on the deed; at The Peninsula the answer comes from the Golf Club estoppel for the specific home.

Traffic and setting. Montiano is a dead end with water on nearly every side. Corso Bello carries Peninsula traffic, residents heading to Gate House #2, and, at its east end, the Golf Club’s maintenance compound at 9955 Corso Bello Drive.

County values. The county’s 2026 preliminary roll cut Peninsula values far less than Ponziane values, which matters for the tax bill after a sale and for how an appraiser reads the neighborhood.

Who should choose which

• Choose The Peninsula if you want a newer custom home with lake frontage on almost every lot, the option of an open-air pool, the shortest walk to the clubhouse and a dead-end street, and you are comfortable confirming golf home by home.
• Choose Ponziane if you want a lower entry price for a Treviso Bay estate home, recorded golf on every lot, a uniform screened-pool Lennar product and a market that has been turning homes over in weeks, not months.
• Consider both if you are shopping the top of Treviso Bay: with 88 homes between them and a handful of sales a year, the right house on either street matters more than the street.

Weighing a sale on one street against a purchase on the other? Call Jesse at (239) 898-6072 for a free valuation of the home you own, and Marc at (239) 287-5873 for the buyer side.

How Lennar’s Tract FD-4 Became The Peninsula: The Recorded Land Chain

The Peninsula at Treviso Bay began as Tract FD-4 of the 2006 Lipari-Ponziane plat. Lennar replatted it as MONTIANO in 2015, sold all 55 lots to NTB LLC for $18,000,000 in 2016 with a recorded restrictive covenant, and the lots went to end buyers between 2017 and 2022. Every step is in the Collier County Official Records.

The recorded timeline

What the $18 million purchase came with

NTB LLC, a Delaware company whose recorded mailing address is in Barrington, Illinois, bought the whole neighborhood in one deed. The price came with strings that are still visible in the record. Lennar’s notice gave it a right of first refusal plus an “Additional Purchase Price” and a 1 percent marketing fee on every homesite and completed home sold, secured as a lien “until the funds … have been collected by Lennar.” Lennar released lots one at a time as homes closed, then terminated the whole arrangement for all 55 lots on October 25, 2019. A buyer today takes free of that right of first refusal.

Why 55 lots became 54 homes

On June 3, 2021 the developer extinguished Lot 11 and added half of it to each neighbor, creating two Expanded Lot Homesites at 9917 Montiano Drive (Lot 10, now 17,860 square feet) and 9909 Montiano Drive (Lot 12, 18,295 square feet). The recorded covenant says each expanded lot pays Master Association assessments “at a rate of 1.5 times,” carries one vote, and that “the number of memberships in the Master Association is reduced to 1431.” That sentence is the documentary source for the 1,431 homes Treviso Bay has published ever since. The Wentworth Estates CDD still counts 1,432 units and assesses the two expanded lots at 1.5 units each for operations.

The Peninsula has no association of its own

The Florida Division of Corporations has no association named for Montiano or The Peninsula. Peninsula at Treviso Bay LLC, document L17000064165, filed March 22, 2017 and administratively dissolved September 27, 2019, shares its address and manager with Sunwest Custom Homes and never appears as a party to a recorded Montiano instrument; it was a builder-era company, not a governing body. Peninsula homes are governed directly by the Treviso Bay Property Owners Master Association, which owns the road and entry tracts, and by the Master Declaration, the 2016 Restrictive Covenant and, for lots that joined it, the Golf Declaration. The 2025 Master Association FAQ states it plainly: “Single Family homes only pay the Annual Assessment with Treviso Bay Master Association.”

Who Built The Peninsula? Sunwest Custom Homes, Imperial Homes of Naples and NTB LLC

The Peninsula at Treviso Bay was developed by NTB LLC, the Delaware company that owned all 55 lots, and built by two custom builders in sequence: Sunwest Custom Homes built the first 8 homes in 2017 to 2019, and Imperial Homes of Naples built the other 46 from 2018 to 2025. The builder of record on each lot is in the county’s notices of commencement.

Sunwest Custom Homes, the first eight

Sunwest Custom Homes, LLC is the contractor on the earliest notices of commencement at Montiano, from May 2017: Lots 6, 21, 23, 26, 28, 31, 53 and 55, today 9933, 9873, 9865, 9853 and 9845 Montiano Drive, 9833 Montiano Place, and 9938 and 9946 Montiano Drive. Sunwest bought Lots 6 and 53 from NTB as builder lots for $414,000 each in 2017 and sold them finished in 2019 at $2,000,000 and $2,100,000. The Florida record for Sunwest Custom Homes, LLC, document M12000005684 shows it was revoked for failure to file an annual report on September 22, 2023.

Imperial Homes of Naples, the other 46

In November 2018 the developer named Imperial Homes of Naples the sole builder “to complete the remaining 50 lots,” as the Naples Daily News reported and the Business Observer covered the same week. Imperial’s first notice of commencement at Montiano was recorded in the second half of 2018, on Lot 49 (9920 Montiano Court, the home we identify as the Caprina model), and Imperial is the builder on the first notice for 46 of the 54 homes. Imperial Homes of Naples, LLC, document L12000138574 is an active Florida company at 5133 Castello Drive in Naples; the state record lists Curtis Gunther as its registered agent and managing member, and 2019 and 2020 coverage identified him as the Peninsula’s development manager. Imperial still lists “Peninsula Treviso Bay” on its own website.

How the homes were sold

Most Peninsula homes were not sold as finished houses. 44 of the 54 left NTB as a vacant-lot deed to the end buyer, who then signed a construction contract with Imperial Homes or Sunwest; the construction contract is private, so the county deed shows only the land price. Ten homes were first sold complete, as speculative homes or models, between 2019 and 2022. That is why the county deed on a Peninsula address from 2019 to 2022 often reads $650,000 to $755,000 while the house on it resells for $3 million or more.

The build-out, year by year

One caution on the Naples Daily News items: they are bylined “Special to Naples Daily News” by the builder’s marketing agencies, which makes them sponsored announcements. We use them for what the builder said and when (plan names, sizes, models, awards, sales pace) and check every price and count against the county record.

The Peninsula Floor Plans: Abaco, Burano, Caprina, Domenica, Elisabella and Firenze

The Peninsula at Treviso Bay was built from a library of about nine named Imperial Homes plans, one and two stories, from 2,881 to 5,289 square feet under air, most with three-car garages. Buyers could customize, so 44 of 54 homes cannot be tied to one named plan from the public record. Three plans won Collier Building Industry Association awards.

The published plans

The builder’s own count moved over time: “six distinct floor plans” in June 2019, “nine floor plans” in June 2021. Plan specifications are as the builder published them.

Awards

• Burano: 2019 CBIA Parade of Homes, Overall Excellence in Construction and Design, $2,000,001 to $2,500,000 (Naples Daily News, July 6, 2019).
• Abaco: 2020 CBIA Parade of Homes, Overall Excellence in Construction and Design, $1,500,001 to $2,000,000 (Naples Daily News, March 21, 2020; Florida Weekly, April 2, 2020).
• Domenica II: 2021 CBIA Sand Dollar Award, Product Design of the Year, single-family $2,500,001 to $3,000,000 (Naples Daily News, October 9, 2021).

Design and construction

The builder’s announcements credit architect Jon Kukk of Kukk Architecture and Design, describe the style as coastal contemporary, and say the homes were built with AERCON autoclaved aerated concrete block. The finishes they name are Elmwood cabinetry, Sub-Zero and Wolf appliances, quartz counters, pocketing glass walls and outdoor summer kitchens, with “as much glass as possible on the back of the home” to face the water. The Caprina model’s interiors were by Clive Daniel Home.

Which homes match which plan

Where a home’s MLS living area equals a published plan area exactly, the plan is a strong inference, and we label it as one.

The model homes, read from dates, sizes and ownership against the builder’s announcements: the Caprina model was 9920 Montiano Court, the Firenze model 9910 Montiano Drive, the Abaco model 9946 Montiano Drive, the 2020 Burano model 9901 Montiano Drive and the Domenica II model 9921 Montiano Drive. One conflict is open: the county permit record shows 9946 Montiano Drive started under Sunwest in 2017, while the 2020 award coverage says the Abaco model was built by Imperial.

How Big Are Peninsula Homes and Lots?

Peninsula homes are large on generous lots: the county measures their base living area at a median of 3,477 square feet (2,873 to 5,012), their lots at a median of 15,028 square feet, and every one sits above the recorded 2,800-square-foot minimum. MLS living areas on Peninsula sales run from 3,119 to 5,259 square feet.

Living area, and why two numbers disagree

The Collier County Property Appraiser measures a home’s base area and an adjusted area that weights garages, lanais and other spaces. For one-story Peninsula homes the base area tracks the livable space closely. For two-story homes it undercounts, because the second floor is weighted differently: 9881 Montiano Drive shows a county base area of 3,252 square feet against 4,644 on the MLS, and 9893 Montiano Drive 3,614 against 4,747. Use the MLS living area (or the builder’s plan area) for price per square foot, and the county’s figures as a cross-check. The county adjusted area has a median of 4,592.5 square feet (3,538 to 6,982).

One story or two

Most Peninsula homes are one story. The county elevation certificates record a second floor at 9893, 9900, 9909, 9929 and 9941 Montiano Drive and 9923 Montiano Court, and the Domenica, Domenica II, Elisabella and Burano II plans were all two-story designs. On the 13 homes with MLS records, the most common configuration is four bedrooms with four full baths and one half bath (8 homes).

Lots

Twelve lots exceed 20,000 square feet, and they cluster where the drive bends and on the two courts. The two Expanded Lots created in 2021 are 17,860 and 18,295 square feet.

Pools, spas and the open-air look

All 54 homes have a private pool and 52 have a spa; the two without a recorded spa are 9889 and 9857 Montiano Drive. Only 27 pools sit under a screen cage. The other 27 are open-air pools behind aluminum pool fencing, and one (9925 Montiano Drive) behind glass and aluminum. The 2016 Restrictive Covenant allows exactly this: screen enclosures must be “of a ‘colonnade’ style or a pre-approved pool railing or fence.” For comparison, all 34 Corso Bello Drive homes next door have screen cages.

The recorded building minimums

The same covenant, which runs with the land and has no recorded amendment or release, requires every Peninsula home to be “a minimum of 2,800 square feet under air,” with “a minimum 6/12 pitched roof,” roofs “constructed with tiles,” driveways “constructed with pavers,” architectural review under the Master Declaration, and homes “gas compliant” under Lennar’s TECO gas agreement or a $450 payment. It can be amended only by Lennar and the lot owner together. The smallest county base area in the neighborhood is 2,873 square feet, consistent with that floor.

Which Addresses Are The Peninsula? A Street-by-Street Guide to Montiano Drive, Court and Place

The Peninsula at Treviso Bay is every home address on Montiano Drive (9845 to 9953), Montiano Court (9912 to 9932) and Montiano Place (9828 to 9841) in Naples, Florida 34113: 54 homes in all. No Corso Bello Drive, Lipari Court or Firenze address belongs to The Peninsula, whatever a listing or portal calls it.

The table below is built from the Collier County Property Appraiser’s 2026 preliminary roll (lot, year completed, lot size, pool enclosure), the Collier County Clerk’s notices of commencement (builder), county parcel polygons and mapped golf features (what lies behind each lot), and the county’s elevation certificate index, with each home’s certificate linked. First-floor elevations are as certified by the surveyor; the figure in brackets is the margin against today’s base flood elevation of 8 feet. Owners’ names are deliberately left out.

Data updated: September 2026. Sources: Collier County elevation certificate index, Collier County address points, Collier County Property Appraiser 2026 preliminary roll, Collier County Clerk Official Records.

Montiano Drive: 36 homes

Montiano Court: 10 homes

Montiano Place: 8 homes

Lot 11 does not appear: it was divided between Lots 10 and 12 (9917 and 9909 Montiano Drive) in 2021. The six homes without an indexed certificate (9861, 9881, 9894 and 9949 Montiano Drive, 9927 Montiano Court and 9829 Montiano Place) are simply not in the county’s index; the owner or the county’s floodplain office can supply one. Three certificates read about a foot higher than every neighbor (9912 and 9924 Montiano Court and 9942 Montiano Drive), and one other (9897 Montiano Drive) was recorded in the older NGVD29 datum and is shown here converted to NAVD88. For those four we recommend a fresh certificate before relying on the number.

Address search tips

Google autocompletes 23 of the 54 Peninsula addresses, most of them on Montiano Drive, which tells you where the search demand is. “Montiano Court” and “Montiano Place” collide with unrelated places elsewhere (a Montiano Circle in St. Augustine; a library and school in the Canary Islands), so search the full address with “Naples FL 34113” or “Treviso Bay.”

Lake and Golf Positions: What Every Peninsula Lot Backs Onto

Almost every home in The Peninsula at Treviso Bay backs onto water: 53 of 54 lots touch or sit within 9 meters of the lake that wraps the peninsula, with the TPC Treviso Bay golf course beyond it. The exception is 9953 Montiano Drive, Lot 1 at the gate end, which backs directly onto golf.

Data updated: September 2026. Source: Collier County parcel polygons and OpenStreetMap golf features, measured by our research team; Collier County Property Appraiser land values 2024 to 2026.

How far the golf is from each lot

Greens sit 32 to 44 meters behind 9857 and 9861 Montiano Drive and 39 to 44 meters behind 9881, 9885 and 9889 Montiano Drive. Hole numbers are not published on any source we can cite; the builder’s 2021 announcement described the Domenica II model’s homesite looking at “the 8th fairway.” The lake itself is about 18.7 acres, part of a tract Lennar conveyed to the Wentworth Estates CDD in 2018 (OR 5515 PG 3941); the plat also dedicates the smaller lake-edge Tracts L-D2A and L-D2B to the CDD, with lake-maintenance and drainage easements held by the Master Association.

The county does not charge more for a better view

Collier County valued every Peninsula lot at one flat land rate in 2024 ($87.40 per square foot) and 2025 ($95.00 per square foot), the same rate it applied to lakefront lots on Corso Bello Drive, where non-water lots got a lower rate. Golf-adjacent, lake-then-golf and far-golf lots were valued identically. The 2026 preliminary roll switches to a lot-size curve, from $64.52 to $99.96 per square foot. Buyers are less uniform than the county: in our experience they weigh what is directly across the water, the width of the lake and privacy from the road, none of which the county’s flat rate captures.

What that means when you buy or sell

A Peninsula price starts from the recorded sales above and is then adjusted for the lot: lake width, what is directly across the water, sun orientation for the pool, and whether the pool is caged. Those adjustments are judgment, not data, which is why we walk the lot and look across the water before we put a number on a Peninsula home.

Selling? Get a free valuation that prices your lot, not an average, or call Jesse at (239) 898-6072. Buying? See how we represent buyers and call Marc at (239) 287-5873.

Is Golf Included With a Peninsula Home? The Recorded Answer

Golf at The Peninsula at Treviso Bay was offered, not automatic. The 2016 Restrictive Covenant reserved 54 Golf Club memberships for the neighborhood, and a 2017 Golf Club amendment made each one available to a buyer who elected it within 30 days of closing and paid $2,000; only one lot, Lot 32, has a recorded golf supplement. Confirm every home by Golf Club estoppel.

What the recorded documents say

1. The 2016 Restrictive Covenant, section 4 (OR 5309 PG 721): NTB LLC “shall be entitled to fifty four (54) memberships” in the Golf Club, each evidenced by a supplemental declaration and a consent and joinder signed by the purchaser.
2. The Lot 32 supplement (OR 5453 PG 172, signed May 2017, recorded November 30, 2017): adds Lot 32 of Montiano, today 9829 Montiano Place, to the Golf Declaration. It runs with the lot.
3. Article 14, “Peninsula Lot Memberships” (OR 5453 PG 181, recorded November 30, 2017): reserves the “fifty three (53) remaining memberships.” Each end-user purchaser of a completed Peninsula home “shall be entitled to become a Golf Member … upon written notice to the Golf Club and payment of the initial capital assessment,” due within 30 days of closing or of the certificate of occupancy, whichever is later; if the buyer does not act in time, “a golf membership shall no longer be reserved for the purchaser of the Lot.” Each election was to be followed by a recorded supplemental declaration. Unused reservations could revert to Lennar after March 1, 2023.
4. The corrective amendment (OR 5517 PG 1481, June 5, 2018): raises the initial capital assessment from $1,000 to $2,000.
5. The owner-adopted Amended and Restated Golf Declaration (OR 5582 PG 3518, December 19, 2018): says the declaration “is restated in its entirety,” and its body has no Article 14 and no reference to The Peninsula or Montiano. Article 14 itself said it could not be amended without NTB’s written consent. What that means legally is a question for a title attorney, not for us.

What we can and cannot tell you

• Lot 32 (9829 Montiano Place) is golf by recorded document.
• The other 53 homes have no recorded golf supplement or joinder in the Clerk’s index, searched both by the Montiano legal description (345 of 345 instruments) and by the Golf Club as a party (57 of 57). That does not mean they are non-golf: many owners may have elected membership and paid dues without a supplement ever being recorded.
• The MLS signal: of the 13 Peninsula addresses with MLS records from 2021 to 2026, 8 carried golf dues in the agent-entered fee fields on at least one listing (one of them the current pending listing); the other 5 were new-construction entries with every fee field at zero, which tells you nothing either way. Agent-entered fields are a signal, not a record.
• The Master Association’s 2025 FAQ says 825 Treviso Bay properties are bundled with golf membership and “There are NO additional Golf memberships available.” Whether unused Peninsula reservations were absorbed into that 825 or reverted is not stated in any public document.

How to confirm golf on a specific Peninsula home

1. Order the Treviso Bay Master Association estoppel (the 2026 fee is $299, or $418 rushed) and ask that the Golf Club charges and membership status be shown on it.
2. Ask the seller for the Golf Club’s most recent dues statement and the 2026 golf billing ($5,350 a year for a golf home: dues $3,850, reserves $1,400 and capital $100).
3. Have your title agent search the Collier County Official Records for any Treviso Bay Golf Club supplemental declaration or consent and joinder naming the lot.
4. If you are buying, write golf status into the contract as a condition, not a remark.

When golf does convey, the buyer of a golf home also pays the Golf Club Capital Contribution of $7,500 at closing under the 2026 fee sheet.

Why other sources get this wrong

A builder announcement in April 2019 said all Peninsula new-home purchases included a bundled golf membership, and some search-engine answers still describe “equity” memberships. Treviso Bay golf memberships are not equity memberships; they are covenants that attach to a lot under the Golf Declaration, and the recorded Peninsula mechanism was an election, not a bundle. The difference is worth $5,350 a year in dues and $7,500 at closing, so it is worth one estoppel to settle.

What Amenities Come With a Peninsula Home?

A Peninsula home at Treviso Bay comes with its own pool, and with membership in the Treviso Bay Property Owners Master Association, which opens the clubhouse, dining, the Club Rilassare fitness, spa, tennis and resort-pool campus and the community’s satellite pools. Golf on the TPC Treviso Bay course is a separate membership attached lot by lot.

What is inside The Peninsula itself

Nothing shared beyond the road, the entry landscaping and the lake edges. The plat dedicates the road Tract R-15 (Montiano Drive, Montiano Court and Montiano Place) as a private road and Tracts A and B as common area “for use including, without limitation, signage, landscaping, drainage, access, sidewalks,” all to the Master Association with maintenance responsibility. There is no Peninsula clubhouse, pool or park, and the county roll shows no association-owned amenity on any Montiano parcel. Every home has its own pool.

What every owner gets through the Master Association

• The TPC Treviso Bay clubhouse, 9800 Treviso Bay Boulevard, with dining, 0.10 to 0.43 miles from Peninsula homes. Every membership carries a $750 annual food and beverage minimum, spent by December 31, under the 2026 fee sheet.
• Club Rilassare, 9323 Treviso Bay Boulevard: fitness center, salon and spa, resort pool and spa, lighted tennis courts (the 2015 Lennar prospectus describes nine, eight for play and one for practice), bocce, a half basketball court and a café, with pickleball referenced in the current Master Rules.
• Five satellite pools across the community, none of them on Montiano.
• Bulk cable and internet through the Master Association’s assessment ($885 a year for cable and internet, or $362 for internet only).
• Security and access: the main gatehouse, Gate House #2 on Corso Bello Drive and camera-based speed enforcement described in the Master Rules.

There is no marina and no recorded kayak launch in Treviso Bay.

Golf, and what a non-golf owner can use

TPC Treviso Bay is an Arthur Hills design with Hal Sutton as player consultant, operated under Troon. Golf membership is attached to a lot by the Golf Declaration, not bought separately: the Master Association’s FAQ says 825 of Treviso Bay’s properties are bundled with golf and no additional golf memberships are available. A non-golf owner still has the clubhouse, dining and every Master amenity, and the Golf Declaration allows the Golf Club to open the course to non-golf members when it chooses. How golf applies to Peninsula lots is covered in the golf section above.

Selling? Your buyer will ask what conveys; we document it before the first showing. Get a free valuation or call Jesse at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.

Is The Peninsula Gated? The Gate Inside the Gate

Yes, twice. The Peninsula sits inside the Treviso Bay gates, and the builder marketed it as “the only gated neighborhood within the gates of Treviso Bay.” The recorded documents, however, create no separate gate association and no separate gate fee: the entry road and common tracts belong to the Master Association.

What the records show

• The outer gates: the main gatehouse at 9050 Treviso Bay Boulevard on US 41 East, and Gate House #2 at 9965 Corso Bello Drive, which the 2015 Lennar prospectus describes as “owner access only.” Both structures are on Master Association land.
• The Peninsula’s own entrance: Montiano Drive meets Corso Bello Drive at the east end of the plat, beside common Tract A and Lot 1; every other edge of the plat is golf course or lake. That makes Montiano a single-entrance, dead-end enclave by design (plat sheet 3).
• The interior gate: the builder’s announcements in October 2020 and July 2021 describe The Peninsula as the only gated neighborhood within Treviso Bay’s gates. The county’s address-point layer carries a non-residential structure point at 9957 Montiano Drive, on the entry road tract.
• Who controls it: the 2021 Master Declaration, section 4.3(J) (OR 5934 PG 2738, at page 2751), gives the Master Association board “the right … to regulate parking and traffic on the private roads within Treviso Bay, including without limitation the use of access gates or speed bumps/humps without approval of the Members.”

What is not published

No recorded instrument creates, conveys or allocates the cost of a Peninsula interior gate, and the 2026 fee sheet carries no Peninsula gate line; the only Peninsula-specific charge is the lawn line. How the interior gate is operated (staffed or unattended, code, remote or transponder) is not stated in any association document we could find, so we do not describe it. Ask the Master Association office before closing, and ask the seller for gate remotes or credentials at the walk-through.

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

Owning a golf home in The Peninsula at Treviso Bay costs about $21,154 a year in community charges in 2026: $7,420 to the Master Association, $4,022 for Peninsula lawn care, $5,350 in golf dues, a $750 dining minimum and $3,612.08 on the county tax bill for the Wentworth Estates CDD. A non-golf home runs about $15,804.

Data updated: September 2026. Sources: Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026; Wentworth Estates CDD FY2027 adopted budget, May 14, 2026.

The annual stack

The totals exclude property tax, the county’s solid-waste assessment, insurance and utilities. Choosing the internet-only option instead of cable and internet saves $523 a year.

The line the MLS leaves out

The MLS “total annual recurring fees” field on the two 2026 Peninsula listings reads $17,542. That is exactly the Master line, the lawn line, golf dues and the dining minimum ($7,420 plus $4,022 plus $5,350 plus $750). It omits the $3,612.08 of CDD charges, which are billed on the county property tax bill, not by the association. Compare every Peninsula home on the full $21,154.08, not the MLS number. Some older MLS entries also swapped the Master and lawn fields, and new-construction entries show zero in every fee field, so treat MLS fees as a cross-check only.

The Peninsula lawn line, year by year

The 2023 figure is not published in any source we could find. The legal basis for the line is the Master Declaration’s provision letting the Master Association maintain lot landscaping as a “Specific Assessment.” At $4,022, it is the highest single-family lawn line on the 2026 fee sheet; Corso Bello (Ponziane) is $3,483 and Bella Firenze $3,401.

The two Expanded Lots pay more

The 2021 covenant for Lots 10 and 12 (9917 and 9909 Montiano Drive) sets Master assessments at 1.5 times the standard rate, which is $11,130 in 2026 by our arithmetic, and the CDD assesses operations at 1.5 units ($2,248.82). Whether the lawn line and the CDD debt line are also multiplied is not stated in any published document; ask for the estoppel.

Where the CDD charge comes from

The Wentworth Estates Community Development District financed Treviso Bay’s roads, drainage and utilities with bonds, refinanced as the Series 2021 bonds. Every Montiano parcel is in the district’s “75’ Lot” debt class; the December 2021 refunding roll listed 55 Montiano folios, each with a Series 2021 lien of $26,636.03. When the 2016 Restrictive Covenant was recorded the debt service was quoted at about $2,752.58 per homesite a year and operations at $129.16; the FY2027 debt line of $2,112.87 is lower, after the 2021 refunding. The district’s budgets and methodology are published at wentworthestatescdd.org.

Selling? Hand your buyer the full number, including the CDD, and the listing reads as confident; a free valuation with Jesse, (239) 898-6072, includes it. Buying? Marc, (239) 287-5873, builds the full carrying cost into every offer; see how we represent buyers.

What a Peninsula Buyer Pays at Closing

A resale buyer of a golf home in The Peninsula at Treviso Bay pays $15,799 in known community charges at closing in 2026, including a $7,500 Master Association capital contribution and a $7,500 Golf Club capital contribution. A buyer of a non-golf home pays $8,299. The “$3,750 transfer fee” in some summaries is a statistical artifact, not a fee.

Data updated: September 2026. Source: Treviso Bay 2026 Annual Fee Sheet and realtor information page.

Who pays which line is set by the purchase contract, not by the association. The $250 Rookery Bay line is written into the Master Declaration as a grant fee collected on every transfer to support the Rookery Bay National Estuarine Research Reserve.

The “$3,750” myth

Some summaries list a “$3,750 transfer fee” for The Peninsula. No such fee exists: the figure is a statistical artifact of summarizing agent-entered MLS fee fields, some of which are blank or zero on new-construction entries. The fees that exist are the ones in the table above.

The CDD payoff question

The CDD debt is a lien on the parcel that declines as the bonds are paid. A buyer inherits it with the home and pays it through the tax bill; a seller can pay it off, but rarely does. Ask the district manager for the current payoff before you write it into an offer.

Property Taxes and the 2026 County Values in The Peninsula

Property taxes on a Peninsula home at Treviso Bay run in the low $30,000s: the median ad valorem tax was $32,538 on the 2025 roll and is $31,381 on the 2026 preliminary roll, plus $3,873.99 in non-ad valorem charges (the CDD) on the 2025 bill. The county’s 2026 preliminary values fell a median of 9.1 percent.

Data updated: September 2026. Source: Collier County Property Appraiser, 2025 certified and 2026 preliminary rolls, all 54 Peninsula parcels.

What the tax bill holds

Homestead and the next owner’s bill

22 of the 54 homes carry a Florida homestead exemption. Under section 193.155 of the Florida Statutes a homestead’s assessed value is capped while the owner holds it and is reset after a change of ownership, so a buyer’s first full tax bill is set by the new owner’s own assessment. Ask for the prior-year bill and the county’s current just value, not the seller’s bill, when you estimate carrying cost. See the Collier County Property Appraiser for any single parcel.

Why the 2026 values fell less here

Across Treviso Bay’s single-family plats the 2026 preliminary roll cut values sharply, about a third on Corso Bello Drive and Lipari Court. Peninsula homes built by 2023 fell a median of 9.1 percent (n 51). One home rose sharply because it was completed during the year. The county does not explain its models in the roll, so we report the change and not a reason.

Governing Documents: The Master Declaration, the 2016 Covenant and the Golf Instruments

The Peninsula at Treviso Bay is governed by four recorded layers: the 2021 Second Amended and Restated Master Declaration of Treviso Bay, the 2016 Lennar and NTB Restrictive Covenant that applies only to the Montiano lots, the MONTIANO plat’s dedications, and, for any lot that joined it, the Treviso Bay Golf Club Declaration. There is no Peninsula association.

The layers, in the order they bind a Peninsula lot

How the Master Declaration names The Peninsula

Section 1.24 of the 2021 declaration lists Treviso Bay’s “neighborhoods,” the unincorporated groups of single-family homes and villas, and lists The Peninsula separately from Corso Bello. It describes The Peninsula as “Montiano Circle and Montiano Court”; there is no Montiano Circle on the plat or in the county’s address points, and the recorded streets are Montiano Drive, Montiano Court and Montiano Place. Section 1.25 defines a “Neighborhood Association” as a Chapter 718 condominium association, which The Peninsula does not have.

What the Master Association insures, and what it does not

Owners of detached Treviso Bay homes insure their own houses. The Master Declaration makes the Master Association responsible for insuring improvements within a neighborhood only where a supplemental declaration says so, and no such supplement exists for The Peninsula. The association insures its own common property, including the Montiano road and entry tracts.

No right of first refusal

The only right of first refusal ever recorded on Peninsula lots was Lennar’s, and Lennar terminated it for all 55 lots on October 25, 2019. The Master Association processes a resale application but holds no right of first refusal.

Is The Peninsula a 55-Plus Community?

No. The Peninsula at Treviso Bay is open to buyers of any age. Nothing in the MONTIANO plat, the 2016 Restrictive Covenant, the golf instruments or the 2021 Master Declaration restricts age, and Treviso Bay as a whole is an all-ages community. The Master Declaration gives children of members, age 21 or younger, their own common-area privileges.

Can You Rent Out a Peninsula Home? Leasing Rules

Yes, within the Master Declaration’s limits. A Peninsula home at Treviso Bay may be leased for at least 30 consecutive days at a time, no more than four times in any 12-month period, with the lease submitted to the Master Association in advance and a $100 application fee for each adult. The Peninsula adds no stricter leasing rule of its own.

The rules, as recorded

• Minimum term: 30 consecutive days, and no new lease may begin sooner than 30 days after the previous lease began.
• Frequency: no more than four leases in any 12-month period. The association’s FAQ describes this as four times per calendar year; the recorded covenant says any 12-month period, which is the stricter reading.
• Notice: the written lease goes to the Master Association at least 15 days before the term begins.
• No subleasing or assignment, and only the tenant, spouse and their children may occupy. (The notice period and the subleasing ban appear in the recorded 2012 text and the association’s 2025 FAQ.)
• Application: $100 per adult applicant.
• Amenities: when an owner delegates club privileges to a tenant, the owner may use the facilities during the lease only as a guest; the fee sheet sets the transfer charges.

No Peninsula-specific cap

Several older Treviso Bay single-family neighborhoods still carry 2006 neighborhood covenants with their own leasing limits. The Peninsula does not: its only neighborhood-specific instrument, the 2016 Restrictive Covenant, contains no leasing, pet or age clause. That makes the Master Declaration the whole leasing rulebook here.

Thinking of renting before you sell? The math on a seasonal lease against a sale is worth running; call Jesse at (239) 898-6072 or request a free valuation. Buying to rent part of the year? Marc, (239) 287-5873, will walk you through the lease rules; read how we represent buyers.

Pet Rules in The Peninsula

A Peninsula household at Treviso Bay may keep up to three cats or dogs in total, with no weight limit, under section 5.14 of the 2021 Master Declaration (OR 5934, Pages 2757 to 2758). Pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited regardless of size, and pets are not allowed on the golf course.

The rule in full

• Number: “not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs.”
• Weight: no weight limit.
• Breeds: pit bull and pit bull mix dogs and other recognized aggressive breeds are prohibited, regardless of size or weight.
• Other animals: fish, and up to two indoor birds.
• Leash: six-foot leash in common areas; owners clean up after their pets.
• Golf course: pets are prohibited on the Golf Course Property.

Older summaries quote a limit of two pets of 30 pounds or less. That was the 2012 declaration’s text; the 2021 restatement replaced it. Treviso Bay’s condominium associations may be stricter within their own buildings, but The Peninsula has no neighborhood association, so the master rule is the rule on Montiano. Source: 2021 Master Declaration.

What Can You Build or Change? Architectural Rules and the 2,800 Square Foot Floor

Every exterior change to a Peninsula home at Treviso Bay needs approval from the Master Association’s Architectural Review Committee, and the 2016 Restrictive Covenant adds Peninsula-only minimums: at least 2,800 square feet under air, a tile roof at 6/12 pitch or steeper, paver driveways, and colonnade-style screen enclosures or an approved pool fence.

What the ARC reviews

The Restrictive Covenant subjects “all construction and landscaping” to architectural review and treats as a substantial deviation any visible exterior change or a change of more than 5 percent in square footage. The Master Declaration adds that awnings, storm shutters, solar film and window coverings need ARC approval, and the 2012 declaration’s text barred fences except as approved. The current Master Rules set construction hours of 7 a.m. to 5 p.m., Monday through Saturday.

What owners have actually done since 2024

County permit files show a $250,000 addition at 9918 Montiano Drive in 2024, new or replacement screen and aluminum structures of $24,300 to $42,400 at several homes, generator installations, and a $150,000 whole-house door and window replacement at 9845 Montiano Drive in July 2026. County permit files from January 2020 to mid-2026 show no roof replacement permit on any Peninsula home.

The 2016 covenant’s minimums, verbatim

The Restrictive Covenant requires that all homes “shall … be a minimum of 2,800 square feet under air; have a minimum 6/12 pitched roof; all roofs shall be constructed with tiles; all driveways shall be constructed with pavers; and all screen enclosures shall be of a ‘colonnade’ style or a pre-approved pool railing or fence.” It also required homes to be gas-compliant under Lennar’s TECO gas agreement or pay Lennar $450, sidewalks on every homesite, and a $500 construction deposit per homesite during construction. For a remodel, the practical effect is simple: whatever you build must still meet those standards.

What Other Sources Get Wrong About The Peninsula

The Peninsula at Treviso Bay is one of the most misdescribed neighborhoods in Naples, including, until this rebuild, on our own site. These are the errors we found on portals, search answers and older pages in September 2026, and the recorded facts from the plat, the county roll and the MLS that correct them.

Is The Peninsula in a Flood Zone? Elevation Certificates for 48 Homes

Yes. Every home in The Peninsula at Treviso Bay is in FEMA flood Zone AE with a base flood elevation of 8 feet (NAVD88) on panel 12021C0603J, effective February 8, 2024, and the 2025 preliminary map keeps the same zone and elevation. County-filed elevation certificates put 48 homes’ first floors at 7.84 to 9.5 feet, a median of 0.3 feet above that line.

Data updated: September 2026. Sources: FEMA National Flood Hazard Layer, FEMA preliminary flood hazard layer, Collier County 2024 flood zone layer, Collier County elevation certificate index, all queried September 23, 2026 for every Montiano address.

One zone, every lot

The Peninsula is simpler than much of Treviso Bay: no lot touches Zone X or a lower AE-7 area, unlike parts of Piacere Way. FEMA labels the zone coastal floodplain: the 8-foot figure comes from its coastal flood study, and the Gulf beach where the nearest study transects begin is 3.6 to 4.1 miles away. Sand Hill Bay is 1.1 to 1.4 miles away and Rookery Bay about 2.5 miles. Two old letters of map change that FEMA plots on the Montiano plat belong to Naples Manor addresses with rounded coordinates, not to any Peninsula home.

What the elevation certificates show

Collier County indexes a finished-construction elevation certificate for 48 of the 54 homes, 47 of them surveyed by Stantec. Each is linked in the street-by-street table above.

The four just below are the earliest homes, permitted in 2017 and 2018: 9865, 9845, 9946 and 9938 Montiano Drive. Garage slabs run 6.94 to 8.7 feet, with 38 of 48 below 8.0, and no certificate reports flood openings in the attached garages. The lowest machinery (air-conditioning, pool equipment and generator pads) sits below 8.0 feet at 24 homes and below 9.0 feet at 45.

Why brand-new homes sit so close to the line

46 of the 48 certificates were written against the 2012 map, panel 0603H, when the base flood elevation here was 6 feet. Builders set first floors 1.84 to 3.5 feet above that line, comfortably meeting the rule to build at least one foot above base flood elevation. On February 8, 2024, FEMA’s new map raised the base flood elevation to 8 feet and erased two feet of that margin overnight. Only two certificates are written against the new map: 9953 Montiano Drive (first floor 8.9 feet, May 2025) and the 2024 addition at 9918 Montiano Drive (8.4 feet).

What this means for an owner

• Replacement equipment: Collier County requires new or replacement machinery to be elevated to the base flood elevation plus one foot, which is 9.0 feet here (2026 Flood Protection Newsletter). With 45 of 48 machinery pads below 9.0 feet, a replacement air-conditioning unit or generator may need a raised platform; confirm with Collier County Floodplain Management at (239) 252-2942.
• Substantial improvement: a renovation or repair costing 50 percent or more of the structure’s market value triggers full compliance with the current base flood elevation plus freeboard. That is the practical exposure for homes near the line; no Peninsula home is required to be raised today.
• Your certificate is your best rating document. Collier County serves certificates by address through its flood maps page.

Three certificates to double-check

Three certificates read about a foot higher than every neighbor: 9912 Montiano Court (9.4 feet), 9924 Montiano Court (9.5) and 9942 Montiano Drive (9.3). One certificate, 9897 Montiano Drive, was recorded in the older NGVD29 datum and converts to about 8.3 feet NAVD88. We report them as read and recommend a fresh certificate before relying on those four numbers in an insurance quote.

Hurricane History, Generators and Storm Protection at The Peninsula

No Peninsula home existed when Hurricane Irma struck in 2017, about 30 were complete when Ian arrived in 2022, and almost all were complete for Helene and Milton in 2024. County permit files from 2020 to mid-2026 show no roof replacement and no storm-repair permit on Montiano Drive, Court or Place.

Which storms the homes have seen

Measured water nearest the neighborhood

No high-water mark was surveyed on a Montiano street. The nearest marks the U.S. Geological Survey recorded:

• Irma (2017): 4.15 feet NAVD88 at the Henderson Creek campground, 1.93 miles away (USGS high-water marks, Irma).
• Ian (2022): 6.38 to 6.39 feet at the same Henderson Creek site, 2.13 miles away; 7.13 to 7.15 feet on Naples Bay, 6.2 miles away (USGS high-water marks, Ian).

For scale only: Ian’s nearest measured water was 1.4 to 3.1 feet below every certified Peninsula first floor. Surge varies block to block, and no public record says whether any Peninsula home took water, so we do not claim that The Peninsula stayed dry. We publish the elevations and the nearest measurements and let you draw the line.

Generators: documented at 25 of 54 homes

Twelve elevation certificates note a generator pad poured at construction, and 13 other homes have county permits pulled by generator contractors between 2020 and 2025, usually paired with a gas permit. That is 25 homes, 46 percent of the neighborhood, with documented standby-generator evidence. Whether a generator sits on each pad today, and its fuel, is for the seller’s disclosure.

Shutters and windows

46 of 54 homes have at least one shutters, doors or windows permit in the 2020 to 2026 county files, most pulled by storm-protection contractors (Storm Smart Building Systems held 36 of them) four to twelve months after the house permit, which indicates shutter systems went in during construction. Whether the glass itself is impact-rated is not established by any public record we could find, so do not assume “impact glass throughout”; a wind-mitigation inspection answers it home by home. The largest recent job is a $150,000 whole-house door and window replacement at 9845 Montiano Drive in July 2026.

Roofs

Every roof is original, from 2017 to 2025 construction, and tile by recorded covenant. No roof permit appears in the 2020 to 2026 county files. Nine months of county permit files are missing from the public archive, so treat “no permit” as “no permit in the files available.”

Insurance for a Peninsula Home: Flood, Wind and Citizens

Insuring a Peninsula home at Treviso Bay means a homeowners policy for the whole house plus a separate flood policy. Every home is in the Special Flood Hazard Area, so flood insurance is required for a federally backed mortgage, and Collier County’s Community Rating System Class 5 gives eligible National Flood Insurance Program policies a 25 percent discount.

What each policy covers

These are detached single-family homes on fee-simple lots, so there is no condominium master policy and no HO-6 split: the owner insures the structure, contents and liability under a homeowners (HO-3 or equivalent) policy, and flood under a separate National Flood Insurance Program or private flood policy.

Flood

• Mandatory purchase: all 54 homes are in Zone AE, inside the Special Flood Hazard Area, and no letter of map change removes any of them.
• Discount: Collier County is a Community Rating System Class 5 community; “eligible NFIP polices receive a 25% discount to the flood insurance premium” (county 2026 newsletter).
• Rating: the National Flood Insurance Program rates each building individually. The facts that matter for a Peninsula home are in its elevation certificate: first floor against the base flood elevation, height above grade (0.3 to 2.4 feet here), and the garage slab. We do not publish premiums; they vary home by home.

Citizens Property Insurance

Citizens requires flood coverage on its wind policies on a statutory schedule, and states that “Properties within special flood hazard areas must obtain flood coverage immediately, regardless of dwelling value.” Every Peninsula home on Citizens therefore already needs flood coverage today.

Wind

Collier County is in the wind-borne debris region, and the county’s design map gives Montiano an ultimate design wind speed of 166 miles per hour for standard (Risk Category II) buildings. Every Peninsula home was permitted under the 2014 or later Florida Building Code. A wind-mitigation inspection on the state’s current form documents roof-deck attachment, roof-to-wall connection and opening protection for insurance credits; we do not publish a discount percentage because it depends on the home and the carrier.

Which Building Code Was Each Peninsula Home Built Under?

Every Peninsula home at Treviso Bay was permitted under the 5th Edition (2014) Florida Building Code or later: 4 homes under the 5th Edition, about 20 under the 6th Edition (2017), 30 under the 7th Edition (2020) and none under the 8th Edition (2023), based on the county’s permit application dates.

Data updated: September 2026. Sources: Collier County monthly issued-permit files, 2020 to 2026, and permit numbers on the county elevation certificates; Florida Building Commission code effective dates.

A permit is reviewed under the edition in effect when it is applied for, which is how we assign each home. More than half the neighborhood, 30 homes, was designed to the 7th Edition, the newest wind and flood provisions before 2024.

Does The Peninsula Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Florida’s milestone inspection law applies to condominium and cooperative buildings of three or more habitable stories, and structural integrity reserve studies apply to condominium associations. The Peninsula at Treviso Bay is 54 detached one- and two-story single-family homes on a subdivision plat, so neither applies.

Sources: section 553.899, Florida Statutes (milestone inspections) and section 718.112, Florida Statutes (condominium bylaws and structural integrity reserve studies). That is a real difference from the Terrace condominiums elsewhere in Treviso Bay, some of which appear in the state’s structural integrity reserve study records. At The Peninsula, the equivalent diligence is the home itself: roof age, the elevation certificate, the pool and cage, and the generator.

Selling? Having the certificate, permits and generator records in hand before listing shortens every buyer conversation; get a free valuation or call Jesse at (239) 898-6072. Buying? Marc, (239) 287-5873, orders these records early; read how we represent buyers.

Which Schools Serve Peninsula Addresses?

Every Peninsula address at Treviso Bay is zoned for Manatee Elementary School, Manatee Middle School and Lely High School, based on Collier County Public Schools’ own attendance-zone files for 2025-26 and 2026-27. Lely High is about 2.2 to 2.6 miles away using the owners’ gate on Corso Bello Drive.

Data updated: September 2026. Sources: Collier County Public Schools zone file, 2025-26 and 2026-27, tested for all 54 addresses; CCPS 2025-2026 School and District Grades.

Drive distances

Distances are free-flow route estimates; season traffic from January to April adds time. The short routes use the owners-only Gate House #2 onto Southwest Boulevard. Assignments are set by the district and can change; confirm with CCPS Student Assignment at (239) 377-0540.

What Is Next Door? Zoning and Development Around The Peninsula

The Peninsula at Treviso Bay is zoned as part of the Wentworth Estates Mixed-Use Planned Unit Development, in Collier County’s Urban Coastal Fringe land-use subdistrict. The lots touch only the golf course, the CDD lake and the Corso Bello Drive road tract; the nearest land outside Treviso Bay’s planned development is about 160 meters away.

Data updated: September 2026. Sources: Collier County GIS zoning, PUD, future land use, coastal high hazard and CityView project layers (services directory); Florida Department of Revenue statewide cadastral layer.

The zoning record

• Zoning: Wentworth Estates MPUD, Ordinances 03-51 and 13-45; history PUD-98-3 (1998), PUDZ-02-AR-3495 (2003), PUDA-PL-2012-1126 (2013), and an insubstantial change PDI-PL20250006723 approved by the Hearing Examiner as HEX 25-50 in December 2025 for the US 41 commercial frontage.
• Future land use: Urban Coastal Fringe Subdistrict.
• Coastal High Hazard Area layer: no Peninsula lot is inside it.
• Plat approvals: “Montiano (PPL and EXP)” PL20140002750 and “Montiano” PL20150002041, both filed under the project name “The Peninsula at Treviso Bay (Subdivision).”

What touches the lots

Outside the gates, within about 600 meters

A single-family RSF-4 district (163 meters), agricultural districts (276 to 512 meters), conservation land-use areas (319 and 489 meters), and the Vincentian Village PUD and US 41 East overlay (about 560 meters). Within about a kilometer, the county’s project layer shows development applications outside the community, including a U-Haul moving and storage site plan “under review” (982 meters) and an RV resort site plan (964 meters); a listed status is not evidence of construction. The December 2025 Miceli rezoning is on the far side of Treviso Bay, near Di Napoli, not near Montiano.

Daily Logistics in The Peninsula: Gate, Trash, Mail and Utilities

Day to day, a Peninsula home at Treviso Bay runs on Florida Power and Light electricity, Collier County water and sewer, gas lines installed during construction, bulk cable and internet through the Master Association, and Collier County curbside trash on Mondays and Thursdays. The Master Association mows the lawns.

Mail delivery arrangements for the single-family streets are not stated in any association document we could find; ask the seller. The county holiday schedule pauses collection on July 4, Thanksgiving and Christmas with no make-up day.

What We See When We List and Show Peninsula Homes

At The Peninsula, the questions that decide a sale are the same ones every time, and they are answered by documents, not by the listing remarks. Here is the process we run on every Peninsula listing and purchase, and why each step matters in this neighborhood specifically.

Before a listing goes live

• We rebuild the comparable set from the county record. A portal will show 2021 and 2023 “sales” at $2.6 to $2.8 million that were new homes delivered at contract prices, and it will miss the $4,400,000 off-MLS sale. We start from the 22 recorded complete-home sales on this page and the current listings on the MLS.
• We settle golf before the first showing. We order the Master Association estoppel early and ask the owner for the Golf Club’s dues statement, because a Peninsula buyer’s first question is whether golf conveys, and the recorded answer covers only one lot.
• We attach the elevation certificate. With first floors a median of 0.3 feet above the new base flood elevation, the certificate is what a buyer’s insurance agent needs to quote flood, and the county already has one for 48 homes.
• We state the full carrying cost, including the CDD. A buyer who discovers $3,612.08 on the tax bill after reading $17,542 on the MLS feels misled; one who sees $21,154.08 up front does not.

On a showing

Buyers walk straight to the back of the house, because the lake and the golf beyond it are the product. They ask what is across the water, whether the pool is caged or open, where the generator is, and how far the clubhouse is. We carry those answers, by address, from the county data on this page.

After an offer

We write golf status, the estoppel figures and the capital contributions into the contract as conditions and line items, so nothing about who pays $7,500 or $15,000 is left to the closing table. That is process, and it is the same whether we represent the seller or the buyer.

Selling on Montiano? Request a free valuation or call Jesse at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.

Honest Pros and Cons of Buying in The Peninsula

The Peninsula at Treviso Bay is the most private, newest and most expensive single-family setting inside the Treviso Bay gates, with water behind 53 of 54 homes and the clubhouse next door. The trade-offs are a thin resale record, a flood margin measured in tenths of a foot, golf that must be verified home by home and a carrying cost above $21,000 a year for a golf home.

Pros

• Setting: a dead-end enclave with lake frontage on 53 of 54 lots and golf beyond it.
• Newest single-family product in Treviso Bay: homes completed 2018 to 2025, 30 of them under the 7th Edition Florida Building Code.
• Private pools everywhere: 54 of 54, with spas at 52 and a choice of screened or open-air.
• Closest single-family homes to the TPC clubhouse: 0.10 to 0.43 miles.
• Record resale prices: the seven highest recorded single-family sales in the Treviso Bay plats we checked are all here.
• Smaller 2026 county value cut than the neighboring single-family plats.
• No Peninsula association, so no second board, budget or reserve study on top of the Master Association.

Cons

• Very few sales: two in the last 12 months; comparable pricing depends on a small set.
• Softer recent resales: 9937 Montiano Drive resold 17.6 percent below its 2024 price after 201 days.
• Flood margin: first floors a median of 0.3 feet above today’s base flood elevation; four early homes just below.
• Golf uncertainty: golf is documented by recorded supplement for one lot; every other home needs an estoppel.
• Carrying cost: about $21,154 a year for a golf home before property tax of about $31,000 to $33,000.
• Highest lawn line on the fee sheet, $4,022.
• One way in: all traffic uses Corso Bello Drive, past the Golf Club’s maintenance compound at its east end.

How to Buy in The Peninsula: A Due-Diligence Checklist

Buying a Peninsula home at Treviso Bay comes down to eight documents: the golf status, the estoppel, the elevation certificate, the permit history, the wind-mitigation report, the CDD payoff, the survey against the lake easements, and the seller’s disclosure. Here is what to ask for and why.

1. Golf status: Master Association estoppel with Golf Club charges, the Golf Club’s dues statement, and a title search for any golf supplemental declaration naming the lot.
2. Estoppel certificate: $299 standard or $418 rushed; confirms assessments, the lawn line, any Expanded Lot multiplier and anything past due.
3. Elevation certificate: from the county index (linked in the street table) or the seller; send it to your flood insurance agent before you are under contract.
4. Permits: the county’s permit history for the address; look for the pool and cage, generator, shutter and any addition permits, and for anything opened and never finaled.
5. Wind-mitigation inspection: documents opening protection and roof attachment for insurance credits; do not assume impact glass.
6. CDD: the current payoff and the next tax bill’s non-ad valorem line.
7. Survey: lake-maintenance and drainage easements run along the lake edges; one owner needed the Master Association’s consent for a pool deck 0.4 feet inside the easement (OR 6156 PG 3061).
8. Covenant compliance: any change you plan must still meet the 2016 covenant’s minimums and pass architectural review.

For the other side of Treviso Bay, see our guides to Pavia and Via Veneto, and the Treviso Bay community guide for the club, the CDD and the Master Association in full.

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

If you’re searching for a Peninsula listing agent, or thinking, ‘I need someone to sell my Peninsula home…’, start with the fact that shapes every sale on Montiano: your buyer is choosing among a handful of recorded sales, a portal full of misleading package prices and a golf question the deed does not answer, and the listing that documents all three first sells best.

McGreevy and Comisar bring these credentials to every Peninsula listing:

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

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review

Recent Peninsula sales, trailing 12 months

In the last 12 months The Peninsula has seen 2 MLS closings totaling $6,150,000: 9937 Montiano Drive at $3,050,000 after 201 days on market (89.8 percent of its final list price) and 9946 Montiano Drive at $3,100,000, entered after closing. The median sale-to-list ratio across the two is 94.9 percent. Over five years, the MLS resale median is $3,750,000 (n 8) and the county record high is $4,400,000. Data updated: September 2026.

What makes selling in The Peninsula different

Four things. Golf: most buyers assume a Peninsula home is golf-bundled, and the recorded mechanism covers one lot, so a seller who shows the estoppel and the Golf Club dues statement removes the biggest objection before it is raised. Comparables: half the MLS history is new-construction package entries, so the price has to be argued from true resales and the county record, including the off-MLS $4,400,000 sale. The lot: the county values every lot the same, but buyers do not, so the listing has to sell what is across the water. Flood and fees: attach the elevation certificate and state the full $21,154.08 carrying cost, CDD included, so the buyer’s lender and insurer do not slow the contract.

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

Request your free Peninsula home valuation. We price against recorded Peninsula resales, adjust for plan, size, pool and lot position, and show you where the package-price entries and the Ponziane sales next door sit, so you see the market the way your buyer will.

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

How long does it take to sell a Peninsula home?

The five-year median is 67 days on market across the ten MLS sales with a days-on-market figure. Resales in 2022 and 2023 went under contract in 4 to 8 days; the 2025 and 2026 resales took 126 and 201 days. Price and presentation, not the season alone, decide which of those you get.

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

You are not required to, but you should. Order the Master Association estoppel with the Golf Club charges and include the Golf Club’s dues statement. If your lot is Lot 32, the recorded supplement at OR 5453 PG 172 settles it.

Should I sell my Peninsula home furnished?

Many Peninsula buyers are part-year residents (32 of 54 homes carry no homestead exemption), so a furnished, turnkey sale can widen the pool. List the furniture separately in the contract so it does not muddy the appraisal.

Who pays the capital contributions when I sell?

The contract decides. The known buyer-side charges at a golf home total $15,799, including $7,500 to the Master Association and $7,500 to the Golf Club; decide how you will treat them before the first offer arrives.

Can I sell my Peninsula home without putting it on the MLS?

Yes; the county record shows at least one Peninsula home, 9917 Montiano Drive, sold for $4,400,000 without appearing on the MLS. Whether that serves you depends on whether you already have the right buyer. An off-market sale trades exposure for privacy, and we will show you both paths with numbers.

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

Most Peninsula buyers are seasonal, so January through April brings the most showings. If you are also buying, Marc can run the purchase side at the same time; read how we represent buyers or call him at (239) 287-5873.

Your Local Real Estate Experts

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

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

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review

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

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

Contact

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

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

Frequently Asked Questions, The Peninsula Buyer Edition

These are the questions buyers actually search for and ask about The Peninsula at Treviso Bay, harvested from Google’s suggestions and People Also Ask results for the neighborhood, its streets and its addresses. Each answer traces to a record cited on this page; where the record does not answer the question, we say so.

What is The Peninsula at Treviso Bay?

The Peninsula at Treviso Bay is a gated neighborhood of 54 single-family estate homes on Montiano Drive, Montiano Court and Montiano Place inside Treviso Bay in Naples, Florida 34113. It is the recorded plat MONTIANO (Plat Book 59, Pages 28 to 30), built by Sunwest Custom Homes and Imperial Homes of Naples from 2017 to 2025.

Where is The Peninsula in Treviso Bay? What street is it on?

On Montiano Drive (36 homes), Montiano Court (10) and Montiano Place (8). You reach it from Corso Bello Drive, near Gate House #2 and the TPC clubhouse, at the end of a spit of land surrounded by a lake and the golf course.

Is The Peninsula the same as Ponziane or Corso Bello?

No. Ponziane is the 34 Lennar homes on Corso Bello Drive, built 2016 to 2017, in a different recorded subdivision. The Peninsula is the 54 homes on the Montiano streets. The two share the only road in and the golf course, and the 2021 Master Declaration lists them as separate neighborhoods.

Is The Peninsula the same as Bella Firenze?

No. Bella Firenze is a separate plat on Firenze Circle and Firenze Drive. The confusion comes from Imperial Homes naming one Peninsula floor plan “Firenze”; a “Firenze model” sale at The Peninsula is a Montiano address, not a Bella Firenze home.

Is The Peninsula at Treviso Bay the same as La Peninsula in Naples?

No. La Peninsula is a condominium community at the tip of the Isles of Capri, also in ZIP 34113. The Peninsula at Treviso Bay is single-family homes on the Montiano streets inside the Treviso Bay gates.

How many homes are in The Peninsula?

54. The plat created 55 lots, but Lot 11 was divided between Lots 10 and 12 in 2021, leaving 54 homesites, all built by 2025. Anything that says “55 homes” is repeating the original marketing count.

Why is it called The Peninsula?

Because it is one: Montiano Drive runs out onto a finger of land bordered by a lake of about 18.7 acres and, beyond it, the golf course. 53 of the 54 lots touch the lake.

Who built The Peninsula at Treviso Bay?

Two builders in sequence. Sunwest Custom Homes built the first 8 homes (2017 to 2019), and Imperial Homes of Naples, named sole builder for the remaining lots in November 2018, built the other 46 (2018 to 2025). The lots were owned and sold by NTB LLC, which bought all 55 from Lennar in 2016.

Who owns Imperial Homes of Naples?

The Florida Division of Corporations lists Curtis Gunther as registered agent and managing member of Imperial Homes of Naples, LLC (document L12000138574), an active company at 5133 Castello Drive, Naples.

When was The Peninsula built, and when did it sell out?

The first lots sold in 2017, the builder announced its sell-out of homesites in November 2021, the developer’s last lot deed closed in February 2022, and the last home, 9953 Montiano Drive, was completed in 2025.

Is there new construction or a vacant lot for sale in The Peninsula?

No. All 54 homesites have homes on them. Every purchase today is a resale.

What floor plans are in The Peninsula?

Imperial Homes published about nine plans: Firenze, Abaco, Burano (and a model version), Caprina, Domenica, Domenica II, Elisabella and Burano II, from 2,881 to 5,289 square feet under air. Many homes were customized, so most cannot be matched to one named plan.

How big are Peninsula homes?

MLS living areas on Peninsula sales range from 3,119 to 5,259 square feet; the county’s base-area median is 3,477 square feet. The recorded covenant requires at least 2,800 square feet under air.

Are Peninsula homes one-story or two-story?

Mostly one-story. The county’s elevation certificates record second floors at six homes, and the Domenica, Domenica II, Elisabella and Burano II plans are two-story designs.

Do all Peninsula homes have pools?

Yes. All 54 have a private pool and 52 have a spa. Half the pools are screened and half are open-air behind pool fencing.

Do Peninsula homes have lake or golf views?

53 of 54 back onto the lake, with a golf tee, green or fairway within 100 meters of 36 lots and 100 to 150 meters of 16 more. 9953 Montiano Drive backs directly onto golf with no lake.

How much are homes in The Peninsula at Treviso Bay?

The two MLS sales in the last 12 months were $3,050,000 and $3,100,000. Over five years the MLS resale median is $3,750,000 (n 8), and the county record high is $4,400,000 (January 2025).

Is The Peninsula the most expensive neighborhood in Treviso Bay?

Yes, among single-family neighborhoods. Its $910 per square foot on the last 12 months’ sales is the highest in Treviso Bay, and the seven highest recorded single-family sales in the Treviso Bay plats we checked are all on Montiano.

What is the highest price ever paid in The Peninsula?

$4,400,000 for 9917 Montiano Drive, recorded January 7, 2025, a sale that never appeared on the MLS. The highest MLS sale is $3,960,000 for 9905 Montiano Drive in August 2023.

Are there Peninsula homes for sale right now?

On September 23, 2026 there were none listed as active and one pending, 9845 Montiano Drive, listed at $3,385,000. Call Marc at (239) 287-5873 to hear first when one comes up.

Are Peninsula prices going down?

The two 2026 sales came in lower than the 2022 to 2025 resales, and 9937 Montiano Drive resold 17.6 percent below its 2024 price. The county’s 2026 preliminary values fell a median of 9.1 percent. Two sales are too few to call a trend.

What is the price per square foot in The Peninsula?

About $910 on the two trailing-12-month sales and $845 over five years (median of each sale’s own ratio).

Does every Peninsula home come with a golf membership?

Not by recorded document. The 2016 covenant reserved 54 memberships and a 2017 Golf Club amendment let each buyer elect one within 30 days of closing for $2,000; only Lot 32 has a recorded golf supplement. Confirm every home with the Golf Club charges on the Master Association estoppel.

How much does golf cost at Treviso Bay?

For a golf home in 2026: $5,350 a year (dues $3,850, reserves $1,400, capital $100) plus the $750 dining minimum every member pays, and a $7,500 Golf Club capital contribution at closing.

Is TPC Treviso Bay private?

The course is operated for its members, whose memberships attach to their lots, and the Golf Declaration lets the Golf Club open it to non-golf members when it chooses. See our Treviso Bay guide for the club in full.

What are the HOA fees in The Peninsula?

There is no Peninsula HOA. Owners pay the Master Association $7,420 a year plus the Peninsula lawn line of $4,022, golf dues of $5,350 on a golf home, a $750 dining minimum, and $3,612.08 in CDD charges on the tax bill: about $21,154 a year for a golf home.

Is there a separate Peninsula association?

No. No association for The Peninsula or Montiano exists on the Florida corporate record; Peninsula at Treviso Bay LLC was a builder-era company dissolved in 2019. The Master Association governs directly.

What is the Peninsula lawn fee?

$4,022 in 2026, the highest single-family lawn line on Treviso Bay’s fee sheet, up from $3,231 in 2024 and $3,905 in 2025.

How much is the CDD on a Peninsula home?

$3,612.08 in fiscal 2027: $1,499.21 for operations and $2,112.87 for Series 2021 debt in the “75’ Lot” class. The two Expanded Lots are assessed at 1.5 units for operations.

What are property taxes on a Peninsula home?

The median ad valorem tax was $32,538 on the 2025 roll and $31,381 on the 2026 preliminary roll, plus the CDD. A buyer’s bill resets after the sale.

What one-time fees does a buyer pay?

At a golf home, $15,799 in known community charges: $7,500 Master capital contribution, $7,500 Golf Club capital contribution, $50 resale application, $250 Rookery Bay grant fee, $299 estoppel and $200 set-up. At a non-golf home, $8,299.

Is The Peninsula gated?

Yes. It is inside the Treviso Bay gates, and the builder marketed it as the only gated neighborhood within them. How the interior gate is operated is not published; ask the Master Association.

What flood zone is Montiano Drive in?

Zone AE with a base flood elevation of 8 feet on FEMA panel 12021C0603J (2024), for every lot on Montiano Drive, Court and Place; the 2025 preliminary map is unchanged.

Did The Peninsula flood in Hurricane Ian?

No public record says whether any Peninsula home took water. The nearest measured high-water mark for Ian was about 6.4 feet, 2.1 miles away, which is below every certified Peninsula first floor, and county permit files show no storm-repair permits since.

How much is homeowners insurance on a Peninsula home?

It depends on the home. Every home needs a homeowners policy and a flood policy; flood is required for a federally backed mortgage, and Collier County’s Class 5 rating gives eligible flood policies a 25 percent discount. Get quotes with the elevation certificate in hand.

Do Peninsula homes have impact windows?

Not established by public record. 46 of 54 homes have shutter, door or window permits from construction, mostly storm-protection systems; a wind-mitigation inspection confirms each home.

Do Peninsula homes have generators?

25 of 54 homes have documented generator evidence: a generator pad on the elevation certificate or a permit pulled by a generator contractor.

Can I rent out a Peninsula home?

Yes: at least 30 days per lease, no more than four leases in any 12-month period, with the lease filed with the Master Association in advance and $100 per adult applicant.

What are the pet rules?

Up to three cats or dogs in total, no weight limit, aggressive breeds prohibited, and no pets on the golf course (2021 Master Declaration, section 5.14).

Is Treviso Bay a 55-plus community?

No. Treviso Bay, including The Peninsula, is open to all ages.

What schools serve Montiano Drive?

Manatee Elementary, Manatee Middle and Lely High for every Peninsula address, per Collier County Public Schools’ zone files for 2025-26 and 2026-27.

How far is The Peninsula from the TPC clubhouse?

0.10 to 0.43 miles, a median of about a quarter mile, making it closer than any Corso Bello Drive home.

Can I build an addition or change my pool cage?

Yes, with architectural approval. Any change must keep the home within the 2016 covenant’s standards: tile roof, 6/12 pitch, pavers, colonnade-style screen or approved pool fence.

Does a Peninsula home need a milestone inspection or SIRS?

No. Those laws apply to condominium buildings of three or more stories and to condominium associations; Peninsula homes are detached single-family houses.

How do I buy a Peninsula home when none are listed?

Tell Marc what you want and he will watch the MLS and the county record for you; at least one Peninsula home has sold off-market. Read how we represent buyers or call (239) 287-5873.

What should I check before buying a Peninsula home?

Golf status by estoppel, the elevation certificate, permits, a wind-mitigation report, the CDD payoff, the survey against the lake easements and the seller’s disclosure. The checklist above lists each one.

Who is the best realtor for The Peninsula at Treviso Bay?

Choose the agent who can show you the recorded sales, the golf status and the elevation certificate for the specific home before you write an offer. That is how McGreevy and Comisar work every Peninsula transaction; call Marc at (239) 287-5873 or Jesse at (239) 898-6072.

Frequently Asked Questions, The Peninsula Seller Edition

These are the questions Peninsula owners ask us, and search for, when they are deciding whether and how to sell a home on Montiano Drive, Montiano Court or Montiano Place. Every figure traces to the county record, the MLS or a recorded instrument cited on this page.

What is my Peninsula at Treviso Bay home worth?

Start with the recorded resales: five-year MLS resales have a median of $3,750,000 (n 8), the two 2026 sales closed at $3,050,000 and $3,100,000, and the county record high is $4,400,000. Your home’s value then turns on plan, size, pool, lot position and condition. A free valuation with Jesse, (239) 898-6072, prices those.

What have Peninsula homes sold for recently?

In the last 12 months, 9937 Montiano Drive sold for $3,050,000 (April 2026) and 9946 Montiano Drive for $3,100,000 (July 2026). Before that: 9901 Montiano Drive at $3,900,000 (March 2025), 9917 Montiano Drive at $4,400,000 off the MLS (January 2025) and 9937 Montiano Drive at $3,700,000 (September 2024).

What is the record sale in The Peninsula?

$4,400,000 for 9917 Montiano Drive on January 7, 2025, recorded at Official Records Book 6431, Page 372. It is also the highest recorded single-family sale in the Treviso Bay plats we checked.

Why did 9937 Montiano Drive sell for less than its 2024 price?

It sold for $3,700,000 in September 2024 and $3,050,000 in April 2026, down 17.6 percent after 201 days on market. One sale does not set the market, but it tells a seller that 2026 buyers negotiate harder than 2022 buyers did.

How long does a Peninsula home take to sell?

The five-year MLS median is 67 days. Resales in 2022 and 2023 went under contract in 4 to 8 days; the 2025 and 2026 resales took 126 and 201 days.

What sale-to-list ratio should I expect?

The five-year median is 98.0 percent, but recent resales closed at 92.9 percent (2025) and 89.8 percent (2026) of their final list prices. Pricing right at the start matters more than the reduction schedule.

Who should list my Peninsula home?

An agent who can show buyers the recorded comparables, the golf status and the elevation certificate for your specific home, and who knows why a 2022 “sale” at $2.6 million on a portal is not a comparable. That is how we list on Montiano; call Jesse at (239) 898-6072.

Does my home convey a golf membership, and how do I prove it?

Only your estoppel and the Golf Club can tell you, because the recorded golf supplement covers only Lot 32. Order the Master Association estoppel with the Golf Club charges shown and include your most recent Golf Club dues statement in the listing file.

What happens to my golf membership when I sell?

If your lot carries golf, the membership stays with the lot and your buyer pays the $7,500 Golf Club capital contribution at closing under the 2026 fee sheet. It is not something you sell separately.

What does my buyer pay at closing, and what do I pay?

The association’s known charges total $15,799 for a golf home and $8,299 for a non-golf home, including the capital contributions, resale application, Rookery Bay fee, estoppel and set-up. Who pays each line is up to the contract.

How do I price against Ponziane, Bella Firenze and Italia?

Separately. Ponziane’s trailing-12-month median is $2,590,000 at $887 per square foot, Bella Firenze’s $2,225,000 at $746, and Italia recorded one sale at $2,075,000. They are different products; a buyer will look at them, but your price rests on Montiano sales.

Should I sell my home furnished?

Often yes, because 32 of the 54 Peninsula homes carry no homestead exemption, which suggests a seasonal buyer pool that values a turnkey home. List the furniture separately in the contract.

Does my floor plan change my value?

Yes. Plans range from the 2,881-square-foot Firenze to the 5,289-square-foot Burano II. Price per square foot, not the plan name, is the fair comparison, measured on MLS living area rather than the county’s base area.

Does a golf-view lot sell for more than a lake-only lot?

The county values every Peninsula lot at the same land rate, but buyers weigh the view across the water. With only a few sales a year, the evidence is thin; we price the lot by walking it, not by a formula.

Should I rent my home seasonally instead of selling?

You can lease for 30 days or more, up to four times in any 12-month period. Whether that beats a sale depends on your costs, about $21,154 a year in community charges for a golf home before tax and insurance.

What must I disclose when I sell?

Ask your attorney about your disclosure obligations. At The Peninsula, buyers will also ask for the elevation certificate, flood-insurance history, permits (especially any open permits), the CDD line and golf status; having them ready prevents renegotiation.

Are some Peninsula sales off-MLS?

Yes. The county record shows the $4,400,000 sale of 9917 Montiano Drive and the developer’s 2022 sale of 9897 Montiano Drive never appeared on the MLS. An off-market sale is an option, not a default.

Do rising insurance costs hurt Peninsula values?

They raise the carrying cost buyers calculate. Every Peninsula home needs flood insurance, and certified first floors sit a median of only 0.3 feet above today’s base flood elevation. A seller who provides the certificate and a wind-mitigation report lets the buyer’s insurer quote quickly.

Is the county lowering my assessed value in 2026?

The 2026 preliminary roll lowered the median Peninsula just value 9.1 percent from 2025, much less than on Corso Bello Drive. The county’s value is not your sale price.

What is the lawn fee my buyer will ask about?

The 2026 “Peninsula” lawn line is $4,022, billed by the Master Association on top of the $7,420 annual assessment.

How do showings work in a gated enclave?

Your listing agent arranges guest access with the Treviso Bay gatehouse for every showing, and should confirm with you whether the Montiano entrance needs a code or remote on showing days.

Will buyers confuse my home with Ponziane, Bella Firenze or La Peninsula listings?

They do. Make sure your MLS entry uses the subdivision name THE PENINSULA AT TREVISO BAY and says Montiano in the remarks, and that your agent explains the difference on every showing.

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

No. Those apply to condominium buildings and associations; your home is a detached single-family house.

My home is below the new base flood elevation. Can I still sell it?

Yes. Four early homes are 0.01 to 0.16 feet below today’s 8-foot base flood elevation. They sell like any other; the elevation certificate simply shapes the buyer’s flood-insurance quote, so provide it up front.

Should I get a new elevation certificate before listing?

If your certificate is one of the four we flag (9912 and 9924 Montiano Court, 9942 and 9897 Montiano Drive) or your home has none indexed, yes. Otherwise the county’s certificate is usually enough.

I own one of the Expanded Lots. Does that change my sale?

Yes. The 2021 covenant sets your Master assessment at 1.5 times the standard rate, and your buyer’s estoppel will show it. Your larger lot (17,860 or 18,295 square feet) is also a selling point, and one Expanded Lot home holds the neighborhood’s record price.

Does the old Lennar right of first refusal affect my sale?

No. Lennar terminated its right of first refusal and fees for all 55 lots on October 25, 2019 (OR 5688 PG 2038).

What do buyers ask first at a Peninsula showing?

Whether golf conveys, what is across the water, whether the pool is caged or open, where the generator is, and what the fees are. We answer each by address before the first showing.

When is the best time to list a Peninsula home?

January through April brings the most seasonal buyers to Naples, but a well-documented, well-priced Peninsula home can sell in any month; the 2022 and 2023 resales went under contract in days.

What does it cost to sell a Peninsula home?

The commission is negotiated, plus title, documentary stamp tax and closing costs, and any association charges your contract assigns to you. We walk through the net sheet before you list.

Can I sell my Peninsula home and buy another in Treviso Bay?

Yes. Jesse runs the sale and Marc the purchase at the same time; call (239) 898-6072 or (239) 287-5873.

Do generators, shutters and other upgrades add value?

They make a home easier to insure and to sell. 25 Peninsula homes have documented generator evidence and 46 have shutter, door or window permits; show the permits and the buyer’s inspector will not have to guess.

What if my buyer’s appraiser uses the wrong comparables?

It happens when appraisers read package-price entries or Corso Bello sales as Peninsula comparables. We give the appraiser the recorded Peninsula resale set on this page, with book-and-page references.

Sources and Authoritative References

Every fact on this page comes from a primary record: the Collier County Clerk of Courts Official Records, the Collier County Property Appraiser’s 2026 roll, the Florida Division of Corporations, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, FEMA, USGS, Collier County’s GIS and permit files, the Florida Statutes, Collier County Public Schools, and the builder’s own announcements as published in the Naples Daily News. All were retrieved September 23 and 24, 2026.

Recorded instruments, Collier County Clerk of Courts

1. MONTIANO plat, Plat Book 59, Page 28, sheet 1, recorded September 15, 2015
2. MONTIANO plat, sheet 2
3. MONTIANO plat, sheet 3
4. MONTIANO plat reference sheet, Instrument 5171721, Book 5194, Page 1911
5. Special warranty deed, Lennar Homes to NTB LLC, Lots 1 to 55, Book 5309, Page 719, 2016
6. Restrictive Covenant, Lennar and NTB, Book 5309, Page 721, 2016
7. Notice of Interest and Right of First Refusal, Book 5312, Page 3577, 2016
8. Full Release and Termination, Lots 1 to 55, Book 5688, Page 2038, 2019
9. Golf Club supplemental declaration, Montiano Lot 32, Book 5453, Page 172, 2017
10. Golf Declaration amendment adding Article 14, Peninsula Lot Memberships, Book 5453, Page 181, 2017
11. Corrective amendment to Article 14, Book 5517, Page 1481, 2018
12. Amended and Restated Golf Declaration, Book 5582, Page 3518, 2018
13. Golf Club certificate of amendment, Book 6242, Page 3925, 2023
14. Treviso Bay Golf Club Declaration, Book 4774, Page 2841, 2012
15. Quit-claim deed, Lennar to the Master Association, Tracts R-15, A and B, Book 5577, Page 1603, 2018
16. Second Amended and Restated Master Declaration for Treviso Bay, Book 5934, Page 2738, 2021
17. Lot line adjustment affidavit, Lots 10 to 12, Book 5958, Page 1111, 2021
18. Covenant running with the land, Expanded Lots 10 and 12, Book 5958, Page 1120, 2021
19. Collier County Clerk, Official Records document search
20. Collier County Clerk, Official Records legal-description search
21. Collier County Clerk, plat map search
22. Collier County Clerk, Official Records information
23. Collier County Clerk, COR Access portal

Florida Division of Corporations

24. Peninsula at Treviso Bay LLC, document L17000064165
25. Imperial Homes of Naples, LLC, document L12000138574
26. Sunwest Custom Homes, LLC, document M12000005684
27. Treviso Bay Golf Club, Inc., document N11000011890
28. Entity name search, MONTIANO
29. Entity name search, PENINSULA AT TREVISO
30. Florida Division of Corporations, entity name search

Treviso Bay Master Association and Golf Club

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

Wentworth Estates Community Development District

52. Wentworth Estates CDD
53. About the district
54. FY2027 adopted budget, May 14, 2026
55. Special assessment methodology, November 2017
56. Board agenda, December 9, 2021, with the Series 2021 assessment roll by folio
57. District manager’s document library
58. Audited financial statements, Florida Auditor General
59. 2025 audit report

Florida Statutes

60. Section 553.899, milestone inspections
61. Section 718.112, condominium bylaws and structural integrity reserve studies
62. Section 193.155, homestead assessment limitation
63. Section 627.715, flood insurance and Citizens

Federal flood, elevation and storm data

64. FEMA National Flood Hazard Layer
65. FEMA preliminary flood hazard layer
66. FEMA pending flood hazard layer
67. FEMA Flood Map Service Center
68. FEMA Community Rating System
69. USGS 3D Elevation Program point query service
70. USGS high-water marks, Hurricane Irma
71. USGS high-water marks, Hurricane Ian
72. USGS high-water marks, Hurricane Idalia
73. USGS high-water marks, Hurricane Helene
74. USGS high-water marks, Hurricane Milton
75. USGS National Hydrography Dataset
76. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
77. National Hurricane Center, Tropical Cyclone Report, Hurricane Idalia

Collier County GIS, flood, permits and planning

78. Site Address Points
79. Elevation certificate index
80. 2024 FEMA flood zones, county layer
81. Hurricane evacuation zones
82. CityView project layer (plat approvals for The Peninsula at Treviso Bay)
83. Collier County GIS services directory: zoning, PUD, future land use, coastal high hazard and wind-design layers
84. Solid waste service days
85. Collier County flood maps
86. Collier County floodplain management
87. Collier County 2026 flood protection newsletter
88. Collier County monthly building permit reports
89. Collier County CityView permit portal
90. Collier County Emergency Management, potential shelters
91. Collier County Hearing Examiner minutes, December 11, 2025
92. Collier County PUD master list and maps
93. Collier County residential collection services
94. Collier County residential guide to waste disposal and recycling

Elevation certificates on file with Collier County, one per home

95. 9912 Montiano Court
96. 9915 Montiano Court
97. 9916 Montiano Court
98. 9919 Montiano Court
99. 9920 Montiano Court
100. 9923 Montiano Court
101. 9924 Montiano Court
102. 9928 Montiano Court
103. 9932 Montiano Court
104. 9845 Montiano Drive
105. 9849 Montiano Drive
106. 9853 Montiano Drive
107. 9857 Montiano Drive
108. 9865 Montiano Drive
109. 9869 Montiano Drive
110. 9873 Montiano Drive
111. 9877 Montiano Drive
112. 9882 Montiano Drive
113. 9885 Montiano Drive
114. 9889 Montiano Drive
115. 9893 Montiano Drive
116. 9897 Montiano Drive
117. 9900 Montiano Drive
118. 9901 Montiano Drive
119. 9905 Montiano Drive
120. 9906 Montiano Drive
121. 9909 Montiano Drive
122. 9910 Montiano Drive
123. 9917 Montiano Drive
124. 9918 Montiano Drive
125. 9921 Montiano Drive
126. 9925 Montiano Drive
127. 9929 Montiano Drive
128. 9933 Montiano Drive
129. 9937 Montiano Drive
130. 9938 Montiano Drive
131. 9941 Montiano Drive
132. 9942 Montiano Drive
133. 9945 Montiano Drive
134. 9946 Montiano Drive
135. 9953 Montiano Drive
136. 9828 Montiano Place
137. 9832 Montiano Place
138. 9833 Montiano Place
139. 9836 Montiano Place
140. 9837 Montiano Place
141. 9840 Montiano Place
142. 9841 Montiano Place

State emergency, property, building and insurance records

143. Florida Division of Emergency Management, Know Your Zone
144. Know Your Zone evacuation layer
145. Florida Department of Revenue statewide cadastral layer
146. Citizens Property Insurance, flood insurance requirement
147. Florida Office of Insurance Regulation, wind mitigation resources
148. Uniform Mitigation Verification Inspection form OIR-B1-1802
149. Florida Building Commission, Florida Building Code effective dates
150. Florida Building Commission, residential flood elevation provision R322.2.1

Schools

151. Collier County Public Schools attendance zones, 2025-26
152. Collier County Public Schools attendance zones, 2026-27
153. Collier County Public Schools, 2025-2026 School and District Grades
154. Collier County Public Schools attendance boundaries
155. Manatee Elementary School
156. Manatee Middle School
157. Florida Department of Education, school grades

Builder announcements and news

158. Naples Daily News, Imperial Homes named builder, November 3, 2018
159. Business Observer, luxury builder chosen to finish the neighborhood, November 1, 2018
160. Naples Daily News, seven sales in forty days, April 13, 2019
161. Naples Daily News, four move-ready homes, May 18, 2019
162. Naples Daily News, construction materials, June 22, 2019
163. Naples Daily News, Caprina model completed, July 6, 2019
164. Naples Daily News, Caprina model sold, November 23, 2019
165. Naples Daily News, strong sales season, February 29, 2020
166. Naples Daily News, Abaco model CBIA winner, March 21, 2020
167. Naples Daily News, Firenze model sold, October 10, 2020
168. Naples Daily News, Burano model nears completion, October 17, 2020
169. Naples Daily News, another model sold, October 31, 2020
170. Naples Daily News, location and amenities, November 28, 2020
171. Naples Daily News, new model completed, December 5, 2020
172. Naples Daily News, homes and lifestyle, December 19, 2020
173. Naples Daily News, model sells quickly, January 2, 2021
174. Naples Daily News, Burano spec home, April 24, 2021
175. Naples Daily News, Abaco spec home, May 1, 2021
176. Naples Daily News, among the fastest-selling communities, June 26, 2021
177. Naples Daily News, only two homesites remain, July 17, 2021
178. Naples Daily News, model popular with visitors, September 25, 2021
179. Naples Daily News, Sand Dollar award, October 9, 2021
180. Naples Daily News, final homesite, October 23, 2021
181. Naples Daily News, sell-out, November 13, 2021
182. Florida Weekly, Abaco model award, April 2, 2020 (University of Florida Digital Collections)
183. Imperial Homes of Naples, where we build
184. Imperial Homes of Naples, about
185. Naples Daily News archive, TPC Treviso Bay’s 2008 opening

Environment

186. Rookery Bay National Estuarine Research Reserve
187. NOAA, Rookery Bay reserve

Market data

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

Downloadable Documents

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

1. MONTIANO plat, Plat Book 59, Pages 28 to 30 (2015), Collier County Clerk. The recorded map of The Peninsula: lots, roads, tracts and dedications.
2. Restrictive Covenant, Lennar and NTB (2016), Collier County Clerk. The Peninsula’s building minimums and reserved golf memberships.
3. Special warranty deed, Lennar to NTB LLC, Lots 1 to 55 (2016), Collier County Clerk.
4. Golf Declaration Article 14, Peninsula Lot Memberships (2017), Collier County Clerk.
5. Golf Club supplemental declaration, Lot 32 (2017), Collier County Clerk.
6. Full Release and Termination of Lennar’s right of first refusal (2019), Collier County Clerk.
7. Second Amended and Restated Master Declaration for Treviso Bay (2021), Collier County Clerk. Leasing, pets, architectural review and assessments.
8. Covenant for the Expanded Lots 10 and 12 (2021), Collier County Clerk.
9. Treviso Bay 2026 Annual Fee Sheet, Treviso Bay Master Association.
10. Treviso Bay FAQ, 2025, Treviso Bay Master Association.
11. Treviso Bay Master Rules and Regulations (2025), Treviso Bay Master Association.
12. Wentworth Estates CDD FY2027 adopted budget, Wentworth Estates Community Development District.
13. Elevation certificate, 9953 Montiano Drive (2025, against the current map), Collier County. Every home’s certificate is linked in the street-by-street table.
14. Collier County Public Schools, 2025-2026 School and District Grades.
15. Collier County Emergency Management, potential hurricane shelters.

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