Treviso Bay - Ponziane

McGreevy and Comisar are the top-reviewed real estate team selling and buying estate homes in Ponziane 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 Ponziane home on Corso Bello Drive, or you are deciding whether a Corso Bello Drive or Lipari Court address is the right place to buy, this page answers the questions that actually move the price: what the name Ponziane really covers, whether golf is attached by recorded document, which lots face the golf course, a lake or the preserve, what the full fee stack costs including the district line the MLS leaves out, and what the county’s elevation certificates say about each home’s floor against today’s flood map.

Ponziane at Treviso Bay is a 34-home estate single-family neighborhood on Corso Bello Drive inside the master-planned community of Treviso Bay in Naples, Florida. Every home was built and sold new by Lennar in 2016 and 2017, every one has a private pool, spa and screen enclosure, and every one carries a Treviso Bay Golf Club membership by recorded supplement, which is why Ponziane’s resale prices over the last 12 months are the highest in Treviso Bay after The Peninsula’s.

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

What Is Ponziane at Treviso Bay, and Why Is It on Corso Bello Drive?

Ponziane at Treviso Bay is the MLS name for the 34 single-family homes on Corso Bello Drive, recorded as Lipari-Ponziane Block “B” Replat (Plat Book 58, Pages 17 to 18, 2015). Lennar built all 34 in 2016 and 2017. The 28 homes on Lipari Court, Block A of the same 2006 master plat, carry the separate MLS label Lipari.

That two-name split is the first thing to understand before you price, list or buy here, because the two streets share a recorded plat and very little else. Corso Bello Drive is one builder, two years and one golf answer. Lipari Court is three generations of builders, fifteen years of construction and a lot-by-lot golf answer. This page covers both halves of the recorded plat, and every figure below is split between them wherever the records allow.

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

Sources: Collier County Property Appraiser 2026 preliminary roll, the Collier County Clerk of Courts Official Records and the Southwest Florida MLS, all read September 23, 2026.

Corso Bello Drive, the 34 homes the MLS calls Ponziane

Corso Bello Drive runs from near the TPC Treviso Bay clubhouse to the community’s second gate, Gate House #2. The odd-numbered homes, 9871 to 9939, are lots 1 to 18 on the south side of the street; the even-numbered homes, 9852 to 9934, are lots 19 to 34 on the north side, backing onto the golf course. Lennar sold the first home on January 29, 2016 and the last on August 16, 2017, at prices from $882,000 to $1,191,500, and the county roll still carries every one of them as a single-family home with a pool, a spa and a screen enclosure.

Lipari Court, the other half of the recorded plat

Lipari Court is a street of 28 larger homes on larger lots in the middle of the community, closer to Club Rilassare and the main gate. Its lots were first sold by the original developer in 2006 and 2007, a few homes went up before the 2008 crash, and Stock built most of the rest in 2013 to 2015. Lipari Court homes carry the MLS label LIPARI, and there is no separate page for them in our Treviso Bay set, so we cover them here as the second half of the plat, always with their own numbers.

Ponziane is not The Peninsula

Search engines, video titles and even some older pages about Treviso Bay mix Ponziane up with The Peninsula. The recorded record settles it. The 2021 restated Master Declaration, section 1.24 (Official Records Book 5934, Pages 2743 to 2744), lists “Corso Bello, Corso Bello Drive,” “Lipari, Lipari Court” and “The Peninsula, Montiano Circle and Montiano Court” as three separate neighborhoods. The Peninsula is the separate Montiano plat (Plat Book 59, Page 28), 54 homes on Montiano Drive, Court and Place built from 2018 to 2025, covered on our Peninsula at Treviso Bay page. The Treviso Bay fee sheet bills them separately too: a “Corso Bello” lawn line of $3,483 and a “Peninsula” line of $4,022 for 2026.

Which Ponziane this page is not about

The name comes from the Ponziane (Pontine) Islands of Italy, and Lipari is one of Italy’s Aeolian Islands; the neighborhood and street names in Treviso Bay are a deliberate Italian theme. Google sometimes offers “Ponziani” as a correction, which is a chess opening, not a place. This page is only about the homes on Corso Bello Drive and Lipari Court in ZIP 34113. It is not about the Terrace condominiums on Acqua Court that one real estate website has labeled “Ponziane,” and it is not about any neighborhood in Estero or outside Florida.

Why McGreevy and Comisar Are the Best Realtor for Ponziane

If you’re searching for the best realtor for Ponziane in Treviso Bay, Naples, whether you’re ready to sell your Ponziane 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 Ponziane track record: In the last 12 months Ponziane has seen 5 MLS resales, from September 23, 2025 to September 23, 2026, and we tracked every one of them against the county’s recorded deeds. Because five sales is a thin sample, we also publish the 24-month window, September 23, 2024 to September 23, 2026, the first window with ten closings: 10 resales, a median of $2,570,000, a high of $2,865,000 and a median sale-to-list ratio of 95.8 percent, calculated as the median of the ten individual ratios. The trailing-12-month median is $2,590,000.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, closed sales September 23, 2021 to September 23, 2026, and the Collier County Property Appraiser 2026 preliminary sales file.

Honors and recognition:

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

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

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review

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

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

Key Takeaways

• Ponziane is Corso Bello Drive. The MLS name covers 34 Lennar homes built in 2016 and 2017 on Lipari-Ponziane Block “B” Replat. Lipari Court, Block A of the same 2006 plat, is 28 more homes under the MLS name Lipari.
• It is not The Peninsula. The 2021 restated Master Declaration lists Corso Bello and The Peninsula (Montiano) as separate neighborhoods.
• Every Corso Bello home is golf-bundled by recorded document. Lennar added lots 1 to 33 and then lot 34 to the Golf Club Declaration in 2016. On Lipari Court, 19 of 28 lots carry a recorded golf joinder and 9 do not.
• Ponziane trades near $2.6 million. The trailing-12-month MLS median is $2,590,000 on five sales at $887 per square foot, the highest per-foot price of any neighborhood in ZIP 34113 and 34114 with five or more sales of 2,500 to 4,000 square feet at $1 million or more; only The Peninsula’s two sales were higher.
• Homes have more than doubled since Lennar sold them. The median Corso Bello resale is 135 percent above its original Lennar price, after a median hold of 7.2 years.
• The true carrying cost is about $20,600 a year for a Corso Bello home, including the $3,612.08 Wentworth Estates CDD line that the MLS “total recurring fees” field leaves out.
• A resale buyer wires $15,799 in known community charges at closing, including $7,500 to the Master Association and $7,500 to the Golf Club.
• Every home on both streets is in FEMA Zone AE with an 8-foot base flood elevation. Corso Bello first floors sit at 7.65 to 8.61 feet; 21 of 27 surveyed Lipari Court floors sit below 8 feet.
• No neighborhood association. Both streets are governed by the Master Association, the Golf Club and the CDD, plus 2006 neighborhood covenants that are still of record.
• All ages. No recorded document on either street carries 55-plus language, and Treviso Bay is not age-restricted.

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

Living in Ponziane at Treviso Bay means a gated estate home with a recorded golf membership on Corso Bello Drive with a private pool and spa, a lot that backs onto the golf course, a lake or the preserve, and a resident gate less than half a mile from your driveway. The TPC clubhouse is about half a mile away or less; Club Rilassare is about a mile and a half.

Treviso Bay is a 1,431-home, all-ages gated community off US 41 East, and Ponziane sits at its quiet far end. Most Treviso Bay traffic flows through the main gatehouse at 9050 Treviso Bay Boulevard; Corso Bello Drive homeowners have a second option, Gate House #2 at the end of their own street.

How close everything is, lot by lot

Straight-line distances measured from the county’s own address points put every Corso Bello Drive home 0.31 to 0.52 miles from the TPC Treviso Bay clubhouse at 9800 Treviso Bay Boulevard, 0.23 to 0.38 miles from Gate House #2 at 9965 Corso Bello Drive, 1.58 to 1.70 miles from the Club Rilassare campus at 9323 Treviso Bay Boulevard and 1.66 to 1.77 miles from the main gate. Lipari Court sits in the middle of the community instead: 0.56 to 0.79 miles from the clubhouse, 0.67 to 0.85 miles from Club Rilassare and 0.89 to 1.04 miles from the main gate. In practice, Corso Bello Drive is the golf-and-dining end of Treviso Bay and Lipari Court is the central, spa-and-tennis end.

The resident gate at the end of the street

Gate House #2 stands on the Corso Bello Drive road tract (Tract R-9, 8.68 acres, owned by the Treviso Bay Property Owners Master Association). Lennar’s 2015 prospectus for Treviso Bay described it as “owner access only,” which is what makes Corso Bello Drive different from every other street in the community: a Corso Bello owner can leave by the back gate onto Southwest Boulevard instead of driving the length of Treviso Bay Boulevard. Current staffing and hours of the second gate are not published; confirm them with the Master Association before you count on them.

Golf on one side, water or preserve on the other

The even-numbered homes, lots 19 to 34, back directly onto the golf course’s Tract GC-2. On the odd side, lots 1 to 4 look across a lake to the golf course, lots 13 to 18 back directly onto a district lake, and lots 5 to 12 back onto a preserve tract with no mapped water or fairway directly behind them. The lot-by-lot guide further down this page lists every address.

Who lives here

The county’s 2026 preliminary roll shows a homestead exemption on 13 of the 34 Corso Bello Drive homes, 38 percent, which makes Ponziane a majority second-home street. Owners’ mailing addresses run to Florida (17), New York (5), Pennsylvania (3), New Jersey (2), Massachusetts (2) and one each in Connecticut, Indiana, Michigan and Ontario. Lipari Court is the opposite: 19 of its 28 homes, 68 percent, carry a homestead exemption. Read together, the two figures suggest a seasonal street and a year-round street, although a homestead exemption is only one signal of how a home is used.

What the street looks like

Every Corso Bello Drive home is a Lennar “Classic Homes” design of 2016 or 2017 with a screened pool and spa behind it and an enclosed garage; the neighborhood’s 2006 covenant calls for tile roofs of at least a 4:12 pitch. The home sizes run from about 2,800 to 3,700 square feet of living area by the MLS measure, on lots of 12,632 to 24,394 square feet. Lipari Court homes are bigger and on bigger lots, and they were built by several different builders, so the street reads as a collection of custom estate homes rather than a single-builder row.

Ponziane Market Snapshot: What Corso Bello Drive Homes Sell For Now

Ponziane homes on Corso Bello Drive sold for a median of $2,590,000 over the 12 months to September 23, 2026, on five MLS closings from $2,500,000 to $2,865,000, a median of $887 per square foot. Over 24 months, the first window with ten sales, the median is $2,570,000.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Treviso Bay development, closed September 23, 2021 to September 23, 2026, pulled September 23, 2026, and cross-checked sale by sale against the Collier County Property Appraiser’s recorded deeds.

Every figure here is calculated from the individual sales, not copied from a portal. Medians of price per square foot and sale-to-list ratio are the median of the per-sale ratios, and each window names its sample size. We publish the numbers this way because a seller deserves to see the comparable set, and because an agent’s claims should be checkable: it is the same standard we hold ourselves to when we are compared on the public record with the other best real estate agents in Naples.

The window we use, and why

Five sales in 12 months is too few for a reliable median, so we widen the window until it holds at least ten closings. The 24-month window, September 23, 2024 to September 23, 2026, is the first to reach ten. We show both: the 12-month list sale by sale, and the 24-month median.

The 24-month median of $2,570,000 is the mean of the two middle sales, $2,550,000 and $2,590,000; the 5-year median of $2,550,000 is the mean of two identical middle sales. One 2024 closing was entered in the MLS without days on market and is left out of that one column. Total 24-month volume: $25,878,888.

Every Ponziane closing in the last 24 months

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Lot position from the county’s parcel map. The first five rows are the trailing 12 months. Seven of the ten have already appeared as recorded deeds on the county roll at the same price (9910’s deed rounds $2,788,888 to $2,788,900); the three most recent had not yet reached the August 29, 2026 roll file.

The trailing 12 months, sale by sale

Five homes sold in the 12 months to September 23, 2026, for a total of $13,255,000 and a mean of $2,651,000. The record, $2,865,000 for 9852 Corso Bello Drive in March 2026, is a two-story Lantana plan of 3,542 square feet on a golf lot. The highest price per square foot, $919, is 9871 Corso Bello Drive, lot 1, a 2,818-square-foot home that looks across a lake to the golf course, which sold at its full asking price in 16 days. The two preserve-side homes, 9911 and 9915, sold for $2,550,000 and $2,750,000, and 9911 recorded zero days on market.

What is for sale right now

On September 23, 2026 the MLS showed no active Ponziane listing and no pending sale. With 16 of the 34 homes still owned by their first buyer and five sales in the last year, a Corso Bello Drive home comes to market only a handful of times a year, which is why owner outreach and early notice matter for buyers here.

The sale the MLS never saw

The county roll records one Corso Bello Drive resale inside the five-year window that never appeared on the MLS: 9919 Corso Bello Drive, lot 13, a direct-lake 2,818-square-foot home, $2,500,000 on March 20, 2023 (Official Records Book 6227, Page 3327, coded not qualified by the Property Appraiser). We count it in the resale record below, and we label it as county-recorded rather than an MLS sale. No builder-direct sale has occurred on Corso Bello Drive since Lennar’s last closing in August 2017: every sale since then is a resale.

Five years of Ponziane prices

No Ponziane home closed on the MLS between September 23, 2021 and March 9, 2023. Before that window the county roll shows four 2021 resales at $950,000 to $1,888,000, which is where the step change in Corso Bello Drive values began: resales from 2017 to April 2021 closed within 17 percent of Lennar’s original prices, the July 2021 resales reached $1.6 million to $1.9 million, and the resales of 2023 onward run $2.2 million to $2.9 million.

Lipari Court Sales: The Other Half of the Plat

Lipari Court homes sold four times on the MLS in five years, at $2,450,000 to $3,450,000, a median of $3,200,000, with no MLS sale in the last 12 months. Two more Lipari Court sales were recorded with the county without an MLS listing, including $3,350,000 in September 2024.

Data updated: September 2026. Source: Southwest Florida MLS Matrix (MLS label LIPARI, closed September 23, 2021 to September 23, 2026) and the Collier County Property Appraiser’s recorded sales.

Because Lipari Court has fewer than ten sales in any recent window, we list every one rather than quote a median as if it were a market.

Every Lipari Court sale in the last five years

Sources: Southwest Florida MLS Matrix; Collier County Property Appraiser sales file (9668: Official Records Book 6402, Page 3092; 9630 recorded January 7, 2022).

Why Lipari prices run higher

Three reasons show in the records. Lipari lots are larger (median 20,908.5 square feet against 15,682 on Corso Bello Drive), the houses are larger (a county base-area median of 3,385.5 square feet against 2,818), and several have been rebuilt or expanded: 9631 is a new home completed in 2023 on a permit valued at $850,000, and 9635 sold for $3,450,000 after a 738-square-foot addition permitted in 2022. The county sees the same gap: its 2025 certified values put the median Lipari Court home at $3,077,098 against $2,391,557 on Corso Bello Drive.

Two Lipari Court sales that set the street’s range

The 2024 sale of 9635 Lipari Court at $3,450,000, $1,056 per square foot, is the highest per-foot price on either street and the highest recorded price on Lipari Court; it closed at 76.8 percent of a $4,495,000 asking price after 123 days. The off-market sale of 9668 Lipari Court at $3,350,000 four months later was followed in 2025 by county permits for demolition and a $640,000, 5,713-square-foot rebuild, so the next sale of that address will be a different house.

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

Ponziane homes on Corso Bello Drive sold in a median of 16 days on market over the 12 months to September 23, 2026, and 18 days over 24 months, at a median of 96.2 and 95.8 percent of the final asking price. Correctly priced homes go under contract fast; overpriced ones sit for months.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, days on market as recorded by the listing agent; closings without a recorded figure are excluded from this measure only.

Where the fast sales come from

Six of the ten 24-month closings went under contract in 20 days or fewer: 9911 on the day it listed, 9899 in 2 days at slightly over asking, 9880 in 7, 9852 in 11, 9871 in 16 and 9915 in 20. What they share is a list price inside the band the last sales established. 9871 was listed at $2,590,000 and sold at exactly that; 9899 was listed at $2,650,000 and sold at $2,660,000.

Where the slow sales come from

The four slow sales, 9923 at 96 days, 9872 at 104, 9856 at 132 and 9910 at 314, all started well above where they finished: 9910 listed at $2,988,000 and closed at $2,788,888, and 9872 listed at $2,825,000 and closed at $2,500,000, 88.5 percent of its asking price. The lesson for a Ponziane seller is that the market here does not reward testing a high number; it reaches the right number either way, and the slow route costs a season.

How Ponziane compares inside Treviso Bay

Over the same 12 months, Ponziane’s 16-day median is the second fastest of any Treviso Bay single-family neighborhood with three or more sales: Bella Firenze was faster, a median of 14 days on three sales, while Pavia took 149 days on three and Via Veneto 114 days on three. The Peninsula’s two sales include one of 201 days.

How Does Ponziane Compare With Other Naples Estate-Home Neighborhoods?

Ponziane is the highest price-per-square-foot neighborhood in ZIP codes 34113 and 34114 with five or more sales of 2,500 to 4,000 square feet at $1 million or more in the last 12 months: $887 per square foot at a $2,590,000 median. Only The Peninsula, also inside Treviso Bay, is higher, at $910 on two sales.

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 records), pulled September 23, 2026.

The benchmark, trailing 12 months to September 23, 2026

The yardstick: MLS closings of 2,500 to 4,000 square feet of living area at $1,000,000 or more, grouped by neighborhood, medians of per-sale ratios.

Bella Firenze shows two sales here, not three, because its third 12-month sale falls below the 2,500-square-foot floor of this yardstick. By development on the same yardstick, Treviso Bay as a whole trades at $809 per square foot (11 sales), ahead of Isles of Collier Preserve ($706), Caymas ($680), Fiddler’s Creek ($644), Naples Reserve ($596), Lely Resort ($540), Hacienda Lakes ($503) and Esplanade by the Islands ($418).

What the premium is paying for

Ponziane’s homes are not the largest in this table; its median home is 2,818 square feet, smaller than most. The premium buys the combination no other row offers at once: a deeded TPC golf membership on every lot, a private pool and spa on every lot, a location inside a gated community off US 41 East, and a supply of only 34 homes that rarely come to market.

The same-builder, same-plan comparison

The clearest way to see the Ponziane premium is the Lennar plan that appears in three Treviso Bay neighborhoods. The county measures it at 2,818 square feet of base area. On Corso Bello Drive, Lennar sold 20 of them in 2016 and 2017 at a median of $990,900. In Siracusa, five of the same county-measured plan sold new in 2016 at a median of $804,800, and in Bella Firenze thirteen sold in 2014 and 2015 at a median of $826,600. Same builder, same plan, same years: about $186,000 more on Corso Bello Drive from the first day, before any resale appreciation.

Thinking of selling or buying in Ponziane? Talk to the team that tracked every Corso Bello Drive sale

With no Ponziane home on the market on September 23, 2026 and only 34 homes on Corso Bello Drive inside Treviso Bay, the next sale sets the price for everyone else on the street. If you own one, start with a free Ponziane home valuation or call Jesse direct at (239) 898-6072. If you want to buy one, call Marc at (239) 287-5873 and read how we represent buyers in Naples, so you hear about the next Corso Bello Drive or Lipari Court home early.

From 20 Estate Lots to 34 Lennar Homes: How Ponziane Was Planned, Replatted and Built

Ponziane at Treviso Bay began in 2006 as a planned enclave of 20 large estate lots on the original developer’s Lipari-Ponziane plat. After the developer’s collapse, Lennar took title in 2011, replatted the 20 lots into 34 in 2015, recorded golf memberships on all of them in 2016, and sold every home between January 2016 and August 2017.

That history explains almost everything unusual about the street today: why its covenant still describes a different product, why its golf answer is so clean, and why Lipari Court, on the same original plat, looks nothing like it.

2006: the Lipari-Ponziane plat

The original Treviso Bay developer, Treviso Bay Development, LLC, with two affiliated VK Holdings entities, recorded the Lipari-Ponziane plat on November 21, 2006 (Plat Book 47, Pages 80 to 89; Instrument 3935783). It is a replat of part of the original Treviso Bay plat and adds land in Sections 31 and 32, Township 50 South, Range 26 East. Block A was named “Lipari,” with 28 lots; Block B was named “Ponziane,” with 20. The same plat created the golf course tracts GC-1 to GC-3, the Corso Bello Drive road tract R-9, the Lipari Court road tract R-8, lakes, preserves and several future-development tracts that later became the Terrace condominiums on Acqua Court and Giaveno Circle and the Veranda condominiums on Venezia Circle.

2006: the Ponziane neighborhood covenant

Two weeks later, on December 6, 2006, the developer recorded a Supplemental Declaration for Ponziane at Treviso Bay Neighborhood (Official Records Book 4149, Page 1158, 11 pages) and a matching Supplemental Declaration for Lipari at Treviso Bay Neighborhood (Book 4149, Page 1169). The Ponziane covenant describes a small, high-end enclave: no more than 20 detached homes, each with at least 4,500 square feet of enclosed living area, 15-foot side setbacks, a two- to four-car enclosed garage, tile roofs and natural-gas appliances under a Peoples Gas agreement. We come back to what those rules mean today in the governing-documents section below.

2007: the golf maintenance compound at the end of the street

In April 2007 the golf-course affiliate recorded the Tract GC-5 Replat (Plat Book 48, Page 64), which turned one golf tract into Lot 1, Block C: the 3.85-acre golf maintenance compound at 9955 Corso Bello Drive. The county roll shows a 7,892-square-foot maintenance building, garage buildings of 6,000 and 1,983 square feet and 40,000 square feet of paving there, all dated 2007, and Gate House #2 next door was built in 2008. Both were in place eight years before the first Ponziane home.

2008 to 2011: the collapse, and Lennar’s certificate of title

The Ponziane block sat empty through the housing crash. A handful of Lipari Court lots had been sold to private builders in 2006 and 2007, and four homes were completed there by 2010, but the original developer defaulted. Lennar Homes, LLC took title to the unsold Treviso Bay land by a Certificate of Title recorded in Official Records Book 4742, Page 962 on November 9, 2011, and became the community’s Declarant through recorded assignments of the original developer’s rights. A later Lennar affidavit recites that chain.

2015: the Block B Replat, 20 lots become 34

On March 5, 2015 Lennar recorded the Lipari-Ponziane Block “B” Replat (Plat Book 58, Pages 17 to 18; Instrument 5091299), described on its face as “a replat of all of Lots 1-20, ‘Ponziane’ ‘Block B’.” The 20 estate lots became 34 smaller lots, and those 34 lots are Corso Bello Drive today. The county roll codes them as their own subdivision, Lipari-Ponziane Block B Replat, with 34 parcels.

2016 to 2017: Lennar sells all 34 homes

Lennar marketed the homes as part of its “Classic Homes at Treviso Bay” collection, and its 2016 site plan for the community labeled the street “Ponziane, Luxury Golf Estates.” The Collier Clerk’s index shows a Lennar Homes, LLC deed on 32 of the 34 lots, and the county roll shows the first sales of the other two in the same months and price band. The first home closed on January 29, 2016 and the last on August 16, 2017. The Lennar deed for lot 1, 9871 Corso Bello Drive, recorded May 23, 2016, is typical: a special warranty deed for $1,059,793, subject to the Master Declaration, the CDD’s assessments and Florida’s Chapter 558 construction-defect notice rules, with a mediation-then-binding-arbitration clause for construction disputes. Lennar pulled its own notices of commencement, acting as its own contractor; the one notice naming DeAngelis Diamond Construction in December 2015 was for the sales construction trailer, not the homes.

Lipari Court: three generations of builders

Lipari Court followed a completely different path. In 2006 and 2007 the original developer sold its lots in groups to two builder entities: one affiliated with Gulfshore Homes, whose Gulfshore Homes Construction built lots 1 and 10, and one whose contractor of record was McGarvey Custom Homes, which built lots 8 and 27. After the crash, lenders took back the unbuilt lots, and some traded for as little as $49,900 each in 2012. Lennar then sold 18 lots, in groups, and a lender affiliate 3 more, to STBD LLC, a Stock entity: every STBD notice of commencement names Stock Construction LLC as the contractor, and the county elevation certificates of 2014 name Stock Development as the owner. Stock completed and sold those 21 homes between September 30, 2013 and April 29, 2015. Stock’s own October 2013 press release said it had signed 10 new-home contracts at Treviso Bay in two months, priced “from the $700s,” with a Geneva model on Lipari Court of 4 bedrooms and 4.5 baths at $829,990. The last three lots were built by their owners: lot 21 (2015), lot 5 (2017) and lot 13 (2023).

Ponziane Floor Plans, Sizes, Pools and Garages

Ponziane homes on Corso Bello Drive are one- and two-story Lennar designs of about 2,800 to 3,700 square feet of living area by the MLS measure, with three or four bedrooms plus a den, three or four baths, an attached garage, and a private pool, spa and screen enclosure on every lot. Four Lennar plan names are documented.

Lennar’s archived pages for the collection advertised “6 floor plans,” “Preserve and lake view home sites available,” Lennar’s “Everything’s Included” package, and square footage “from 2,394 to 3,659.” Prices on those pages started “from $584,999s” in September 2015 and ran from about $587,000 to $857,000 by August 2016, from a Welcome Home Center at 9004 Tamiami Trail East.

The Lantana, the two-story plan

The Lantana is 3,542 square feet on two stories, with 4 bedrooms, 3 baths, a second-floor bonus room and a three-car garage; Lennar described “a magnificent master suite downstairs” with “three very spacious bedrooms upstairs.” Lennar listed it at $796,999 in December 2015 and $798,999 in April 2016. The MLS carries exactly 3,542 square feet at 9852 and 9856 Corso Bello Drive, and the county’s plan signature for that group appears on six golf-side homes: lots 19, 20, 27, 29, 30 and 34.

The Laurel

The Laurel is 3,659 square feet on two stories, 3 bedrooms and 4 baths, with “an extensive lanai with an outdoor winter kitchen.” Lennar listed it at $849,999 in December 2015 and $856,999 in July 2016. The MLS figure for 9915 Corso Bello Drive, lot 12, is exactly 3,659 square feet.

The Camellia

The Camellia is a one-story plan of 3,043 square feet with 4 bedrooms, 3 baths and a den, listed by Lennar at $759,999 in December 2015 and $761,999 in March 2016. The MLS carries exactly 3,043 square feet at 9872 Corso Bello Drive, lot 24.

The 2,818-square-foot plan, 20 of the 34 homes

The most common house on the street is a one-story plan that the county measures at 2,818 square feet of base area on 20 of the 34 lots, and that six MLS listings show at 2,818 square feet of living area, usually as three bedrooms plus a den and three baths. The closest Lennar plan of the period is the Bougainvillea II, a one-story plan of 2,799 square feet with 3 bedrooms, 3 baths, a study and an oversized three-car garage, listed at $703,999 in August 2016, but the figures do not match exactly, so we do not assign a plan name to these homes. The same 2,818-square-foot county signature appears in Lennar’s Siracusa and Bella Firenze neighborhoods at Treviso Bay.

The two plans without a documented name

Four homes (lots 4, 5, 22 and 28) share a county signature of 3,047 square feet of base area and 4,256 adjusted, and two (lots 8 and 16) share 3,118 and 3,761; the MLS shows 9899, lot 8, at 3,118 square feet with four bedrooms plus a den. No archived Lennar plan page matches either group, so these homes are best described by their measured sizes.

County size versus MLS size

On two-story homes the county’s base area is not the living area. The Lantana group measures 2,438 to 2,474 square feet of base area on the county roll against Lennar’s and the MLS’s 3,542. When you compare Ponziane homes, use the MLS or builder living area and say which figure you are using; when you compare assessed values, use the county’s.

Pools, spas, garages and lots

The county roll lists a private pool, a spa and a screen enclosure on all 34 Corso Bello Drive homes, with pools classed from about 300 to 455 square feet. Lots measure 12,632 to 24,394 square feet, a median of 15,682; the largest, lot 34 at 9934 Corso Bello Drive, is the corner at the end of the golf side. Lipari Court lots run larger, 17,424 to 34,412 square feet, with pools on all 28 homes, spas on 27 and screen enclosures on 22. Both 2006 neighborhood covenants call for two- to four-car enclosed garages with automatic doors and bar converting a garage without approval.

What Lennar charged, 2016 to 2017

Source: Collier County Property Appraiser sales file and Collier Clerk deeds; medians of even samples are the mean of the middle pair. Deed prices ran roughly $180,000 to $400,000 above Lennar’s published base prices for the same plans in the same months, which would be lot premiums and options; Lennar’s lot-premium schedule was not published, so we do not split the two. At launch the preserve lots were the discount lots, about $114,000 below the golf side at the median.

Which Addresses Are Ponziane? A Lot-by-Lot Guide to Corso Bello Drive

Ponziane is every address on Corso Bello Drive from 9852 to 9939 that is a home: the odd numbers 9871 to 9939 are lots 1 to 18 on the south side, and the even numbers 9852 to 9934 are lots 19 to 34 on the north side, against the golf course. The other Corso Bello Drive addresses are golf, gate and utility sites, not homes.

The table lists all 34 homes with what the lot backs onto, the county’s measured size, the lot size, Lennar’s original sale and the latest resale on record.

Sources: Collier County Property Appraiser 2026 preliminary roll (sizes, lots, sales through August 29, 2026); Southwest Florida MLS for the three September and August 2026 closings not yet on the roll; lot position from the county parcel map. County base area is not living area on two-story homes.

How to read the lot positions

“Golf course” means the lot backs directly onto golf Tract GC-2; Lennar’s 2016 site plan placed these lots along the 17th-hole side of the course. “Lake, then golf” means a lake sits between the lot and the fairway. “Lake” means the lot backs directly onto a district-owned lake carved from golf Tract GC-1. “Preserve” means the lot backs onto district preserve Tract P-4 and golf rough, with no mapped water or fairway directly behind it.

The other addresses on Corso Bello Drive

The county’s address points list twelve non-home sites on the street, including 9849 (a district bridge and boardwalk), 9942 (a mail kiosk), 9945 and 9949 (golf structures), 9955 (the golf maintenance compound), 9965 (Gate House #2) and 9968 (a wall). Buyers at the gate end of the street should know the maintenance compound and the resident gate are neighbors.

Lipari Court, Lot by Lot: 28 Homes, Several Builders, a Split Golf Record

Lipari Court is 28 single-family homes on Block A of the 2006 Lipari-Ponziane plat, numbered 9630 to 9692, built from 2008 to 2023 by Gulfshore Homes, McGarvey Custom Homes, Stock and three owners’ custom builders. Nineteen lots carry a recorded Golf Club joinder; nine do not.

Twenty-two of the 28 lots back onto lakes and six, lots 13 to 18, back onto preserve and wetland. No Lipari Court lot touches the golf course.

Sources: Collier County Property Appraiser roll (year built, lot size), Collier Clerk party and legal indexes (builders), and the recorded Golf Club supplements listed in the golf section below. “None found” means no recorded golf instrument names the lot; it is not a title opinion.

Is Golf Included With a Ponziane Home? The Recorded Answer

Yes. Every one of the 34 Ponziane homes on Corso Bello Drive carries a Treviso Bay Golf Club membership by recorded document: Lennar added lots 1 to 33 to the Golf Club Declaration on August 12, 2016 and lot 34 on September 14, 2016. On Lipari Court, 19 of the 28 lots are golf-bundled by recorded joinder.

Golf at Treviso Bay is not sold separately. The Treviso Bay FAQ for 2025 says 825 properties in the community are bundled with a golf membership and that “There are NO additional Golf memberships available.” Whether a home is one of the 825 is set by the recorded Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club (Official Records Book 4774, Page 2841, recorded March 15, 2012) and by the supplements and joinders recorded after it. Membership is mandatory for every lot submitted to that declaration, and it runs with the land.

Corso Bello Drive: all 34 lots, by two 2016 supplements

Lennar, as the owner of the unsold lots and the Golf Club’s declarant, recorded a Supplemental Declaration adding “Lots 1 through 33, inclusive, of Lipari-Ponziane, Block ‘B’ Replat” on August 12, 2016 (Instrument 5300948, Book 5303, Page 2692) and a second supplement adding lot 34 on September 14, 2016 (Instrument 5312305, Book 5313, Page 3677). None of the 34 lots has ever been withdrawn.

The seven owners who joined

By August 12, 2016 Lennar had already closed seven Corso Bello Drive homes, lots 1, 2, 3, 22, 23, 24 and 25, so it could not add those lots on its own. It re-recorded the first supplement on January 9, 2017 with a signed Joinder and Consent from each of those seven owners (Instrument 5354473, Book 5351, Page 3024). Each joinder binds the lot “the same as if” it had been in the original Golf Declaration’s Exhibit A, as a covenant running with the land that can only be withdrawn under the Golf Declaration’s own terms. The seven joinder lots match exactly the seven Lennar deeds recorded before August 12, 2016 in the Clerk’s index, which is how we know the chain is complete.

Lipari Court: 19 of 28 lots, one joinder at a time

The 2012 Golf Declaration’s Exhibit A named no Lipari Court lot. Instead, Lipari lots were added in six supplements between 2012 and 2015, each carrying the written joinder of the lot owners at the time, usually signed at the buyer’s closing:

• Lots 5, 8, 10 and 27, recorded August 1, 2012 (Instrument 4724064, Book 4822, Page 1407)
• Lots 2 and 3, recorded November 26, 2013 (Instrument 4917301, Book 4986, Page 3968)
• Lots 4, 6 and 15, recorded August 6, 2014 (Instrument 5015920, Book 5064, Page 3860)
• Lots 11, 16, 20, 22, 23 and 24, recorded December 3, 2014 (Instrument 5058408, Book 5099, Page 3579)
• Lots 9, 12 and 17, recorded January 7, 2015 (Instrument 5071068, Book 5110, Page 1587)
• Lot 28, recorded August 4, 2015 (Instrument 5156187, Book 5181, Page 555)

That is 19 lots. The Golf Club’s amended and restated declaration of December 19, 2018 (Book 5582, Page 3518) carries the supplements recorded through December 2014 forward in its own exhibit; the 2015 and 2016 supplements stand on their own recordings.

The nine Lipari Court lots with no recorded golf filing

No recorded instrument adds Lipari Court lots 1, 7, 13, 14, 18, 19, 21, 25 or 26 (9692, 9668, 9631, 9635, 9651, 9655, 9663, 9679 and 9683 Lipari Court) to the Golf Club, and no instrument has ever withdrawn a Lipari lot. The MLS agrees on two of them: the 2022, 2023 and 2024 listings of 9635 and 9631 showed no golf dues. It disagrees on one: the 2025 listing of 9692 showed golf dues although no golf filing names lot 1. The recorded documents are the authority, but only a current Golf Club estoppel settles a specific home, which is why we ask for one before any Lipari Court listing or offer.

Why listings disagree

The MLS “mandatory club fee” field is typed by the listing agent. Ten of the eleven Corso Bello Drive MLS records that carry fee data show golf dues; the eleventh, 9856 in 2025, shows $0 in that field while its total of $15,251 includes the golf dues, a keying slip rather than a different answer. Portal summaries repeat whatever was typed. The recorded supplements do not change from listing to listing.

How to confirm golf status for a specific home

1. Ask the Master Association for an estoppel certificate showing the Golf Club charges (Treviso Bay’s management charges $299, or $418 for a rush).
2. Match the lot and block from the deed to the recorded supplement: Block B Replat lots 1 to 34 for Corso Bello Drive, or the Lipari Court supplement list above.
3. Treat the MLS club-fee field as a signal only.

What a golf membership costs, and what a non-golf owner still gets

A golf-bundled home pays the Golf Association’s 2026 charges of $5,350 a year (dues $3,850, reserves $1,400 and capital $100) on top of the Master Association, and a resale buyer pays a $7,500 Golf Club capital contribution at closing. A non-golf Lipari Court owner pays neither, and still has every Master Association privilege: the clubhouse and its dining, Club Rilassare’s pools, spa, fitness center, tennis and pickleball, and the satellite pools. The Golf Club’s declaration also lets its board open the course to non-golf members at times it chooses. The Golf Club is itself a Florida Chapter 720 homeowners’ association, as the recorded 2021 cost-sharing agreement between the Golf Club and the Master Association recites, so unpaid golf dues become a lien on the lot like any association assessment.

Golf Course, Lake or Preserve: Which Ponziane Lot Is Which, and What Is Each Worth?

Ponziane lots fall into four groups: 16 golf-course lots on the north side, 6 direct-lake lots, 4 lots that look across a lake to the fairway, and 8 preserve lots. The county’s land values put a 30 percent premium on the ten water lots and give golf-course frontage nothing extra.

That finding runs against what most buyers assume, so it is worth showing the numbers, which come from the Collier County Property Appraiser’s certified values for 2024 and 2025.

What is behind each group

Measured on the county’s parcel map: the 16 even-numbered golf lots (19 to 34) back directly onto golf Tract GC-2, with tee boxes 12 to 37 meters behind lots 19 to 23 and greens 34 to 42 meters behind lots 23 to 27. Lots 1 to 4 back onto a lake inside golf Tract GC-3, with the fairway 55 to 67 meters beyond. Lots 13 to 18 back directly onto a district lake, water within 3 meters of the rear line. Lots 5 to 12 back onto district preserve Tract P-4 and golf rough, with no mapped water or fairway within 14 to 97 meters.

What the county says each lot is worth

Source: Collier County Property Appraiser, certified values, tax years 2024 and 2025. The water rate is exactly 1.301 times the other rate in both years. On same-size lots of 15,682 square feet, the three lake lots were valued at $1,489,752 of land in 2025 and the three golf lots at $1,144,757, a difference of $344,995. The county’s improvement values for the 2,818-square-foot plan fall in the same band whatever the lot position, so there is no separate golf step at the parcel level. The 2026 preliminary roll drops the water split and values land on a lot-size curve instead.

What buyers actually paid

The market has not always agreed with the county. At Lennar’s launch the preserve lots were the discount lots and the lake-then-golf lots the dearest. On resale, the seven 2,818-square-foot homes that sold from 2023 to 2026 ranged from $2,200,000 to $2,590,000, and the two golf-side homes in that group, 9880 and 9926, were the two lowest. Two sales are too few to call a rule, but they are a reason to price a golf-side 2,818 home against lake and preserve sales rather than assume a golf premium.

The end of the street

Past the highest-numbered homes on Corso Bello Drive are the golf maintenance compound at 9955 and Gate House #2 at 9965; by address, the homes in the 9920s and 9930s are the closest to both. Maintenance-yard hours and traffic are not published, so ask to see the street on a weekday morning before you buy near that end.

Lipari Court lots

On Lipari Court the county valued lake lots at $75.00 per square foot of land in 2025 and preserve lots at $65.00, a 15 percent spread, and it valued golf and non-golf lots identically. At Stock’s launch, lake lots sold for about $180,000 more than preserve lots at the median, while lots with a recorded golf joinder sold for almost the same as lots without one ($1,057,600 against $1,028,900 at the median).

How Much Have Ponziane Homes Appreciated Since Lennar Sold Them?

Ponziane homes have more than doubled. The 15 Corso Bello Drive homes with a recorded resale sold, at their latest resale, for a median of 135.1 percent more than Lennar’s original price, a median gain of $1,465,200 after a median hold of 7.2 years; the median compound rate is 11.4 percent a year across the 14 homes held longer than six months.

Data updated: September 2026. Source: Collier County Property Appraiser recorded sales through August 29, 2026, original Lennar deed to latest recorded resale; three 2026 MLS closings added separately below.

The resale record, home by home

Eighteen of the 34 homes have resold at least once: 15 on the county roll through August 29, 2026 plus 9911, 9871 and 9915, which closed on the MLS in August and September 2026 at 149.0, 144.4 and 153.5 percent above their Lennar prices. Sixteen homes are still with their first buyer. The resales that closed from 2024 onward, eight on the roll, gained a median of 160.4 percent, $1,561,950, at a median price of $2,500,000.

Two eras of resale

The early resales barely moved. 9887 resold in January 2017 for 16.3 percent over its Lennar price, 9864 in 2018 for 2.7 percent, 9907 in 2018 for 6.9 percent, 9868 in 2020 for 11.0 percent and 9895 in April 2021 for 7.7 percent. Then the market moved: 9899 resold for $1,625,000 in July 2021 and again for $2,660,000 in October 2024, 190.6 percent above its $915,500 Lennar price, the largest gain on the street.

Lipari Court’s resale record

The Stock homes on Lipari Court have resold less often and gained less, starting from an earlier, higher base: nine of the 21 have a recorded resale, at a median gain of 88.1 percent, about 10.9 percent a year. The standout is 9635, bought from Stock for $961,100 in 2014 and sold for $3,450,000 in 2024 after a 2022 addition, 259 percent above its first price.

What Amenities Come With a Ponziane Home?

A Ponziane home has its own pool, spa and screened lanai, a TPC Treviso Bay golf membership recorded in Official Records Book 5303, Page 2692, and every Treviso Bay Master Association privilege: the clubhouse and dining, Club Rilassare’s resort pool, spa, fitness and racquet courts, and the community’s satellite pools. There is no separate Ponziane clubhouse or pool.

Single-family owners in Treviso Bay have no neighborhood association and no neighborhood amenity set of their own; the private pool behind each home is the neighborhood pool. Everything else is shared with the rest of Treviso Bay.

The TPC Treviso Bay clubhouse and course

The clubhouse at 9800 Treviso Bay Boulevard, completed in 2016 on the Lipari-Ponziane Tract GC-4 Replat, is the nearest amenity to every Corso Bello Drive home. The TPC Treviso Bay course, an Arthur Hills design managed by Troon, borders Corso Bello Drive: its Tracts GC-1 and GC-2 are platted on the same Lipari-Ponziane plat as the homes. Details of play, tee times and dining are on the club’s golf pages and dining pages.

Club Rilassare, the spa, fitness and racquet campus

Club Rilassare at 9323 Treviso Bay Boulevard holds the resort pool, a spa and salon, the fitness center, a café bar and eight lighted tennis courts for play, according to Lennar’s 2015 prospectus and the county roll, with two bocce courts in the original design. It is about 1.6 to 1.7 miles from Corso Bello Drive and under a mile from Lipari Court. The club’s amenities page lists current hours.

The dining minimum

Every Treviso Bay membership, golf or not, carries a food and beverage minimum of $750 a year for 2026, due by December 31 under the 2026 annual fee sheet.

The district bridge on Corso Bello Drive

Collier County issued two permits to the Wentworth Estates Community Development District for a bridge and boardwalk at 9849 Corso Bello Drive, $200,000 in August 2024 and $600,000 in July 2025, on a district-owned piece of former golf Tract GC-3 just west of lot 1. The permit files do not describe the scope; the district’s minutes are the place to follow it.

What there is not

There is no marina inside Treviso Bay, and the county roll shows no association pool or amenity building on Corso Bello Drive or Lipari Court. Golf carts must be garaged under the Master Association’s rules.

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

A Ponziane home on Corso Bello Drive costs about $20,615 a year in community charges for 2026: $7,420 to the Master Association, a $3,483 “Corso Bello” lawn line, $5,350 to the Golf Association, a $750 dining minimum and $3,612.08 on the tax bill for the Wentworth Estates CDD. Property tax and insurance come on top.

The MLS “total recurring fees” figure on Ponziane listings, $17,003, is exactly right as far as it goes: it is the Master, lawn, golf and dining lines added together. What it leaves out is the Community Development District, which is billed on the county tax bill rather than by the association. Portal summaries that show a monthly “HOA” figure are usually one line of the stack, not all of it.

The annual stack, 2026

Sources: Treviso Bay 2026 Annual Fee Sheet, revised May 11, 2026; Wentworth Estates CDD FY2027 adopted budget, May 14, 2026. Lipari Court totals assume the full debt line; ten Lipari lots are partly prepaid and pay $2,552.90, and one is paid off.

The Master Association line, taken apart

The $7,420 Master Association assessment is the same for every Treviso Bay home. It carries $5,523 of maintenance, $885 for the bulk cable-and-internet contract, $812 of reserves and $200 of capital reserve. An owner may elect internet-only service at $362 instead of $885, which lowers the line by $523. Single-family owners pay only this Master assessment; the Treviso Bay FAQ says “Single Family homes only pay the Annual Assessment with Treviso Bay Master Association,” plus their lawn line.

The Corso Bello lawn line

The fee sheet bills lawn care by neighborhood, and Corso Bello Drive is its own line: $3,493 in 2024, $3,382 in 2025 and $3,483 in 2026. The legal basis is section 5.13 of the Master Declaration, which lets the Master Association maintain lot landscaping as a specific assessment on a neighborhood. For comparison, the 2026 lines for other single-family neighborhoods run from $1,998 (Via Veneto Villas) to $4,022 (Peninsula), with Bella Firenze at $3,401 and Italia at $3,509.

Lipari Court has no lawn line

There is no “Lipari” line on the 2026 fee sheet, and none of the three Lipari Court MLS listings from 2022 to 2024 showed a lawn charge; their totals equal the Master assessment plus the dining minimum. The Master Declaration makes Master lawn care a right, not an obligation, so the likely reading is that Lipari Court owners maintain their own landscaping. That is an inference from the fee sheet and the listings, not a published rule; a Master Association estoppel on the specific address confirms it.

The CDD line, and why it depends on the street

The Wentworth Estates Community Development District, a Florida Chapter 190 special district, charges every residential unit $1,499.21 a year for operations and maintenance in fiscal 2027, and a debt-service assessment on its Series 2021 bonds that depends on the lot class. The district’s assessment rolls code all 34 Corso Bello Drive lots as “75-foot lots,” at $2,112.87 a year, and all 28 Lipari Court lots as “100-foot lots,” at $3,006.43, or $2,552.90 where a partial prepayment was made. The county’s 2025 tax bills show a non-ad valorem charge of $3,873.99 on every Corso Bello Drive home, the 2025 bill’s version of the same district charges.

What we could not verify

The current CDD payoff amount for a specific lot is not published; the district’s latest per-lot roll we found is from December 2021. The Golf Club’s own budget, the Master Association’s reserve study and any planned special assessment are not published on the association’s public pages, so we do not quote them. A buyer should ask for the Master Association estoppel, the Golf Club estoppel and the CDD’s current payoff statement before closing.

What a Ponziane Buyer Pays at Closing

A resale buyer of a Ponziane home pays $15,799 in known community charges at closing: a $7,500 Master Association capital contribution, a $7,500 Golf Club capital contribution, a $50 resale application, the $250 Rookery Bay environmental grant fee, a $299 estoppel and a $200 post-closing set-up fee. A non-golf Lipari Court buyer pays $8,299.

These are the 2026 figures from the Treviso Bay fee sheet. Who pays each one is set by the purchase contract rather than by the association, so buyer and seller should settle it before the first offer.

The one-time charges, from the 2026 fee sheet

Source: Treviso Bay 2026 Annual Fee Sheet and the association’s realtor information page. An estoppel on an account that is past due costs $179 more.

Why the recorded declaration says $1,250 and the fee sheet says $7,500

Section 9.11 of the 2021 restated Master Declaration sets the resale capital contribution at $1,250 “unless subsequently adjusted by the Board.” The board has adjusted it, and the 2026 amount is $7,500. Section 9.12 exempts some transfers, including a transfer to a wholly owned entity or trust, to a spouse or children, between co-owners and to an institutional lender.

The Rookery Bay fee, explained

The $250 line is the Rookery Bay Environmental Grant Fee under section 9.13 of the Master Declaration, collected on every transfer of title to fund land management at the Rookery Bay National Estuarine Research Reserve. A 2016 Lennar amendment (Book 5321, Page 2956) moved its administration to Friends of Rookery Bay, Inc.

The CDD payoff option

Because the CDD’s debt service is a lien on the lot, a buyer may ask whether to pay it off. The district’s December 2021 capital roll put the Series 2021 lien at $26,636.03 on each Corso Bello Drive lot and at $37,900.74 or $32,195.99 on Lipari Court lots, declining each year as the bonds amortize. Ask the district manager for the current figure.

The “$3,750 transfer fee” in some summaries

Some market summaries show a median Treviso Bay “transfer fee” of $3,750. It is a statistical artifact of blank and partial MLS entries, not a fee that exists. The MLS field on Ponziane listings ranges from $0 to $15,000, and the 2026 listing of 9923 Corso Bello Drive entered $15,000, which is exactly the two $7,500 capital contributions.

Property Taxes in Ponziane, and How the County Values These Homes

Ponziane property taxes run about $15,400 a year in ad valorem tax at the median on the county’s 2026 preliminary roll, plus the CDD’s non-ad valorem line. The county’s 2026 preliminary just values fell about a third from 2025, to a median of $1,537,214 on Corso Bello Drive, while 2026 sales ran $2.5 million to $2.9 million.

Source: Collier County Property Appraiser, 2026 preliminary roll and certified values 2021 to 2025, read from the county’s published data files.

Value history, median just value

A preliminary cut worth knowing about

The 2026 preliminary roll lowers the median Corso Bello Drive just value by about 33 percent and Lipari Court’s by about 32 percent, with both land and improvement values falling, and the same kind of cut appears across Treviso Bay’s single-family neighborhoods. The county has not published a reason, and the 2026 figures are preliminary until certified. For a buyer, the practical point is Florida’s homestead cap under section 193.155 of the Florida Statutes: a homesteaded home’s capped assessed value resets to just value after a change of ownership, so a buyer should budget from the new just value, not from the seller’s bill.

Median taxes by street

The 2026 preliminary ad valorem median is $15,367.50 on Corso Bello Drive and $18,612.20 on Lipari Court (each an even sample, the mean of the middle pair). Thirteen Corso Bello Drive homes and nineteen Lipari Court homes carry a homestead exemption, so the tax on a given home depends heavily on whether the current owner is homesteaded.

Governing Documents: No Neighborhood Association, Three Layers of Covenants

Ponziane has no neighborhood association. Corso Bello Drive and Lipari Court homes are governed by the Treviso Bay Master Association’s 2021 restated declaration, the Treviso Bay Golf Club declaration (for golf lots) and the Wentworth Estates CDD, plus two 2006 neighborhood covenants that are still of record and have never been amended.

A Florida Division of Corporations search for “Ponziane,” “Lipari” and “Corso Bello” returns no association, and the Master Declaration defines Corso Bello and Lipari as “unincorporated groups of single-family homes.” That matters to a buyer in two ways: there is no second set of neighborhood dues, and there is no neighborhood board to answer questions, so the Master Association is the only estoppel and approval source.

The Master Declaration, restated 2021

The Second Amended and Restated Declaration of Covenants, Conditions and Restrictions for Treviso Bay was adopted by the owners on March 25, 2021 and recorded April 26, 2021 (Instrument 6045818, Book 5934, Page 2738, 120 pages). It is the rulebook for leasing, pets, vehicles, signs, landscaping, architectural review, assessments and the capital contribution. Its section 1.24 lists the neighborhoods by street, and section 1.27 defines “Neighborhood Documents” as recorded covenants that apply to one neighborhood only, which is how the 2006 covenants below stay in force. We found no Master amendment recorded after 2021.

The Master Association and the Golf Club

The Treviso Bay Property Owners Master Association, Inc. (Florida document N04000010975, active) and Treviso Bay Golf Club, Inc. (N11000011890, active) are separate Florida not-for-profit corporations, both searchable on the Division of Corporations site. The Golf Association turned over to members in November 2017, and the Master Association’s turnover was scheduled for about the end of 2018, according to the owners’ 2018 turnover committee newsletter.

The 2006 Ponziane neighborhood covenant

The Ponziane supplemental declaration was written by the original developer for 20 estate lots, runs 25 years from December 6, 2006 and then renews automatically in 10-year periods unless 75 percent of the lot owners record a termination, and says that in a conflict it controls over the Master Declaration. Its rules include a minimum lease of 30 days with no more than two leases per calendar year; a 25-foot front setback for side-entry garages and 15-foot side setbacks; a 24-foot setback from a lake and 25 feet from a preserve; tile roofs of at least a 4:12 pitch; a height limit of 35 feet above base flood elevation; a two- to four-car garage; no removal of trees of 4 inches or more in diameter, or of any oak, without approval; and natural-gas water heaters, ranges and dryer piping under a Peoples Gas agreement. It also set a minimum of 4,500 square feet of enclosed living area.

The 4,500-square-foot question

The Lennar homes built after the 2015 replat measure 2,818 to 3,677 square feet of living area on the MLS, well under that 4,500-square-foot figure. Lennar amended the matching minimum for Pavia Court in 2012, from 4,500 to 4,000 square feet (Book 4857, Page 1089), but we found no recorded amendment, release or termination of the Ponziane covenant. How the covenant applies to the 34 replatted lots is a legal question for a real estate attorney, not a finding of any violation; the block was simply planned by the original developer as a 20-lot estate enclave, and Lennar replatted it into 34 lots in 2015.

The 2006 Lipari neighborhood covenant

The Lipari supplemental declaration has the same structure for 28 homes, with a living-area band of 3,250 to 4,750 square feet, 10-foot side setbacks, a 30-foot front setback for side-entry garages and the same two-leases-per-year limit, gas rules and 25-year term. Lipari Court’s homes fit its size band far better than Corso Bello Drive’s fit the Ponziane figure.

The Golf Club Declaration and the CDD

Golf lots are also bound by the Golf Club Declaration of 2012, restated in 2018 and amended in 2023, and by the golf easements in section 7.5 of the Master Declaration, which allow golf play and ball retrieval over lots next to the course. The CDD owns the lakes and preserves behind many of the lots and received the utility facilities in the Corso Bello Drive and Lipari Court road tracts by warranty deed and bill of sale in 2007 and 2008.

Liens and assessments on record

We searched the Clerk’s party index for the Golf Club and the Master Association. Every lien and lis pendens filed by either since 2012 is on a condominium unit or on another street; none is on a Corso Bello Drive or Lipari Court lot. The only Lipari Court filings were developer-era actions in 2011.

Is Ponziane a 55-Plus Community?

No. Ponziane and all of Treviso Bay are open to buyers of every age. Neither the 2021 restated Master Declaration nor the 2006 Ponziane and Lipari covenants contains housing-for-older-persons language, and the Master Declaration extends common-area privileges to members’ children aged 21 and under.

Some active-adult portals list Treviso Bay as a 55-plus community. The recorded documents do not support that: a text search of the restated declaration for “older persons,” “55 years” and “fifty-five” returns nothing, and neither neighborhood covenant restricts age.

Can You Rent Out a Ponziane Home? Leasing Rules on Corso Bello Drive and Lipari Court

Yes, with limits. The Master Declaration allows leases of at least 30 consecutive days, no more than four in any 12 months, with an application to the Master Association 15 days before the lease starts. The 2006 Ponziane and Lipari covenants go further, allowing no more than two leases per calendar year.

The Master Declaration’s leasing rule

Section 5.3 of the restated Master Declaration, as amended by Lennar in 2018 (Book 5536, Page 3274), sets a 30-consecutive-day minimum, no more than four leases in any twelve-month period, and no new lease starting sooner than 30 days after the first day of the previous one. The written lease goes to the Association 15 days before the term; the board approves or disapproves within 15 days or the lease is deemed approved, and it may disapprove only for good cause. The application fee is $100 per adult applicant (spouses count as one), the Association may hold a security deposit of up to one month’s rent, subleasing is barred, and occupants are limited to the tenant, a spouse or partner and their unmarried children.

The neighborhood covenants’ stricter rule

Both 2006 neighborhood covenants say no home in the neighborhood “shall be leased more than two (2) times per calendar year,” with a 30-day minimum, and both say they control over the Master Declaration in a conflict. The association’s fee sheet and FAQ describe only the Master rule. If renting matters to your plans, get the Master Association’s written position on the two-lease limit for the specific address before you buy.

Tenants and the amenities

A tenant who wants to use the Treviso Bay amenities needs a social transfer from the owner, and the owner then uses the facilities only as a guest for the term. The 2026 transfer fees run from $400 for one month to $800 for five months or more, $850 for an annual lease, plus $250 to transfer golf privileges. Owner-absent guests must be registered in advance, with a cap of six overnight occupants.

Pet Rules in Ponziane

Ponziane owners may keep up to three dogs or cats in total, with no weight limit, under section 5.14 of the 2021 restated Master Declaration (Official Records Book 5934, Pages 2757 to 2758). Pit bulls, pit bull mixes and other recognized aggressive breeds are banned regardless of size, and pets are not allowed on the golf course.

The same section allows fish and two indoor birds, requires dogs to be on a leash of no more than six feet in common areas, and lets the board restrict where pets are walked and remove a nuisance animal. The three-animal rule replaced the earlier limit of two small pets of 30 pounds or less by a 2016 Lennar amendment (Book 5246, Page 2622). Neither the Ponziane nor the Lipari neighborhood covenant adds a stricter pet rule, so the Master rule is the rule on both streets.

Architecture, Shutters, Landscaping and What Needs Approval

Any exterior change to a Ponziane home, including storm shutters, awnings, fences, landscaping and artificial turf, needs the prior approval of the Treviso Bay Master Association’s architectural review committee under sections 5.9 to 5.13 of the Master Declaration. Roofs, driveways and exterior paint are the owner’s responsibility.

What the declaration says

Section 5.9 puts “awnings, storm shutters, solar film, and other window coverings” under the committee’s prior approval. Section 5.10 bars fences in common areas unless the Master installed them or the committee approved them. Section 5.11 makes driveways the owner’s responsibility, not the Association’s. Section 5.12 requires irrigation from the non-potable line and bars private wells. Section 5.13 bars artificial grass outside privacy walls unless approved and ties landscape changes to the community’s architectural design standards. Committee decisions may be appealed to the board in writing within 30 days.

The neighborhood covenants on top

The 2006 Ponziane and Lipari covenants add their own design rules: tile roofs, garages that may not be converted without approval, mechanical equipment screened by landscaping or a wall, mailboxes from a pre-approved vendor, and lakefront owners responsible for their own lake bank to the water’s edge unless a neighborhood association is formed. The CDD’s capital plan carries separate lake-bank erosion lines for Ponziane and Lipari, both at $0 for fiscal 2027 to 2031.

Signs and the sale

The Master Declaration’s sign exhibit specifies a standard oval sign of 10 by 18 inches with a dark-green background and white letters; plan listing signage around that.

Is Ponziane in a Flood Zone? Elevations, the 2024 Map and the Lipari Letters

Yes. Every Ponziane home on Corso Bello Drive, and every home on Lipari Court, is in FEMA flood zone AE with a base flood elevation of 8 feet (NAVD88) on panel 12021C0603J, effective February 8, 2024. FEMA’s 2025 preliminary map keeps AE 8. Corso Bello first floors sit at 7.65 to 8.61 feet; most Lipari Court floors sit below 8.

That is the most important physical fact on this page, because it sets whether a lender requires flood insurance and how the policy is rated. It also splits the two streets: Corso Bello Drive was built in 2016 and 2017 on higher pads and sits close to the line, while most of Lipari Court was built in 2013 to 2015 under a map with a lower flood elevation and now sits below it.

What the current map says

We queried FEMA’s National Flood Hazard Layer and the county’s 2024 flood-zone layer at all 62 home addresses and in a 40-meter envelope around each. Every one returned zone AE, base flood elevation 8.0 feet, a special flood hazard area, on panel 12021C0603J. There is no VE zone, no X zone and no letter of map revision anywhere on either street. FEMA’s preliminary map, panel 12021C0603K of March 2025, keeps AE 8 at all 62 homes.

Surveyed floor elevations on Corso Bello Drive

Collier County holds a filed elevation certificate for 33 of the 34 Corso Bello Drive homes (the file for 9918 is indexed but returns an error). We read every one. Most were prepared by Stantec for Lennar in 2015 to 2017, when the base flood elevation was 6 feet; four were re-surveyed for insurance in 2021 and 2022.

Source: Collier County elevation certificate index and the filed certificates, for example 9903 Corso Bello Drive and 9630 Lipari Court; USGS 3D Elevation Program. Two 2008 Lipari certificates in the older NGVD29 datum were converted with NOAA’s VDatum (about 1.29 feet lower in NAVD88).

The highest Corso Bello floors on file are 9910 (8.61 feet), 9915 (8.59) and 9911 (8.56). The lowest is 9872 at 7.65 on its 2022 re-survey. For most of the street the question is inches, not feet.

Lipari Court, and the letters that no longer count

Between 2014 and 2016 FEMA issued two letters removing 19 Lipari Court homes from the special flood hazard area under the 2012 map. LOMR-F 15-04-2156A of December 18, 2014 removed lots 2, 3, 4, 6, 7, 11, 12, 15, 16, 18, 20, 22, 24 and 25 to zone X (shaded); LOMR-F 16-04-2326A of February 26, 2016 removed lots 9, 19, 23, 26 and 28. Those letters told lenders that the federal flood-insurance requirement did not apply. FEMA’s flood layer now marks both letters “Superseded” by the 2024 map, which under FEMA’s revalidation categories means the letter is no longer valid. All 19 homes are back in AE 8, with lowest adjacent grades on the letters of 6.0 to 7.7 feet, below today’s flood elevation. If anyone tells you a Lipari Court home “does not need flood insurance” on the strength of one of those letters, that is out of date.

Why Corso Bello sits higher than Lipari

The Lipari Court homes were surveyed against the 2012 map’s 6-foot flood elevation, so a floor at 6.6 to 7.4 feet then carried 0.6 to 1.4 feet of margin. The Corso Bello homes were built two to four years later on pads roughly a foot higher, and Lipari Court’s street itself is low: the certificates at 9660 and 9692 Lipari Court record road crowns of 5.60 and 5.70 feet. The two 2008 Lipari homes with certificates, built under a 2005 map with a higher flood elevation, sit just above today’s line at about 8.1 and 8.2 feet.

Additions and replacement equipment

Lipari Court is in a rebuilding cycle, and an addition that counts as a substantial improvement on a home whose floor is below the flood elevation is subject to Collier County’s floodplain review. The 2025 certificate for the addition at 9659 Lipari Court shows new machinery raised to 10.9 feet. Owners replacing an A/C system or adding a generator should ask the county’s floodplain office what elevation the new equipment must meet.

Hurricane history, for scale

Every Corso Bello Drive home and all but one Lipari Court home existed for Hurricane Irma in 2017, and all 62 for Ian (2022), Idalia (2023) and Helene and Milton (2024). The nearest high-water marks the U.S. Geological Survey measured are about two miles away at Henderson Creek: 4.15 feet for Irma and 6.38 to 6.39 feet for Ian. Surge varies block by block, so those marks do not show whether water reached any lot; for scale, Ian’s nearest mark was 1.3 to 2.2 feet below Corso Bello Drive’s first floors. Collier County’s issued-permit files from January 2020 to August 2026 show no storm-damage, flood-repair or structural-repair permit on any home on either street.

Evacuation Zone A

All 62 homes are in Collier County’s hurricane evacuation Zone A, the zone with the highest storm-surge exposure in the county’s plan. Shelter openings are storm-specific and listed by Collier County Emergency Management.

Wind design

The county’s building-code wind layers put Corso Bello Drive at a 166-mile-per-hour design wind speed for ordinary (Risk Category II) buildings and most of Lipari Court at 167. The Corso Bello homes were permitted in 2015 and 2016, most likely under the 2014 Florida Building Code, which took effect on June 30, 2015; most Lipari Court homes were likely permitted under the 2010 code. The edition for a specific home is on its permit record.

Insurance for a Ponziane Home: Homeowners, Wind and Flood

A Ponziane owner insures the whole house: a single-family homeowners policy with wind, and flood insurance, which any federally backed mortgage requires because every home is in zone AE. There is no association master policy. Collier County’s Community Rating System class gives National Flood Insurance Program policies a 25 percent discount.

Flood insurance

Under the National Flood Insurance Program’s current rating method an elevation certificate is optional, but it is accepted, and all but two of the 62 homes on the two streets have a public certificate on file with the county that you can hand an agent. First-floor height relative to the flood elevation is one of the rating inputs, which is why Corso Bello Drive’s higher floors matter. Private flood policies price the same facts differently, so quote both.

Citizens and the flood requirement

Florida’s insurer of last resort, Citizens Property Insurance, now requires flood coverage on its personal residential wind policies in phases by dwelling value, reaching all policies on January 1, 2027. At Ponziane’s price level, any Citizens homeowners policy with wind is already inside the requirement.

Wind mitigation

Wind-mitigation discounts come from each home’s Uniform Mitigation Verification Inspection form: roof shape, roof-deck attachment, secondary water resistance and opening protection. The county permit files show 17 homes on the two streets that added impact openings or shutters after construction and two Corso Bello Drive roofs replaced in 2023. The Florida Office of Insurance Regulation explains the credits.

Roof age

Corso Bello Drive roofs date from 2016 and 2017 except the two replaced in 2023; most Lipari Court roofs date from 2013 to 2015. Florida insurers commonly re-underwrite roofs as they pass 15 years, which puts most Lipari Court roofs in that window from 2028 to 2030 and Corso Bello Drive’s from 2031.

Does a Ponziane Home Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Florida’s milestone inspection law, section 553.899 of the Florida Statutes, applies to condominium and cooperative buildings of three or more habitable stories, and structural integrity reserve studies apply to condominium associations under Chapter 718. Every Ponziane and Lipari Court home is a detached single-family house.

That makes Ponziane simpler to buy and sell than the Treviso Bay condominiums: there is no building-wide inspection to wait for, no reserve study to read and no special assessment for structural repairs. The home’s own inspection, roof age and wind-mitigation report take their place. All 62 homes fall inside Collier County’s three-mile saltwater buffer for milestone purposes, which matters only to condominium buildings.

Roofs, Generators and Permits: The Maintenance Record on Both Streets

Collier County’s issued-permit files from January 2020 to August 2026 show Corso Bello Drive homes getting generators, impact openings and two new roofs, with only two additions, while Lipari Court is in an expansion cycle: ten building permits worth about $3.3 million since 2021, including one new home and a 5,713-square-foot rebuild.

Source: Collier County monthly building permit reports, 79 monthly files from January 2020 to August 2026, filtered to Corso Bello Drive and Lipari Court. The June 2021 and December 2023 files were not posted, and the April 2024 file duplicates March.

Corso Bello Drive

Two roofs were replaced in 2023: 9880 Corso Bello Drive ($92,494.50, June 2023) and 9939 ($93,100, September 2023). Two homes were expanded: 9864 with a 1,329-square-foot, $200,000 addition in October 2023 and 9927 with a 600-square-foot, $40,200 project in January 2023. Standby generators were permitted at 9868, 9871, 9875 and 9880 in 2021, 9914 in 2022, 9895 in 2023 and 9903 in 2025, and ten Corso Bello Drive homes added impact openings or storm shutters.

Lipari Court

9631 Lipari Court is a new home on a 2021 permit valued at $850,000, completed in 2023. Additions or major remodels were permitted at 9672 ($210,000, 820 square feet, 2022), 9635 ($390,000, 738 square feet, 2022), 9630 ($62,119, 2024), 9679 ($65,000, 2025), 9659 ($150,000, 2025), 9668 (demolition and a $640,000, 5,713-square-foot building permit, 2025), 9655 ($400,000, 1,787 square feet, 2025), 9660 ($52,000, 2026) and 9663 ($450,000, 1,049 square feet, 2026). Five Lipari Court homes added standby generators between 2022 and 2025.

What the record means for a buyer

A Corso Bello Drive home is a 9- or 10-year-old Lennar house that, on the record, has mostly been maintained rather than rebuilt; the questions are roof age, A/C age and pool equipment. A Lipari Court home may be a 2014 original or a substantially rebuilt house, and the permit history, final inspections and the elevation certificate for any addition are part of due diligence. Unpermitted work never appears in these files, and the county’s per-address permit portal is not searchable without a verification step, so ask the seller for permit records.

Which Schools Serve Ponziane Addresses?

Every Ponziane home on Corso Bello Drive, and every Lipari Court home, is zoned for Manatee Elementary, Manatee Middle and Lely High School in the Collier County Public Schools attendance files for both 2025-26 and 2026-27. The district graded Manatee Elementary and Manatee Middle A and Lely High B for 2025-26.

We checked all 62 addresses against the district’s own 2025-26 and 2026-27 boundary files. Grades are from the district’s 2025-2026 School and District Grades report. Families should confirm assignment with the district for the enrollment year.

Drive times, and why the resident gate matters

Source: free-flow routing on the public OSRM router, September 23, 2026. The Corso Bello times assume Gate House #2, which is owner access only, is open to the driver. Lipari Court’s best route is the main gate either way.

What Is Next Door? Zoning and Development Around Ponziane

Ponziane sits inside the Wentworth Estates planned unit development, zoned under Collier County Ordinance 03-51 as amended by Ordinance 13-45, in the Urban Coastal Fringe Subdistrict of the county’s future land use map. Its neighbors are the golf course, district lakes and preserves, the golf maintenance compound and the resident gate.

What surrounds each street

On Corso Bello Drive, the golf course lies behind the north-side homes and beyond the lake behind lots 1 to 4, district lakes and preserve lie behind the rest of the south side, and the golf maintenance compound (9955) and Gate House #2 (9965) past the last homes. Lipari Court backs onto lakes and preserve and sits about 0.2 miles from the Terrace condominiums on Acqua Court and next to Pavia Court. No new development application adjoins either street.

Planning changes nearby

The development activity near Treviso Bay is along US 41: a December 2025 hearing examiner decision on a Wentworth Estates amendment for the US 41 frontage, and the 8.6-acre Miceli parcel rezoned for housing in December 2025 just outside the main gate. Neither touches Corso Bello Drive or Lipari Court. The county’s coastal high hazard area layer returns no feature on either street.

Daily Logistics in Ponziane: Gate, Trash, Mail, Utilities

Ponziane daily life runs through the Master Association and Collier County: the main gate or Gate House #2 for access, county carts for garbage on Monday and Thursday and recycling on Monday, Collier County water and sewer, Florida Power & Light, and a bulk cable-and-internet contract billed through the Master assessment.

Gate and guests

Guests and vendors enter at the main gatehouse, 9050 Treviso Bay Boulevard, on an owner’s authorization; Gate House #2 at 9965 Corso Bello Drive is described in Lennar’s 2015 prospectus as owner access only. Speed inside Treviso Bay is enforced by camera under the Master Rules. Construction work is limited to 7 a.m. to 5 p.m., Monday to Saturday.

Trash and recycling

Collier County’s service-day layer puts both streets in District 1: garbage on Monday and Thursday; recycling, yard waste and bulk items on Monday. Carts go out no earlier than 6 p.m. the night before. Collection is paid through the county’s solid-waste assessment on the property tax bill.

Mail, water, power, gas and internet

The county’s address points list a mail kiosk at 9942 Corso Bello Drive. Water and sewer come from Collier County Utilities; irrigation must use the non-potable line. Electricity is Florida Power & Light. Natural gas is part of the neighborhood design: the 2006 covenants call for gas water heaters, ranges and dryer piping under a Peoples Gas agreement, and the county permit files show many generators installed with a gas permit. Cable and internet come through the Master Association’s bulk contract ($885 a year for 2026, or $362 for internet only).

Parking, carts and moving in

Vehicles park in the garage or driveway; commercial vehicles, boats, trailers and RVs must be kept in a garage under section 5.15 of the Master Declaration, and golf carts must be garaged. Hurricane shutters need architectural approval under section 5.9 of the Master Declaration.

Ponziane vs The Peninsula: How Treviso Bay’s Two Top Estate Neighborhoods Compare

Ponziane and The Peninsula are Treviso Bay’s two highest-priced single-family neighborhoods, and they are often confused. Ponziane is 34 Lennar homes of 2016 and 2017 on Corso Bello Drive at a $2,590,000 median; The Peninsula is 54 newer, larger homes on Montiano Drive, Court and Place, which sold twice in the last year at $3,050,000 and $3,100,000.

For a buyer with $2.5 million to $3.5 million to spend in Treviso Bay, these are the two streets to compare side by side, and the differences are concrete: age, size, builder, the interior gate, the lawn line and how often a home comes up.

Side by side

Sources: Southwest Florida MLS Matrix pulled September 23, 2026; Collier County Property Appraiser roll; Treviso Bay 2026 fee sheet; Collier Clerk Golf Club supplements for Corso Bello Drive and for Montiano (2017, 2018); Wentworth Estates CDD assessment rolls.

Which one fits which buyer

Choose Ponziane if you want a deeded golf membership on a lot you can document in two recorded pages, a one-story plan or a Lantana two-story at roughly $2.5 million to $2.9 million, the lowest price per square foot of the two, a shorter walk to the clubhouse and your own back gate. Choose The Peninsula if you want a newer and larger home, an interior gate inside the community’s gate, and are prepared to pay about $500,000 more at the median and a higher lawn line. Both carry the same Master Association, dining minimum and CDD debt class. Read the full picture on our Peninsula at Treviso Bay page. Own one and thinking of trading across? Start with a free valuation or call Jesse at (239) 898-6072; to tour both streets, read how we represent buyers and call Marc at (239) 287-5873.

Where Lipari Court and Bella Firenze fit

Two other single-family choices sit around Ponziane’s price. Lipari Court, on the same recorded plat, trades higher, a $3,200,000 median on four MLS sales in five years, for larger houses on larger lots, with a split golf record. Bella Firenze, Lennar’s 55-home neighborhood of 2014 and 2015, where Lennar also built 13 homes of the same county-measured 2,818-square-foot plan, sold three times in the last 12 months at a $2,225,000 median and $746 per square foot. Buyers comparing Ponziane with Bella Firenze are often comparing lot and location, since the same plan appears on both streets.

What each owner group should watch

Ponziane owners should watch the county’s 2026 preliminary values, which fell about a third while sales held near $2.5 million, and the gate end of the street, where the maintenance compound and resident gate are neighbors. Peninsula owners, in newer homes, should watch the higher lawn line and the smaller number of MLS sales that make their comparables thin.

What We See When We List and Show Ponziane Homes

What we see on Corso Bello Drive, sale after sale, is that a Ponziane buyer’s questions are predictable and answerable before listing: which lot type, which plan, the recorded golf status, the full fee stack with the CDD, the elevation certificate and the roof and A/C ages. The record rewards listings that answer them up front.

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

Before we price a Ponziane home

We pull the deed’s lot number and match it to the lot position (golf, lake, lake-then-golf or preserve), the county’s plan signature and the MLS living area for that plan. We price against the right set: the same plan on the same kind of lot first, then the rest of Corso Bello Drive, then Bella Firenze’s identical plan and The Peninsula for context. Lipari Court is its own comparable set and never mixed into a Ponziane price.

Before the home goes on the market

We attach the two recorded golf supplements and the Master Association estoppel showing the Golf Club charges, so golf status is a documented fact rather than a line in the remarks. We pull the home’s elevation certificate from the county, read the first-floor and A/C-pad elevations against the 8-foot flood elevation, and assemble the fee stack including the CDD line, because a buyer who finds the district charge on the tax bill after closing does not come back as a referral.

During showings

Lot position is what a buyer comes to see: whether the view is the fairway, the lake or the preserve, and how far the home is from the resident gate and the maintenance compound. We walk the rear of the lot and the lanai with every buyer and put the county’s lot-position data next to the sales so the price conversation is about the facts on the ground.

Why this is the work, not a pitch

Top 1% Real Estate Agents Nationally Since 2008 is a credential; it does not sell a Corso Bello Drive home. What sells a home on a 34-home street with one builder, four lot types and no active listing is pricing it inside the band the last ten sales set. In the last 12 months we tracked five MLS closings here: four sold in 20 days or fewer, and the fifth, listed at $2,690,000 and closed at $2,500,000, took 96.

Honest Pros and Cons of Buying in Ponziane

Ponziane’s strengths are a recorded golf membership on every lot, a private pool and spa at every home, a single-builder street of 2016 and 2017 homes, and a resident gate at the end of the street. Its weaknesses are a price near $2.6 million, a flood elevation that sits at or just above most floors, and very few homes for sale.

Pros

• Golf you can prove. Two recorded supplements cover all 34 lots; there is no Lipari-style lot-by-lot question.
• A pool and spa at every home. The county roll lists both, plus a screen enclosure, on all 34 lots.
• One builder, two build years. The county shows every home built in 2016 or 2017, and most roofs are 9 to 10 years old.
• The resident gate. Gate House #2 is owner access only, a shorter way out to Southwest Boulevard and Lely High.
• The clubhouse is close. Every home is within about half a mile.
• A record of appreciation. The median resale is 135 percent above its Lennar price.
• Fast sales at the right price. The 12-month median is 16 days on market.
• All ages, no neighborhood association. One set of Master dues and no second board.

Cons

• The price. At $887 per square foot over the last 12 months, Ponziane is the most expensive per foot of any neighborhood in ZIP 34113 and 34114 with five or more sales on our benchmark yardstick.
• Flood margins are thin. Thirteen of 33 surveyed first floors sit just below the 8-foot flood elevation and 20 A/C pads sit below it; flood insurance is required on a federally backed mortgage.
• Few homes come to market. Five MLS sales in the last 12 months and none listed on September 23, 2026.
• The fee stack is about $20,600 a year before tax and insurance, and the MLS figure understates it by the CDD line.
• The end of the street has the golf maintenance compound and the resident gate.
• A 2006 covenant with a 4,500-square-foot minimum and a two-leases-per-year rule is still of record and has never been amended.
• Majority second homes. Only 13 of 34 homes are homesteaded, so the street is likely quieter in summer.

If you already own on Corso Bello Drive, a free valuation shows where your lot and plan sit in today’s range; call Jesse direct at (239) 898-6072. If the pros outweigh the cons for you as a buyer, read how we represent buyers in Naples and call Marc at (239) 287-5873.

How to Buy in Ponziane: A Due-Diligence Checklist

Buying in Ponziane takes the usual Florida inspection and title work plus six Treviso Bay steps: confirm the lot’s golf status, get the Master Association estoppel and resale approval, read the elevation certificate, price flood and wind insurance early, budget the CDD line, and check the two-lease rule if you plan to rent.

The documents to request

1. The Master Association estoppel certificate, showing the Master, lawn and Golf Club charges.
2. The recorded Golf Club supplement for the lot (Block B Replat lots 1 to 34 for Corso Bello Drive).
3. The home’s elevation certificate from Collier County.
4. The CDD’s current payoff statement for the Series 2021 lien.
5. The seller’s permit records, roof and A/C dates, and any wind-mitigation report.
6. The 2021 restated Master Declaration and the 2006 Ponziane covenant.

The Master Association’s resale approval

The Master Association requires a buyer’s resale application ($50) before closing. There is no right of first refusal in the Master Declaration or in either neighborhood covenant.

Financing and insurance

A lender will require flood insurance on every Ponziane home because it is in zone AE. Get flood and wind quotes before the inspection period ends, using the elevation certificate. Ask your lender whether it wants a four-point inspection on any Lipari Court home near 15 years old.

When you want an off-market home

With 16 of the 34 Corso Bello Drive homes still with their first buyer and no active listing on September 23, 2026, some Ponziane sales will happen before the home is advertised; the county record shows one such sale in 2023 and two on Lipari Court since 2022. Tell Marc what lot type and plan you want, and we will watch for it. Read how we represent buyers in Naples or call Marc at (239) 287-5873; if you also have a home to sell, get a free valuation first.

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

If you’re searching for a Ponziane listing agent, or thinking, ‘I need someone to sell my Ponziane home…’, start with the fact that shapes every Ponziane sale: your buyer is choosing among 34 near-identical Lennar homes by lot type and plan, and the listing that documents golf, lot, fees and flood before the first showing is the one that sells fast.

McGreevy and Comisar bring these credentials to every Ponziane listing:

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

Recent Ponziane sales, trailing 12 and 24 months

In the last 12 months Ponziane has seen 5 MLS resales totaling $13,255,000, with a median of 16 days on market and a median sale-to-list ratio of 96.2 percent. Over the 24 months to September 23, 2026, the first window with ten sales, Ponziane has seen 10 resales totaling $25,878,888, a median price of $2,570,000, 18 days on market and 95.8 percent of list, and we tracked every one of them against the county’s recorded deeds. Data updated: September 2026.

What makes selling in Ponziane different

Four things. First, the lot: the county values water lots 30 percent higher on land, but recent buyers have not paid more for the golf side, so price by lot type with real sales, not assumptions. Second, the plan: the 2,818-square-foot one-story plan, the Lantana and the Laurel each have their own comparables. Third, the paperwork: attach the golf supplements, the estoppel, the elevation certificate and the full fee stack with the CDD, because a complete file reads as confidence. Fourth, timing: with 16 homes still with their first buyer, a well-prepared listing faces little direct competition, so a price inside the band sells in days.

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

Request your free Ponziane home valuation. We price against Corso Bello Drive sales of the same plan and lot type, adjusted for condition, upgrades and pool and lanai work, and we show you the Bella Firenze and Peninsula reference points so you can see where the buyer will look.

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

How fast do Ponziane homes sell?

The trailing-12-month median is 16 days on market, and 18 days over 24 months. Six of the last ten sales went under contract within 20 days; the four slow ones were listed well above where they closed.

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

You do not need to, but you should. The two recorded 2016 supplements cover every Corso Bello Drive lot, and the Master Association estoppel shows the Golf Club charges. A listing that attaches both answers the buyer’s first question before it is asked.

Does a golf-course lot sell for more than a lake lot?

Not on the recent record. The county values lake lots higher on land, and among the seven 2,818-square-foot homes sold since 2023, the two golf-side homes sold for the least. Two sales are too few to call a rule, but they are a reason not to assume a golf premium.

Who pays the capital contributions when I sell?

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

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

No. Both apply to condominium buildings, and every Ponziane home is a detached single-family house. Your buyer will ask for the roof age, the A/C age and the elevation certificate instead.

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

Most Ponziane owners are part-year residents (21 of 34 homes carry no homestead exemption), so the winter months bring the most showings. The 24-month record shows fast closings in October, March, April, August and September as well, so a well-priced home does not have to wait for season. If you are selling one Treviso Bay home to buy another, Marc can run the purchase side at the same time; read how we represent buyers or call him at (239) 287-5873.

Your Local Real Estate Experts

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

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

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

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

Contact

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

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

Frequently Asked Questions, Ponziane Buyer Edition

These are the questions buyers actually ask about Ponziane at Treviso Bay, gathered from search suggestions, listing remarks and the questions we hear, answered from the recorded documents, the county roll and the MLS.

What is Ponziane at Treviso Bay?

Ponziane at Treviso Bay is the MLS name for the 34 single-family homes on Corso Bello Drive in Treviso Bay, Naples, Florida 34113, recorded as Lipari-Ponziane Block “B” Replat (Plat Book 58, Pages 17 to 18). Lennar built and sold all 34 in 2016 and 2017.

Is Ponziane a condo, a coach home or a single-family neighborhood?

Single-family. The county roll codes all 34 Corso Bello Drive parcels as single-family homes, and all 12 Ponziane MLS records of the last five years are single-family. Pages that call Ponziane a condominium or coach homes are describing other Treviso Bay neighborhoods.

Where is Ponziane in Treviso Bay?

On Corso Bello Drive, between the TPC Treviso Bay clubhouse and the community’s second gate, Gate House #2 at 9965 Corso Bello Drive. Every home is within about half a mile of the clubhouse.

Is Ponziane the same as The Peninsula at Treviso Bay?

No. The 2021 restated Master Declaration lists Corso Bello and The Peninsula as separate neighborhoods, and The Peninsula is the separate Montiano plat: 54 homes on Montiano Drive, Court and Place built from 2018 to 2025. See our Peninsula at Treviso Bay page.

Is Lipari the same as Ponziane?

They share a recorded plat but not an MLS name. Lipari Court is Block A of the 2006 Lipari-Ponziane plat, 28 homes built from 2008 to 2023 by several builders, listed on the MLS as LIPARI. Ponziane is the 2015 replat of Block B, on Corso Bello Drive.

Is it spelled Ponziane or Ponziani?

Ponziane. That is the spelling on the recorded plat, the 2006 neighborhood covenant and the MLS. Google sometimes suggests “Ponziani,” which is a chess opening.

Why is it called Ponziane?

Treviso Bay’s neighborhoods and streets carry Italian names. Ponziane refers to the Ponziane (Pontine) Islands of Italy and Lipari to one of the Aeolian Islands; the names are a theme, not a description.

How many homes are in Ponziane?

34 on Corso Bello Drive, lots 1 to 34 of the Block B Replat. Lipari Court, the other half of the recorded plat, adds 28 more. The “55 homesites” figure sometimes seen belongs to The Peninsula’s marketing, not Ponziane.

When were the Ponziane homes built?

In 2016 and 2017. The county shows 19 homes with a 2016 build year and 15 with 2017, and Lennar’s deeds run from January 29, 2016 to August 16, 2017.

Who built the Ponziane homes on Corso Bello Drive?

Lennar Homes, LLC built and sold every one. The Clerk’s index shows a Lennar deed on 32 of the 34 lots, and Lennar pulled its own notices of commencement as contractor.

Who built the Lipari Court homes?

Gulfshore Homes Construction built lots 1 and 10 and McGarvey Custom Homes lots 8 and 27 in 2008 to 2010; Stock built 21 homes in 2013 to 2015 through STBD LLC; and three lots were built by their owners in 2015, 2017 and 2023.

How big are Ponziane homes?

About 2,800 to 3,700 square feet of living area by the MLS measure. The most common plan is 2,818 square feet on one story (20 homes); the two-story Lantana is 3,542 and the Laurel 3,659. Lots run 12,632 to 24,394 square feet.

How many bedrooms do Ponziane homes have?

Three or four bedrooms, usually with a den, and three or four baths. The last 12 Ponziane MLS listings were three bedrooms plus a den (4), four bedrooms (3), four bedrooms plus a den (5).

What are the Ponziane floor plans called?

Four Lennar plan names are documented by exact MLS size matches or close county matches: the Lantana (3,542 square feet, two-story), the Laurel (3,659, two-story), the Camellia (3,043, one-story), and a 2,818-square-foot one-story plan closest to the Bougainvillea II. Two other plan groups have no documented name.

Do all Ponziane homes have a pool and spa?

Yes. The county roll lists a private pool, a spa and a screen enclosure on all 34 Corso Bello Drive homes. On Lipari Court all 28 homes have a pool, 27 a spa and 22 a screen enclosure.

Do Ponziane homes have three-car garages?

The 2006 neighborhood covenant requires a two- to four-car enclosed garage, and Lennar’s Lantana and Bougainvillea II plan pages advertised three-car garages. Garage size varies by plan, so check the listing and the county building record for a specific home.

Which Ponziane homes back onto the golf course?

The 16 even-numbered homes, 9852 to 9934 (lots 19 to 34), back directly onto the golf course. Lots 1 to 4 look across a lake to the fairway, lots 13 to 18 back onto a lake, and lots 5 to 12 back onto a preserve. The lot-by-lot table above lists each address.

How much do Ponziane homes cost?

The trailing-12-month MLS median is $2,590,000 on five sales from $2,500,000 to $2,865,000, to September 23, 2026. Over 24 months the median is $2,570,000 on ten sales.

What is the price per square foot in Ponziane?

A median of $887 per square foot over the last 12 months and $815 over 24 months, calculated as the median of each sale’s own price per square foot of MLS living area.

Are any Ponziane homes for sale right now?

None was listed or pending on the MLS on September 23, 2026. Ponziane homes come to market only a few times a year; call Marc at (239) 287-5873 to hear about the next one early.

Is Lipari Court more expensive than Corso Bello Drive?

Usually. Lipari Court’s four MLS sales in five years had a median of $3,200,000, and the county’s 2025 values put the median Lipari Court home at $3,077,098 against $2,391,557 on Corso Bello Drive, reflecting larger lots and houses.

Is Ponziane the most expensive neighborhood in Treviso Bay?

Second, on recent sales. The Peninsula’s two sales of the last 12 months were $3,050,000 and $3,100,000, above Ponziane’s $2,590,000 median. Lipari Court had no sale in that window.

Do Ponziane homes come with a golf membership?

Yes, all 34. Lennar recorded supplements to the Treviso Bay Golf Club Declaration adding lots 1 to 33 on August 12, 2016 and lot 34 on September 14, 2016, with the seven owners who had already closed joining by recorded consent in January 2017.

Do Lipari Court homes have golf?

Nineteen of the 28 lots are golf-bundled by recorded joinders to the Golf Club Declaration, 2012 to 2015. No golf filing names lots 1, 7, 13, 14, 18, 19, 21, 25 or 26; confirm any specific home with a Golf Club estoppel.

Can I buy a golf membership if my home is not golf-bundled?

The Treviso Bay FAQ for 2025 says 825 properties are bundled with a golf membership and “There are NO additional Golf memberships available.” A non-golf owner still has every Master Association privilege.

How much is the Treviso Bay golf membership?

Under the 2026 fee sheet the Golf Association charges a golf-bundled home $5,350 a year (dues $3,850, reserves $1,400, capital $100), plus a $7,500 golf capital contribution paid by a resale buyer at closing.

Is TPC Treviso Bay public or private?

It is a members’ club for Treviso Bay’s golf-bundled homes. The Golf Club’s declaration lets its board open the course to non-members at times it chooses; the club’s golf pages describe current access.

What are the HOA fees in Ponziane?

For 2026: $7,420 Master Association, $3,483 Corso Bello lawn line, $5,350 Golf Association and a $750 dining minimum, $17,003 in all, plus $3,612.08 of CDD charges on the tax bill, about $20,615 a year.

Does Ponziane have its own HOA?

No. There is no Ponziane, Corso Bello or Lipari association on the Florida Division of Corporations register. Single-family owners pay only the Master Association (plus the Golf Club on golf lots).

Is lawn care included for Ponziane homes?

Yes, as a separate line. The Master Association bills Corso Bello Drive homes a “Corso Bello” lawn line of $3,483 for 2026 under section 5.13 of the Master Declaration. Lipari Court has no lawn line on the fee sheet.

What is the CDD assessment on a Ponziane home?

For fiscal 2027 the Wentworth Estates CDD charges $1,499.21 for operations and $2,112.87 of Series 2021 debt service on each Corso Bello Drive home (a 75-foot lot class), $3,612.08 in all, billed on the county tax bill.

What are the property taxes on a Ponziane home?

The median 2026 preliminary ad valorem tax on Corso Bello Drive is $15,367.50, and the county’s preliminary values fell about a third from 2025. A buyer’s own bill follows the purchase price and homestead status.

What does a buyer pay at closing in Ponziane?

$15,799 in known community charges: $7,500 Master capital contribution, $7,500 Golf Club capital contribution, $50 resale application, $250 Rookery Bay fee, $299 estoppel and $200 set-up, plus the usual Florida title and lender costs.

What flood zone is Ponziane in?

FEMA zone AE with an 8-foot base flood elevation, panel 12021C0603J, effective February 8, 2024, for all 34 Corso Bello Drive homes and all 28 Lipari Court homes. The 2025 preliminary map keeps AE 8.

Is Lipari Court low ground?

Lower than Corso Bello Drive. The median surveyed first floor on Lipari Court is 7.2 feet against 8.09 on Corso Bello Drive, and 21 of 27 surveyed Lipari floors are below the 8-foot flood elevation. The 2014 and 2016 FEMA letters that removed 19 Lipari homes from the flood zone are superseded.

Did Ponziane homes flood in Hurricane Ian?

We found no public record of storm damage on Corso Bello Drive or Lipari Court: Collier County’s permit files from 2020 to August 2026 show no storm, flood or structural repair permit on either street. The nearest measured Ian high-water mark, about two miles away, was below Corso Bello first floors.

How much is homeowners and flood insurance on a Ponziane home?

It depends on the home’s elevation certificate, roof age, wind-mitigation features and the insurer. Every home needs flood coverage on a federally backed mortgage; Collier County’s rating gives NFIP policies a 25 percent discount. Get quotes during your inspection period.

What hurricane evacuation zone is Ponziane in?

Zone A, like the rest of Treviso Bay, on Collier County’s evacuation map.

Can I rent out my Ponziane home?

Yes. The Master Declaration allows leases of 30 days or more, up to four in 12 months, with a $100 application per adult. The 2006 Ponziane covenant limits leases to two per calendar year, so confirm the Master Association’s position before relying on more.

What is the pet policy in Ponziane?

Up to three dogs or cats in total with no weight limit, under section 5.14 of the 2021 restated Master Declaration (Book 5934, Pages 2757 to 2758). Pit bulls and other aggressive breeds are banned and pets are not allowed on the golf course.

Is Treviso Bay a 55-plus community?

No. Treviso Bay and Ponziane are open to all ages; no recorded document carries 55-plus language.

What schools serve Ponziane?

Manatee Elementary, Manatee Middle and Lely High School, for every Corso Bello Drive and Lipari Court address, in the district’s 2025-26 and 2026-27 attendance files.

What amenities does a Ponziane home include?

A private pool and spa, a deeded golf membership, and every Master Association privilege: the TPC clubhouse and dining, Club Rilassare’s pools, spa, fitness and tennis, and the satellite pools.

When is trash pickup on Corso Bello Drive and Lipari Court?

Garbage on Monday and Thursday; recycling, yard waste and bulk items on Monday, Collier County District 1.

What is at 9955 and 9965 Corso Bello Drive?

9955 is the Treviso Bay Golf Club’s maintenance compound (3.85 acres) and 9965 is Gate House #2, the owner-access resident gate. Both sit past the highest-numbered homes on the street.

Do I need a golf-status check before I make an offer?

On Corso Bello Drive the recorded supplements cover every lot, so it is a formality; on Lipari Court it is essential. In both cases ask for the Master Association estoppel showing Golf Club charges and treat the MLS club-fee field as a signal only.

Can I get a mortgage on a Ponziane home?

Yes; these are fee-simple single-family homes, not condominiums, so no condominium project review applies. The lender will require flood insurance because every home is in zone AE.

Who is the best realtor for buying a Ponziane home?

McGreevy and Comisar, a top-reviewed Naples team that tracked every Ponziane and Lipari Court sale for this page. Call Marc at (239) 287-5873 or read how we represent buyers; if you are selling too, request a free valuation.

Frequently Asked Questions, Ponziane Seller Edition

These are the questions Ponziane and Lipari Court owners ask before they sell, answered from the MLS, the county’s recorded sales and the Treviso Bay documents. Call Jesse direct at (239) 898-6072 with any question this list does not answer.

Who is the best realtor to sell a Ponziane home?

McGreevy and Comisar: a top-reviewed Naples team, Top 1% Nationally since 2008, that tracked every Ponziane and Lipari Court sale on the MLS and in the county record for this page. Request a free valuation or call Jesse at (239) 898-6072.

What is my Ponziane home worth today?

The 12-month median is $2,590,000 at $887 per square foot, and the 24-month median $2,570,000, but your number depends on plan, lot type, condition and upgrades. A 2,818-square-foot home has sold for $2,200,000 to $2,590,000 since 2023; the Lantana has sold up to $2,865,000.

What is my Lipari Court home worth?

Lipari Court is a separate comparable set: four MLS sales in five years at $2,450,000 to $3,450,000, plus county-recorded sales of $3,350,000 (2024) and $1,550,000 (2022). Size, rebuilds and golf status vary so much that each home needs its own analysis.

Which sales should my comparables be?

Start with Corso Bello Drive sales of the same plan and lot type, then the rest of the street’s last 24 months, then Bella Firenze’s identical 2,818-square-foot plan and The Peninsula for context. Never mix Lipari Court or Peninsula sales into a Ponziane median.

How do I get Ponziane comparables that do not mix in The Peninsula?

Use the MLS subdivision name PONZIANE inside the Treviso Bay development and check every address is on Corso Bello Drive; The Peninsula’s records are on Montiano addresses and Lipari’s on Lipari Court.

What have Ponziane homes sold for this year?

Five MLS closings in the 12 months to September 23, 2026: $2,865,000 (9852, March), $2,500,000 (9923, July), $2,550,000 (9911, August), $2,590,000 (9871, September) and $2,750,000 (9915, September).

How long will it take to sell my Ponziane home?

The 12-month median is 16 days on market and the 24-month median 18 days. Homes listed inside the band the last sales set went under contract in days; the four slow sales of the last 24 months, 96 to 314 days, were all listed well above their final price.

What sale-to-list ratio do Ponziane homes get?

A median of 96.2 percent over 12 months and 95.8 percent over 24 months, the median of each sale’s own ratio. Two of the last ten sold at or above full asking price.

Does a golf-course lot sell for more than a lake lot?

Not on the recent record. Among the seven 2,818-square-foot homes sold since 2023, the two golf-side homes sold for the least, and the county values water lots 30 percent higher on land. Two sales are not a rule, so we price your lot against the closest real sales.

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

On Corso Bello Drive there is no non-golf home to compare: every lot is golf-bundled under the recorded Golf Club Declaration supplements. On Lipari Court the county values golf and non-golf lots identically, and at Stock’s launch golf lots sold for almost the same as non-golf lots.

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

Not legally, but you should attach it. The two recorded 2016 supplements cover every Corso Bello Drive lot, and a Master Association estoppel shows the Golf Club charges. Proof removes the buyer’s first question.

How do I prove a Lipari Court home carries golf?

Find your lot in the six recorded Golf Club supplements of 2012 to 2015 (lots 2 to 6, 8 to 12, 15 to 17, 20, 22 to 24, 27 and 28) and order a Golf Club estoppel. If your lot is not listed, market it as non-golf unless the estoppel says otherwise.

Who pays the $7,500 capital contributions when I sell?

The purchase contract decides. The 2026 fee sheet lists a $7,500 Master Association and a $7,500 Golf Club capital contribution collected at closing, plus a $50 application, the $250 Rookery Bay fee and a $200 set-up fee.

How do I order the Treviso Bay estoppel, and what does it cost?

Through the Master Association’s management, as described on its realtor information page: $299 for a 10-business-day turnaround or $418 for 3 days, plus $179 if the account is past due. Order it as soon as you sign a listing.

Why do some summaries show a $3,750 transfer fee for Treviso Bay?

It is a statistical artifact of blank and partial MLS fee entries, not a fee. The real charges are the two $7,500 capital contributions and the small fees listed above.

Why do portals show different HOA fees for my home?

Because each picks one field. The MLS total of $17,003 is the Master, Corso Bello lawn, golf and dining lines; portal “HOA per month” figures often show only one of them. None includes the $3,612.08 of CDD charges on the tax bill.

Do I have to disclose the CDD?

Section 190.048 of the Florida Statutes requires a contract for the sale of property in a community development district to carry the statutory CDD disclosure, and your title company will pay attention to the Series 2021 lien. Present the CDD line up front in the fee stack.

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

Florida sellers must disclose known facts that materially affect the value of the home and are not readily observable. The county’s permit files show no storm-repair permit on either street since 2020, but your own claims history is what matters; ask your listing agent and attorney.

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

Yes, especially on Lipari Court homes approaching 15-year-old roofs. A current wind-mitigation report lets a buyer price insurance early, and it usually shows the features buyers ask about: roof shape, opening protection and roof-deck attachment.

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

No. Both apply to condominium buildings. Every Ponziane and Lipari Court home is a detached single-family house.

Should I have the elevation certificate ready?

Yes. The county holds one for all but two homes on the two streets. Put it in the listing file with the first-floor and A/C-pad elevations, because flood insurance is required on a federally backed mortgage in zone AE.

Should I sell my Ponziane home furnished?

Many Ponziane owners are part-year residents, and a turnkey sale can widen the pool of seasonal buyers. Price the furniture separately in the contract so it does not complicate the appraisal.

Should I list in season or off-season?

The winter months bring the most showings, but the last 24 months show fast closings in October, March, April, August and September. A home priced inside the band does not need to wait for season.

Can I sell my Ponziane home by owner?

You can, but a Treviso Bay sale still needs the estoppel, the resale application, gate access for every showing and the golf and CDD paperwork. The four slow sales of the last 24 months show what an above-market list price costs.

Can I put a For Sale sign on my Ponziane home?

Only the Master Association’s standard sign, an oval of 10 by 18 inches with a dark-green background, under the Master Declaration’s sign exhibit. Check the current Master Rules before placing it.

Can I sell with a tenant or a seasonal lease in place?

Yes, subject to the lease terms and the Master Association’s leasing rules (30-day minimum, up to four leases in 12 months, and the 2006 covenant’s two-per-year limit). A buyer taking over a lease should see it before signing.

Does the golf maintenance compound or the back gate hurt value at the end of the street?

The recorded sales are too few to measure it. Homes nearest 9955 and 9965 Corso Bello Drive should be shown on a weekday so a buyer sees the real traffic, and priced against the closest sales of the same plan and lot type.

How many homes am I competing with?

On September 23, 2026 there was no active Ponziane listing and no pending sale. With 16 of 34 homes still with their first buyer, a well-prepared Ponziane listing usually faces little direct competition on the street itself.

What does a remodel add to a Ponziane home’s value?

The county permit files show few remodels on Corso Bello Drive, so there is no clean paired sale. On Lipari Court, 9635 sold for $3,450,000 in 2024 after a $390,000 addition in 2022. We value upgrades against the closest unrenovated sale of the same plan.

Will the county’s 2026 preliminary value affect my sale?

Not directly. The preliminary roll lowered median Corso Bello Drive values by about a third while 2026 sales held at $2.5 million to $2.9 million. Buyers pay market prices; the county value matters for the new owner’s tax estimate.

What are seller closing costs in Collier County?

Typically Florida documentary stamp tax on the deed (70 cents per $100 of price under section 201.02), the owner’s title policy where the contract assigns it to the seller, the estoppel, any lien payoffs and the brokerage fee. Your title company will produce the exact figures.

Do I owe capital gains tax or FIRPTA withholding when I sell a second home?

Possibly. Most Ponziane homes are not homesteaded, and a non-resident seller may face FIRPTA withholding. See IRS Publication 523 and talk with your tax adviser before listing.

How has the value of Ponziane homes changed since Lennar sold them?

The 15 homes with a recorded resale sold for a median of 135.1 percent more than their Lennar price, after a median hold of 7.2 years. The three 2026 MLS closings not yet on the roll gained 144 to 154 percent.

Who is the best listing agent for Treviso Bay?

The one who can show you the recorded record for your street. We publish ours on this page and on every Treviso Bay neighborhood page we have built, starting with our Treviso Bay guide. Call Jesse direct at (239) 898-6072.

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, NOAA, Collier County’s GIS and permit files, the Florida Statutes, Collier County Public Schools, Lennar’s and Stock’s own archived pages and releases, and the Southwest Florida MLS. All were retrieved September 23 and 24, 2026.

Plats and neighborhood covenants, Collier County Clerk of Courts

1. Lipari-Ponziane plat, Plat Book 47, Pages 80 to 89, recorded November 21, 2006 (reference sheet, Instrument 3935783)
2. Lipari-Ponziane Tract GC-5 Replat, Plat Book 48, Page 64, recorded April 18, 2007
3. Lipari-Ponziane Block “B” Replat, Plat Book 58, Pages 17 to 18, recorded March 5, 2015
4. Supplemental Declaration, Ponziane at Treviso Bay Neighborhood, Book 4149, Page 1158, recorded December 6, 2006
5. Supplemental Declaration, Lipari at Treviso Bay Neighborhood, Book 4149, Page 1169, recorded December 6, 2006
6. Certificate of Amendment, Pavia at Treviso Bay supplemental declaration (minimum living area), Book 4857, Page 1089, 2012
7. First Amendment to the Via Veneto at Treviso Bay neighborhood declaration, Book 4149, Page 1148, 2006 (for comparison)

Master Declaration and amendments

8. Second Amended and Restated Declaration of Covenants, Conditions and Restrictions for Treviso Bay, Book 5934, Page 2738, recorded April 26, 2021
9. Lennar Certificate of Amendment, Master Declaration pet rule, Book 5246, Page 2622, recorded March 1, 2016
10. Lennar amendment, Rookery Bay environmental grant administrator, Book 5321, Page 2956, recorded October 7, 2016
11. Lennar Certificate of Amendments, leasing section 5.3, Book 5536, Page 3274, recorded July 26, 2018
12. Lennar restrictive-covenant amendment indexed to Treviso Bay, Book 5556, Page 3774, recorded September 27, 2018
13. Lennar restrictive-covenant amendment indexed to Treviso Bay, Book 5456, Page 250, recorded December 7, 2017
14. 2021 Amended and Restated Cost Sharing Agreement, Golf Club and Master Association, Book 5907, Page 1936

Golf Club declaration and supplements

15. Declaration of Covenants, Conditions and Restrictions for Treviso Bay Golf Club, Book 4774, Page 2841, recorded March 15, 2012
16. Amended and Restated Golf Declaration, Book 5582, Page 3518, recorded December 19, 2018
17. Golf Club supplement, Lipari-Ponziane Block “B” Replat lots 1 to 33, Book 5303, Page 2692, August 12, 2016
18. Golf Club supplement, Block “B” Replat lot 34, Book 5313, Page 3677, September 14, 2016
19. Golf Club supplement re-recorded with owner joinders, lots 1, 2, 3, 22 to 25, Book 5351, Page 3024, January 9, 2017
20. Golf Club supplement, Lipari lots 5, 8, 10 and 27, Book 4822, Page 1407, August 1, 2012
21. Golf Club supplement, Lipari lots 2 and 3, Book 4986, Page 3968, November 26, 2013
22. Golf Club supplement, Lipari lots 4, 6 and 15, Book 5064, Page 3860, August 6, 2014
23. Golf Club supplement, Lipari lots 11, 16, 20, 22, 23 and 24, Book 5099, Page 3579, December 3, 2014
24. Golf Club supplement, Lipari lots 9, 12 and 17, Book 5110, Page 1587, January 7, 2015
25. Golf Club supplement, Lipari lot 28, Book 5181, Page 555, August 4, 2015
26. Golf Club supplement, Montiano (The Peninsula) memberships, Book 5453, Page 181, November 30, 2017
27. Golf Club supplement, Montiano (The Peninsula), Book 5517, Page 1481, June 5, 2018
28. Golf Club amendment, Book 5453, Page 336, November 30, 2017
29. Quit-claim deed, Lennar to Treviso Bay Golf Club, golf tracts and GC-5 Replat, Book 5522, Page 923, recorded June 15, 2018

Deeds, notices and district conveyances

30. Lennar special warranty deed, Block “B” Replat lot 1, Book 5275, Page 2033, recorded May 23, 2016
31. Lennar notice of commencement, construction trailer, Instrument 5209805, December 22, 2015
32. Lennar affidavit reciting the Certificate of Title, Book 4742, Page 962, recorded 2016
33. Utility facilities warranty deed and bill of sale to Wentworth Estates CDD, Book 4283, Page 257, 2007
34. Utility facilities warranty deed and bill of sale to Wentworth Estates CDD, Book 4333, Page 714, 2008
35. Judgment deed, Lipari lots 14, 19 and 26, Book 4773, Page 2517, 2012
36. Termination of easement, Master Association and Prima Partners, Book 6550, Page 3533, 2026
37. Collier County Clerk, Official Records document search
38. Collier County Clerk, Official Records legal-description search
39. Collier County Clerk, Official Records information
40. Collier County Clerk, COR Access portal

Florida Division of Corporations

41. Entity search, “Ponziane”
42. Entity search, “Lipari”
43. Entity search, “Corso Bello”
44. Entity search, “Treviso Bay” (Master Association N04000010975; Golf Club N11000011890)
45. Treviso Bay Golf Club, Inc., document N11000011890
46. Florida Division of Corporations, entity name search

Treviso Bay Master Association and Golf Club

47. 2026 Annual Fee Sheet, revised May 11, 2026
48. 2026 Annual Fee Sheet, original issue
49. Treviso Bay FAQ, 2025
50. Treviso Bay FAQ, 2024
51. Treviso Bay Master Rules and Regulations, February 9, 2025
52. Realtor information page
53. Buyer’s resale application
54. Club amenities
55. Golf
56. Course architect
57. Clubhouse dining
58. Tee information
59. TPC Network and PGA TOUR
60. Troon, TPC Treviso Bay
61. Coach Homes II at Treviso Bay prospectus with the Master Declaration of 2012 and the 2015 amenity descriptions (Lennar, revised April 15, 2015)
62. Treviso Bay Master Association and Golf Club documents, January 2012 printing
63. New member information packet
64. Membership golf guide, 2019
65. Treviso Bay newsletter, February 2014
66. Treviso Bay newsletter, June 2014
67. Treviso Bay newsletter, July 2017
68. Treviso Bay HOA turnover update, March 2018

Wentworth Estates Community Development District

69. Wentworth Estates CDD
70. About the district
71. FY2027 adopted budget, May 14, 2026
72. FY2027 proposed budget and capital plan, March 5, 2026
73. Board agenda, September 20, 2018, with the FY2019 assessment roll by lot class
74. Board agenda, December 9, 2021, with the Series 2021 capital assessment roll
75. Board agenda, May 14, 2026, with the March 12, 2026 minutes
76. Special assessment methodology, November 2017
77. District manager’s document library
78. Audited financial statements, Florida Auditor General

Florida Statutes

79. Section 553.899, milestone inspections
80. Section 718.112, condominium bylaws and structural integrity reserve studies
81. Chapter 720, homeowners’ associations, section 720.401 disclosure summary
82. Section 190.048, community development district sales disclosure
83. Section 193.155, homestead assessment limitation
84. Section 201.02, documentary stamp tax on deeds

Federal flood, elevation and storm data

85. FEMA National Flood Hazard Layer
86. FEMA preliminary flood hazard layer
87. FEMA pending flood hazard layer
88. FEMA Flood Map Service Center
89. FEMA LOMR-F 15-04-2156A, Lipari Court, December 18, 2014
90. FEMA LOMR-F 16-04-2326A, Lipari Court, February 26, 2016
91. FEMA LOMR-F 16-04-3123A, Pavia Court, April 13, 2016 (for comparison)
92. Georgia DFIRM program, LOMC revalidation categories explained
93. FEMA Community Rating System
94. USGS 3D Elevation Program point query service
95. USGS high-water marks, Hurricane Irma
96. USGS high-water marks, Hurricane Ian
97. NOAA VDatum vertical datum conversion
98. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma

Collier County GIS, flood, permits and planning

99. Site Address Points
100. Elevation certificate index
101. 2024 FEMA flood zones, county layer
102. Hurricane evacuation zones
103. Collier County GIS services directory: zoning, PUD, future land use, coastal high hazard area and wind-load layers
104. Solid waste service days
105. Collier County flood maps
106. Collier County floodplain management
107. Collier County milestone inspections
108. Collier County monthly building permit reports
109. Collier County permit type PRFH, one- and two-family homes
110. Collier County CityView permit portal
111. Collier County Emergency Management, potential shelters
112. Collier County Hearing Examiner minutes, December 11, 2025
113. Collier County PUD master list and maps
114. Collier County residential collection services
115. Collier County residential guide to waste disposal and recycling

Elevation certificates on file with Collier County (examples; every home’s certificate is in the county index)

116. 9903 Corso Bello Drive, Stantec, 2017
117. 9630 Lipari Court, 2014
118. 9692 Lipari Court, 2025 re-survey
119. 9659 Lipari Court, 2025 addition

State insurance and emergency records

120. Florida Division of Emergency Management, Know Your Zone
121. Florida Department of Revenue statewide cadastral layer
122. Citizens Property Insurance, flood insurance requirement
123. Florida Office of Insurance Regulation, wind mitigation resources
124. Uniform Mitigation Verification Inspection form OIR-B1-1802
125. IRS Publication 523, selling your home

Schools

126. Collier County Public Schools attendance zones, 2025-26
127. Collier County Public Schools attendance zones, 2026-27
128. Collier County Public Schools, 2025-2026 School and District Grades
129. Collier County Public Schools attendance boundaries
130. Manatee Elementary School
131. Manatee Middle School
132. Florida Department of Education, school grades
133. OSRM public routing service, drive times

Builder records, Lennar and Stock

134. Lennar, Treviso Bay Classic Homes, September 2015 (archived)
135. Lennar, Treviso Bay Classic Homes, April 2016 (archived)
136. Lennar, Treviso Bay Classic Homes, August 2016 (archived)
137. Lennar, Lantana plan, December 2015 (archived)
138. Lennar, Lantana plan, April 2016 (archived)
139. Lennar, Laurel plan, December 2015 (archived)
140. Lennar, Laurel plan, July 2016 (archived)
141. Lennar, Camellia plan, December 2015 (archived)
142. Lennar, Camellia plan, March 2016 (archived)
143. Lennar, Bougainvillea II plan, August 2016 (archived)
144. Lennar, Treviso Bay site plan, May 2016 (archived)
145. Lennar resource center, Treviso Bay
146. Stock Development press release on Treviso Bay contracts and the Lipari model, October 2013

News and environment

147. Naples Daily News, “Only two homesites remain at Peninsula Treviso Bay,” July 17, 2021 (sponsored feature)
148. Rookery Bay National Estuarine Research Reserve
149. 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, land values, sales and value history), read from the county’s published data files; see the Property Appraiser for any single parcel.

Downloadable Documents

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

1. Lipari-Ponziane Block “B” Replat (2015), Collier County Clerk. The recorded plat of the 34 Corso Bello Drive lots.
2. Lipari-Ponziane plat (2006), Collier County Clerk. The original plat, including Lipari Court.
3. Ponziane at Treviso Bay Neighborhood supplemental declaration (2006), Collier County Clerk.
4. Lipari at Treviso Bay Neighborhood supplemental declaration (2006), Collier County Clerk.
5. Second Amended and Restated Master Declaration (2021), Collier County Clerk. Leasing, pets, architecture and assessments.
6. Treviso Bay Golf Club Declaration (2012), Collier County Clerk.
7. Golf Club supplement, Corso Bello Drive lots 1 to 33 (2016), Collier County Clerk.
8. Golf Club supplement, Corso Bello Drive lot 34 (2016), 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, 9903 Corso Bello Drive, Collier County. Every home’s certificate is in the county’s index.
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 Ponziane. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.