Vasari Country Club - Toscana

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

Toscana at Vasari is a village of three condominiums inside the master-planned community of Vasari Country Club in Bonita Springs, Florida. It holds 138 condominium homes in 23 two-story buildings of six, every home with its own garage inside the unit’s recorded boundaries, all on Toscana Way, built from 2002 to 2005 by Taylor Woodrow Communities at Vasari. It is the largest of Vasari’s six condominium sections and among the first declared. Ground-floor homes have two bedrooms and upper-floor homes three. Every owner is a member of Vasari’s bundled golf club, with no initiation fee. In the 24 months to September 25, 2026, Lee County recorded 12 Toscana sales at a $500,000 median. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, from an office in Bonita Springs.

A word on the name, because search results blur it. This page covers Toscana I, II and III at Vasari, a Condominium, and Toscana at Vasari Village Association, Inc., in the City of Bonita Springs, Lee County, ZIP 34135. It is not Toscana at Bay Colony or Toscana at Tuscany Reserve in Naples, not the Toscana condominiums of Sun City Center or Venice, and not the Toscana and Monticello homes on Ravenna Way in Fort Myers, all separate places on the state and county records. Inside Vasari, Toscana is also not Matera at Vasari, the eight-home carport buildings, and not Trieste at Vasari, the other carport section.

If you own a Toscana condo and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Toscana home costs to buy and to carry, what the three recorded declarations and the village covenants say about leasing, pets, parking and sale approval, what the 2007 merger of the Toscana associations means for you, and which records to ask for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.

Why McGreevy and Comisar Are the Best Realtor for Toscana at Vasari

McGreevy and Comisar are the best realtor for Toscana at Vasari in Bonita Springs because a 138-home condominium village is sold on its records: we read all three Toscana declarations, the village covenants, the 2007 Articles of Merger, the Florida condominium register, the flood layer at all 23 buildings and every recorded Toscana sale before we price or advise, and our office is in Bonita Springs.

If you’re searching for the best realtor for Toscana at Vasari in Vasari Country Club, Bonita Springs, whether you’re ready to sell your Toscana at Vasari home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Bonita Springs should ask each agent to price one specific Toscana condo from Toscana’s own recorded sales, floor by floor and plan by plan, and we do exactly that below, in the open.

Recent Toscana at Vasari market (last 24 months): In the 24 months to September 25, 2026, Lee County recorded 12 Toscana at Vasari sales, all resales, at a median of $500,000 (n = 12, even, the middle pair both $500,000), a range of $335,000 to $579,000 and a median of $275.04 per square foot of county heated area. Five of the twelve closed in the last 12 months, from $335,000 to $520,000. Ten were two-bedroom ground-floor homes and two were three-bedroom upper-floor homes. From a separate record, the Southwest Florida MLS pull of October 21, 2026, over 24 months: 11 Toscana closings, a median 101 days on market and a median sale-to-list ratio of 92.7%; medians hide a wide range.

We tracked every one of those 12 recorded Toscana sales, and we tracked all 31 recorded in the 60 months to September 25, 2026, each sorted by condominium, floor and plan. The sales of the last 12 months are listed in the market snapshot below by month, price, floor and plan only.

For Toscana at Vasari sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. A Toscana sale also needs the paperwork in order before the first showing: each Toscana declaration requires the association’s written approval of the buyer, with at least 20 days’ notice before closing, plus the master association’s estoppel and the buyer’s Resale Transfer Fee at closing.

For Toscana at Vasari buyers: the first questions are the floor and the plan, because the three-bedroom upper-floor homes and the two ground-floor plans have priced as separate markets. The second is the carry: the Vasari CDD’s $1,883.85 Toscana line for fiscal 2026 is public record, the Master Association’s 2026 assessment is $13,601.02 a year and Toscana’s quarterly condominium dues are $1,770 to $1,780; what the condominium dues include is not verified. The third is the rule set: no lease shorter than 30 days, no more than six leases a year, and up to two household pets.

Honors and recognition:

• 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

Selling your Toscana at Vasari home? Read how we sell Toscana at Vasari condos, get a free Toscana at Vasari home valuation, or Call Jesse direct at (239) 898-6072.

Buying in Toscana at Vasari? Call Marc at (239) 287-5873, read our Toscana at Vasari buyer guide, or see how we represent buyers in Southwest Florida.

Key Takeaways: What Should Toscana at Vasari Buyers and Sellers Know?

Toscana at Vasari buyers and sellers in Bonita Springs should know eight facts from the record: the home count, the plans, the price, the carry, the rules, the flood zone, the single association and the club, each drawn from the recorded declarations, the state corporate record, the county roll and recorded sales, the CDD budget and the FEMA flood layer.

• 138 homes, 23 buildings, three condominiums. Toscana I holds 54 homes in nine buildings, and Toscana II and III hold 42 homes in seven buildings each, every building two stories with six homes (Toscana I Declaration, OR 3760/3154).
• Four plans, two floors, a garage each. Ground floor: 1,648 and 1,761 square feet, two bedrooms. Upper floor: 2,083 and 2,149 square feet, three bedrooms. The declarations place each garage inside the unit’s boundaries (Lee County Property Appraiser roll; recorded declarations).
• $500,000 median. Twelve recorded sales in the 24 months to September 25, 2026, from $335,000 to $579,000; 31 sales at a $545,000 median over 60 months.
• $1,883.85 CDD line. The Vasari CDD’s fiscal 2026 Toscana (“Six-plex I”) assessment, proposed at $1,567.95 for fiscal 2027, with the bond debt scheduled to end after the 2027 bill, assuming no new borrowing.
• One association since 2007. The three Toscana condominium associations merged into Toscana at Vasari Village Association, Inc., which now runs all three condominiums with a separate budget for each (Florida Division of Corporations, Articles of Merger).
• 30 days, six times a year. No Toscana lease may run under 30 days or occur more than six times in a calendar year, and every lease needs association approval.
• No age restriction. All three declarations say, “There is no restriction on the ages of occupants of Units.”
• Zone X at all 23 buildings. FEMA’s live layer returns Zone X with no base flood elevation at every Toscana building we queried, eight of them shaded (0.2 percent annual chance) and fifteen unshaded; Lee County evacuation Zone B.

What Is It Like Living in Toscana at Vasari as a Homebuyer?

Living in Toscana at Vasari in Bonita Springs means a two- or three-bedroom condominium in a two-story, six-home building with your own garage, exterior upkeep handled by the association, and bundled membership in Vasari Country Club’s 18-hole golf course, racquet courts, fitness center and clubhouse behind a 24-hour manned gate.

What Is Toscana at Vasari?

Toscana at Vasari is one of six condominium sections inside Vasari Country Club, a gated community of 766 homes in Bonita Springs. On the record it is three separate condominiums, Toscana I, II and III at Vasari, each created by its own recorded declaration between 2002 and 2004, on one village tract: Tract J of Vasari Country Club, Unit Two, Plat Book 72, pages 31 to 33. Toscana is the largest Vasari condominium section, with 138 of the community’s 572 condominium homes, and its first declaration, recorded in October 2002, is among the first three at Vasari.

Three Condominiums, One Association, One Club

A Toscana owner belongs to two associations and one district. Since January 31, 2007, Toscana at Vasari Village Association, Inc. has operated all three Toscana condominiums as a multi-condominium association and also keeps the village grounds, so the building, the roof, the garage exterior and the lawns answer to one board. Above it sits Vasari Country Club Master Association, Inc., which owns the golf course and clubhouse and runs the gate. Each Toscana declaration says that by taking title an owner “automatically becomes a Class ‘A’ member of the Club.” The Vasari Community Development District, a separate public body, bills its share on the county tax bill.

One Street: Toscana Way

All 138 Toscana homes carry a Toscana Way address in ZIP 34135, and no other Vasari section shares the street. The 23 buildings line both sides of the street. Buildings 1 to 7 are Toscana III at the western end, buildings 8 to 10 and 20 to 23 are Toscana II in the middle, and buildings 11 to 19 are Toscana I at the eastern end, beside the single-family homes of plat Unit Five. That simple layout helps a buyer: a Toscana Way address is always a Toscana condominium, and the building number tells you which of the three.

The Home: Two Floors, Four Plans, One Garage

Every building has six homes, three on each floor. On the ground floor sit one 1,648 square foot home and two 1,761 square foot homes, both plans with two bedrooms and two baths. Above them sit one 2,083 square foot home and two 2,149 square foot homes, both with three bedrooms and two baths. Across the 23 buildings that makes 69 two-bedroom and 69 three-bedroom homes. Each declaration includes the garage within the boundaries of the unit, so the garage is owned with the home rather than assigned as a common element.

What Ownership Includes Through the Club

The club’s own Questions and Answers sheet says that “since Vasari is a bundled community, your club membership and amenities are included with your ownership,” with no separate initiation fee and no food and beverage minimum (Vasari Country Club Q&A, club marketing, read October 10, 2026). The club lists the 18-hole golf course, driving range, tennis, pickleball, bocce and clubhouse among what dues cover, along with the 24-hour manned gatehouse and cable and internet service. Food, events, cart fees when applicable and lessons are billed separately.

Who Lives in Toscana, by the Record

The Lee County Property Appraiser’s parcel layer shows a homestead exemption on 47 of the 138 Toscana homes, about one in three, which marks those homes as the owner’s permanent Florida residence. That share is higher than Matera’s one in five on the same layer. The rest are second homes, investment homes or homes whose owners have not filed. The declarations allow leasing with approval, so some homes are rented by the season. We describe the property and the record, not the people who live there.

What Toscana Does Not Have

Five things buyers sometimes assume. No village pool on the record: the county building layer shows no pool or cabana building inside Toscana’s 12.77-acre common area; the club’s facilities, as the master declaration defines them, include a pool. No elevator on the building record: the buildings are recorded at two stories, and the declarations mention a unit’s elevator only as “if any,” so ask about the specific home. No new construction: the roll dates every home to 2002 to 2005, and every sale in the last 60 months was a resale. No separate condominium associations today: the three merged in 2007. No published association dues: the CDD line is public, the master and Toscana dues are not.

Ready to Sell or Buy in Toscana at Vasari? Talk to the Team That Tracked All 12 Sales

Toscana at Vasari is a 138-home condominium village inside Vasari Country Club, and its twelve recorded sales in the last 24 months ran from $335,000 to $579,000. If you own one of those homes, ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a price built from Toscana’s own sales by floor and plan. Selling? Get a free Toscana at Vasari home valuation or a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You can also see Toscana condos listed for sale on our team site, Domain Realty Group’s Toscana at Vasari page.

What Do Toscana at Vasari Condos Sell For?

Toscana at Vasari condos in Bonita Springs sold 12 times in the 24 months to September 25, 2026 at a $500,000 median, from $335,000 to $579,000, or $275.04 per square foot of county heated area, in Lee County’s recorded sales. Over 60 months, 31 sales closed at a $545,000 median, $300.36 per square foot.

Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; Southwest Florida MLS, pull of October 21, 2026)

These figures are Lee County’s DOR-qualified recorded sales, the deed price the county records, matched to the 138 Toscana parcels on the roll. They are not MLS figures. Medians use the mean of the middle pair when the count is even. Square-foot figures use the county’s heated area, which can differ from the living area in a listing. Twelve months held only five sales, so the headline median uses 24 months, the first window with ten or more. The MLS is a separate record and is never blended with these deed figures. The Southwest Florida MLS pull of October 21, 2026 shows, over 24 months, a window used because 12 months is thin, 11 Toscana closings at a $500,000 median, from $335,000 to $579,000, $243 per square foot, a median 101 days on market and a median sale-to-list ratio of 92.7%. Over 12 months it shows 5 closings at a $400,000 median, and on October 21, 2026 it showed 4 active listings from $410,000 to $519,900. Medians hide a wide range.

The Window Ladder

Every sale in the 12, 24, 36 and 60 month windows was a resale; the county file shows no first sale from a builder in any of them. The 24-month median sits at $275.04 per square foot of county heated area and the 60-month median at $300.36.

Every Toscana Sale in the Last 12 Months

Five Toscana sales recorded in the 12 months to September 25, 2026, too few for a reliable median, so here they are one by one, by month, price, floor and plan, with no unit or owner shown.

The five sales total $2,102,500. The two lowest were both the 1,648 square foot ground-floor plan, the smallest Toscana home, and the highest was a 1,761 square foot ground-floor home at $520,000. Only one three-bedroom upper-floor home recorded a sale in the 12 months.

The 24-Month Sales Behind the Median

The seven earlier sales in the 24-month window, from February to August 2025, were $500,000, $579,000, $564,900, $522,500, $520,000, $462,500 and $360,000. Together with the five above they make the twelve: $5,611,400 in recorded value. Ten of the twelve were two-bedroom ground-floor homes and two were three-bedroom upper-floor homes ($579,000 in March 2025 and $500,000 in July 2026). By condominium, Toscana I recorded 7 sales from $360,000 to $564,900, Toscana II 3 ($335,000, $347,500 and $520,000) and Toscana III 2 ($462,500 and $579,000).

Two Bedrooms Downstairs, Three Upstairs

The floor split is the biggest price fact in Toscana, because the floor decides the bedroom count. Over 60 months to September 25, 2026, the 69 two-bedroom ground-floor homes recorded 21 sales at a $520,000 median, from $335,000 to $595,000. The 69 three-bedroom upper-floor homes recorded 10 sales at a $646,000 median, from $500,000 to $680,000, or $304.79 per square foot. On the 24-month window the two-bedroom homes alone recorded 10 sales at a $481,250 median, $282.29 per square foot. The upper-floor homes trade less often: two sales in 24 months.

By Plan

The 1,761 square foot plan is the most traded Toscana home and its 13 sales give a $306.64 per square foot median. The 1,648 plan recorded only 8 sales in 60 months, from $335,000 to $560,000, too few for a median, so we price it sale by sale against the 1,761 plan’s $540,000 median, which is worth knowing before you price one.

By Condominium: Toscana I, II and III

Over 60 months Toscana I recorded 12 sales at a $533,750 median, Toscana II 11 sales at $540,000 and Toscana III 8 sales from $462,500 to $680,000, too few for a median. The three condominiums share the same four plans, so the gap between them is small and moves with which plans happened to sell. Read the condominium medians with their counts beside them.

The Price Path, Year by Year

Toscana’s recorded median rose from $311,750 in 2020 to $325,000 on 20 sales in 2021, the last calendar year with ten or more sales. Since then each year has recorded three to eight sales, too few for a median: 2023’s eight ran from $488,000 to $675,000, and 2026’s five so far from $335,000 to $520,000, leaning toward the smaller ground-floor plans. Read the year rows by their counts and ranges.

Price Bands

No Toscana sale in 60 months recorded below $300,000 or above $750,000.

We Pulled Every Recorded Sale in Toscana at Vasari

We pulled every recorded sale in Toscana at Vasari for the 12 months to September 25, 2026, and every one for the 60 months before that date, from the Lee County Property Appraiser roll and the county’s sale file, matched to the 138 Toscana parcels by their recorded legal description. We sorted each sale by condominium, floor and plan using the roll’s heated area and bedroom count, and we ran each plan as its own set. That is how this page can say the 1,761 plan traded 13 times in 60 months and the 2,083 plan only three. Measured October 12, 2026.

How the Appraiser Values Toscana

The Lee County Property Appraiser’s just value for the 138 Toscana homes on the current parcel layer runs from $364,770 to $473,007, with a median of $419,742. By condominium the medians are Toscana I $421,083, Toscana II $414,054 and Toscana III $410,722. Just value is the appraiser’s mass-appraisal figure for tax purposes, not a sale price, and it usually trails the market in both directions.

What the MLS Adds

Recorded sales tell the price and the date. They do not tell how long a home sat, what it listed for, or what is for sale today. The Southwest Florida MLS pull of October 21, 2026, a separate record from the county deeds, shows over 24 months 11 Toscana closings, a median 101 days on market and a median sale-to-list ratio of 92.7%; we use 24 months because 12 months is thin (5 MLS closings at a $400,000 median). It also shows 4 active Toscana listings from $410,000 to $519,900. Medians hide a wide range. For live listings, use the team-site link in the section above or call Marc at (239) 287-5873.

How Did Toscana at Vasari Come to Be?

Toscana at Vasari came to be in October 2002, when Taylor Woodrow Communities at Vasari, L.L.C. designated Tract J of Vasari Country Club, Unit Two as “Toscana at Vasari Village,” recorded the village covenants and declared Toscana I, then added Toscana II in November 2003 and Toscana III in 2004, finishing 23 buildings in Bonita Springs by 2005.

From Livingston Oaks to Vasari

Vasari grew out of a 1999 Lee County rezoning of land then called Livingston Oaks, and the City of Bonita Springs approved up to 799 homes on about 376 acres in 2001 (Ordinance 01-23), later fixing the mix at 605 multi-family and 194 single-family homes in 2004 (Ordinance 04-11). Taylor Woodrow Communities at Vasari, L.L.C. was the developer and declarant of every Vasari condominium, Toscana included. The master declaration for Vasari Country Club was recorded on May 1, 2002 and restated on August 23, 2024 (Amended and Restated Declaration, Instrument 2024000237003).

The Supplemental Declaration, October 2002

The village itself begins with a Supplemental Declaration made effective October 7, 2002 by the developer and joined by the master association (OR 3760/3112). It declared Tract J of Vasari Country Club, Unit Two, Plat Book 72, pages 31 to 33, “to be a Village called Toscana at Vasari Village,” and said the developer would build “for the exclusive benefit of the Village, certain Common Areas, including but not limited to recreational facilities, entry features, roadways, drives and parking areas, and landscape areas.”

The Village Covenants, October 2002

The same day the developer signed the Declaration of Covenants for Toscana at Vasari Village (OR 3760/3117). Its members are the associations, not individual owners, with one vote for each home an association represents, and it sets the parking, vehicle, sign and pet rules for the village grounds that this page quotes below. During developer control it presumed 108 homes in the village; the three condominiums ended at 138.

Three Declarations, 2002 to 2004

Sources: Lee County Clerk Official Records (Toscana I, Toscana II, Toscana III) and the Florida DBPR condominium register, read October 12, 2026. Four early amendments certified buildings as substantially complete or corrected exhibits: Toscana I in November 2002 (buildings 11, 12, 18 and 19, OR 3778/2652), again in November 2002 (unit numbering, OR 3802/1501) and in May 2003 (building 14, OR 3961/3763), and Toscana II in November 2003 (building 20, OR 4146/3266).

Built 2002 to 2005

The county roll dates the 138 Toscana homes from 2002 to 2005, with a median year of 2004. The appraiser’s building layer dates the 23 buildings themselves: six in 2002, all in Toscana I; six in 2003, three in Toscana I and three in Toscana III; and eleven in 2004, four in Toscana III and all seven of Toscana II. Toscana I’s first buildings went up in the first year of the statewide Florida Building Code, which replaced local codes on March 1, 2002, a date a wind mitigation inspector checks against each building’s permit.

The Developer Guarantee and the Hand-Over

Each declaration carried a developer guarantee capping common-expense assessments until owners took control. Toscana I capped them at $559.00 a quarter to December 31, 2003, then $643.00. Toscana II capped them at $630.00 a quarter to December 31, 2004, then $720.00. Toscana III capped them at $770.00 a quarter to December 31, 2005, then $885.00. These are history, printed in the recorded declarations, not today’s fees. Owners took control of the master association board on or about December 19, 2006, according to the 2024 restated master declaration.

The 2007 Merger

On January 31, 2007 the Florida Department of State filed Articles of Merger under section 617.1105 of the Florida Statutes that merged Toscana I, II and III at Vasari Condominium Associations into Toscana at Vasari Village Association, Inc. (Articles of Merger, Florida Division of Corporations). The Articles record that the village association had 138 members entitled to vote, Toscana I 54, Toscana II 42 and Toscana III 42, and that each plan was adopted by written consent of the members. The governance section below explains what the merger changed for owners.

What Are the Toscana at Vasari Buildings and Floor Plans Like?

Toscana at Vasari’s buildings in Bonita Springs are 23 two-story condominium buildings of six homes each, three homes per floor, with a garage for every home: two-bedroom plans of 1,648 and 1,761 square feet on the ground floor and three-bedroom plans of 2,083 and 2,149 square feet above, all in county heated area.

Data updated: October 2026 (Lee County Property Appraiser parcel and building layers, read October 12, 2026)

Twenty-Three Buildings of Six

The appraiser’s building layer lists 23 Toscana buildings, numbered 1 to 23, each a “Condominium, Low Rise, 1 to 3 Floors” building of two stories holding six residential units (Lee County GIS building footprints). Its estimated building values run from about $2.46 million to $2.52 million per building. In Toscana I’s Exhibit A, each building sits on a described footprint of about 9,300 square feet, or 0.21 acre.

The Ground-Floor Plans: 1,648 and 1,761 Square Feet

Each building’s ground floor holds one 1,648 square foot home and two 1,761 square foot homes, every one recorded with two bedrooms and two baths. Across Toscana that is 23 homes of the smaller plan and 46 of the larger. The ground-floor homes are the ones that trade most: 21 of the 31 Toscana sales in the last 60 months.

The Upper-Floor Plans: 2,083 and 2,149 Square Feet

Each building’s upper floor holds one 2,083 square foot home and two 2,149 square foot homes, every one recorded with three bedrooms and two baths: 23 and 46 homes across Toscana. They recorded 10 of the 31 sales in 60 months.

Garages and Parking

Toscana is a garage section. Each declaration says, “Garages depicted in Exhibit ‘B’ hereto are included in the boundaries of the individual Units,” so the garage is part of what you own. The association maintains “the exteriors, overhead doors and structural components of unit garages,” and the owner maintains the garage interior, its wiring, the door hardware and interior surface, and the automatic opener. The village covenants keep cars and passenger vans in garages, driveways or designated spaces, and require trucks, commercial vehicles, recreational vehicles, trailers, motorcycles, mopeds, golf carts and boats to be kept “only in enclosed garages with the garage door kept closed.”

Lanais, Floors and Windows

Lanais are limited common elements for the home they serve. No lanai may be carpeted, covered or enclosed without the board’s approval, and no carpet or river rock may go on concrete exposed to the weather. Upper-floor homes must keep “wall-to-wall carpeting installed over high quality padding” except in kitchens, baths and laundry rooms; tile or wood needs a sound-absorbing underlayment and the board’s written approval first. Window coverings seen from outside must be neutral in color.

What the Roll Shows on Every Home

The parcel layer flags every Toscana home with a garage and a pool, and tags the land of all 139 Toscana parcels, the 138 homes and the common area, as on golf. Those are the appraiser’s community-level flags, not a statement that a particular home faces the course or has a private pool. The common-elements parcel covers 12.77 acres.

What Amenities Come With a Toscana at Vasari Condo?

A Toscana at Vasari condo in Bonita Springs comes with bundled membership in Vasari Country Club, so the 18-hole golf course, driving range, tennis, pickleball, bocce, fitness and clubhouse come with ownership with no initiation fee, while the Toscana grounds, lawns and sidewalks are kept by the village association.

The Bundled Club

Vasari is a bundled club: membership comes with the deed and cannot be sold separately. The Toscana declarations make every owner a Class “A” member of Vasari Country Club Master Association, Inc. and let the club collect its charges through the Toscana association. The club’s Q&A sheet lists no initiation fee and no food and beverage minimum (club marketing, read October 10, 2026).

Golf

The 18-hole golf course and practice range are the club’s, owned on the county roll by the master association, and play is included in membership. The parcel layer tags Toscana’s land as on golf. Cart fees apply when used, per the club’s Q&A.

Racquet, Bocce, Fitness and Social

Tennis, pickleball and bocce courts, the fitness center and the clubhouse are among the amenities the club lists as covered by dues. Dining, events, lessons, clinics and personal services are billed when used. The club’s guest rules govern who may use the facilities with you.

The Toscana Village Grounds

The village association maintains “all Common Areas (and all landscaped areas within Toscana Village, including said areas which are part of the common elements of a Condominium),” and all lawns, landscaping and sprinkler systems in the common areas, plus sidewalks. The village covenants keep a rule for the swimming pool, and the association’s articles allow it to operate pools, but the county building layer shows no pool or cabana building inside Toscana’s own grounds, so ask the association which pool its rule refers to.

What Is Billed Separately

Food and beverage, events, golf carts when applicable, lessons, clinics, personal services, certain guest fees and optional upgrades are billed separately, according to the club. The club Q&A says, “At this time, there are no planned assessments,” and that an earlier assessment balance, where an owner carries one, appears on the estoppel.

Who Governs Toscana at Vasari?

Toscana at Vasari in Bonita Springs is governed by one corporation, Toscana at Vasari Village Association, Inc., which since its 2007 merger with the three Toscana condominium associations operates Toscana I, II and III as a multi-condominium association with a five-seat board and a separate budget for each condominium, under the Vasari master association and the Vasari CDD.

The State Record

Source: Florida Division of Corporations, Toscana at Vasari Village Association and the Toscana I, Toscana II and Toscana III records. The village association lists five officers and directors and one management company as its registered agent.

What the 2007 Merger Changed

The plan of merger gave the surviving association “all of the rights, powers, duties and functions” of the three Toscana condominium associations and said it “shall operate as a multi-condominium association as required under Chapter 718 Florida Statutes,” keeping “separate books and records and budgets for each of the respective Condominiums.” Three things follow for an owner. First, there is one board to approve a sale or a lease, not two. Second, each condominium still has its own declaration, its own common elements and its own budget, so a Toscana I owner’s share is figured on Toscana I’s budget. Third, the plan says a claim that arose before the merger “shall be assessed only against the properties or units which were under the pre-merger Association which incurred the loss, claim or liability.”

The Five-Seat Board

The plan of merger set a five-director board: “each Condominium entitled to at least one (1) representative on the Board of Directors.” Each condominium elects its own director for a two-year term, counted only on that condominium’s votes, and the other two seats are elected at large by all members for one-year terms. A vacancy in a condominium’s seat is filled by appointment from that condominium. Whether the bylaws have changed since 2007 is a question for the current documents.

Where the State Register Lags

The Florida condominium register still names the three old condominium associations as the managing entities of Toscana I, II and III, at the current manager’s address, although the Division of Corporations shows them merged since 2007 (DBPR register, read October 12, 2026). We read that as a register that was never updated, not as a second operator. Each of the three projects shows “Recorded” in its secondary status, which means the state annual fee is shown paid.

The Master Association and the Club

Above Toscana sits Vasari Country Club Master Association, Inc., which owns the golf course and clubhouse, runs the gate and enforces the community covenants, including architectural review. Its 2024 restated declaration sets the community rules on leasing, pets and parking that sit on top of Toscana’s own, and its Resale Transfer Fee falls on the buyer at closing.

The Vasari Community Development District

The Vasari CDD is a public special district that owns the community’s lakes and conservation tracts and is paying off the bonds issued for that infrastructure. It bills each home a set amount on the November county tax bill. Its Toscana line is labelled “Six-plex I” in the budget, and the cost section below gives the figures.

Where Owners Find Records

Each Toscana condominium has more than 25 homes, so the association must post its listed official records on a website under section 718.111(12)(g) of the Florida Statutes (2026 text, read October 12, 2026). We did not find a public address for that portal; owners and buyers under contract request it from the association. The governing documents, rules, current budgets and reserve schedules come in the resale package.

What Are the HOA Fees and Costs to Own a Toscana at Vasari Condo?

The costs of owning a Toscana at Vasari condo in Bonita Springs stack in four lines: property tax, the Vasari CDD’s $1,883.85 Toscana line for fiscal 2026, the Master Association’s $13,601.02 assessment for 2026, and Toscana’s own quarterly condominium dues, with the first two public record and the last two from the associations’ 2026 fee documents; on the $500,000 median the 2026 tax and CDD lines alone come to about $8,281 a year ($7,965 with the proposed fiscal 2027 CDD).

Data updated: October 2026 (Vasari CDD budgets read October 10, 2026 and its documents page checked October 30, 2026; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the association’s 2026 fee schedule and quarterly fee sheet, read October 30, 2026)

The Stack, Line by Line

Association Dues and Fees: What the Documents Say

The association’s 2026 fee schedule, which sits on a third-party brokerage site and not on the club’s public site, lists a Master Association assessment of $13,601.02 per home for 2026, made up of $10,851.02 for operations and $2,750 for reserves, up from $12,905.98 in 2025. A capital contribution of $12,000 applies to a buyer new to Vasari and $6,000 to an existing member, and the rental processing fee is $532.50. The 2024 restated declaration lets the board set a Resale Transfer Fee paid by the buyer at closing, which reads as that contribution (our inference). The budget page nets a $258 surplus credit to $13,343; which figure is billed is settled only by the estoppel or a Master Association statement. The association’s 2026 quarterly fee sheet lists Toscana I at $1,780 and Toscana II and III at $1,770 each a quarter. Whether condominium dues include building insurance, water, sewer or reserves differs by association and is not verified, so the estoppel certificates confirm them for your address. Since 2007 the Toscana association keeps a separate budget for each condominium, so a Toscana I home pays 1/54 of Toscana I’s common expenses and a Toscana II or III home 1/42 of its condominium’s. Ask for the current budget of the specific condominium and the master association’s current statement before you write an offer.

The CDD Line and When the Debt Ends

The Vasari CDD’s fiscal 2026 Toscana line is $1,883.85 a home: $1,100.00 for operations and maintenance and $783.85 for bond debt. The fiscal 2027 proposed budget of June 15, 2026 drops the total to $1,567.95, with the debt line at $467.95 (CDD fiscal 2027 proposed budget). The district’s bonds have a final maturity of May 1, 2027, so, assuming no new borrowing, no debt line is scheduled after the fiscal 2027 bill. The operations line is set every year by the CDD board.

Property Tax on the Median, Worked

The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026 in district 017, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025 (Lee County Property Appraiser, 2026 Taxing District Millage Book). The components include Lee County, 3.7623; school local, 2.2480; school state, 3.0230; and the City of Bonita Springs, 0.8411, its rolled-back rate, adopted on September 23, 2026 (Resolution 26-027). On the 24-month median of $500,000, and before any homestead or other exemption, that is $6,397.10 a year for 2026 (500 x 12.7942 = 6,397.10). On $400,000, the price of a May 2026 sale, it is $5,117.68. The November 2026 bill carries the 2026 millage with the district’s fiscal 2027 assessment, so the proposed column below is the nearer guide; treat these as illustrations. Separately, Bonita Springs voters approved up to $35 million of general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, to be repaid from ad valorem taxes on all taxable property in the city over up to 30 years; the cost per home had not been published when we checked on October 12, 2026 (City of Bonita Springs Ordinance 26-05). Your bill depends on the assessed value, not the price you pay, and homestead caps the assessed value’s growth for a permanent resident.

The Annual Stack, Worked

The fixed carry, which excludes tax, insurance, utilities, food and beverage, cart fees and any assessment balance, is the master fee plus four quarters of dues plus the CDD line, arithmetic and not a bill: Toscana I $22,604.87 ($1,883.74 a month; $22,288.97 with the fiscal 2027 proposed CDD) and Toscana II and III $22,564.87 each ($1,880.41 a month; $22,248.97 proposed). Add the tax above, your HO-6 insurance and utilities. These are worked examples, not quotes.

Resale Transfer Fee, Estoppels and Approval Fees

The master declaration lets the board set a Resale Transfer Fee paid by the buyer at closing; the association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as that contribution (our inference). Florida caps estoppel certificate fees: the statute sets a $250 base, $100 for expedited delivery and $150 when the account is delinquent, adjusted by DBPR; the current DBPR-adjusted caps are $299 for the certificate, $119 more for delivery within three business days and $179 more when the account is delinquent, with the next adjustment due by July 1, 2027, and the association’s actual fee may be lower; the certificate is due within 10 business days of a written request (section 718.116; Stewart Title bulletin FL2022001; DBPR estoppel certificate fee schedule). The approval application fee may not exceed $150 per applicant under section 718.112(2)(k).

Special Assessments

The club Q&A says, “At this time, there are no planned assessments.” For Toscana itself, any special assessment would appear in the association’s minutes and on the estoppel certificate. Because the 2007 merger keeps pre-merger claims with the condominium that incurred them, ask whether any open claim or assessment is limited to one Toscana condominium.

What Do the Toscana at Vasari Declarations Say?

The Toscana at Vasari declarations in Bonita Springs, recorded for Toscana I in 2002, II in 2003 and III in 2004 with the same core text, require board approval of every sale and lease, set who maintains what, limit alterations and signs, and make each owner a club member; a later amendment controls over the text quoted here.

Sale Approval

“No Unit Owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors.” The seller gives written notice at least 20 days before closing with the contract, the board may interview the buyer, and it decides within 20 days of a complete application or 60 days of notice, whichever comes first. Approval is stated in a Certificate of Approval. A disapproval needs a majority of the whole board, and the association must then name an approved buyer at the same price and terms within 30 days.

Who Owns a Toscana Home Together

A Toscana home may be owned by one person, by two or more people, or in a trust, corporation, partnership or other entity, subject to the declaration’s rules on who occupies it. The buyer is jointly and severally liable with the seller for unpaid assessments, “regardless of when incurred,” which is why the estoppel certificate matters at closing.

Who Maintains What

Source: Toscana declarations, sections 11.1 and 11.2; village covenants, section 3.11.

Alterations and the Architectural Review Committee

Material alterations, exterior changes, landscaping changes and anything visible from outside, such as glass, screens, shutters or awnings, need the board’s written approval, and the club’s Architectural Review Committee reviews exterior work under the master documents. The board may approve combining two homes, but the combined home keeps the votes and shares of the original two.

Hurricane-Season Duties

An owner who will be away in hurricane season must clear the lanai and entry of furniture and plants before leaving and name a firm or person the association accepts to care for the home if it is damaged. Hurricane shutters must meet the board’s specifications, consistent with the club’s.

Signs

“No Unit Owner other than Developer may post or display ‘For Sale’, ‘For Rent’, ‘Open House’ or other signs” without the written consent of the club’s reviewer, and the village covenants bar signs “including, without limitation, those of realtors” without the board’s written consent. A Toscana listing is marketed online, by database and by appointment through the gate.

Is Toscana at Vasari a 55+ Community?

Toscana at Vasari in Bonita Springs is not a 55+ community on the record: all three Toscana declarations state, in section 12.3, “There is no restriction on the ages of occupants of Units,” and the Vasari master declaration we read carries no age restriction either.

What the Declarations Say About Age

The same sentence appears in Toscana I, II and III, each recorded with the Lee County Clerk. The declarations add only that occupants under 18 are to be supervised by an adult. No recorded Toscana document we read claims the housing-for-older-persons exemption, and the governing documents as amended control.

What That Means for a Sale

A Toscana seller can sell to any qualified buyer the board approves, of any age, and the board’s approval rests on the grounds the declaration lists, not on age. The recorded Toscana documents set no age rule for occupancy.

Can You Rent Out a Toscana at Vasari Condo?

Yes. A Toscana at Vasari condo in Bonita Springs can be rented with the association’s approval, for the whole home only, for at least 30 days and at most one year, no more than six times in a calendar year, to a lessee who is a natural person; the master declaration adds its own 30-day minimum and six-lease cap.

Minimum Term and Frequency

“No Unit may be leased for a period of less than thirty (30) days nor more than six (6) times per calendar year,” each Toscana declaration says, and no lease may run longer than one year without board approval of a renewal. The club Q&A adds that a lease covering all of February is accepted. The master declaration’s leasing section, restated in 2024, also requires whole-home leases of at least 30 days and no more than six a year.

The Approval Process

The owner gives the board written notice at least 20 days before the tenant moves in, with a signed copy of the lease and the tenant’s details. The board may interview the tenant and has 20 days to decide; if it does not act, the lease is deemed approved. A lease can be refused only by a majority of the whole board. The application fee may not exceed $150 per applicant under current Florida law.

Who May Stay

Only the tenant, the tenant’s spouse, family within the first degree and temporary guests may occupy the home during the lease, and no sublease or assignment is allowed without board approval. Tenants take on the owner’s right to use the club’s common areas while the lease runs, under the master declaration.

Short-Term Rentals

Nightly and weekly rentals are not allowed: the 30-day minimum in the Toscana declarations and the master declaration rules them out. That limits a Toscana home’s income use to seasonal and annual tenants.

What Are the Pet Rules at Toscana at Vasari?

Toscana at Vasari pet rules in Bonita Springs allow up to two household pets such as dogs or cats, up to two caged birds and a reasonable number of tropical fish per home, leashed or carried outside, never left alone on a lanai, with no reptiles, amphibians, poultry or livestock, and no pets within 25 feet of the swimming pool.

Two Pets, Two Birds

Each Toscana declaration lets an owner keep “no more than two (2) commonly accepted household pets such as a dog or cat, not more than two (2) caged birds, and reasonable numbers of tropical fish.” The board may order a pet removed if it becomes an unreasonable annoyance, and the master board may set breed and number limits by residence type.

Leash, Lanai and Pool Rules

Pets must be carried or leashed outside the home, owners clean up after them, and “Pets shall not be left unattended on lanais.” The village covenants add that dogs and cats on the common areas must be carried or leashed and that “Pets are not permitted within twenty-five (25) feet of the swimming pool.” The master declaration sets a leash of no more than 15 feet.

Assistance Animals

Federal fair housing rules treat assistance animals separately from pets, and a request for one goes to the association under its own process (HUD, assistance animals).

Do Florida’s Condo Milestone and SIRS Laws Apply to Toscana at Vasari?

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories, and every Toscana at Vasari building in Bonita Springs is two stories on the Lee County appraiser’s building layer, so neither trigger is met on this record.

Two Stories, Not Three

Section 553.899 requires a milestone inspection, and section 718.112(2)(g) a structural integrity reserve study, for buildings “three habitable stories or higher in height” (section 718.112; section 553.899, 2026 Florida Statutes, read October 12, 2026). All 23 Toscana buildings are recorded at two stories.

Reserves Still Apply

The two-story exemption covers the structural integrity reserve study; it does not remove the association’s general budget and reserve rules under section 718.112. Toscana’s association keeps a separate budget for each of the three condominiums, so a buyer should read the reserve schedule for the specific condominium.

What the State Register Shows

Toscana I, II and III are on the Florida condominium register as projects PR1G026353, PR69291 and PR69868, with 54, 42 and 42 units, all “Approved” and “Recorded” (DBPR register; DBPR SIRS reporting).

What a Buyer Should Ask For

Ask for each condominium’s current budget with its reserve schedule, the last two years of board minutes, any insurance claims since Hurricane Ian, the roof replacement history by building, and the association’s answers on any special assessment under discussion. Ask for them during the contract period, and we review them with you.

What Flood Zone Is Toscana at Vasari In, and How Do Hurricanes Affect It?

Toscana at Vasari in Bonita Springs is in FEMA flood Zone X at all 23 buildings we queried, with no base flood elevation and no special flood hazard area: eight buildings are shaded Zone X (0.2 percent annual chance) and fifteen unshaded, on two FEMA panels, and the whole section is in Lee County evacuation Zone B.

Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026)

All 23 Buildings, One by One

We queried FEMA’s live National Flood Hazard Layer at the center of every Toscana building on October 12, 2026 (FEMA NFHL), with Lee County’s evacuation layer and 2018 LiDAR ground elevations.

Every building agrees on Zone X and on Zone B, so the page can say it of Toscana as a whole; the shaded and unshaded split, and the panel, depend on the building. The 60 homes of Toscana I and building 20 sit on the older 2008 panel, the rest on the 2022 panel. A lender’s flood determination is made for the exact home.

What Shaded Zone X Means for a Loan

Zone X, shaded or not, is outside FEMA’s special flood hazard area, so a federally backed mortgage does not require flood insurance on the building. Shaded Zone X marks the 0.2 percent annual chance flood area. The association insures the building; an owner’s flood coverage choices are a separate question, covered below.

Evacuation Zone B and Storm Surge

Lee County puts all of Toscana in evacuation Zone B, which its own sheet describes this way: “Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf.” (Lee County Zone B sheet). The National Hurricane Center’s worst-case storm surge envelope at the Toscana points shows no inundation for category 1 and 2 storms, up to about 2 feet above ground for category 3, 8 to 9 feet for category 4 and 12 to 13 feet for category 5. That is a planning envelope, not a forecast.

Ian and the Storm Record

Hurricane Ian made landfall at category 4 at Cayo Costa on September 28, 2022, and the National Hurricane Center recorded inland high water marks of 5 to 7 feet above ground in Bonita Springs and North Naples (NHC Tropical Cyclone Report, Ian). We found no public record of Ian damage specific to Vasari or Toscana. Ask the association for any insurance claims and repairs by building since 2022.

Wind Design and the Buildings

Toscana’s location sits in a 160 mph design wind zone and the wind-borne debris region under the Florida Building Code. Six Toscana I buildings date to 2002, the first year of the statewide code, and the rest to 2003 and 2004. A wind mitigation inspection on Florida’s form OIR-B1-1802 records roof shape, roof-to-wall connections and opening protection, and can lower an HO-6 premium (Florida OIR form).

The Master Policy, the HO-6 and Loss Assessment

The association insures the buildings and common elements on an “All Risk” form including windstorm. Each owner insures the interior, fixtures, appliances, air conditioning, water heater and improvements, and the declarations say the owner “is expected to carry Homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss Assessment protection.”

Citizens and the Flood Requirement

Citizens Property Insurance requires flood coverage on most personal residential policies with wind coverage by January 1, 2027, regardless of flood zone; condominium unit-owner policies are not required to carry it (Citizens, flood insurance requirement). Check your own policy type.

The City’s Flood Discount

The City of Bonita Springs holds Community Rating System Class 5, which gives a 25 percent discount on National Flood Insurance Program premiums in the city (City of Bonita Springs, CRS).

Which Schools Serve Toscana at Vasari?

Toscana at Vasari in Bonita Springs is in the School District of Lee County’s South Zone 3, study area 2251, with elementary choice Zone Q, middle choice Zone GG and high school South Zone 3, according to the district’s address lookup run for a Toscana Way building on October 10, 2026.

The Zone Choices

Elementary Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. High school South Zone 3 lists Bonita Springs High and Estero High, and the district’s transportation table also shows bus service to South Fort Myers High for Zone 3 (School District of Lee County, transportation).

Grades: Florida Department of Education, 2025-26 school grades, released as of September 1, 2026.

How Lee County Assigns

Lee County uses a choice system: families rank schools in their zone and the district assigns by availability. Run your exact address in the district’s lookup before relying on a zone (School District of Lee County zone lookup).

How Far Is Toscana at Vasari From Beaches, Airports and Hospitals?

From Toscana Way in Bonita Springs, routed drive times without traffic are about 15 minutes to Bonita Beach Park, 26 minutes to Southwest Florida International Airport, 30 minutes to downtown Naples, 14 minutes to NCH North Hospital and 11 minutes to Bonita Springs High School; peak season adds time.

Drive Times From Toscana Way

Times were routed from a Toscana Way building with the OSRM routing engine on October 10, 2026 and assume no traffic; January to April on US 41, Bonita Beach Road and I-75 runs longer.

Beach Parking in 2026

Lee County closed the Bonita Beach Park parking lot for Hurricane Ian repairs starting September 8, 2026, and the Bonita Beach Access #1 lot closes to parking on November 1, 2026, with pedestrian access kept open (Lee County Parks, Bonita Beach Park; Bonita Beach Access #1). Little Hickory Island Beach Park’s lot and amenities have also been closed since September 8, 2026, with pedestrian access open (Lee County Parks, Little Hickory Island Beach Park). Check the county’s pages before you drive.

Hospitals and Emergency Rooms

NCH North Hospital is the closest full hospital, about 14 minutes from Toscana Way. NCH’s Bonita Springs emergency department and Lee Health’s Coconut Point emergency department are about 15 to 19 minutes away across the community, without traffic. Lee Health has announced it goes out of network with UnitedHealthcare on January 1, 2027, so check your plan.

What Are the Daily Logistics at Toscana at Vasari?

Daily logistics at Toscana at Vasari in Bonita Springs run through Vasari’s 24-hour manned gate, a garage for every home, village rules on vehicles and outdoor cooking, City of Bonita Springs permits, and Bonita Springs Fire Control and Rescue District service.

Gate, Guests and Showings

Vasari’s gatehouse is manned around the clock, per the club, and guests and showing appointments are cleared at the gate. A Toscana showing is scheduled in advance, which is one reason we market listings by appointment.

Parking and Vehicles

Park cars and passenger vans in your garage, your driveway or the designated spaces. Trucks, commercial vehicles, recreational vehicles, trailers, campers, motorcycles, mopeds, golf carts, boats and boat trailers must be kept in an enclosed garage with the door closed, and there is no parking on the street, the lawns or the landscaping. Vehicle repairs are allowed only in an enclosed area with the doors closed.

Grills, Irrigation and Trash

Outdoor cooking on the common areas is allowed only where the village association designates a place. Irrigation water may be untreated or reclaimed water. Trash goes out in closed containers or bags in designated areas, and the parcel layer puts Toscana in county garbage district 001.

Permits and Who Issues Them

Toscana is inside the City of Bonita Springs: every one of the 139 Toscana parcels carries tax district 017, City of Bonita Springs and Bonita Springs Fire, so building permits come from the city after the association and the club’s Architectural Review Committee approve the work.

Fire and Emergency Service

The Bonita Springs Fire Control and Rescue District serves Toscana, and Lee County’s emergency management office issues the evacuation orders by zone.

How Does Toscana at Vasari Compare With the Other Vasari Neighborhoods?

Toscana at Vasari compares with the other five Vasari condominium sections in Bonita Springs as the largest section and the middle of the price range: its $275.04 per square foot over 24 months sits above the two carport sections, Matera and Trieste, and below the four-home and six-home garage sections Altessa, Cassia and Firenze.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; our analysis and the Vasari hub’s section table)

The Six Condominium Sections on One Yardstick

Each row uses the shortest window with ten or more recorded sales, Lee County recorded sales to September 25, 2026, our analysis, so windows differ by row (Vasari Country Club hub).

The Same 60 Months, Side by Side

On one 60-month window to September 25, 2026, Toscana recorded 31 sales at a $545,000 median and $300.36 per square foot, against Matera’s 33 at $400,000 and $260.80, Trieste’s 33 at $425,000 and $263.48, Firenze’s 18 at $650,000 and $311.54, and Cassia’s 22 at $716,250 and $302.84. Toscana’s 31 sales in 60 months exceed Cassia’s 22 and Firenze’s 18.

Toscana and Firenze

Firenze at Vasari is the only other six-home garage section: 42 homes in seven buildings, all built in 2006, with plans from 1,608 to 2,192 square feet and its own condominium association, and the CDD labels it “Six-plex II” against Toscana’s “Six-plex I.” Firenze’s 60-month median of $650,000 sits above Toscana’s $545,000, but Firenze recorded only one sale in the last 12 months.

Toscana and the Four-Home Sections

Altessa and Cassia put four homes in each building, with larger plans and the community’s highest condominium prices, at $749,000 and $716,250 on their shortest ten-sale windows. A buyer who wants a garage section at a lower entry price than those two will compare Toscana first.

Toscana at Vasari vs Matera at Vasari: Which Fits Your Priorities?

Toscana at Vasari and Matera at Vasari are Vasari’s two largest condominium sections in Bonita Springs, and they differ in four ways that set the price: Toscana has garages and three-bedroom upper floors in six-home buildings, while Matera has carports and two-bedroom homes in eight-home buildings, and Toscana’s 60-month median of $545,000 runs well above Matera’s $400,000.

Toscana vs Matera Decision Table

Sources: Lee County recorded sales to September 25, 2026, our analysis; recorded declarations; Vasari CDD fiscal 2026 budget; the association’s 2026 fee schedule and quarterly fee sheet (October 30, 2026); Southwest Florida MLS, pull of October 21, 2026, kept apart from the county record; FEMA NFHL queried October 2026. Matera figures from our Matera at Vasari guide.

Where the Two Differ Most

The garage is the big one. A Toscana home includes a garage inside the unit’s recorded boundaries, while every Matera home parks under one carport space, and the village rules at both send boats, trailers, motorcycles and golf carts into an enclosed garage. The second is the floor plan: Toscana’s upper floor is all three-bedroom, and Matera has no three-bedroom plan.

Size and Price

Toscana’s smallest plan, 1,648 square feet, is larger than any Matera plan. Per square foot the two are closer than the medians suggest: $300.36 for Toscana against $260.80 for Matera over 60 months, so much of Toscana’s higher median is more house.

Age and Setting

Toscana’s first buildings date to 2002, Matera’s to 2004, and both are two stories, outside the milestone and SIRS laws on this record. Toscana sits on Toscana Way alone; Matera is split between Matera Lane and Altessa Way.

Which Fits Which Buyer’s Priorities?

Toscana fits a buyer whose priorities are an enclosed garage, a three-bedroom plan, a six-home building and a single association running the building and grounds. Matera fits a buyer whose priorities are the lowest entry price in Vasari, a two-bedroom plan and carport parking, with the same bundled club. Both carry the same lease limits and no recorded age restriction, so the choice comes down to the home, the parking and the budget.

What Does It Cost to Sell a Toscana at Vasari Condo?

Selling a Toscana at Vasari condo in Bonita Springs costs the Florida documentary stamp tax of $0.70 per $100, which a Lee County seller customarily pays along with the owner’s title policy, plus the commission you negotiate and your share of prorations; on the $500,000 median the stamps are $3,500.

The Deed Stamps

Florida’s documentary stamp tax on a deed is $0.70 per $100 of the price (Florida Department of Revenue). In Lee County the seller customarily pays it: $3,500 on a $500,000 sale and $2,800 on a $400,000 sale. The contract controls who pays.

Title and Closing

In Lee County the seller also customarily pays for the buyer’s owner’s title insurance policy, and the contract can say otherwise. Closing costs also include recording fees and the settlement agent’s fees.

Estoppels, Approval and Prorations

The seller orders estoppel certificates from the Toscana association and the master association, each capped at the current DBPR-adjusted $299 (statutory base $250) plus the expedite and delinquency charges described above; an association’s actual fee may be lower. Property tax and the CDD line are prorated to the closing date. The buyer pays the club’s Resale Transfer Fee, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference that it is the same fee).

What the Seller Does Not Pay

The Resale Transfer Fee is the buyer’s under the master declaration; the association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference). The buyer’s own approval application fee is set by the association within the $150 per applicant cap.

What Are the Pros and Cons of Owning in Toscana at Vasari?

Owning in Toscana at Vasari in Bonita Springs brings a garage, a three-bedroom option, one association and bundled golf at a mid-Vasari price, against a $13,601.02 master assessment with quarterly condominium dues on top, a 30-day leasing floor, board approval on every sale and lease, evacuation Zone B and buildings now 22 to 24 years old.

The Pros

• A garage for every home, inside the unit’s recorded boundaries.
• Three-bedroom upper-floor plans of 2,083 and 2,149 square feet, rare among Vasari condominiums at this price.
• One association since 2007 for the building, the roof and the grounds.
• Bundled golf and club with no initiation fee and no food and beverage minimum, per the club.
• Zone X at all 23 buildings on FEMA’s live layer, no base flood elevation.
• No recorded age restriction, and the CDD bond debt is scheduled to end after the fiscal 2027 bill, assuming no new borrowing.
• Two-story buildings, outside the milestone and SIRS laws on this record.

The Cons

• Stacked dues: the 2026 master assessment is $13,601.02 a year and the quarterly condominium dues are $1,770 to $1,780; what the condominium dues include is not verified, and the estoppel confirms them for an address.
• Leasing limits: 30 days minimum, six leases a year, board approval each time; no short-term rentals.
• Board approval of every sale, with at least 20 days’ notice before closing.
• Evacuation Zone B, with a worst-case category 4 surge envelope of 8 to 9 feet above ground.
• Older buildings, from 2002 to 2004, so roof, windows and air conditioning age matter.
• No village pool on the county building layer inside Toscana; the club’s facilities, as the master declaration defines them, include a pool.
• No sign in the yard: For Sale signs need the club reviewer’s consent.

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• Platinum Sales Production Award Winners

Toscana at Vasari’s Recent Sales, by the Numbers

In the last 24 months we tracked 12 recorded Toscana at Vasari sales to September 25, 2026, at a $500,000 median, from $335,000 to $579,000, with $5,611,400 in total recorded value. Ten were two-bedroom ground-floor homes and two three-bedroom upper-floor homes. In the last 12 months we tracked 5 recorded sales, from $335,000 to $520,000. Over 60 months we tracked 31 recorded sales at a $545,000 median. The Southwest Florida MLS pull of October 21, 2026, a separate record, adds over 24 months 11 Toscana closings, a median 101 days on market and a median sale-to-list ratio of 92.7%; medians hide a wide range.

Selling in Toscana Is Different in Five Ways

1. Board approval is part of the timeline. Each declaration requires the association’s written approval with at least 20 days’ notice before closing, so the application goes in as soon as the contract is signed.
2. The floor sets the market. Two-bedroom ground-floor homes and three-bedroom upper-floor homes have priced as separate markets, so a listing is compared with its own plan first.
3. Upper-floor homes trade rarely. Only ten three-bedroom sales recorded in 60 months, so pricing one takes care and the county record in full.
4. No sign in the yard. The declarations and village covenants bar For Sale and Open House signs without consent, so the marketing is online, by database and by appointment through the gate.
5. The garage sells. A garage inside the unit is the feature Matera and Trieste lack, and we show it as part of the home.

What Is Your Toscana at Vasari Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Toscana at Vasari home valuation or the general home valuation form, then read how we sell Toscana at Vasari condos. Talk to Jesse direct: (239) 898-6072, text or call.

What is my Toscana at Vasari condo worth today?

Your Toscana condo’s value starts from Toscana’s own recorded sales: twelve in the 24 months to September 25, 2026 at a $500,000 median, from $335,000 to $579,000. Your plan, floor, condominium, condition and garage move it within that range, and we price it sale by sale.

How long does a Toscana at Vasari sale take?

The Southwest Florida MLS pull of October 21, 2026 shows a median of 101 days on market across 11 Toscana closings in 24 months, a window used because 12 months is thin; medians hide a wide range. The recorded steps set a floor on the timeline: the association’s approval needs at least 20 days’ notice before closing and can take up to 20 days after a complete application, so start the application the day the contract is signed.

Do I need the association’s approval to sell?

Yes. Each Toscana declaration says no owner may sell without the board’s prior written approval. The board may interview the buyer and must decide within 20 days of a complete application or 60 days of notice, whichever comes first.

Can I sell my Toscana condo with a tenant in it?

Yes, if the lease was approved. A Toscana lease runs at most one year, and the buyer takes the home subject to it unless the contract and the lease say otherwise. The buyer’s own approval and any new lease still go through the board.

Should I update my Toscana condo before I sell?

Most Toscana homes date to 2002 to 2004, so buyers compare kitchens, baths, flooring, air conditioning age and windows. Any change needs board approval, and hard flooring upstairs needs a sound underlayment, so ask us which updates pay before starting any.

Your Local Real Estate Experts

Toscana at Vasari owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who lead Domain Realty Group from an office in Bonita Springs, a short drive from Vasari’s gate, and who read every Toscana declaration and recorded sale before writing this guide.

You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Toscana at Vasari guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Between them they bring over 45 years of combined direct experience, and our Bonita Springs office is the team’s headquarters.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Toscana at Vasari realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

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

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review

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

Contact McGreevy and Comisar

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

Selling your Toscana at Vasari home? Get a free Toscana at Vasari home valuation or Call Jesse direct at (239) 898-6072.

Buying in Toscana at Vasari? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: Toscana at Vasari Buyer Edition

Toscana at Vasari buyers in Bonita Springs ask most about price, garages, the floor plans, the association and its 2007 merger, fees, leasing, pets, flood zone and approval, and each answer below comes from the recorded declarations, the state record, the county roll and recorded sales, the CDD budget or the FEMA flood layer.

What is Toscana at Vasari?

Toscana at Vasari is a village of three condominiums, Toscana I, II and III at Vasari, with 138 homes in 23 two-story buildings of six on Toscana Way inside Vasari Country Club, a gated, bundled golf community in the City of Bonita Springs, Lee County.

Is this the Toscana at Bay Colony or Tuscany Reserve?

No. Toscana at Bay Colony and Toscana at Tuscany Reserve are Naples condominiums in Collier County, and the Toscana and Monticello homes on Ravenna Way are in Fort Myers. Toscana at Vasari is the Bonita Springs condominium village on Toscana Way, ZIP 34135.

Where is Toscana at Vasari?

Toscana at Vasari is inside Vasari Country Club, entered from Imperial Parkway about a mile south of Bonita Beach Road, in the City of Bonita Springs. Every Toscana home has a Toscana Way address.

How many homes are in Toscana at Vasari?

There are 138 homes: 54 in Toscana I’s nine buildings and 42 each in Toscana II’s and Toscana III’s seven buildings, 23 buildings in all, six homes per building.

How big are Toscana at Vasari condos?

County heated area is 1,648 or 1,761 square feet for the two-bedroom ground-floor homes and 2,083 or 2,149 square feet for the three-bedroom upper-floor homes. Listings may show a different living area.

Do Toscana condos have garages?

Yes. Every Toscana home has a garage, and the declarations include it within the unit’s recorded boundaries. The association maintains the garage exterior and door structure; the owner maintains the inside and the opener.

When was Toscana at Vasari built?

The county roll dates the homes from 2002 to 2005. The appraiser’s building layer dates six buildings to 2002, six to 2003 and eleven to 2004.

Who built Toscana at Vasari?

Taylor Woodrow Communities at Vasari, L.L.C. was the developer and declarant of all three Toscana condominiums.

What do Toscana at Vasari condos sell for?

Lee County recorded 12 Toscana sales in the 24 months to September 25, 2026 at a $500,000 median, from $335,000 to $579,000, or $275.04 per square foot of county heated area. Over 60 months, 31 sales recorded at a $545,000 median.

Are Toscana prices going up or down?

Since 2021, the last year with ten or more sales and a $325,000 median, each year has recorded three to eight sales, too few for a median: 2023’s eight ran from $488,000 to $675,000 and 2026’s five through September 25 from $335,000 to $520,000, a year weighted to the smaller ground-floor plans. Price your specific plan, not the year.

Does the floor matter at Toscana?

Yes, because the floor sets the bedrooms. Over 60 months the three-bedroom upper-floor homes recorded 10 sales at a $646,000 median and the two-bedroom ground-floor homes 21 sales at $520,000.

How many Toscana condos are for sale right now?

On October 21, 2026, the Southwest Florida MLS showed 4 active Toscana listings, from $410,000 to $519,900, which is 9.6 months of supply at the 12-month MLS pace of 5 closings (4 / (5/12)). Call Marc for today’s list.

What are the HOA fees at Toscana at Vasari?

The association’s 2026 fee schedule lists the Master Association assessment at $13,601.02 a year per home ($10,851.02 operating plus $2,750 reserves), and its quarterly fee sheet lists Toscana I at $1,780 and Toscana II and III at $1,770 each a quarter; what condominium dues include is not verified. The Vasari CDD’s fiscal 2026 Toscana line is $1,883.85, proposed at $1,567.95 for fiscal 2027, on the county tax bill. The estoppel confirms the dues for an address.

Why is there only one Toscana association?

The three Toscana condominium associations merged into Toscana at Vasari Village Association, Inc. on January 31, 2007, and the survivor runs all three condominiums as a multi-condominium association with a separate budget for each.

What does the club membership include?

Membership in Vasari Country Club comes with ownership, with no initiation fee and no food and beverage minimum, per the club. Dues cover the golf course, range, tennis, pickleball, bocce, clubhouse, the manned gate and cable and internet.

What will I pay at closing when I buy?

The buyer pays the master association’s Resale Transfer Fee, which the association’s 2026 fee schedule lists as a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member (our inference that it is the same fee), plus the association’s approval application fee of no more than $150 per applicant, lender and title charges the contract assigns, and prorated tax and CDD amounts.

Is there a CDD at Toscana at Vasari?

Yes. The Vasari Community Development District bills Toscana homes $1,883.85 for fiscal 2026 on the county tax bill, proposed at $1,567.95 for fiscal 2027, with the bond debt scheduled to end after that bill, assuming no new borrowing.

Is Toscana at Vasari a 55+ community?

No. All three declarations state, “There is no restriction on the ages of occupants of Units.”

Can I rent out a Toscana condo?

Yes, with association approval: the whole home, at least 30 days, at most one year, no more than six leases a calendar year, to a natural person.

Are pets allowed at Toscana?

Yes: up to two household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish, leashed or carried outside, not left alone on a lanai, and not within 25 feet of the pool.

What flood zone is Toscana at Vasari in?

FEMA’s live layer returned Zone X with no base flood elevation at all 23 Toscana buildings on October 12, 2026, eight shaded and fifteen unshaded. Lee County puts all of Toscana in evacuation Zone B.

Do I need flood insurance at Toscana?

A federally backed loan does not require it in Zone X. Citizens requires flood coverage on most personal residential policies with wind by January 1, 2027, though condominium unit-owner policies are not required to carry it.

Do the milestone inspection and SIRS laws apply to Toscana?

Not on this record. Both laws apply to buildings of three or more habitable stories, and all 23 Toscana buildings are two stories.

Does the association have to approve me as a buyer?

Yes. The board may interview you and must decide within 20 days of a complete application or 60 days of the seller’s notice. Approval comes as a Certificate of Approval.

Can I buy a Toscana condo in a trust or company name?

Yes. The declarations allow ownership in a trust, corporation, partnership or other entity, subject to their rules on who occupies the home.

Can I put tile or wood floors in an upstairs Toscana condo?

Only with the board’s written approval first and a sound-absorbing underlayment. Upper-floor homes must otherwise keep carpet over padding except in kitchens, baths and laundry rooms.

Can I keep a golf cart or boat at Toscana?

Only inside your enclosed garage with the door closed. The village covenants require golf carts, boats, trailers, motorcycles, recreational vehicles and commercial vehicles to stay in enclosed garages.

What schools serve Toscana at Vasari?

South Zone 3: elementary Zone Q, middle Zone GG and the South Zone 3 high schools, Bonita Springs High and Estero High. Run your exact address in the district’s lookup.

How is Toscana different from Matera?

Toscana has garages, six-home buildings and three-bedroom upper floors; Matera has carports, eight-home buildings and two-bedroom homes only. Toscana’s 60-month median is $545,000 against Matera’s $400,000.

Frequently Asked Questions: Toscana at Vasari Seller Edition

Toscana at Vasari sellers in Bonita Springs ask about value, timing, the association’s approval, costs, the plan and floor, signs, tenants and the paperwork, and each answer below is built from Toscana’s recorded sales and recorded documents.

What is my Toscana at Vasari home worth?

Start with the plan. Over 60 months the 1,761 square foot plan recorded 13 sales at a $540,000 median, the 1,648 plan 8 from $335,000 to $560,000, the 2,149 plan 7 from $500,000 to $680,000, and the 2,083 plan three sales at $600,000, $642,000 and $650,000. We price your home from those sales and the newest ones.

What have Toscana homes sold for recently?

The five recorded sales of the 12 months to September 25, 2026 were $335,000, $347,500, $400,000, $500,000 and $520,000.

How many Toscana homes sell in a year?

About four to five: 31 recorded sales in 60 months, 12 in 24 months and 5 in the last 12 months, out of 138 homes.

How fast do Toscana homes sell?

The Southwest Florida MLS pull of October 21, 2026 shows a median of 101 days on market across 11 Toscana closings in 24 months; medians hide a wide range. Plan for the approval period: at least 20 days’ notice before closing.

Will I get my asking price?

The Southwest Florida MLS pull of October 21, 2026 shows a median sale-to-list ratio of 92.7% across 11 Toscana closings in 24 months; medians hide a wide range. A price set from your plan’s own recorded sales is the best protection against a long listing.

Is now a good time to sell a Toscana condo?

2026’s five recorded sales through September 25 ran from $335,000 to $520,000, against $488,000 to $675,000 for 2023’s eight and a $325,000 median on 2021’s 20; each year since 2021 has had too few sales for a median. The right time depends on your plan, your next move and the competing listings, which we check with you.

Does my floor change my price?

Yes. Your floor sets your bedrooms. Three-bedroom upper-floor homes recorded a $646,000 median over 60 months, two-bedroom ground-floor homes $520,000.

Does the 1,648 plan sell for less than the 1,761 plan?

Mostly: over 60 months the 1,648 plan’s 8 sales ran from $335,000 to $560,000, too few for a median, against a $540,000 median on the 1,761 plan’s 13 sales. Condition and timing explain part of the difference.

Does my condominium, I, II or III, change my price?

Very little. The three share the same plans; over 60 months Toscana I’s median was $533,750 on 12 sales and II’s $540,000 on 11, while III’s 8 sales ran from $462,500 to $680,000, moving with which plans sold.

Who are my competitors as a Toscana seller?

Other Toscana homes of the same plan first, then Firenze’s six-home garage buildings and the carport sections, Matera and Trieste, for buyers watching price.

What does it cost to sell my Toscana home?

Documentary stamps of $0.70 per $100, customarily paid by the Lee County seller ($3,500 on $500,000), the owner’s title policy the seller customarily provides, the commission you agree, estoppel fees and prorations. The contract controls.

Who pays the Resale Transfer Fee?

The buyer, at closing, under the master declaration. The association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference); we confirm the amount for your address with the master association at listing.

Who pays for the estoppel certificates?

The seller orders them. The statute sets a $250 base, $100 for expedited delivery and $150 if delinquent, adjusted by DBPR; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if the account is delinquent, with the next adjustment due by July 1, 2027; the association’s fee may be lower, and the certificate is due within 10 business days of a written request.

Do I need the association’s approval to sell?

Yes. Each declaration requires the board’s prior written approval of any sale or gift.

How long does association approval take?

The board must decide within 20 days of a complete application or 60 days of your notice, whichever comes first, and you give notice at least 20 days before closing.

What happens if the association disapproves my buyer?

A disapproval takes a majority of the whole board, and the association must then name an approved buyer at the same price and terms within 30 days.

Can I sell to a buyer who will rent the home?

Yes. The buyer’s leases then follow the 30-day minimum, the six-lease cap and the approval process.

Can I sell with a tenant in place?

Yes, if the lease was approved. Your buyer takes the home subject to the lease unless the contract and lease say otherwise.

Can I put a For Sale sign on my Toscana condo?

Not without consent. The declarations bar For Sale and Open House signs without the club reviewer’s written consent, and the village covenants bar realtor signs without the board’s.

What documents should I gather before listing?

Your deed, the declarations and rules you received, any board approvals for alterations, permits for work done, your HO-6 policy, your wind mitigation report, and recent association statements.

Should I update my Toscana condo before selling?

Talk to us first. Most changes need board approval and some need permits; cleaning, paint and repairs often return more than a remodel.

Does my upstairs hard floor need paperwork?

Yes. Hard flooring above the ground floor needs prior written board approval and a sound underlayment, so have the approval ready for the buyer.

Do I need a permit history?

It helps. Toscana is inside the City of Bonita Springs, which issues building permits, and buyers ask about air conditioning, water heater and window work.

How do I describe my square footage?

Use the county’s heated area for your plan, 1,648, 1,761, 2,083 or 2,149 square feet, and explain any difference from the living area in the listing.

Does my flood zone help my sale?

It can. Every Toscana building returned Zone X with no base flood elevation on FEMA’s live layer, which buyers and lenders read favorably; your building’s shaded or unshaded status and panel are listed in the flood section above.

Do the condo safety laws affect my sale?

The milestone inspection and SIRS laws apply at three habitable stories, and Toscana’s buildings are two, so not on this record. Buyers will still ask for the reserve schedule.

What happens to my club membership when I sell?

It passes with the home. Membership cannot be sold separately, and your buyer becomes the Class A member.

How do I handle the CDD at closing?

The CDD’s $1,883.85 fiscal 2026 line rides on the county tax bill and is prorated with the property tax at closing.

Can I sell my Toscana home furnished?

Yes. Furniture and personal property are negotiated in the contract, separately from the real estate.

Can I sell my Toscana home while living out of state?

Yes. We handle showings through the gate by appointment, the approval package and the closing with you remotely, and the association’s approval process is the same.

Does my garage add value?

It sets Toscana apart. A garage inside the unit is a feature the carport sections do not offer, and we market it as part of your home.

Who should list my Toscana at Vasari home?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008: a team that prices from Toscana’s own recorded sales by plan and floor and runs the approval package from day one. That is how we work, from an office in Bonita Springs.

What is the first step to sell?

Ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a price built from your plan’s recorded sales: request a free Toscana at Vasari home valuation or Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every fact on this Toscana at Vasari guide traces to a primary record below: Lee County Clerk recorded documents, the Florida Division of Corporations and the Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, the Vasari CDD, FEMA, the National Hurricane Center, the School District of Lee County, and the club’s own published pages, labelled as club marketing.

1. Lee County Clerk, Declaration of Condominium of Toscana I at Vasari, OR 3760/3154 (accessed October 12, 2026)
2. Lee County Clerk, Declaration of Condominium of Toscana II at Vasari, OR 4129/538 (accessed October 12, 2026)
3. Lee County Clerk, Declaration of Condominium of Toscana III at Vasari, OR 4419/2769 (accessed October 12, 2026)
4. Lee County Clerk, Declaration of Covenants for Toscana at Vasari Village, OR 3760/3117 (accessed October 12, 2026)
5. Lee County Clerk, Supplemental Declaration designating Toscana at Vasari Village, OR 3760/3112 (accessed October 12, 2026)
6. Lee County Clerk, First Amendment to the Toscana I Declaration, OR 3778/2652 (accessed October 12, 2026)
7. Lee County Clerk, Second Amendment to the Toscana I Declaration, OR 3802/1501 (accessed October 12, 2026)
8. Lee County Clerk, Amendment to the Toscana I Declaration, OR 3961/3763 (accessed October 12, 2026)
9. Lee County Clerk, First Amendment to the Toscana II Declaration, OR 4146/3266 (accessed October 12, 2026)
10. Lee County Clerk, Amended and Restated Declaration for Vasari Country Club, Instrument 2024000237003 (accessed October 10, 2026)
11. Lee County Clerk, Master Declaration for Vasari Country Club, OR 3635/4554 (accessed October 10, 2026)
12. Lee County Clerk, Certificate of Amendment replacing Section 12.9, Instrument 2026000132285 (accessed October 10, 2026)
13. Florida Division of Corporations, Toscana at Vasari Village Association, Inc., N02000001919 (accessed October 12, 2026)
14. Florida Division of Corporations, Toscana I at Vasari Condominium Association, Inc., N02000001918 (accessed October 12, 2026)
15. Florida Division of Corporations, Toscana II at Vasari Condominium Association, Inc., N03000004376 (accessed October 12, 2026)
16. Florida Division of Corporations, Toscana III at Vasari Condominium Association, Inc., N03000004373 (accessed October 12, 2026)
17. Florida Division of Corporations, Articles of Merger of the Toscana associations, filed January 31, 2007 (accessed October 12, 2026)
18. Florida Division of Corporations, Toscana at Vasari Village Association articles of incorporation, March 18, 2002 (accessed October 12, 2026)
19. Florida Division of Corporations, name search TOSCANA AT VASARI (accessed October 12, 2026)
20. Florida Division of Corporations, name search VASARI (accessed October 10, 2026)
21. Florida DBPR, condominium register extract, Toscana I to III projects (accessed October 12, 2026)
22. Florida DBPR, condominiums, timeshares and mobile homes public records (accessed October 12, 2026)
23. Florida DBPR, condominium and cooperative SIRS reporting (accessed October 12, 2026)
24. Florida DBPR, condominiums and cooperatives (accessed October 12, 2026)
25. Florida Statutes, section 718.111, official records and website posting (2026, accessed October 12, 2026)
26. Florida Statutes, section 718.112, budgets, reserves, SIRS and transfer fees (2026, accessed October 12, 2026)
27. Florida Statutes, section 718.116, condominium estoppel certificates (accessed October 12, 2026)
28. Florida Statutes, section 553.899, milestone inspections (2026, accessed October 12, 2026)
29. Florida Statutes, section 617.1105, articles of merger (2026, accessed October 12, 2026)
30. Florida Statutes, section 720.30851, HOA estoppel certificates (accessed October 10, 2026)
31. Florida Statutes, section 190.048, CDD sales disclosure (accessed October 10, 2026)
32. Stewart Title, Florida underwriting bulletin FL2022001, DBPR estoppel fee adjustment (September 8, 2022, accessed October 12, 2026)
33. Lee County GIS, parcel layer, Toscana at Vasari parcels (accessed October 12, 2026)
34. Lee County GIS, building footprints, Toscana I to III buildings (accessed October 12, 2026)
35. Lee County GIS, 2018 LiDAR spot elevations (accessed October 12, 2026)
36. Lee County Property Appraiser (accessed October 12, 2026)
37. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (accessed October 30, 2026)
38. Lee County Property Appraiser, hazards and wind layers (accessed October 10, 2026)
39. FEMA National Flood Hazard Layer, layers 3 and 28 (queried October 12, 2026)
40. FEMA Flood Map Service Center (accessed October 10, 2026)
41. Lee County evacuation zones layer (queried October 12, 2026)
42. Lee County Emergency Management, Evacuation Zone B sheet (accessed October 10, 2026)
43. NHC SLOSH maximum of maximums via University of Florida GeoPlan (data acquired February 17, 2026, accessed October 10, 2026)
44. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (accessed October 10, 2026)
45. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (accessed October 10, 2026)
46. City of Bonita Springs, FEMA Community Rating System (accessed October 10, 2026)
47. City of Bonita Springs Community Development, FEMA flood zone information (accessed October 10, 2026)
48. Citizens Property Insurance, flood insurance requirement (accessed October 10, 2026)
49. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (accessed October 10, 2026)
50. My Safe Florida Condo Pilot Program (accessed October 10, 2026)
51. Vasari Community Development District (accessed October 10, 2026)
52. Vasari CDD, fiscal 2026 final adopted budget (accessed October 10, 2026)
53. Vasari CDD, fiscal 2027 proposed budget, June 15, 2026 update (accessed October 10, 2026)
54. Vasari CDD, documents (accessed October 10 and October 30, 2026)
55. City of Bonita Springs, Ordinance 01-09 establishing the Vasari CDD (accessed October 10, 2026)
56. Florida Auditor General, Vasari CDD fiscal 2025 audit (accessed October 10, 2026)
57. City of Bonita Springs, Zoning Ordinance 04-11 (August 23, 2004) (accessed October 10, 2026)
58. City of Bonita Springs, Zoning Ordinance 01-23 (July 30, 2001) (accessed October 10, 2026)
59. Vasari Country Club, Questions and Answers, club marketing (accessed October 10, 2026)
60. Vasari Country Club, golf, club marketing (accessed October 10, 2026)
61. Vasari Country Club, lifestyle, club marketing (accessed October 10, 2026)
62. Vasari Country Club, guest information and house rules, club marketing (accessed October 10, 2026)
63. Vasari Country Club, directions, club marketing (accessed October 10, 2026)
64. School District of Lee County, zone lookup (accessed October 10, 2026)
65. School District of Lee County, school zones (accessed October 10, 2026)
66. School District of Lee County, transportation optimization (accessed October 10, 2026)
67. Florida Department of Education, 2025-26 school grades (as of September 1, 2026, accessed October 10, 2026)
68. NCH, emergency services (accessed October 10, 2026)
69. Lee Health, Coconut Point Emergency Department (accessed October 10, 2026)
70. Lee County Parks, Bonita Beach Park (accessed October 10, 2026)
71. Lee County Parks, Bonita Beach Access #1 (accessed October 10, 2026)
72. Bonita Springs Fire Control and Rescue District, Station Four headquarters (accessed October 10, 2026)
73. HUD, assistance animals (accessed October 12, 2026)
74. Florida Department of Revenue, documentary stamp tax (accessed October 12, 2026)
75. Lee County Property Appraiser, 2026 tax roll (parcel data file of October 2026): the 138 Toscana parcels, year built, bedrooms, baths, county heated area, building and recorded legal description.
76. Lee County recorded sales, DOR-qualified, all years on file through September 25, 2026, as carried in the county sale data file, matched to the 138 Toscana parcels and analyzed October 12, 2026.
77. The association’s 2026 fee schedule and quarterly fee sheet, Vasari Country Club Master Association and the village and condominium associations (read October 30, 2026).
78. Southwest Florida MLS, Matrix, Development VASARI, Toscana condominium closings and active listings, pull of October 21, 2026 (read October 30, 2026).

Downloadable Documents

Toscana at Vasari’s key documents are published by the Lee County Clerk, the State of Florida, the Vasari CDD, Lee County and the club; the table links each to its issuing authority. The association’s budgets, rules and minutes are member records available from the Toscana association, not public files; the 2026 fee schedule and quarterly fee sheet we cite are the associations’ own documents, cited in plain text.

Market data from Southwest Florida MLS, pulled October 21, 2026. McGreevy and Comisar, Best Realtor for Toscana at Vasari. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.