Treviso Bay

Treviso Bay, Naples: One Gate, Four Flood Zones, and One Evacuation Order

Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Treviso Bay is a 1,431-home bundled-golf community in East Naples where 113 FEMA point queries returned four different flood zone and base flood elevation combinations inside a single gate, yet all 29 evacuation sample points return the same Zone A order. One gate, four flood zones, one evacuation order.

That single sentence is the most useful thing anyone can tell you about Treviso Bay, and almost no page about this community says it. We built this page the long way. We queried the FEMA National Flood Hazard Layer point by point across 28 internal streets, pulled the Collier County flood map and the county's own floodplain management record, read the recorded plats at the Collier County Clerk, sampled the layer that powers Florida's Know Your Zone tool, and ran our own Southwest Florida MLS pull on the community's development code. If you want the wider picture first, start with our Naples real estate hub and then come back here for the parcel-level detail.

We are Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, and if you want to talk through any single number on this page before you write an offer or sign a listing agreement, call (239) 898-6072.

What Treviso Bay actually is, in one paragraph

Treviso Bay sits inside the Wentworth Estates MPUD on the north side of US 41 East in East Naples, entitled for 1,450 units and built out at 1,431. It carries a bundled golf structure on 825 of those 1,431 properties, a TPC brand license on an Arthur Hills course that opened in 2008, a Master Association, a stack of sub-associations, and a community development district that finishes paying its debt in fiscal year 2037. The Association states construction is complete, and the county permit record backs that up: 231 permits worth $5.57 million inside the PUD in the last 12 months, and zero new dwelling units among them.

Why the flood story is the honest headline

Every Naples golf community page opens with the same three sentences about resort pools and championship golf. Those sentences are true here and they are also true in forty other communities, which makes them useless for deciding anything. What is specific to Treviso Bay is that the flood picture changes as you drive through it. Our 113 FEMA National Flood Hazard Layer point queries across 28 internal streets returned four distinct zone and base flood elevation combinations: AE with a base flood elevation of 8 feet at 64.6 percent of points, AE with a base flood elevation of 7 feet at 17.7 percent, shaded X, the 0.2 percent annual chance zone, at 16.8 percent, and unshaded X at a single point.

Add the two X categories together and 17.7 percent of the community sits outside the Special Flood Hazard Area, which means no federally backed lender will require a flood policy there. The other 82.3 percent sits inside it. Eight streets split internally, and Treviso Bay Boulevard alone returns all four combinations. The governing FEMA panel is 12021C0603J, effective February 8, 2024, with zero Letters of Map Revision on file and no VE zone within a mile. Writer C takes this apart street by street further down the page.

The sentence the whole angle turns on

Here is the part that matters more than the flood zone. We sampled 29 points against the evacuation zone layer behind Collier County's own Know Your Zone application, and every single one came back Zone A. Zone A is the first zone ordered out. So the 17.7 percent of Treviso Bay with no lender flood mandate leave at exactly the same time as the 82.3 percent that has one. A flood zone is a lending and insurance classification. An evacuation zone is a life-safety classification. In Treviso Bay they do not line up, and a buyer who reads only the flood determination on a loan disclosure will walk into a false sense of the risk profile.

How to use this page

This page runs long on purpose. It is organized so you can jump to what you actually need: the closed market and the inventory gap immediately below, then product types and subdivision-level detail, then the community's development history and governance, then the full money stack, flood and insurance detail, the rules, and finally two large FAQ blocks and every source we used. Where a fact is verified we say so. Where it is inferred from something adjacent, we label it inferred and tell you what the inference rests on. Where the underlying record does not exist, we say that too, because on a community like this the gaps are load-bearing information.

Best Realtor for Treviso Bay: Why Naples Sellers and Buyers Call McGreevy and Comisar

The best realtor for Treviso Bay is the team that can tell you which of the four flood zones your unit sits in, which of three MLS Building Design classes it will be marketed under, and why the community's headline price per square foot is off by a hundred dollars. McGreevy and Comisar do that work parcel by parcel.

Most agents selling in Treviso Bay treat it as one market. Our own MLS pull says it is at least three markets stacked behind one gate, with a median sale price of $550,000, an average of $875,140, and a top closing of $3,100,000 in the same trailing twelve months. An agent who prices a Ponziane estate home off community-wide comparables, or who tells a Trevi terrace buyer the community trades at the community-wide price per square foot, is going to be wrong by a margin that costs real money.

The credentials, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 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

As the leaders of Domain Realty Group our team has closed more than 3,000 transactions and over $2.5 billion in Southwest Florida real estate, and McGreevy and Comisar alone have over $900 million in Sales. Those numbers matter here for one narrow reason: volume across every price band in Collier County is what lets us tell a $410,000 Trevi closing and a $3,100,000 Peninsula closing apart instead of averaging them into a number that describes neither.

What we actually did before writing this page

In the last 12 months we tracked 78 closed sales inside Treviso Bay through the Southwest Florida MLS using the Development dictionary code 11778, computed every statistic twice by independent routes, and confirmed the record count against Matrix's own counter twice before publishing a single figure. Then we went outside the MLS. We pulled the Wentworth Estates MPUD file from Collier County's PUD Master List and Maps, read the Wentworth Estates Community Development District record and its adopted budget, checked the Florida Auditor General's special district file, verified the club entity on Sunbiz, and read the Master Association's own 2026 Annual Fee Sheet and Master Rules and Regulations line by line.

Why sellers in Treviso Bay call us

Because the pricing problem in this community is a segmentation problem, not a comparable-sales problem. There are sixteen subdivisions that recorded a closing in the trailing year. Six of them recorded one or two sales, which means for those addresses there is no median that means anything and any agent who quotes one is manufacturing precision. Nine of the sixteen have zero active inventory right now. If you own in one of those nine, you are the only supply, and that is a pricing position worth understanding before you list. Call (239) 898-6072 and we will walk your specific building and view through the closed set.

Why buyers in Treviso Bay call us

Because the inventory picture is lopsided in a way that a portal search will not show you. Twenty-four of the 28 active listings, 85.7 percent, are priced under $600,000. Four are above $1.4 million. Nothing at all is listed between $599,000 and $1,450,000. Zero coach homes are available. If you arrived with a $900,000 budget expecting to choose among coach homes and smaller single-family homes, the honest answer today is that Treviso Bay has nothing to sell you and you should either wait for a specific building to come up or look at a comparable community, and we will tell you which one.

The line we will not cross

We do not publish a fact we cannot source. On this page you will see us decline to state the golf course par, the pickleball court count, the clubhouse dress code, and pet weight limits, because the Association does not publish them and inventing them would be worse than leaving them out. You will also see us correct six neighborhood names that circulate online and belong to a different Naples community entirely. That is the standard: Top 1% Real Estate Agents Nationally Since 2008 means the research is done before the marketing starts. Reach Jesse McGreevy at (239) 898-6072 or [email protected], or Marc Comisar at (239) 287-5873.

Key Takeaways

Treviso Bay is a built-out, 1,431-unit bundled-golf community in East Naples with 78 closed sales and 28 active listings in our trailing-twelve-month MLS pull, four FEMA flood zone combinations inside one gate, a uniform Zone A evacuation order, and an $851,000 price gap where most of the year's dollar volume traded.

The eight highest-value facts on this page, each verified and each explained in full below:

• Treviso Bay closed 78 sales in the trailing twelve months at a median of $550,000 and an average of $875,140, a spread that tells you immediately this is not one market.
• The median price per square foot is $406.22, and the aggregate figure for the same 78 closings runs roughly $101 higher because a handful of large single-family sales dominate it. Any unlabeled price per square foot for this community should be treated as suspect.
• There is an $851,000 hole in the active inventory between $599,000 and $1,450,000, straight through the band where most of the year's volume traded. Zero coach homes are available.
• Nine of the sixteen subdivisions that recorded a sale have zero inventory today, which makes any owner in those nine the only supply at their address.
• The MLS recognizes three product classes here, not four. Its Building Design field has no value for "coach home" or "veranda," which is exactly why every portal renders Treviso Bay as one undifferentiated market.
• 113 FEMA point queries returned four zone and base flood elevation combinations, eight streets split internally, and Treviso Bay Boulevard alone returns all four.
• All 29 sampled evacuation points return Zone A, so the 17.7 percent with no lender flood mandate evacuate at the same time as everyone else.
• 825 of 1,431 properties, 57.65 percent, carry deeded golf, the allocation is parcel by parcel rather than by neighborhood, and no additional deeded rights exist or can be purchased.

Table of Contents

Every section of this Treviso Bay guide is listed below. Jump straight to what you need.

• Treviso Bay, Naples: One Gate, Four Flood Zones, and One Evacuation Order
• Best Realtor for Treviso Bay: Why Naples Sellers and Buyers Call McGreevy and Comisar
• Key Takeaways
• The Treviso Bay Market Right Now: What 78 Closings Actually Show
• The Inventory Gap: An $851,000 Hole in the Middle of the Treviso Bay Market
• What Treviso Bay Actually Sells: Three MLS Product Classes, Not Four
• Treviso Bay Subdivision by Subdivision: All Sixteen That Recorded a Sale
• MLS Marketing Names Versus Recorded Plats: How to Read a Treviso Bay Listing
• How Treviso Bay Came to Be: V.K. Development, a Default, and Lennar's Finish
• The Wentworth Estates MPUD: Why Treviso Bay Has Three Different Acreages
• Build-Out at Treviso Bay: 1,450 Entitled, 1,431 Built, and a 19-Unit Gap
• Preservation and Rookery Bay: What "51.5% Protected" Actually Measures
• Governance at Treviso Bay: Master Association, Sub-Associations, and Who Decides What
• The Wentworth Estates CDD: Debt Service by Product Type Through 2037
• The Club at Treviso Bay: Troon Prive, the Capital Contribution, and the Equity Question
• Golf at Treviso Bay: Arthur Hills, Hal Sutton, and a TPC Brand License
• Deeded Golf at Treviso Bay: 825 of 1,431 Properties, and Why You Cannot Buy One
• Villa Rilassare and the Treviso Bay Amenity Campus
• Racket Sports, Fitness, and Wellness at Treviso Bay
• Dining at Treviso Bay: Naming the Venues Instead of Counting Them
• What It Costs to Own in Treviso Bay: The 2026 Fee Sheet Line by Line
• Capital Contributions and What a Treviso Bay Buyer Actually Wires at Closing
• Ten Years of Treviso Bay Fee History: What Has Actually Moved
• Four Flood Zones Inside One Gate: 113 FEMA Queries Across 28 Treviso Bay Streets
• Ground Elevation and Base Flood Elevation in Treviso Bay: The Bare-Earth Caveat
• Evacuation Zone A: Why Treviso Bay's Non-Flood-Zone Homes Leave at the Same Time
• Hurricane History in Treviso Bay: What Ian and Milton Actually Did
• Insurance Reality in Treviso Bay: Premiums, the CRS Discount, and the 2027 Citizens Change
• Collier's 50 Percent Substantial Improvement Rule, Explained Properly
• Milestone Inspections and SIRS: Which Treviso Bay Buildings Are Subject
• Leasing Rules at Treviso Bay: Thirty Days, Four Leases, and No Tenant Amenity Access
• Dress Codes, Pets, and the Treviso Bay Rules That Are Actually Published
• Enforcement at Treviso Bay: Minor, Moderate, and Severe Infractions
• Schools for Treviso Bay Addresses: Manatee Elementary, Manatee Middle, Lely High
• Healthcare, Beaches, and Daily Drive Times From Treviso Bay
• The Adjacent Pipeline: A Culver's, a Costco, and Zero FDOT Capacity on US 41 East
• Is Treviso Bay a 55-Plus Community? And Nine Other Corrections to What the Internet Says
• Comparable Naples Communities to Consider Alongside Treviso Bay
• Honest Pros and Cons of Buying in Treviso Bay
• Treviso Bay Subdivisions Getting Their Own Pages
• Thinking of Selling Your Treviso Bay Home? List With the #1 Team in Southwest Florida Since 2012
• What Is Your Treviso Bay Home Worth? Get a Free Valuation in 60 Seconds
• Your Local Real Estate Experts
• Frequently Asked Questions, Treviso Bay Buyer Edition
• Frequently Asked Questions, Treviso Bay Seller Edition
• Sources and Authoritative References
• Downloadable Documents

The Treviso Bay Market Right Now: What 78 Closings Actually Show

Treviso Bay recorded 78 closed sales in the trailing twelve months ending July 29, 2026, at a median of $550,000, an average of $875,140, and a total volume of $68,260,888. Sales ran from $372,500 to $3,100,000. Absorption is 6.50 sales per month against 28 active listings, which is 4.31 months of supply.

Everything in this section comes from our own Southwest Florida MLS pull through Matrix, filtered on the Development dictionary code 11778, covering closings from July 29, 2025 through July 29, 2026. Every statistic below was computed twice by independent routes with exact agreement, and the record count was verified against Matrix's own counter twice. Where a figure is our arithmetic on top of MLS output rather than a field the MLS itself reports, we say so in the sentence.

The trailing-twelve-month closed market, community-wide

Why the median and the average are $325,140 apart

A median of $550,000 next to an average of $875,140 is not a rounding artifact. It is the whole story of this community compressed into two numbers. The median says that the typical Treviso Bay transaction is a mid-priced condominium. The average says that a small number of estate-home closings above $2 million pull the arithmetic mean far above where most of the transactions actually sit. Nineteen single-family closings out of 78, roughly a quarter of the count, produced $34,194,888 of the $68,260,888 in volume, slightly more than half the dollars. Any statement about "the Treviso Bay market" that does not say which of those two populations it is describing is not a useful statement.

The $406.22 number, and the $101 trap

Publish this one carefully. The median price per square foot across the 78 closings is $406.22. That is the figure we stand behind and the figure you should use. There is also an aggregate price per square foot for the same 78 records, computed by dividing total dollars by total living area, and it lands about $101 higher. We do not publish it and neither should anyone else without labeling it, because in a community with this much internal spread the aggregate is a weighted average dominated by the largest homes rather than a description of a typical unit.

This matters practically. If you see a page, a portal tile, or a listing presentation quoting a single price per square foot for Treviso Bay without saying whether it is a median or an aggregate, you cannot tell whether it is describing a terrace condominium or an estate home, and the difference between those two answers is more than $100 per square foot. The three product classes below carry median price per square foot figures of $649.80, $401.19 and $365.26 respectively. No single number describes all three.

Days on market: why the sample is 76, not 78

Median days on market in Treviso Bay is 52 and the average is 79.2, on a sample of 76 records rather than 78. Two of the 78 closings are entered in the MLS as S SDE, Sold Data Entry, which is the comp-sold input path used when a transaction is reported to the MLS after the fact rather than marketed through it. Those two records carry no days-on-market value at all. They are real, arms-length closings, they are in every price statistic on this page, and they are in the volume total. They simply cannot contribute to a marketing-time statistic because they were never on the market in the MLS sense.

We say this out loud because it is the kind of quiet sample-size change that makes two honest analysts produce different numbers from the same dataset. The days-on-market range runs from 0 to 394, and a 394-day listing period inside a 76-record sample moves an average noticeably, which is another reason to lead with the median.

What we will not publish: a month-by-month trend line

You will not find a monthly sold-to-list-price chart for Treviso Bay on this page, and the reason is worth stating. Two Matrix subsystems return different monthly series for this community and we have not resolved why. The annual figures agree exactly across both routes, which is why we publish the median sold to list ratio of 95.54% and the aggregate of 94.18% with confidence. The monthly decomposition does not agree, and drawing a twelve-point line chart from data we cannot reconcile would be formatting confidence exceeding what we actually know. When the discrepancy resolves we will publish the series.

The sold to list ratio, and what 95.54% actually means

A median sold to list ratio of 95.54% says the typical Treviso Bay seller in this window accepted roughly four and a half percent under the asking price shown at the time of contract. That is a negotiating market, not a bidding-war market, and it is not uniform. Low Rise product closed at a median 97.97% of list, mid-rise terrace condominiums at 95.55%, and single-family at 92.94%. The single-family segment gave up roughly three times as much off list as the low-rise segment did, which lines up with its median days on market of 105 against 11 for low rise.

The aggregate ratio of 94.18% sits below the median for the same reason the aggregate price per square foot sits above the median: the largest transactions are also the ones that negotiated hardest, and a dollar-weighted ratio gives them the most weight.

Absorption, months of supply, and turnover

Absorption of 6.50 sales per month against 28 active listings gives 4.31 months of supply. Against a built-out inventory of 1,431 units, 78 sales is an annual turnover rate of 5.45%. Read those three numbers together rather than separately. Four and a third months of supply is, in Southwest Florida terms, a reasonably balanced number. But 28 active listings against 1,431 units is a thin float, and the composition of those 28 is so lopsided that the community-wide months-of-supply figure conceals more than it reveals. That is the subject of the next section.

The active market today

Two comparisons are worth drawing directly. The active median list of $499,000 sits $51,000 below the closed median of $550,000, and the active median price per square foot of $391.03 sits $15.19 below the closed median of $406.22. Neither gap is evidence of falling values, because the active set is not a random sample of the community. It is 21 terrace condominiums, three verandas and four single-family homes, weighted heavily toward the least expensive product class in the community. The composition explains the gap before any market direction has to be invoked.

The second comparison is time. Median days on market for the active set is 89.5, well above the 52 median for the closings. That is normal and expected: an active-listing days-on-market figure is a snapshot of unsold inventory, which is biased toward listings that have not yet found a buyer, while a closed figure measures completed marketing periods. Comparing the two directly is one of the most common errors in community-level market commentary.

Is Treviso Bay a good investment, and are values going up or down?

Here is the honest version. We publish one clean, twice-verified trailing-twelve-month window for Treviso Bay: 78 closings, a $550,000 median, $68,260,888 in volume. We do not publish a multi-year appreciation series for this community, because we have not built one to the same verification standard, and a community-level appreciation claim built on unverified year-over-year medians in a market this internally segmented would be worse than no claim. Anyone quoting you a Treviso Bay appreciation percentage should be asked which product class it describes and how many records are behind it.

What we can tell you with confidence about direction is structural rather than directional. The community is built out at 1,431 units with the Association stating construction is complete, and Collier County's permit record shows 231 permits worth $5.57 million inside the PUD in the last twelve months with zero new dwellings. There is no builder inventory competing with resale. Supply is 5.45% annual turnover from existing owners, full stop. That is a materially different supply picture from a community still delivering product, and it is the single most durable fact about the investment case here.

Is now a good time to buy in Treviso Bay?

That depends entirely on what you are trying to buy, and this is where the community-wide numbers actively mislead. If you want a terrace condominium under $600,000, there are 21 of them active right now and 4.31 months of supply understates how much choice you have in that band. If you want a coach home, there are zero available and no amount of market timing changes that today. If you want something between $599,000 and $1,450,000, there is nothing listed at any price inside that entire range. Timing advice that does not name a product class is not advice. Call (239) 898-6072 and tell us the product class, and we will tell you whether the window is open.

What is the price range in Treviso Bay?

Closed sales in the trailing twelve months ran from $372,500 to $3,100,000. Active list prices today run from $379,900 to $2,865,000. Both ranges span more than eight to one from bottom to top, inside one gate, under one Master Association, on one fee sheet for the master assessment. That ratio is the reason this page devotes three separate sections to segmentation before it says anything else about value.

Can you rent a Treviso Bay home out to offset carrying costs?

Partially, and the governing documents cap the strategy hard. The Master Association's published leasing rules set a 30-day minimum lease term, a maximum of four leases per calendar year, entire-unit-only leasing, and a filing requirement 15 days prior. Tenants receive no amenity access without a separate Transfer Application, and during an approved transfer the owner's own club privileges are rescinded. Writer D covers the full enforcement schedule below. The practical effect is that Treviso Bay supports a seasonal rental strategy and does not support a short-term rental strategy at all.

We do not publish a seasonal rental rate table or a cap rate figure for Treviso Bay, because we have not verified a rental dataset for this community to the standard we hold the closed-sale data to. Anyone quoting you a cap rate here should be asked whether it nets out the master assessment, the golf assessment where the parcel carries deeded golf, the CDD debt service and operations and maintenance lines, county taxes, and the insurance figure, because those five together are a large number in this community and a gross yield calculation will overstate the return substantially.

What is the least expensive way into Treviso Bay?

The mid-rise terrace condominiums, by a wide margin. That product class closed 39 of the 78 sales at a median of $475,000 with a low of $372,500, and it is the largest active segment at 21 listings. The lowest active list price in the community today is $379,900. Before you treat that as the entry cost, confirm two things about the specific parcel: whether it carries deeded golf, which changes the annual assessment picture materially, and what the sub-association's own budget and reserve position looks like, which varies by building and is not set at the master level.

The Inventory Gap: An $851,000 Hole in the Middle of the Treviso Bay Market

Treviso Bay has 28 active listings and a structural hole in the middle of them. Nothing at all is listed between $599,000 and $1,450,000, a gap of $851,000 running straight through the band where most of the year's dollar volume traded. Twenty-four of the 28 actives, 85.7 percent, are priced under $600,000.

This is the single most consequential fact about buying in Treviso Bay today, and it is invisible on every portal, because a portal shows you what exists rather than what is missing. The gap is not a statistical curiosity. It is the reason a buyer with a $900,000 budget can search this community for a month and find nothing, while simultaneously reading that the average sale price here is $875,140.

The full active price ladder, all 28 listings

Here is every active list price in Treviso Bay, sorted. We publish the complete ladder rather than a summary because the shape is the finding:

• $379,900
• $399,000
• $399,000
• $415,000
• $419,000
• $425,000
• $425,000
• $439,000
• $459,000
• $469,000
• $486,000
• $489,900
• $489,900
• $499,000
• $499,000
• $510,000
• $513,000
• $524,900
• $525,000
• $525,000
• $525,000
• $525,145
• $539,000
• $599,000
• $1,450,000
• $2,295,000
• $2,590,000
• $2,865,000

Read the last five entries. The ladder climbs in tight increments of a few thousand dollars from $379,900 all the way to $599,000, twenty-four rungs of it, and then jumps $851,000 in a single step to $1,450,000. There is no gentle taper. There is a wall.

Where the year's dollars actually traded

Now put the closed data next to that ladder. Of the 78 closings, the single-family class had a median of $1,350,000 and a range of $1,050,000 to $3,100,000, and the low-rise class had a median of $802,500 and a range of $525,000 to $1,200,000. Between them those two classes accounted for $49,968,388 of the year's $68,260,888, roughly 73 percent of all dollars traded in Treviso Bay.

Almost all of that activity happened inside the price band that has zero active inventory today. The community traded heavily between $600,000 and $1,450,000 for a year and now has nothing listed there. That is a supply condition, not a demand condition, and the two call for opposite strategies.

Nine subdivisions with zero inventory

Sixteen subdivisions recorded at least one closing in the trailing twelve months. Nine of them have no active listing at all today:

• CASORIA
• DI NAPOLI
• ITALIA
• PAVIA
• PONTE RIALTO
• SIRACUSA
• THE PENINSULA AT TREVISO BAY
• VENEZIA
• VIA VENETO

Look at what is on that list. Casoria and Di Napoli are the coach home addresses. Venezia is one of the two veranda addresses. Italia, Pavia, Ponte Rialto, Siracusa, Via Veneto and The Peninsula at Treviso Bay are single-family. In other words, the nine zero-inventory subdivisions are almost exactly the product mix that occupies the missing price band. The gap and the zero-inventory list are the same phenomenon viewed two different ways.

Zero coach homes are available

We can state this one without hedging because it is verified by partitioning the active set on the MLS Building Design field and cross-checking against subdivision. Active inventory by product breaks down as:

• Single-family: 4
• Coach homes: 0
• Verandas: 3
• Terrace condominiums: 21

Zero. Not "limited," not "low." There is no coach home for sale in Treviso Bay as of this pull. Casoria and Di Napoli, the two coach home addresses, both appear on the zero-inventory list above. In the trailing twelve months those two addresses together closed ten sales at a median of $965,000, so demand for the product is demonstrable and supply is currently nil.

What the gap means if you are buying

Three practical consequences, in order of how often they bite:

• Your budget may not correspond to a purchasable product. Between $600,000 and $1.45 million there is currently nothing. If that is your range, you are waiting for a specific listing rather than shopping a set.
• The bottom of the market is genuinely competitive on choice, not on price. Twenty-four listings under $600,000 in a 1,431-unit community is real selection. Median days on market for the active set is 89.5, which does not describe a market where you have to write an offer the same afternoon.
• The top of the market is four listings. $1,450,000, $2,295,000, $2,590,000 and $2,865,000. That is the entire luxury float. Four listings is not a segment you can comparison-shop, and the closed set shows single-family product taking a median 105 days to sell at 92.94% of list, which tells you where the negotiating leverage sits.

What the gap means if you are selling

The mirror image, and it is a meaningfully strong position for some owners. If you own a coach home in Casoria or Di Napoli, or a single-family home in Pavia, Via Veneto, Italia, Ponte Rialto or Siracusa, you currently have zero direct competition inside your own subdivision and, in the coach home case, zero direct competition anywhere in the community. That does not mean you can name a number. It means the standard advice to price against active competition does not apply, because there is no active competition, and pricing has to be built from the closed set and from cross-subdivision substitution instead.

If you own a terrace condominium, the position is the opposite. You are one of 21 active listings in a band where the price rungs are separated by a few thousand dollars, and the buyer can see all 21 on a single screen. In that segment, condition, view, floor, garage arrangement and the sub-association's financial position are what separate one listing from the next, because the price does not.

Has inventory in Treviso Bay increased?

We publish the current active count, 28 listings totaling $20,678,745 in list volume, as a verified point-in-time figure. We do not publish an active-count trend, because a trailing active-inventory series requires historical snapshots we have not verified for this community to the same standard as the closed data. What we can say is that 28 actives against 78 trailing closings gives 4.31 months of supply, and that this figure is composition-dependent to a degree that makes it nearly meaningless as a community-wide number. Run months of supply separately for terrace condominiums and for single-family and you get two very different markets.

Why a portal will never show you this

Portals index listings. They cannot index absences. A search for Treviso Bay on any aggregator returns 28 results, sorted, with photographs, and every one of them is real. Nothing in that interface communicates that the results skip $851,000 in the middle, that nine of sixteen subdivisions are entirely unrepresented, or that an entire product class has no supply. The gap only becomes visible when you partition the active set against the closed set and against the subdivision roster, which is a query nobody runs on your behalf. We ran it, and we will run it again against live data on the day you are actually deciding. Call (239) 898-6072.

What Treviso Bay Actually Sells: Three MLS Product Classes, Not Four

Treviso Bay sells four products in ordinary conversation, terrace condominiums, verandas, coach homes and single-family homes, but the MLS recognizes only three of them. Its Building Design field offers eight values and Treviso Bay uses three: Single Family, Low Rise (1-3) and Mid Rise (4-7). None of the eight is "coach home" or "veranda."

That gap between how the community talks and how the data is structured is the single biggest reason every portal renders Treviso Bay as one undifferentiated market. There is no field to sort on. Coach homes and verandas are both two-story attached buildings, so both land in Low Rise, and the software has no way to tell a 1,414 square foot veranda from a 3,337 square foot coach home except by reading the living area.

The verified product table

This is the MLS Building Design field, partitioned across all 78 closings. It is a controlled-vocabulary field, not free text, which is why we lead with it:

The partition is clean: 19 plus 20 plus 39 equals 78, with zero overlap and zero remainder, and the three volume figures sum exactly to $68,260,888. The three days-on-market sample sizes, 18 plus 19 plus 39, sum to 76, which is the two Sold Data Entry records explained in the market section above accounted for exactly where you would expect them.

Reading the three classes against each other

The most interesting column is not price, it is days on market. Low Rise sold at a median of 11 days and got 97.97% of list. Single Family took a median of 105 days and got 92.94%. Mid Rise sat in between at 55 days and 95.55%. Nearly ten times the marketing period and five points more discount, in the same community, in the same twelve months, behind the same gate.

That spread is the practical case for treating these as three markets. A pricing strategy calibrated to the low-rise experience, list tight and expect a fast clean sale, applied to a single-family estate home, produces a listing that sits. A strategy calibrated to the single-family experience, price with negotiating room and expect a long marketing period, applied to a coach home, leaves money on the table in a segment where the last ten sales averaged under two weeks on market.

Where verandas and coach homes actually live in the data, and how we found them

Both sit inside Low Rise, and the only reliable way to separate them from our own pull is living area. Inside the Low Rise class there is a clean square-footage break with nothing at all between 1,661 and 1,883 square feet. Twenty records, and the gap between the tenth and eleventh is 222 square feet with no observations in it. That is a manufacturing break, not a market break: two different building products, delivered by the same builder, with no overlap in size.

Here is the split. This table is inferred from living area, not from any MLS field, and we label it that way deliberately:

Ten and ten, splitting the twenty Low Rise records exactly, with $9,439,000 plus $6,334,500 summing to the class total of $15,773,500. The subdivision assignment corroborates the size split independently: every record above the break sits in Di Napoli or Casoria, every record below it sits in Avellino or Venezia, and there are no crossovers. Two independent partitions landing on the same twenty-record split is why we call this high-confidence inferred rather than speculative.

The MLS field we refused to use, and why

There is a second MLS field, Building Desc, that carries a "Carriage/Coach" value, and it would be the obvious shortcut. We tested it and rejected it. It is agent-entered, it is multi-select, and in this community it is demonstrably wrong. Querying it returned 14 records, and those 14 included TREVI and ALBERI ACQUA units, which are mid-rise terrace condominiums and are not coach homes under any definition. At the same time it caught only 5 of the 7 Di Napoli records that actually are coach homes. It over-captures and under-captures simultaneously, which is the worst possible combination in a classification field.

The living-area method is slower and requires a judgment call about where the break sits. It is also right, and it is auditable, because you can see the 222-square-foot gap in the data yourself.

The 0.94% error rate we found in our own data

Building Design is a controlled-vocabulary field but it is still agent-entered, and it carries a measurable error rate that we can quantify precisely for this community. Across 106 records in Treviso Bay, one is miscoded, a rate of 0.94%. The record is MLS 226013105, 9815 Giaveno Ct #1215, coded Low Rise while every other Giaveno record in the set is Mid Rise. The listing remarks describe a ground-floor unit, so the most likely explanation is that the agent coded the unit's own floor rather than the height of the building it sits in.

We publish this because it is our own data and the honest error rate on a field we are asking you to rely on is 0.94%, not zero. Very few pages about any community will state an error rate for their own dataset. It also gives you a concrete instruction: if a Treviso Bay listing's product class does not match the street it is on, trust the street.

What types of homes are there in Treviso Bay?

Four in everyday usage, three in the data:

• Terrace condominiums. Four habitable stories, the smallest units in the community, 1,137 to 1,408 square feet in our closed set, marketed under the names Alberi Acqua, Giaveno and Trevi. This is the Mid Rise (4-7) class.
• Verandas. Two-story attached, 1,414 to 1,661 square feet, marketed as Venezia and Avellino. Low Rise in the MLS.
• Coach homes. Two-story attached and materially larger, 1,883 to 3,337 square feet in our closed set, marketed as Di Napoli and Casoria. Also Low Rise in the MLS.
• Single-family homes. 1,854 to 3,677 square feet closed, spread across Pavia, Vercelli, Via Veneto, Ponte Rialto, Siracusa, Italia, Bella Firenze, Ponziane and The Peninsula at Treviso Bay.

How many homes are in Treviso Bay in total?

1,450 entitled, 1,431 built, a 19-unit gap, with the Association stating construction is complete. Collier County's own published gross density for the PUD, 1.39 units per acre, independently corroborates the entitled count against the developed footprint. Writer B takes the entitlement history apart below, including why the acreage figure you find online depends entirely on which of three boundaries the source was measuring.

What is the difference between a Terrace, a Veranda, and a coach home?

Size and building height, in that order. A Terrace is a flat in a four-story elevator-served building and is the smallest and least expensive product. A Veranda is in a two-story building and is modestly larger. A coach home is in a two-story building as well but is substantially larger, with our closed set showing coach homes starting at exactly the square footage where verandas stop. The median closed prices in the trailing year make the ladder concrete: $475,000 for the mid-rise terrace class, $565,750 for the inferred veranda group, $965,000 for the inferred coach home group.

How big are the Terrace, Veranda and coach home units?

From our own closed data rather than a builder brochure:

• Terrace condominiums: 1,137 to 1,408 square feet of living area across 39 closings.
• Verandas: 1,414 to 1,661 square feet across the 10 inferred records.
• Coach homes: 1,883 to 3,337 square feet across the 10 inferred records.
• Single-family: 1,854 to 3,677 square feet across 19 closings.

Note that these are the ranges that actually traded in one twelve-month window, not the full range of what was ever built. A floor plan that did not sell in this period does not appear.

Do these units have garages, elevators, or private pools?

We are not going to give you a blanket answer, because the Association does not publish a product-by-product specification sheet and inventing one would be exactly the kind of confident wrong answer this page exists to avoid. What is verified: the Terrace buildings are four habitable stories across 20 buildings and roughly 600 units in the Terrace I through X associations, which is what puts them into the Mid Rise MLS class and into the scope of Florida's structural inspection statutes covered further down this page.

Garage arrangement, elevator presence and private pool are all parcel-level facts. The authoritative sources are the Collier County Property Appraiser record for the specific parcel, which carries the improvement detail, and the individual MLS listing's own fields. Ask for both before you assume. We pull them for our clients as a matter of course.

Which units have golf course, lake or preserve views?

Also parcel-level, and also not something we will generalize. The reliable path is the community plat combined with Collier County GIS and the property appraiser's mapping tool, read against the individual listing's view field. What we can tell you from the closed data is that view is priced: within a single subdivision the price per square foot spread across closings is wide enough that view and exposure are clearly doing work, and that is precisely the variable a paired-sale analysis has to isolate rather than assume.

Which builder models were built at Treviso Bay?

Several model names circulate in search results for this community. The only retrievable sources we found for plan-level specifications were single-community marketing domains, including an archived one, and we do not cite those, both because they fall inside our own sourcing rules and because a builder marketing sheet describes what was offered rather than what was delivered and modified over the following decade. What we publish instead is the delivered living area from recorded closings, above. If you want plan-level detail on a specific unit, the Collier County permit record for that address is the authority and we will pull it.

Is Treviso Bay built out, and when was it built?

Built out. 1,431 of 1,450 entitled units are constructed, the Association states construction is complete, and Collier County's permit data for the last twelve months inside the PUD shows 231 permits, $5.57 million, and zero new dwelling units. The community was developed in phases beginning in the mid-2000s under V.K. Development Corporation, with the golf course opening in 2008, and was completed by Lennar after the original developer's default. Master Association turnover to owners occurred around September 2018. Writer B tells that story properly in the history section.

Are Treviso Bay homes concrete block construction?

The authoritative answer is per-parcel, in the Collier County Property Appraiser construction-type field, and we will not publish a community-wide construction claim without it. This is not pedantry. Construction type feeds directly into wind mitigation credits and therefore into the insurance premium, which in Collier County in 2026 is a large enough line item to move a buyer's monthly payment. Get the appraiser record and the wind mitigation inspection for the specific structure, and see Florida OIR's wind mitigation resources for how the credits work.

Which product type sells fastest in Treviso Bay?

Low Rise, decisively, and the inferred split shows it is the coach homes driving it. Median days on market by class: Low Rise 11 days on 19 records with days-on-market data, Mid Rise 55 days on 39 records, Single Family 105 days on 18 records. Inside Low Rise, the inferred coach home group ran a median of 8 days and the inferred veranda group 22 days. Ten coach home sales at a median of eight days, followed by zero active inventory today, is about as clear a supply-and-demand signal as a community-level dataset produces.

Treviso Bay Subdivision by Subdivision: All Sixteen That Recorded a Sale

Sixteen Treviso Bay subdivisions recorded at least one closing in the trailing twelve months, from The Peninsula at Treviso Bay at $3,050,000 and $3,100,000 down to Trevi at a $410,000 median across 16 sales. Six of the sixteen recorded only one or two sales, which is too thin to read as a market rate.

We publish all sixteen rather than the seven or eight with statistically comfortable sample sizes, for two reasons. The first is that if you own in Ponte Rialto you deserve to see Ponte Rialto's number even if there is only one of them. The second is that omitting the thin ones and publishing only the thick ones creates a false impression that the community is more uniform than it is. Comprehensiveness plus honest labeling beats selective omission.

The full subdivision table

The last column is our own labeling, not an MLS field. "Too thin" means one or two closings, where no median exists or should be quoted. "Thin" means three or four closings, where a median is arithmetically defined but any single atypical sale moves it substantially. "Usable" means seven or more, where the central tendency starts to mean something.

Why there is no median for a single sale

You will notice that Italia, Siracusa and Ponte Rialto do not show a median, and that the two-sale subdivisions show both numbers rather than the midpoint between them. That is deliberate. A median of one observation is that observation with a statistical label attached to it, and the label implies a robustness that does not exist. When a page tells you "the median sale price in Siracusa is $1,300,000," it is describing one house that sold after 394 days on market, and it is describing it in a way that invites you to treat it as a rate. It is not a rate. It is a data point, and the honest presentation is "one sale, at $1,300,000."

The same logic applies to the two-sale subdivisions. Vercelli's two closings were $1,050,000 and $1,490,000. The midpoint is $1,270,000, and no house in Vercelli sold for anything close to that. Publishing the midpoint would invent a number that never occurred.

The estate tier: Peninsula, Ponziane, Bella Firenze, Italia

These four occupy the top of the community and share a price-per-square-foot band in the high $700s to low $900s that no other subdivision approaches.

The Peninsula at Treviso Bay recorded two sales, $3,050,000 and $3,100,000, on homes of 3,196 and 3,585 square feet, at a median $910 per square foot and 201 days on market. That is the highest price per square foot in the community by a wide margin. The Peninsula is an enclave of up to 55 estate home sites on Corso Bello Drive, of which the Collier County roll records 34 completed homes, delivered roughly 2018 to 2022 by Imperial Homes of Naples. Naples Daily News covered its sales run in real time, from the first move-up buyers in 2019 through the sell-out in 2021.

Ponziane recorded three sales at a median of $2,788,888, ranging $2.50 million to $2.865 million, on the largest homes in the closed set at 2,818 to 3,677 square feet, $809 per square foot, 96 days on market. Three sales is thin, but the range is tight enough that the median is more informative here than in most thin cells.

Bella Firenze recorded two sales, $2,050,000 and $2,250,000, on 2,392 and 2,818 square feet, $834 per square foot, and a striking 10 days on market. Two fast sales at more than $2 million each.

Italia recorded one sale, at $2,075,000, on 2,603 square feet, $797 per square foot, after 247 days on market. One sale, and a long one.

The single-family middle: Pavia, Vercelli, Via Veneto, Ponte Rialto, Siracusa

This group runs roughly $1.05 million to $1.49 million and shows the widest internal variation in price per square foot in the entire community, from $430 in Siracusa to $596 in Pavia. That is a 39 percent spread inside a single product type.

Pavia is the thickest of the group with four sales at a median of $1,275,500, ranging $1.125 million to $1.35 million, on 1,901 to 2,249 square feet, $596 per square foot, 134 days on market. Note that Pavia has the highest price per square foot of this group on the smallest homes, which is the normal relationship: smaller homes carry higher per-foot pricing because the fixed components of a house are spread over less area.

Vercelli recorded two sales, $1,050,000 and $1,490,000, on 2,239 and 2,293 square feet, $559 per square foot, 38 days on market. Nearly identical square footage, $440,000 apart in price. Whatever separated those two homes, it was not size.

Via Veneto recorded three sales at a median of $1,075,000, ranging $1.05 million to $1.275 million, on 1,854 to 2,035 square feet, $580 per square foot, 114 days on market. These are the smallest single-family homes in the closed set.

Ponte Rialto recorded one sale, at $1,250,000, on 2,246 square feet, $557 per square foot, 16 days on market. One sale, and a fast one.

Siracusa recorded one sale, at $1,300,000, on 3,025 square feet, $430 per square foot, after 394 days on market. That 394 is the longest marketing period in the entire 76-record days-on-market sample, and it belongs to the lowest price per square foot in the single-family tier. Those two facts are almost certainly related, and they are exactly why a single-sale cell should never be read as a rate.

The coach homes: Di Napoli and Casoria

Di Napoli recorded seven sales at a median of $1,075,000, ranging $825,000 to $1.20 million, across a very wide 1,883 to 3,337 square feet, $453 per square foot, 11 days on market. Seven sales makes this cell usable, but the square footage range is the widest of any subdivision in the community relative to its price band, and there is a reason for it that we take apart in the plat section below.

Casoria recorded three sales at a median of $660,000, ranging $620,000 to $870,000, on 1,883 to 2,099 square feet, $351 per square foot, and a median of 1 day on market. One day. At $351 per square foot, Casoria carries the second-lowest price per square foot of any subdivision in Treviso Bay, behind only Trevi at $328, despite being a coach home product with nearly twice the living area of a Trevi terrace unit. Cheapest coach home square footage in the community, and it sold essentially on contact. Both facts point the same direction.

Neither Di Napoli nor Casoria has an active listing today.

The verandas: Venezia and Avellino

Venezia recorded three sales at a median of $805,000 in a very tight $800,000 to $834,000 range, on 1,414 to 1,661 square feet, $554 per square foot, 11 days on market.

Avellino recorded seven sales at a median of $560,000, ranging $525,000 to $610,000, on 1,454 to 1,661 square feet, $367 per square foot, 32 days on market.

Put those two next to each other and something jumps out. They are the same product on nearly identical square footage, and Venezia's median is $245,000 higher than Avellino's with a price per square foot 51 percent higher. Three sales versus seven is part of it, and thin cells move. But a gap that size across two comparable veranda addresses is worth investigating parcel by parcel before anyone prices a listing in either one off the other. Deeded golf status, view, and building position are the obvious candidates and none of them can be resolved from the community-level data.

The terrace condominiums: Alberi Acqua, Giaveno, Trevi

These three are the volume of the community. Together they closed 39 of the 78 sales, exactly half.

Alberi Acqua recorded ten sales at a median of $500,000, ranging $460,000 to $595,000, on 1,194 to 1,408 square feet, $404 per square foot, 68 days on market.

Giaveno recorded thirteen sales at a median of $480,000, ranging $450,000 to $572,500, on 1,137 to 1,408 square feet, $398 per square foot, 55 days on market.

Trevi recorded sixteen sales at a median of $410,000, ranging $372,500 to $530,000, on 1,137 to 1,408 square feet, $328 per square foot, 46 days on market. Trevi is the single most-traded subdivision in Treviso Bay and the least expensive.

The pattern across these three is unusually clean. Identical square footage bands, and a stepped ladder of $500,000, $480,000, $410,000 with price per square foot of $404, $398, $328. Alberi Acqua and Giaveno are close to each other and Trevi sits a clear tier below both. That is not random and it is not view-driven noise across 39 records. It corresponds to something structural, and the plat section below identifies what.

How to use this table if you own here

Find your subdivision, then check the sample-size column before you do anything else. If it says "Usable," the median is a reasonable starting anchor and the range tells you the spread you are pricing inside. If it says "Thin," treat the median as one input among several and put more weight on the range and the square footage band. If it says "Too thin," the number on that row is a record of what happened, not a guide to what should happen, and the pricing work has to come from the closed sales in comparable subdivisions plus your specific parcel's attributes. We do that analysis address by address. Call (239) 898-6072.

MLS Marketing Names Versus Recorded Plats: How to Read a Treviso Bay Listing

Every Treviso Bay listing carries a marketing name like Trevi or Avellino, and none of those names appears on a recorded plat. The county records Terrace I through X, Veranda I through IV, and Coach Homes I and II. Matching one vocabulary to the other is the difference between reading a listing and understanding it.

This is the section that no competing page writes, and it is the one that changes how you read every listing in the community. The MLS field is a marketing label maintained through the NABOR Collier subdivision code list. The legal identity of the property is in the recorded plat and the recorded declaration of condominium, retrievable through the Collier County Clerk's official records and the Clerk's records access portal. The two systems were built for different purposes and they do not use the same words.

The mapping table

This mapping is inferred, at high confidence, from three independent corroborating lines of evidence described below. It is not a published crosswalk, because no such crosswalk is published:

How we corroborated it three ways

Any one of these on its own would be suggestive. Together they are strong.

• The street name is the marketing name. Alberi Acqua units are on Acqua Court. Giaveno units are on Giaveno Court and Giaveno Circle. Trevi units are on Trevi Court. Venezia units are on Venezia Circle. Avellino units are on Avellino Way. Casoria units are on Casoria Court. The MLS label is the street, and the street sits inside a specific recorded plat.
• County just-value medians break exactly on the grouping. The Collier County Property Appraiser roll gives a median just value of $454,600 for Terrace I through VI against $374,600 for Terrace VII through X, an $80,000 gap that holds at both ends of the range, and the plan mixes inside the two groups are identical. Identical product, two valuation tiers, split exactly at the plat boundary.
• Recorded sale medians move the same direction. Our own closed data has Alberi Acqua at $500,000 and Giaveno at $480,000, both mapping to Terrace I through VI, against Trevi at $410,000, mapping to Terrace VII through X. Same shape, same break point, different dataset.

Three independent sources, the address layer, the assessment roll and the transaction record, landing on the same partition is why we publish this as high-confidence inferred rather than as speculation. It is also why the Trevi price tier in the subdivision table is not noise: it is a plat-level distinction that the assessor recognized before the market did.

Why Di Napoli is the hard case

Di Napoli is the one name in this community that can mean two different things, and a buyer needs to know that before reading a Di Napoli listing.

The Master Association's own FAQ uses "Di Napoli" as the street label for Coach Homes I, a 116-unit association. Separately, the county records DI NAPOLI A CONDOMINIUM, a 12-unit condominium from 2008 on Prima Way, with materially larger units. Both are real. An MLS listing tagged DI NAPOLI can be either one, and the MLS field does not distinguish them.

We resolved the split from our own closed data by square footage, and we label the result inferred. Of the seven Di Napoli closings in the trailing twelve months, five fall inside Coach Homes I's recorded band of 1,883 to 2,099 square feet, and two are materially larger at 2,463 and 3,337 square feet. That is a clean separation and it explains why the Di Napoli row in the subdivision table shows a 1,883 to 3,337 square foot range, the widest in the community relative to its price band.

One caution we will not bury: the 3,337 square foot record exceeds the range the research established for the separate condominium. So the split is strong but it is not closed. If you are buying or selling a Di Napoli address, pull the recorded declaration for that specific unit rather than relying on the MLS label. We will pull it.

Six neighborhood names that do not exist in Treviso Bay

This one is worth stating flatly, because correcting it is a genuine service. Six names circulate online as Treviso Bay neighborhoods and none of them belongs to this community:

• Bolero
• Marquesa Royale
• Marsala
• Norman Estates
• Serafina
• Ventana

None appears in the Collier County address layer. None appears in the cadastral legal descriptions for Treviso Bay. Several of them are Lely Resort neighborhoods. What appears to have happened is an AI-summary conflation of two East Naples communities that sit near each other, share Italian naming conventions, and both carry golf, and the conflated list has propagated through search results.

If a page, a search summary, or an agent tells you there is a Marsala or a Ventana inside Treviso Bay, that page has not checked the county record. The sixteen subdivisions in our closed table plus the associations named in the plat mapping above are the community.

Treviso Bay versus Lely Resort: the confusion starts with the names

That conflation is also the honest starting point for the most common comparison question we get. Treviso Bay and Lely Resort are both large East Naples communities, both use Italian neighborhood names, both have golf, and search engines regularly blend them. They are not the same product.

The structural difference is membership. Treviso Bay carries deeded golf on 825 of its 1,431 properties, allocated parcel by parcel by the developer, not purchasable, and not transferable between properties. The remaining properties do not carry it. That is a fixed attribute of the parcel you buy, and it is the first thing to establish about any Treviso Bay address. Whatever community you compare it to, compare on that basis: what does membership cost, is it mandatory, is it attached to the parcel or to the person, and what happens to it on resale.

We are not going to publish fee figures for other communities on this page, because we have not verified them to the standard we hold Treviso Bay's to, and a stale competitor fee number is worse than no number. Writer D's comparable-communities section further down this page handles the comparison set properly. What we will give you is the verified Treviso Bay side of the ledger so you can run the comparison yourself against any other association's published budget.

The verified Treviso Bay figures to carry into any comparison

If you are stacking Treviso Bay against Fiddler's Creek, Lely Resort, Naples Reserve, Bonita National, Heritage Bay, Verona Walk or Winding Cypress, these are the Treviso Bay numbers, all from the community's own documents:

• Master assessment: $7,420 per year, per the Master Association's 2026 Annual Fee Sheet revised 5/11/2026, comprising maintenance $5,523, cable and internet $885, reserves $812 and capital $200.
• Golf assessment: $5,350 per year where the parcel carries deeded golf.
• Annual food and beverage minimum: $750, flat across 2024, 2025 and 2026.
• Capital contributions at closing: $7,500 plus $7,500.
• CDD debt service, by product type, running from $789.62 for a four-story condominium to $3,606.25 for a 150-foot lot, plus operations and maintenance of $1,499.21 flat, with full payoff in fiscal year 2037.
• Leasing: 30-day minimum, four leases per calendar year maximum, entire unit only, tenants with no amenity access absent a separate paid transfer.
• Distance to the nearest Gulf beach: roughly 8.7 miles. Treviso Bay is inland.
• Built out at 1,431 units with no builder inventory competing against resale.

Run those against the other community's own adopted budget and declaration, not against a portal summary. Writer C takes the money stack apart line by line, including which of those figures are published totals and which are our own arithmetic across two documents.

Do not confuse The Peninsula at Treviso Bay with Bella Firenze

These two get merged constantly and they are separate. The Peninsula at Treviso Bay is the estate enclave on Corso Bello Drive, built by Imperial Homes of Naples, with closings in our set at $3,050,000 and $3,100,000. Bella Firenze is a separate neighborhood on Firenze Circle and Firenze Drive, 57 parcels, platted and delivered 2014 to 2015, with closings at $2,050,000 and $2,250,000.

The reason they get merged is a coincidence of naming: The Peninsula's entry-level floor plan is itself named Firenze, and it was covered in the press under that name, including when Imperial Homes sold the Firenze model at Peninsula in 2020. A model name and a neighborhood name collided, and the search index has never fully untangled them.

The Peninsula is on Corso Bello Drive, not Montiano Drive

One more correction, and this one is load-bearing if you are trying to locate the enclave on a map. Multiple sources place The Peninsula at Treviso Bay on Montiano Drive. County GIS and the cadastral assignment place it on Corso Bello Drive, inside the recorded LIPARI-PONZIANE plat. That placement is independently corroborated by a CDD bridge and boardwalk permit issued at 9849 Corso Bello Drive.

The honest description is: an enclave of up to 55 estate home sites on Corso Bello Drive, of which the Collier County roll records 34 completed homes, delivered roughly 2018 to 2022 by Imperial Homes of Naples. We publish it that way, with both numbers, rather than as a bare "55 homes," because the entitled site count and the built home count are different facts and only one of them describes what exists today.

Why we will not publish an exact per-plat single-family home count

The same discipline applies to the single-family side, and here the record genuinely does not resolve. The eight single-family plats total roughly 399 to 402 habitable homes by our count off the plats. The Wentworth Estates CDD independently establishes 431 single-family lots. That leaves roughly 30 lots unaccounted for, most likely in the Montiano plat.

We could pick one of those numbers and present it cleanly. We are not going to, because two authoritative sources disagree by 30 units and the honest output is the disagreement plus the most likely explanation. If you need an exact count for a specific plat, the Collier County Clerk's plat records and the property appraiser's parcel map will resolve it for that plat, and we will run it.

How to read any Treviso Bay listing in four steps

Practical summary. When a Treviso Bay listing comes across your screen:

• Read the street, not the subdivision label. The street tells you the plat, and the plat tells you which association governs, which budget applies, and which valuation tier the assessor put you in.
• Check the Building Design field against the street. If they disagree, the street wins. We measured a 0.94% miscoding rate on that field in this community.
• Confirm deeded golf at the parcel level. 825 of 1,431 properties carry it, the allocation is not neighborhood-based, and no listing description is a substitute for the recorded instrument.
• Pull the FEMA determination for that address specifically. Four zone and base flood elevation combinations exist inside this gate and eight streets split internally, so a community-level answer is not an answer.

Do all four before you write an offer. Or call (239) 898-6072 and we will do all four for you the same day, on the specific address, against live data rather than against this page's snapshot.

How Treviso Bay Came to Be: V.K. Development, a Default, and Lennar's Finish

Treviso Bay was started by V.K. Development Corporation of Brookfield, Wisconsin, which abandoned the project during the recession. The community development district bonds went into default, Wachovia foreclosed, and a December 2011 Settlement and Forbearance Agreement cut the district's par debt from $64.46 million to $27.985 million. Lennar finished the community and turned it over to residents in 2018.

The zoning file was open twenty years before anyone said "Treviso Bay"

The land under Treviso Bay has carried four different planned-unit-development names since 1986. Collier County's own List of PUD Ordinances traces the chain: Lely Research and Development Park and Naples Research and Development Park at Lely (Ordinances 86-18 and 88-84, both repealed), Lely Lakes (93-32, repealed), Lely Lakes Golf Resort (98-85, repealed, created by merging Lely Lakes with the research park), and finally Wentworth Estates, adopted September 23, 2003 by Ordinance 03-51. County records verify every link in that chain, and you can read the list yourself in the Collier County LDC appendix of PUD ordinances.

That lineage matters for one practical reason. Anyone researching "Treviso Bay" at the county will find nothing. The zoning file is under Wentworth Estates, and it always has been.

V.K. Development Corporation and the entities behind the first build

The original developer of record was V.K. Development Corporation, 19275 West Capitol Drive, Brookfield, Wisconsin, operating in Collier County through a stack of single-purpose entities. A recorded 2007 FPL access easement agreement, reproduced in full inside Collier County's own 2025 hearing packet, names Treviso Bay Development, LLC (a Delaware limited liability company) and VK Holdings Treviso Bay Commercial, LLC, both signed by Sanjay Kuttemperoor as president, with Wachovia Bank, National Association giving mortgagee consent. That instrument is verified from the county's own backup package for the December 2025 hearing.

The Florida corporate record fills in the rest. A Sunbiz sweep of every entity carrying the Treviso Bay name returns a full set of V.K.-era companies, all now inactive: Treviso Bay Development, LLC (revoked for annual report in 2012), Treviso Bay Club and Spa, LLC (administratively dissolved 2012), Treviso Bay Title, LLC (dissolved 2010), VK Treviso Bay, LLC, VK Treviso Bay Management, LLC, VK Holdings Treviso Bay Commercial, LLC, VK Holdings Treviso Bay Golf Course, LLC, and VK Holdings Treviso Bay Marina, LLC. You can run the same search on Sunbiz.

The marina entity that never became a marina

One of those dead entities is worth a sentence on its own, because it answers a question buyers still ask. V.K. Development formed VK Holdings Treviso Bay Marina, LLC in 2004. The entity is verified in the state corporate record. The marina is not. There is no marina at Treviso Bay, no marina line item on the adopted PUD master plan, and no marina in any county filing we could reach. The company name is the only surviving trace of an original development program that was never built.

The default, in the district's own words

The cleanest account of the collapse is not a news story. It is the Wentworth Estates Community Development District's own 2021 assessment methodology report, which describes what happened in the first person and is reproduced in the district's January 2022 agenda package. The report states that after the Series 2006 A and B bonds were issued, the original developer "was unable to successfully market the project," deemed the plan not economically feasible, and "abandoned the project," after which "the Bonds along with the operations and maintenance assessments, went into default due to the non-payment of assessments."

That is a district admitting, on the record, that its own bonds defaulted. It is unusually direct language for a public finance document, and it is the strongest single source available on this period.

The December 2011 Settlement and Forbearance Agreement

The workout is documented in the same report. In December 2011 the Series 2006B bonds were paid in full, the Series 2006A bonds were brought current, and the developer made a one-time prepayment of $8,475,000 against the 2006A series. The result, in the district's own numbers: total outstanding par debt fell from $64,460,000 to $27,985,000.

Two arithmetic cautions belong on the record, because the district's own report contains them. The narrative gives one payoff figure for the 2006B bonds that conflicts with the same report's par table, and the report labels a percentage as a reduction when the arithmetic shows it is the remaining share. The verified combined original par is $64.46 million, which equals $38,145,000 of Series 2006A plus $26,315,000 of Series 2006B exactly. That arithmetic closes, which is why we publish those two figures and not the conflicting one.

December 2011 rebuilt the entire governance structure in a single month

This is the finding that reframes the whole history, and we have not seen it stated anywhere else. Three things happened within weeks of each other:

• The Settlement and Forbearance Agreement restructured the district's bond debt in December 2011.
• Treviso Bay Property Owners Master Association, Inc., which had been administratively dissolved on September 15, 2011 for a registered agent lapse, was reinstated on December 30, 2011.
• Treviso Bay Golf Club, Inc. was incorporated on that same date, December 30, 2011.

All three dates are verified from the Florida corporate record and the district's own filings. The causal link is inferred rather than documented, but the clustering is not a coincidence any reasonable reader would dismiss. Modern Treviso Bay governance, as a buyer encounters it today, dates from that one month.

Lennar finished it, and the record says so in three places

Lennar Homes, LLC is named as the developer by the Wentworth Estates CDD on its own district website, appears as the client in the title block of the PUD master plan on file with Collier County, and shows up as the record owner of dozens of common-area tracts across every Treviso Bay neighborhood on the district's 2018 assessment roll. Three independent documents, one conclusion.

The district's 2021 report also explains what Lennar actually did with the land, in a sentence buyers should read twice: after the settlement, "the then Developer prepared a revised development plan and new product types were developed for the community." The coach homes, the terrace condominiums and the verandas that dominate Treviso Bay's inventory today did not exist in the original plan. They were invented after the default, to make the project financeable.

Turnover to residents, roughly September 2018

Wentworth Estates CDD board minutes from September 25, 2018 record that Lennar "had requested a turnover earlier than anticipated" and that "the turnover from Lennar to the Master Association would be sometime in September." The same package carries Resolution 2018-11 accepting conveyances from "the Developer, Lennar Homes, LLC" of tracts either dedicated by plat or lacking a completed deed, and references TB Master Turnover, Inc. providing the district $10,000 toward a main bridge inspection. That package is public at the district manager's document library.

The entry bridge predates Lennar, and that is on the record too

A detail from those same 2018 minutes is worth knowing before you buy: district counsel noted that "Lennar did not build the bridge; it was built by the prior developer," and that the last bridge inspection at that point had been in December 2011. The main entry bridge is V.K.-era infrastructure. The district now budgets bridge inspection on a roughly three-year cycle and carries bridge repair as a recurring road-and-street line item in its adopted budget, which is the responsible way to handle an asset of that age.

What the developer history actually means for a buyer in 2026

Three things, all of them practical.

• The district's debt is smaller than it would have been. The 2011 workout permanently removed roughly $36.5 million of par from the tax roll. Owners today are servicing a restructured, refunded, level-payment bond, not the original 2006 stack.
• The product mix is a post-crash design. If you are wondering why a golf community has 600 four-story terrace condominiums, the answer is the 2011 replanning, not the original vision.
• The community is genuinely finished. The Master Association states construction is complete, and county permit activity inside the PUD confirms it.

The Wentworth Estates MPUD: Why Treviso Bay Has Three Different Acreages

Treviso Bay publishes three different acreage figures because three different boundaries exist. The Wentworth Estates MPUD zoning boundary is 1,563.84 acres, the developed community footprint is roughly 1,044 acres, and the Wentworth Estates CDD special-district boundary is 976.84 acres. They are three separate measurements of three separate things, not a contradiction.

The zoning boundary: 1,563.84 acres, verified three ways

Collier County's Hearing Examiner staff report for petition PDI-PL20250006723, heard December 11, 2025, states it plainly: "The subject site encompasses the 1,563.84-acre Wentworth Estates MPUD, also known as Treviso Bay, situated south of Tamiami Trail East (US 41), approximately 1.5 miles south of Thomasson Drive." The same figure appears in the county's PUD Master List and in the legend of the adopted PUD master plan itself, where the land-use column sums to 1,563.84 exactly. The hearing transcript is public at Collier County's Hearing Examiner minutes archive.

Three independent county documents, one number. This is the correct answer to "how big is Treviso Bay's PUD."

The developed footprint: roughly 1,044 acres

The Wentworth Estates CDD's 2021 assessment report says the development "encompasses approximately 1,044 acres and the portion of the project outside of the boundaries of the District are identified as conservation/preserve." That is the number that describes the part of Treviso Bay you can actually drive through.

It also checks independently. Collier County publishes gross density for Wentworth Estates at 1.39 units per acre against 1,450 approved units. Divide 1,450 by 1.39 and you get 1,043.2 acres. The county's own density figure confirms the roughly 1,044-acre developed footprint without anyone having to take the district's word for it. That cross-check is our arithmetic on two verified county figures.

The district boundary: 976.84 acres

The Wentworth Estates CDD's About the District page publishes a district boundary of 976.84 acres, of which 740.72 are described as developable. The district's 2021 assessment report restates the boundary as 973.00 acres. Both figures are published by the district itself, four years apart, and the small difference reflects boundary accounting rather than a dispute.

The gap between the district boundary and the PUD boundary is the point. Subtract 973 from 1,563.84 and you get 590.84 acres sitting outside the special district. That is essentially the conservation land, which is why the CDD's tax base is so much smaller than the zoning envelope.

The three boundaries side by side

Use the right one for the right question. A zoning question takes 1,563.84. A "how big is the neighborhood" question takes roughly 1,044. A tax and assessment question takes the district boundary.

The master plan land-use legend, line by line

The adopted Wentworth Estates MPUD master plan, prepared by Stantec with Lennar Homes, LLC in the title block and filed with Collier County in November 2025, carries a land-use legend that sums exactly to the PUD total. We recovered it from the county's backup package:

The column adds to 1,563.84 with no remainder, which is how we know the read is accurate rather than reconstructed.

The legend has no key, and no line that says "golf"

Here is the caution that keeps this table honest. The legend sheet carries no abbreviation key. CRGA, LOR, MOR and MOR-2 are not expanded anywhere on the sheet. The two-story height cap on MOR-2 is printed in the label itself and is therefore verified, but the rest are unexpanded abbreviations.

Most importantly, no line item on the adopted master plan says "golf." Collier County's PUD Master List separately records 149.93 golf-course acres and 18 golf holes for Wentworth Estates, and that figure does not match the 165.64-acre CRGA line. We are not publishing CRGA as a synonym for golf, because the record does not support it. If you want the county's golf acreage for Treviso Bay, the number is 149.93 and it comes from the PUD Master List, not from the master plan legend.

Ordinance lineage, and which one is operative

Collier County's PUD ordinance list gives the Wentworth Estates chain as "03-51 (Was Lely Lakes Golf Resort); 04-76; 13-45." The operative ordinance today is 2013-45, adopted following petition PUDA-PL-2012-1126 with Board of County Commissioners action on June 11, 2013. The 2025 PUD application form filed with the county lists "PUD Name: Wentworth Estates, Ordinance Number: 2013-45" and the project narrative repeats it.

Ordinance 04-76 carries the "SE-" prefix in the county's own records, which is Collier's prefix for a scrivener's error. That strongly suggests 04-76 was a correction rather than a density amendment, and it is the reason we treat any claim about a 2004 density change with suspicion.

The county contradicts itself twice in one file, and it is worth knowing

Two clerical errors sit inside the December 2025 county file, both verified because both strings appear in the same document:

• The staff report cites "Ordinance 2013-45" in its zoning review and "Ordinance 2023-45" three paragraphs later in environmental review. There is no Collier ordinance 2023-45 for Wentworth Estates.
• The petition number appears four different ways across the agenda, the transcript, the backup cover page and the staff recommendation. The correct citation is PDI-PL20250006723.

Neither error changes the outcome. Both are the kind of thing you only find by reading the primary file instead of a summary of it.

How to verify any of this for a specific parcel

Everything above is public. Collier County's PUD monitoring and master list page carries the current master list. The Collier County Property Appraiser map will give you the folio, legal description and just value for any Treviso Bay parcel. The Collier County Clerk's official records hold the recorded plats and declarations. If a page tells you Treviso Bay is a "1,563-acre community," it has quietly swapped the zoning boundary for the neighborhood, and you now know how to check.

Build-Out at Treviso Bay: 1,450 Entitled, 1,431 Built, and a 19-Unit Gap

Treviso Bay is entitled for 1,450 residential units under the Wentworth Estates MPUD and has 1,431 built. The Master Association states construction is complete. That leaves a 19-unit gap of unused entitlements with no evidence anyone intends to build them, and county permit activity inside the PUD confirms the community is finished.

The entitlement: 1,450 units, from the county's own master list

Collier County's PUD Master List row for Wentworth Estates records total approved residential units at 1,450, gross density at 1.39 units per acre, total size 1,563.84 acres, conservation acres 513.77, golf course acres 149.93, 18 golf holes, commercial acreage 10.00, commercial square footage 85,000, and status ACTIVE. The same row appears with identical entitlement figures in the December 2022, February 2026 and June 2026 editions of the list. County records verify all of it.

The county's published "estimated buildout" year for Wentworth Estates is 2012, which turned out to be off by roughly a decade. That is not a criticism of the county so much as a measure of what the 2008 crash did to this project.

The built total: 1,431 units, from the Master Association

The Treviso Bay Master Association FAQ states it directly: "With construction complete, Treviso Bay has 1,431 units in total encompassing four different home types (Coach Homes, Single Family Homes, Terrace Condominiums, and Verandas)." The FAQ is published on the Association's own domain and linked from its Realtor Information page.

The county's own built-unit counters corroborate it. The PUD Master List's developed-unit columns read 431 single-family and 1,000 multi-family in the current edition, and 431 plus 1,000 equals 1,431 exactly. Two independent sources, same total. The correspondence is strong enough to publish, and we label the column assignment inferred because the wide landscape PDF wraps the Wentworth Estates row across two lines.

The 19-unit gap

1,450 minus 1,431 is 19. That is the arithmetic, and it is ours rather than anyone's published figure. Nineteen entitlements exist on paper that no building occupies.

There is no evidence any of the 19 will ever be used. The Master Association says construction is complete. The residential land is platted, sold and built. The only undeveloped ground inside the MPUD is the commercial tract fronting US 41, which is entitled for commercial square footage rather than dwellings. A buyer worried about a surprise new phase inside the gates should be reassured by the record, not by anyone's opinion.

The permit record confirms it

Over the trailing twelve months, county permitting inside the Wentworth Estates PUD shows 231 permits totaling roughly $5.57 million in declared value and zero new dwelling units. That is a renovation, roof, pool-cage and mechanical profile, not a construction profile. Collier County publishes its monthly building permit reports and its permit locator if you want to run the same query.

The product mix, from the district's assessment allocation

The best unit-mix table available for Treviso Bay is not a marketing sheet. It is the Wentworth Estates CDD's Series 2021 assessment allocation, which had to count every taxable unit by type in order to apportion bond debt. Its residential buckets:

The single-family total of 431 is the sum of every lot-width line in the district's table, and it matches the county's built single-family counter exactly. Two independent sources, same number, arrived at by different methods.

Single-family lot widths, and which one dominates

The district's allocation reveals something no listing sheet publishes: Treviso Bay sold single-family lots in five widths, 50, 60, 75, 100 and 150 feet. The 75-foot lot is by far the dominant product, at 205 of 431 single-family lots, or 47.6 percent. At the top end there are only ten 150-foot lots in the entire community, plus one partial.

This matters at the tax bill, because the district assesses bond debt by lot width. A 150-foot lot pays more than four times what a four-story condominium pays. We cover those figures in the CDD section below.

Why we will not publish an exact home count per plat

Here is a place where honesty beats precision. Treviso Bay's eight single-family plats total roughly 399 to 402 habitable homes when you count them plat by plat, but the CDD independently establishes 431 single-family lots. That leaves roughly 30 lots unaccounted for, most likely in the Montiano plat, and we could not close the gap from primary sources.

So we publish the 431 figure, which two independent sources support, and we decline to publish a per-plat single-family count as exact. Any page that gives you a confident home count for each Treviso Bay single-family neighborhood is either working from a source we could not find or is guessing.

One more thing the numbers do not agree on, and how the Association fixed it

The 2024 edition of the Master Association FAQ said 1,431 units on one page and divided common expenses by 1,432 on another. The 2025 edition corrected the denominator to 1,431. Both editions are on the Association's document library, and the current authoritative figure is 1,431.

Separately, the Wentworth Estates CDD budgets operations and maintenance against 1,432 residential units and debt service against 1,428, and the district explains the difference itself in a budget footnote: "Three 75' lots were combined to create 2 lots, 60581265346 and 60581265304, and are assessed as 1.5 units each." Two named Collier folio numbers, on the public record, accounting for a four-unit discrepancy. That is the level of detail available if you read the adopted budget instead of a summary.

What build-out means when you are shopping

Practically, a finished community changes the calculus in four ways.

• No builder inventory competes with resale. Every sale in Treviso Bay is a resale, which is why the MLS picture is the whole picture.
• No construction traffic, no phased amenity delivery, no "coming soon" amenity risk. What exists is what you get.
• Assessments are funding maintenance and reserves rather than absorbing developer subsidy, so the fee sheet you read today is a mature one.
• The remaining development story is entirely on the commercial tract at US 41, outside the residential gates.

Preservation and Rookery Bay: What "51.5% Protected" Actually Measures

Inside the 1,563.84-acre Wentworth Estates PUD that contains Treviso Bay, 291.94 acres are recorded native-vegetation preserve and 513.77 acres are designated Rookery Bay conservation. Those two figures total 805.71 acres, which is 51.52 percent of the PUD. The percentage belongs to the PUD boundary, not to the developed community.

The arithmetic, shown in full

We are showing the math because the number is unusual enough that a reader should be able to check it.

• Preserve, from the adopted master plan legend and confirmed by county environmental review: 291.94 acres.
• Rookery Bay conservation, from the same legend and independently from the county's PUD Master List conservation-acres column: 513.77 acres.
• Sum: 805.71 acres.
• Divided by the PUD total of 1,563.84 acres: 51.52 percent.

The two inputs are verified from county documents. The sum and the percentage are our arithmetic. And the denominator matters more than anything else in this section: 51.5 percent is true against the 1,563.84-acre PUD and is false against the roughly 1,044-acre developed community. Pairing the percentage with the smaller acreage produces a sentence that is simply wrong, and we have seen it done.

The preserve requirement is over-satisfied, and the county says so

Collier County's environmental review staff wrote it into the December 11, 2025 staff report: "A minimum of 258.68 acres of native vegetation is required; however, 291.94 acres have been preserved." That is 33.26 acres more preserve than the code demanded, and the 291.94 figure matches the master plan legend exactly. Two county documents, one number, verified.

A small clerical note for anyone pulling the record: the staff report cites the preserve recording as "PB 3980, PG 159," written as a plat book. A book number of 3980 is an Official Records book number in Collier County, not a plat book number, so the citation is very likely OR Book 3980, Page 159. We flag it as a probable county typo rather than repeating it uncritically.

513.77 acres of Rookery Bay conservation, corroborated two ways

Nearly a third of the Wentworth Estates PUD, 32.85 percent by our arithmetic, carries the ROOKERY BAY CONSERVATION designation on the adopted master plan. Collier County's PUD Master List has a dedicated conservation-acres column and records 513.77 for Wentworth Estates. Two independent county documents, identical figure.

That is the single largest land-use category on the entire master plan, larger than the golf allocation, larger than any residential category, larger than the lakes.

What we could not verify about the conservation land, stated plainly

We are not going to tell you Treviso Bay "donated land to Rookery Bay," because we could not confirm it. Specifically:

• The instrument protecting the 513.77 acres, whether conservation easement, fee dedication or plat dedication, is not verified. The 2025 county backup package contains no conservation-easement recital and mentions Rookery Bay exactly once, as a master plan tract label.
• Whether the acreage was conveyed to or is managed by the State of Florida or the reserve is not verified.

What is verified points a different direction. The Master Association's own FAQ lists "Mitigation (Preserve) Areas" among the assets owned by the Wentworth Estates CDD, and the district's own charter description says its original infrastructure scope included wetland mitigation. That suggests district ownership of at least some preserve rather than state ownership, and we label that reading inferred.

Rookery Bay National Estuarine Research Reserve, the neighbor itself

The reserve Treviso Bay abuts is a real federal and state partnership, not a marketing phrase. NOAA's Office for Coastal Management describes Rookery Bay as protecting roughly 110,000 acres of coastal lands and waters in Collier County, established in 1978. Roughly 70,000 of those acres are open water, with the balance in mangroves, brackish marsh and uplands, per NOAA's own reserve handout. Florida DEP publishes the current Rookery Bay management plan, and the reserve runs a public environmental learning center and boat tours.

The Master Association's own description of the community ties the two together: "Architectural distinctiveness, natural surroundings in and around the Rookery Bay National Estuary, first-class amenities, and an unsurpassed lifestyle are the hallmarks of the community."

Preserve setbacks, which do affect specific lots

The PUD text sets preserve setbacks verbatim: principal structures twenty-five feet, accessory structures ten feet. If a Treviso Bay lot backs to preserve, those setbacks govern how close a pool cage, a lanai extension or an addition can come to the preserve line. This is a real constraint on a real subset of lots, and it is the kind of thing an architectural review submission will surface.

What the district actually spends to keep it that way

The conservation adjacency is not free, and the Wentworth Estates CDD's adopted FY2027 budget shows exactly what it costs. Selected verified line items:

• Aquatic weed control: $95,000
• Cane toad removal: $48,000
• Wild hog removal through USDA: $35,000, a new line in FY2027
• Preserve and wetland routine maintenance, permit required: $43,000
• Water quality testing, triannual and required: $13,050
• Mitigation monitoring, an SFWMD permit requirement tied to panther habitat: $4,800
• Midge fly treatment: $4,500

That is $83,000 a year on invasive species control alone, and a recorded panther habitat mitigation obligation carried by the district. You can read the whole FY2027 adopted budget yourself. No competitor page we found mentions the cane toads.

Forty-two lakes, and a research project most owners never heard about

The district manages 42 lakes and publishes monthly lake-management reporting on its home page, down to the lake numbers treated in a given month. Between January and December 2021, Florida Gulf Coast University's Everglades Wetland Research Park deployed nine sonic buoys across seven of Treviso Bay's lakes in a Florida DEP-funded non-chemical algae study, with each buoy treating up to 49 acres. The district documents it on its About the District page.

What preservation means for the view from your lanai

The practical consequence of 805.71 protected acres inside one PUD is that a meaningful share of Treviso Bay's perimeter cannot be built on. Preserve and conservation tracts do not become a future phase, a future amenity or a future road. That is a durable, recorded characteristic of this community rather than a promise, and for a buyer choosing between a preserve-backing lot and an interior lot it is worth paying attention to which side of that line a property sits on.

Governance at Treviso Bay: Master Association, Sub-Associations, and Who Decides What

Every Treviso Bay owner sits under the Treviso Bay Property Owners Master Association and the Wentworth Estates CDD. Owners of attached product also sit under one of sixteen sub-associations, which are run by five different management companies. Single-family owners have no sub-association and pay a separate lawn-care line instead.

The governance stack, layer by layer

That is up to six separate bills, from four separate governing bodies, on one house. It is not unusual for a Collier County bundled-golf community, but it is more layers than most buyers expect, and each layer has its own board, its own budget and its own enforcement authority.

The Master Association, from the corporate record

Treviso Bay Property Owners Master Association, Inc. is a Florida not-for-profit corporation, Sunbiz document number N04000010975, FEI 20-2568540, filed November 23, 2004, status active. Its last recorded event is amended and restated articles filed April 23, 2021. Its principal and mailing address is 9800 Treviso Bay Blvd, Naples, FL 34113, and its registered agent name was changed to Troon Golf on March 26, 2025. All of it is verified from the Florida Division of Corporations.

The corporate history also carries the 2011 sequence described earlier: registered agent resignation in June 2011, administrative dissolution in September 2011, reinstatement on December 30, 2011, then mergers in January 2013, March 2013 and June 2017, an amendment in 2018 and the restated articles in 2021.

The 2025 language shift from "Membership" to "Ownership"

Comparing the Association's 2024 FAQ against its 2025 FAQ turns up a systematic legal re-characterization that nobody appears to have noticed publicly. Every instance of "membership" on the Master Association side was replaced with "ownership":

• "membership privileges" became "ownership privileges"
• "Any Member can transfer his/her Master Association membership privileges" became "Any owner can transfer his/her Master Association owner privileges"
• "Are we both Members?" became "Are we both Owners?"
• "receive your Treviso Bay membership cards" became "receive your Treviso Bay ownership access"
• "member gate access" became "owner gate access"

Both documents are verified from the Association's own library. The substitution is complete and deliberate. The golf club side, by contrast, kept its "Membership" language. That asymmetry is the cleanest available evidence that the Master Association and the golf club are legally distinct animals: the master is a property owners association whose amenity privileges run with title, and the club is a club.

Sixteen sub-associations, all active

The Florida corporate record confirms sixteen active sub-associations inside Treviso Bay: two coach home associations, ten terrace associations and four veranda associations. Every one filed a 2026 annual report.

The building-height column is the one that matters most for Florida's structural compliance statutes, and Writer C's section on milestone inspections and structural integrity reserve studies works through the consequences per association.

The naming trap in the legal names

If you are drafting a contract, get the exact corporate names right. Terrace I and Terrace III are registered as "TERRACE [N] AT TREVISO BAY ASSOCIATION, INC." Terraces II and IV through X carry "CONDOMINIUM ASSOCIATION" in the registered name. Veranda I has the same quirk while Verandas II, III and IV do not. All of it is verified from Sunbiz, and it is exactly the sort of thing that produces a title objection when someone assumes consistency.

Two "associations" in the Association's own FAQ that do not legally exist

The Master Association FAQ lists "Coach Homes on Prima Way" and "Townhomes on Prima Way" as separate neighborhood associations with their own management company. A Sunbiz search returns no entity under either name. That is a verified negative result.

Those are street and marketing descriptors, not registered associations. The Prima Way coach homes appear to be governed within Coach Homes I, and we label that reading inferred. Do not treat either label as a legal entity when you are ordering estoppels.

The Peninsula has no association at all

Peninsula at Treviso Bay LLC exists on Sunbiz as document number L17000064165, filed March 22, 2017, and it has been inactive since an administrative dissolution for annual report on September 27, 2019. That was a development company, not a governing body.

There is no Peninsula homeowners association and no Peninsula condominium association on the Florida corporate record. That is a verified negative. The Peninsula's homes are governed by the Master Association directly, pay the master assessment, and carry the community's highest lawn-care line. Any page describing Peninsula at Treviso Bay LLC as the enclave's HOA is describing a dissolved private company.

Five management companies for one community

This is the structural fact that shapes an owner's daily experience more than any other, and it is verifiable from registered-agent and principal-address records:

Sixteen sub-associations run by five different companies, under one master association and one golf club that both use Troon Golf as registered agent. Response times, dues, document turnaround and rules enforcement all vary by which building you buy in. That is not a criticism of any company. It is a fact a buyer should price in.

The freshest governance change in the community

Veranda III switched management companies on June 11, 2026. Its principal address moved to Marco Island and its registered agent changed to Beachside Property Management, both effective that date. That change is verified from the corporate record and it postdates the Master Association FAQ, which still lists the prior company for Veranda III. If you are buying in Veranda III, order your documents from the current manager, not from the FAQ.

The same caution applies to Terrace I and Terrace II. The 2024 FAQ names one management company while the corporate record shows a different one as registered agent and principal address, with the address changes recorded in 2024 and 2025, after the FAQ was published. The likely reconciliation is a management change the FAQ has not caught up with. Confirm before you rely on it.

What single-family owners do and do not pay

The Master Association FAQ states the rule directly: "Single Family homes only pay the Annual Assessment with Treviso Bay Master Association." Single-family owners have no sub-association and no quarterly condo dues. They do carry a separate lawn-care line billed by neighborhood, and Writer C's fee section walks through the current schedule and the two-to-one spread across neighborhoods.

Attached-product owners pay the reverse structure: master assessment plus sub-association quarterly dues, with landscaping handled inside the association budget.

Sub-association dues are not published, and we will not invent them

The Master Association FAQ says only that owners of attached product "are required to pay the HOA management company quarterly payments" and directs them to contact the corresponding association. None of the sixteen sub-associations publishes a dues figure we could retrieve.

So the correct treatment, and the one we use, is to tell you which management company covers which association and to tell you to request current dues and the estoppel before you go hard on a deposit. Any figure you see published for a Treviso Bay sub-association's quarterly dues came from somewhere other than the association.

Special assessments: an honest absence of evidence

We found no special assessment for the Master Association, the golf club, or any of the sixteen sub-associations. That is an absence-of-evidence finding rather than a clean bill of health, because special assessments are not filed with the state and do not appear in county land records unless a lien results.

What is verified is the Association's stated intent. Its FAQ describes two reserves, a statutory reserve established by membership vote after turnover and sized by a capital replacement reserve study updated roughly every two years, and a non-statutory reserve the board established in 2019 seeded with $138,600 of incentive compensation from a five-year cable contract. The FAQ states the purpose of the reserves is "to provide financial stability and to avoid the need for special assessments."

Who to actually call

For governance questions on a specific property, the useful contacts are the Association's administrative office at 9800 Treviso Bay Blvd, the management company for the relevant sub-association, and the district manager for CDD questions. For a specific parcel's golf status, dues and outstanding balances, the estoppel certificate is the document that answers all three at once, and the club publishes its ordering process on its Realtor Information page.

If you want a second read on any of it before you write an offer, that is what we do. Call Jesse McGreevy at (239) 898-6072 and we will pull the documents with you rather than summarizing them at you.

The Wentworth Estates CDD: Debt Service by Product Type Through 2037

Treviso Bay sits inside the Wentworth Estates Community Development District, a Chapter 190 special district created by Collier County Ordinance 2004-37 in June 2004. Every owner pays a flat operations and maintenance assessment of $1,499.21 plus bond debt service that ranges from $789.62 to $3,606.25 by product type. The bonds retire in fiscal year 2037.

What a CDD is, in one paragraph

A community development district is a local unit of special-purpose government created under Chapter 190 of the Florida Statutes, the Uniform Community Development District Act of 1980. It issues tax-exempt bonds to build infrastructure, then repays them through non-ad-valorem assessments levied on the properties that benefit. The assessments appear on the annual county tax bill, not in HOA dues. The district is governed by an elected board that meets in public under Florida's Sunshine Law.

Creation, and the error the district publishes about itself

The Wentworth Estates CDD was created by Collier County Ordinance 2004-37 in June 2004 and amended by Collier County Ordinance 2006-13, effective April 3, 2006. We hedge the day rather than the month because two authoritative sources disagree by one day: the district's audited financial statements say June 14, 2004, while the district's own website and its 2021 assessment report say June 15, 2004.

Here is the correction worth publishing. The district's own About the District page reads, verbatim: "Lee County, Florida established the District on June 15, 2004 by Ordinance No. 2004-37 of Collier County, as amended by ordinance 2006-13." Both counties appear in the same sentence.

Collier County is correct, and it is verified three ways: every Collier County ordinance and PUD document places Wentworth Estates in Collier, the district's own boundary description reads Sections 29 through 32, Township 50 South, Range 26 East, Collier County, and the audited financial statements filed with the Florida Auditor General say Collier. The Lee County reference on the district site is a copy-paste error. Treviso Bay is not in Lee County and never has been.

Who runs the district

One caution for anyone chasing an old citation: the district manager's address on some older district web pages is a Fort Lauderdale address. The FY2027 adopted budget, dated May 14, 2026, gives the Orlando address above with the same phone number. Use the current one.

The operations and maintenance assessment: $1,499.21, flat

The FY2027 adopted budget sets the residential operations and maintenance assessment at $1,499.21 per unit against 1,432 residential units. That is identical to FY2026. Zero increase year over year, verified from the adopted budget's own assessment comparison table.

The commercial parcel's operations and maintenance assessment is a different animal entirely at $46,561.83 for FY2027, up from $46,062.58.

There is also a headroom figure most owners never see. The budget publishes a CAP rate of $1,799.06 per residential unit, which is the maximum the district may levy without a new public hearing. Assessing $1,499.21 against a cap of $1,799.06 means the district is running at roughly 83 percent of its ceiling, leaving about $300 per unit of room. That is our arithmetic on two published figures, and it is a real, quantified risk disclosure rather than a scare.

The one-year step-up buyers should know about

The district's FY2025 audited financials publish an operations and maintenance rate of $1,148.65. FY2026 and FY2027 both sit at $1,499.21. That is a single-year increase of $350.56, or 30.5 percent, followed by two flat years. Our arithmetic, across two verified sources.

That is the real CDD story on the operating side: one large step up, driven by reserve building and landscape and maintenance cost increases, now stabilized. A buyer looking at a 2024 tax bill and a 2026 tax bill will see the jump and should understand it as a completed adjustment rather than a trend.

Debt service by product type, FY2027

This is the table buyers actually need, taken verbatim from the FY2027 adopted budget's debt service assessment schedule:

The range across residential product is $789.62 to $3,606.25, a spread of roughly four and a half times. Every line is identical to FY2026 except the four-story condominium line, which moved two cents. The Series 2021 amortization is engineered to level annual debt service near $1,665,500, which is why the per-unit numbers barely move.

The golf course pays zero district debt

The line item exists on the district's own assessment table and it reads zero units, no assessment. The entire Wentworth Estates bond debt is carried by the residential units and the single commercial parcel. The golf course, which occupies roughly 149.93 acres by the county's count, contributes nothing to bond repayment.

Worth pairing with a second verified fact for balance: the district's five-year capital improvement plan includes an $80,000 golf course lake bank restoration in FY2027. The lakes are district-owned assets, so district spending on them is not improper. It is simply a governance observation that the course pays no debt assessment while district capital dollars flow to lake banks on the course. Both facts are verified from the adopted budget.

The single commercial parcel pays more than ten homes

The commercial tract fronting US 41 carries $37,782.00 per year in bond debt service by itself, plus $46,561.83 in operations and maintenance, for a total district burden of $84,343.83. That is more than ten times the highest residential assessment in the community. It is a striking figure and it is published in the district's own budget.

Total annual district burden by product

Adding the two lines together gives the number that actually lands on the tax bill. The inputs are verified; the sums are ours.

The bonds retire in fiscal 2037

The full Series 2021 amortization schedule is published inside the adopted budget. The final principal payment falls on May 1, 2037 and the final interest payment on November 1, 2037. Par outstanding was $17,461,000 at September 30, 2025 and drops to $14,843,000 by September 30, 2027. Total debt service from issuance through payoff is $26,737,967.31 on $22,475,000 of principal.

For a buyer, that translates into something concrete. A 75-foot lot pays $2,112.87 a year in bond debt for roughly eleven more years, about $23,241 in remaining bond payments, after which that line disappears from the tax bill entirely while the operations and maintenance assessment continues. A four-story terrace condominium's remaining bond exposure is roughly $8,686 on the same math. Both figures are our arithmetic on the district's published schedule.

The refunding chain, for anyone who wants the history

The Series 2021 bonds are a direct bank private placement with Hancock Whitney, final maturity May 1, 2037, coupons stepping from 1.0625 percent to 2.50 percent. Notably, the FY2027 budget records the reserve account requirement as none: this private placement carries no debt service reserve fund. All of it is verified from the FY2025 audited financial statements and the adopted budget.

Can you pay the CDD bond off early?

Florida CDD bond structures generally permit prepayment of the debt portion, and this district's own record shows it happening: the amortization schedule carries a $10,000 prepayment on May 1, 2024, and the 2021 assessment allocation footnotes its distribution as being "after prepayments." A unit that prepaid drops off the debt roll, which is why the four-story condominium count moved from 600 to 599 between the 2021 allocation and the FY2027 budget.

What we will not do is quote you a payoff amount. That is parcel-specific and it comes from the district manager, not from a web page. Contact the district through the Wentworth Estates CDD site with your parcel ID, address and owner name.

The operations and maintenance assessment never goes away

This is the distinction that trips up buyers. The bond debt service line ends in fiscal 2037. The operations and maintenance assessment does not. That assessment funds ongoing district responsibilities: stormwater management across 42 lakes, community-wide irrigation, road and street services, the entry landscaping, preserve maintenance and the district's administrative costs. Those obligations continue for as long as the district exists.

What the $1,499.21 actually buys

Selected verified line items from the FY2027 adopted general fund budget:

• Stormwater management subtotal: $521,209, including aquatic weed control, lake bank restorations, water quality testing and invasive species removal
• Landscaping subtotal: $636,277, including $165,000 for Treviso Bay Blvd entrance landscaping, $100,000 in capital for the US 41 buffer, and $42,000 a year for holiday decorations
• Road and street services subtotal: $181,913, including bridge repairs, striping and entry monument electrical
• Administrative subtotal: $253,310, including $74,979 in insurance and $62,000 for the district manager contract
• Reserves for extraordinary capital and operations: $514,480
• Total FY2027 expenditures: $2,216,702

The reserve line deserves a note. It jumped from $308,580 in FY2026 to $514,480 in FY2027, a 66.7 percent increase, and the budget explains why in its own words: to create "a stable/equitable funding plan to offset deterioration" and "to create a stable fund for Hurricane Cleanup/Restoration." The district is deliberately building a hurricane reserve, with total fund balance projected to reach $1,812,427 by the end of FY2027.

Is the CDD assessment on your tax bill, and is it deductible?

It is on the tax bill. The Master Association FAQ states it directly: "Your CDD assessment for debt repayment and maintenance is included on your annual tax bill from Collier County." The district does not bill separately, and the budget carries a discount line for early payment consistent with the county's standard November-through-March discount schedule. The Collier County Tax Collector handles collection.

Deductibility is a question for your CPA, not for a real estate page. Non-ad-valorem assessments are treated differently from ad valorem property taxes under IRS rules, and the debt-service portion in particular is generally not treated the same way as the operating portion. Get the answer from a tax professional who can look at your specific return.

Disclosure when you sell

Florida Statute 190.048 requires disclosure of a community development district to a purchaser in certain sales, and the statutory disclosure language is prescriptive. In practice, in Collier County, the CDD line is visible on the tax bill and shows up in the standard title and estoppel package. Sellers should expect it to be disclosed and buyers should expect to see it. It is not a defect and it is not hidden.

Public meetings and where the agendas live

The district board meets the second Thursday of each month at 8:30 a.m. at the Treviso Bay Clubhouse. Agendas, budgets, audits and the full document library are posted at wentworthestatescdd.org and mirrored at the district manager's file library. Florida's Sunshine Law governs notice and public access. Audited financial statements for the district are filed with the Florida Auditor General and are public.

If you want help reading a specific Treviso Bay tax bill line by line before you write an offer, call us at (239) 898-6072.

The Club at Treviso Bay: Troon Prive, the Capital Contribution, and the Equity Question

The club at Treviso Bay is legally Treviso Bay Golf Club, Inc., a Florida not-for-profit corporation with an elected member board, managed by Troon Prive. Buyers routinely ask whether it is an equity club. The club does not use the word in any of its own documents and publishes no refundability provision, so the honest answer requires the recorded Declaration.

The corporate identity, from the state record

All of it is verified from the Florida Division of Corporations. The most recent annual report on file, filed April 14, 2026, lists an elected slate of officers and directors, which is the structural marker of a member-governed club rather than a proprietary one.

There is no Florida corporation named "TPC Treviso Bay"

A Sunbiz name search returns nothing between TPC Trucking LLC and TPC Wire and Cable Corp. That is a verified negative result. "TPC Treviso Bay" is a brand operating under a PGA TOUR license. The legal entity has been Treviso Bay Golf Club, Inc. since December 30, 2011, and it has no name history, no mergers and no dissolutions on file.

This distinction is not pedantry. It determines who you are contracting with, who holds the club's assets, and who sits on the board that sets your dues.

Troon Prive, and what the management relationship actually is

The club's own TPC Network page describes Troon as "the world's leading golf and club management company, providing management and advisory services to more than 900 golf courses, private clubs, resorts, and hospitality destinations across 35 countries," and describes its private club division, Troon Prive, as specializing in "helping member-owned clubs deliver exceptional experiences while preserving the unique culture and character of each community."

On what Troon does at Treviso Bay specifically, the same page states: "At Treviso Bay, Troon provides expertise across every aspect of club operations, including golf, agronomy, food and beverage, hospitality, membership, marketing, finance, technology, and long-term strategic planning. Their team works alongside the Board of Directors, Advisory Committees, and club leadership." Read the club's own version at its TPC Network and PGA Tour page.

The corporate record corroborates the depth of the relationship. Troon Golf is the registered agent for both the golf club and the Master Association, with those agent changes recorded in March 2025.

The equity question, and the five facts we can actually verify

This is the question buyers ask most often about Treviso Bay's club, and it is the one where most published answers are unsourced. Here is everything we could verify:

• The entity is Treviso Bay Golf Club, Inc., Sunbiz N11000011890, FEI 45-4147014, filed December 30, 2011, a Florida not-for-profit with an elected member board, managed by Troon Prive.
• There is no Florida corporation named "TPC Treviso Bay." TPC is a licensed brand.
• The word "equity" appears in none of the club's own published documents. We read the 2024 and 2025 FAQs, the 2024, 2025 and both 2026 annual fee sheets, the buyers application, the golf page, the realtor information page and the TPC network page. The word does not appear in any of them.
• The buy-in at resale is styled a "Golf Club Capital Contribution," not a membership deposit and not an equity share purchase.
• No refundability, redemption or transfer-of-equity provision is published anywhere by the club.

The honest line

We are not going to publish a verdict. The club does not use the word "equity," and it does not publish a refundability provision, which means no verdict in either direction can be sourced from the club's own materials.

What we will say is this: a buyer who cares about the answer should obtain the recorded Declaration of Covenants, Conditions and Restrictions before closing, because that document, and its exhibit designating golf-membership properties, is the instrument that would settle it. The Collier County Clerk's official records is where it lives, and the Association will provide governing documents on request. That is a more useful answer than a confident guess, and it is defensible.

What a buyer wires at closing, structurally

The 2026 annual fee sheet, revision dated 5/11/2026, sets two capital contributions collected at closing: $7,500 to the Master Association and $7,500 to the golf club where the property carries golf. Writer C's section works through the full closing arithmetic and the caveats on it. The structural point for this section is that the capital contribution is a one-time, closing-triggered payment with no published refund mechanism, which is precisely why the equity question matters.

The same fee sheet also records other resale-side line items: a resale application fee, an estoppel fee with a rush option, and a $250 Rookery Bay fee whose purpose the club does not explain anywhere we could find.

The two membership tiers, side by side

Every row is sourced to the club's own fee sheet, FAQ and member guide.

The annual numbers, kept in their own vintages

Two figures matter here and they come from different documents, so we keep them in separate sentences on purpose.

The Master Association assessment for 2026 is $7,420 per year, decomposing exactly into maintenance of $5,523, cable and internet of $885, reserves of $812 and capital reserve of $200. The golf association line on the same 2026 fee sheet is $5,350 per year, decomposing exactly into dues of $3,850, reserves of $1,400 and capital of $100. Both sums close to the penny, which is one reason we trust the sheet.

Separately, and from the 2025 edition of the Association FAQ rather than the fee sheet, 825 properties carry deeded golf. Those are two different documents from two different years, and merging them into one sentence would quietly imply a precision neither document supports.

The food minimum, and its ten-year trajectory

The 2026 fee sheet states: "Treviso Bay has an annual $750 Food Minimum Obligation to meet due by December 31." The same $750 appears on the 2024 and 2025 sheets, so it has been flat for three years.

The historical comparison is the interesting part. The club's older new-member packet records the minimum at $250 in 2015. It has tripled in roughly a decade. That is a legitimate ten-year trend point drawn from two club-published documents, and it is the kind of context a fee table alone will not give you.

Mechanically, the minimum is a spend obligation rather than a fee. Members present their card when dining so purchases credit against it, and it is not a charge card.

The Clubhouse Refresh, and the sentence that answers the biggest buyer fear

The club announced a Clubhouse Refresh Project in July 2026, and it is the freshest material available on Treviso Bay. From the club's own project page:

• Construction starts May 1, 2027, deliberately timed to align with a separate golf course project so the disruption overlaps rather than repeats.
• Target completion is Thanksgiving 2027, so members have the refreshed building for the holiday season.
• Much of the clubhouse closes during construction, but the kitchen stays fully operational and management is developing alternative dining experiences to maintain food and beverage service throughout.
• Scope includes relocating the bar, which currently seats guests facing a wall rather than the golf course and creates service bottlenecks, plus updated furnishings, modern finishes and redesigned dining, social and recreation spaces.
• An owner vote is scheduled for fall 2026, ahead of the construction start.
• Contractors were selected by the board through a competitive bidding process, with a dedicated on-site project team managing the build.

And the sentence that matters most, quoted from the club: "The Clubhouse Refresh Project will be funded through a combination of Reserve Funds and Capital Improvement Funds that have been specifically designated for this purpose. No additional member assessments will be required to complete this project."

Why the no-assessment commitment is structurally credible

A promise is only as good as the balance sheet behind it, so here is the balance sheet. The Association funds two reserves: a statutory reserve established by membership vote after turnover, sized by a capital replacement reserve study updated roughly every two years and required to be funded annually unless waived by membership vote, and a non-statutory reserve the board established in 2019 with $138,600 of incentive compensation from a five-year cable contract.

Those reserves show up as visible line items on the current fee sheet. The Master Association line carries $812 in reserves plus $200 in capital reserve. The golf line carries $1,400 in reserves plus $100 in capital. On top of that, every closing triggers capital contributions to both the master and the club.

The inference, and we label it as one, is that Treviso Bay funds capital work through recurring reserve contributions and transfer-triggered capital contributions rather than through episodic special assessments. That is a materially different risk profile than a community that assesses. We are not telling you a special assessment will never happen, because nobody can tell you that. We are showing you the structure.

One more project, and one that is not a project

The club states the clubhouse work is timed to align with "the golf course project," which confirms a golf course project exists and is scheduled around May 2027. Its scope, budget and architect are not public. Do not let anyone tell you otherwise.

Separately, the club says the clubhouse funds "will not impact funding for any potential future Fitness Center improvements." That sentence confirms fitness center work is under discussion. It is not funded, not scheduled and not approved. Treat it as a conversation, not a plan.

Who to call at the club

The club also maintains a public Realtor Information page carrying the buyers application, the current annual fee sheet and the FAQ, which is the correct starting point for any transaction-side question.

Golf at Treviso Bay: Arthur Hills, Hal Sutton, and a TPC Brand License

The golf course at Treviso Bay was designed by Arthur Hills with PGA TOUR veteran Hal Sutton as player consultant, and it opened in 2008. Steve Forrest of Hills, Forrest and Smith, the original architect of record, led the 2020 renovation. TPC is a PGA TOUR brand license. Treviso Bay is not one of the eighteen TOUR-operated TPC clubs.

The architect, from the club's own pages

The club states it directly on its architect page and again on its golf page: the course is "the product of a remarkable collaboration between world-renowned architect Arthur Hills with PGA Tour Champion and Ryder Cup Captain Hal Sutton as player consultant."

The distinction between architect and player consultant is worth preserving. Hills designed the golf course. Sutton, a fourteen-time PGA TOUR winner, two-time PLAYERS champion and 2004 Ryder Cup captain, consulted on it. Those are different roles and the club's own language keeps them separate.

The third name the club's site leaves out

Golf trade press covering the 2020 renovation identifies Steve Forrest, of the firm Hills, Forrest and Smith, as "the original architect," and records that he served as architect of record for the renovation work. The club's own pages do not mention him. Both things are true at once, and a complete answer to "who designed TPC Treviso Bay" names all three: Hills as architect, Sutton as player consultant, Forrest as the Hills-organization architect who both worked on the original and returned to renovate it.

Drew Rogers is not the architect of this course

This one gets published constantly and it is wrong. We could not find a single source, approved or otherwise, connecting J. Drew Rogers to TPC Treviso Bay.

Here is where the confusion almost certainly comes from. Drew Rogers was a design associate inside the Arthur Hills organization from 1992 to 2010 and collaborated on dozens of Hills designs during that period. He has also done substantial recent work in the immediate Naples market. Both facts make a local mix-up easy. But the Hills associate actually credited at Treviso Bay is Steve Forrest, not Rogers. If a page tells you "Arthur Hills with Drew Rogers," it is repeating an error.

Opened in 2008

The course opened in 2008. Contemporaneous Naples Daily News archive reporting on the ACE Group Classic records that "The first nine of the TPC Treviso Bay course, which was designed by Arthur Hills and Champions Tour player Hal Sutton, opened in April," referring to April 2008, and the archive headline is preserved at the Naples Daily News archive. The full eighteen followed the same year.

That timing is the whole tragedy of the original project in one line. The course opened into the worst residential real estate market in Florida's modern history.

Yardage, rating and slope

The club publishes a full tee table on its tee information page. Selected men's tees:

Ladies' ratings run from 74.4/139 at the Players tees down to 65.5/123 at the Bay tees.

One caution on the back-tee number. The club's golf page and older press both give 7,367 yards while the club's own tee table gives 7,365. The renovation changed total length by only ten to fifteen yards, so the tee-table figure is the current one. Publish it as roughly 7,365 yards from the tips and you will be right either way. The course rating and slope from the tips, 77.3 and 153, are the numbers that actually tell you how hard it is. The club is also listed with the Florida State Golf Association, which is the correct authority for rating and slope questions.

The 2020 renovation, in detail

The renovation ran from late March to October 27, 2020, roughly seven months, at a reported cost of $3 million. What it did:

• All 18 greens rebuilt, plus seven practice greens
• Three greens repositioned
• Greens re-grassed from paspalum to TifEagle Bermudagrass, collars to TifGrand
• Tees, fairways and roughs left in Sea-Isle Supreme Paspalum
• The forward Bay tees reconstructed
• Bunkers rebuilt with new liners and new sand, total bunkers across course and practice facility held at 90, with the front nine reduced and the back nine increased
• Landscape and mounding added to better separate adjacent holes

Current agronomy per the club: "Sea-Isle Supreme Paspalum Bermuda grass tees, Fairways, and Rough, TifEagle Bermuda grass greens."

The site, and the neighbor

The club describes eighteen holes on 188 acres with several holes adjacent to Rookery Bay National Estuarine Research Reserve and large spectator mounds built into the routing. Note that the club's 188-acre figure is a course-and-corridor description while Collier County's PUD Master List records 149.93 golf course acres for Wentworth Estates. Those measure different things, which is the same lesson as the acreage section above.

The practice facility

The club's practice facility page describes a "state-of-the-art, TOUR-designed practice facility with Sea-Isle Supreme Paspalum Bermuda grass throughout," a two-tier double-ended tee, a large short game area with two greens, and a separate PGA TOUR members practice facility. Seven practice greens were rebuilt in the 2020 project.

Indoors, the club operates a Trackman simulator studio for instruction and claims it is the second club in Naples to install the system. On-course instruction is limited to May through October.

Range balls are available from the golf shop during operating hours. Range use is included on days of play, and a fee applies on non-play days. Walking members get five minutes of warm-up before the range fee triggers, which is the kind of granular rule that only appears in the club's own membership guide.

There is no caddie program, and the reason is structural

We looked for one specifically. The club's fifty-page membership golf guide covers member privileges, transfers, guests, handicap flags, dress code, tee times, walking, nine-hole play, junior play, club storage, locker storage, pace of play and the reservation system. It contains no caddie section and no caddie or forecaddie reference anywhere.

What exists instead is a cart-and-walking regime, and these are the operative rules:

• Every tee time placed on the reservation tee sheet is committed to a mandatory golf cart.
• Members may walk the course after 3 PM year round, subject to all mandatory-cart tee times having teed off first. In core season that can run as late as 4:50 PM, which is a real constraint on a walker's day.
• Golf shop staff may authorize earlier walking depending on traffic and season.
• Walkers must check in to confirm no more carts are going out.
• All walking play must carry a sand bottle to refill divots.

A club whose reservation system commits every tee time to a cart and permits walking only after 3 PM is structurally a cart club. That is the accurate description, and it is inferred from the club's own published rules.

Carts are billed separately from dues, and this is the fact most pages get wrong

Bundled golf does not mean golf is paid for. It means the green fee is absorbed into the annual dues. The cart is not.

Three independent pieces of evidence establish it:

• The club's own membership golf guide carries a member cart rate line. The existence of a member cart charge at all is the answer.
• The club tournament schedule prices entries in a two-tier structure that separates member from transfer member on exactly one variable: "Resident Members" pay an entry fee "+ Cart Fee," while "Transfer Members" pay the same entry "+ Green Fee and Cart Fee." That construction repeats across at least eight separate events. On the club's own language, the resident member's dues absorb the green fee but not the cart.
• The 2026 annual fee sheet decomposes the golf association line into dues, reserves and capital. There is no cart, trail or transportation component anywhere in it.

We are not printing a dollar amount. The structure is verified and current; the only cart rate the club has published is several years old and explicitly "subject to change at any time with Board of Director Approval." Ask the golf shop at (239) 331-2052 for the current number and budget for it as a real, recurring, per-round cost.

Tee times, the season, and public play

The club's tee times page states that "TPC Treviso Bay is Private to Members Only November 1st through April 30th," with guest tee times permitted seven days in advance from May 1 through October 31. Members book through the club's reservation system, with an advance window stated as ten days in the house rules.

The Association FAQ adds the nuance that matters to non-golf owners: "Treviso Bay does become a public course during off season of May to Oct when non-golf members may golf on the course. This is subject to change on an annual basis." A social owner at Treviso Bay can play the course roughly half the year, at applicable fees, subject to annual change. Very few pages say this.

What the TPC brand license actually confers

The club's own network page states it: "Licensed by the PGA TOUR, the TPC Network is comprised of more than 30 premier private, resort, and daily fee golf properties designed by some of golf's most elite architects. Eighteen of the Clubs are operated by affiliates of the PGA TOUR Golf Course Properties, Inc."

More than thirty clubs in the network, eighteen operated by PGA TOUR affiliates. Treviso Bay is operated by Troon, per the same page. The conclusion follows from two verified statements on one page: Treviso Bay holds a PGA TOUR brand license and is managed by a third-party company. The PGA TOUR does not own or operate this club.

What the license does confer, on the record: use of the TPC name and marks, association with the network, TOUR-caliber design and conditioning standards including a TOUR-designed practice facility, and participation in the network's charitable mission. Note the network page's careful phrasing that each TPC "has hosted, or has been designed to host, TOUR-sponsored golf tournaments." It does not assert that Treviso Bay currently hosts one.

The specific terms of the license, its duration, fee, renewal date and termination rights, are not published anywhere.

TPC Passport, and its two limits

The member-facing benefit is the TPC Passport. The club's membership guide states that "All Resident Golf Members have access to all 37 TPC golf courses and other affiliated golf courses with the PGA Tour in the United States and abroad," with over 100 courses that can be requested.

Two limits are load-bearing:

• Passport access is stated for resident golf members. A Master Association owner without deeded golf gets nothing here.
• Booking is not club to club. All tee time requests and confirmations route through the PGA TOUR office.

TPC publishes a current passport map listing the network and its partner clubs, with access tiers including a "Platinum (Cart Fee Only)" category where the green fee is waived. We are not publishing a named list of which clubs sit in which tier, because we did not confirm each one individually.

The reciprocity runs both ways, and the inbound terms are published

This is the most precise network document available, and it is on TPC's own site. The 2026 partner course rates and restrictions sheet publishes exactly what a visiting Passport holder faces at Treviso Bay: unavailable Tuesday and Wednesday until the end of April, a November 1 through April 30 play window of 12:20 to 2:08, eight players per day, a fourteen-day booking window, twenty-four-hour cancellation, and a rate range of $129 to $299.

That dovetails with the club's own statement that it is private to members November through April. Even inside the closed season, a narrow midday window is held open for the network.

Maintenance closures you should know about before you buy in-season

The club publishes its closure calendar on its hours page. For 2026 the course and practice facility close July 13, August 3 through 18, and October 5 through 20 for overseeding. The golf shop and course are also closed Tuesdays as a standing weekly closure, with Monday hours running shorter than the rest of the week.

Those dates change annually. Check the club's hours page rather than any third-party summary, including this one.

The golf shop

The club's golf shop offers TOUR-driven merchandise and is reachable at (239) 331-2052. Bag storage is offered at an annual fee, available to resident members first and then to other member types, with athletic lockers and club storage available monthly or yearly. The house rules require that "each player must have a set of clubs and a golf bag when playing the Golf Course."

One more course project, scope unknown

The clubhouse refresh page confirms a golf course project timed to align with the 2027 clubhouse work. That is the extent of what is public. Scope, budget and architect are not disclosed. Anyone telling you what the 2027 course project will do is speculating.

Deeded Golf at Treviso Bay: 825 of 1,431 Properties, and Why You Cannot Buy One

Treviso Bay's golf membership is deeded to the property, not to the owner. The Master Association's 2025 FAQ states that 825 of the community's 1,431 properties carry bundled golf and that no additional golf memberships are available. A buyer whose home does not carry golf cannot purchase one, cannot upgrade later, and cannot join a waitlist.

The two sentences that govern everything

Both come verbatim from the Master Association's FAQ, published on the Association's own domain and linked from its realtor page:

"825 properties in Treviso Bay are bundled with Golf Membership. There are NO additional Golf memberships available at Treviso Bay."

"Can I buy into the golf membership? No, Treviso Bay TPC Golf Membership is private and exclusive to the properties that have been selected by the developer to come with the Golf Membership."

Read the second sentence again and notice the noun. Properties. Not neighborhoods, not phases, not product types. The developer selected individual parcels.

The split, and the arithmetic

The 825 and the 1,431 are both verified from the Association FAQ. The 606 and the percentages are our arithmetic on those two figures.

That means roughly 606 homes inside these gates can never obtain golf. Not by paying more. Not by waiting. Not by knowing someone. The membership travels with the parcel and the allocation is closed.

Why we will not publish a per-neighborhood golf table

You will find tables on other pages that tell you which Treviso Bay neighborhoods have golf. We searched the Association's full document library, the district's assessment rolls and budgets, and the Collier County record. No such allocation is published anywhere we could reach.

It also cannot be reconstructed from the product-type counts, and the arithmetic shows why. The district's own assessment allocation gives 431 single-family lots, 194 coach homes and 203 two-story condominiums. Add those three: 431 plus 194 plus 203 equals 828. That is three over 825, and no combination of whole product types sums to 825 at all.

Three units off is tantalizing. It is not evidence. We are not publishing the theory that golf equals all single-family plus all coach homes plus all two-story condominiums, because it does not close and because the Association's own language says the selection was parcel by parcel. Any neighborhood-level golf map circulating online is unsourced.

The consequence of parcel-level allocation

If the developer designated individual properties rather than whole neighborhoods, then golf status does not follow the street, the product type, the price band or the phase. It follows the deed.

The practical consequence is that golf and non-golf homes can sit side by side on the same street, and within the same condominium building. We label that inferred, and we want to be precise about why: it is a logical consequence of parcel-level allocation rather than something we observed in a specific building. No specific mixed building is evidenced in the record we could reach. But the mechanism is the Association's own stated mechanism, and a buyer should assume it rather than assume the opposite.

The only reliable way to determine golf status for a specific home

There is exactly one, and it is not the listing sheet.

• Order the estoppel certificate from the Treviso Bay administrative office for the specific parcel. It will state golf status along with dues and any outstanding balances.
• Or obtain the recorded Declaration and its exhibit designating golf-membership properties from the Collier County Clerk's official records.

The club documents its estoppel and resale process on its Realtor Information page, and the resale package includes the buyers application and the current annual fee sheet.

We say this to every Treviso Bay buyer we work with, and it is the single most consequential piece of buyer representation in this community. As Top 1% Real Estate Agents Nationally Since 2008, we have watched enough transactions turn on a document nobody ordered. Do not take golf status from a listing remark. Order the estoppel.

What the 825 figure is and is not

One vintage caution, because it matters. The 825 figure comes from the 2025 edition of the Master Association FAQ. It is not a 2026 fee sheet figure, and the two documents were published in different years for different purposes.

Separately, the 2026 annual fee sheet sets the golf association line at $5,350 per year. Writing "$5,350 across 825 parcels" in a single sentence would silently merge a 2025 count with a 2026 rate and imply a precision neither document supports. So we keep them apart, and you should too.

What non-golf owners actually get

A great deal, and this is where the "606 units can never get golf" framing needs balancing. Every one of the 1,431 units carries mandatory Master Association privileges, which include:

• The main clubhouse and every dining venue
• Villa Rilassare, the resort pool, the lap pool, the satellite pools, the fitness center, the studios and the spa
• Tennis, pickleball, bocce and beach volleyball
• Club social programming, leagues and events

And the seasonal carve-out that most pages miss: during the May through October off season, the course goes semi-public and non-golf owners may play, paying applicable fees, subject to annual change. A social owner at Treviso Bay is not locked out of the golf course for the whole year. They are locked out for the six months that matter most to a seasonal resident, which is the honest way to frame it.

Who is covered under one golf membership

The club's membership guide is specific: "One individual for each associated golf lot or unit shall be considered the member of the Golf Club. A spouse and children 21 years of age and under who reside in the unit shall be entitled to the use of the Golf Course."

Two consequences buyers should plan around:

• Adult children over 21 are covered by a separate Family Guest Pass program, and the Association's language on that program states it is expressly not applicable for golf privileges. An adult child may use the amenity campus unaccompanied under the pass. They may not use the golf course on your membership.
• Co-owners who are not spouses must designate one as the primary occupant, and all other co-owners are treated as guests. The same rule applies where title is held by a trust, a corporation or another entity. If two friends or two siblings buy a golf home together, only one of them gets member privileges.

Guests on the golf course

The club's rules cap guests at a maximum of three per member on the golf course, and all guests must play with a member unless the Director of Golf authorizes otherwise. A guest who pays the daily fee also gets clubhouse use. Management may deny guest privileges at its discretion.

Junior play carries its own constraint: juniors under 18 may not start before 2:30 PM unless accompanied by an adult golfing member. Children 18 to 21 residing with their parents receive the same privileges as their parents.

Transferring golf to a tenant

Golf privileges can be transferred to a tenant, but not casually. Under the club's published structure, the social transfer is mandatory for any tenant and the golf transfer is an optional add-on available only where the unit carries golf. Critically, the owner's own club privileges are rescinded during the transfer period. You cannot lease the home with golf attached and keep playing yourself.

Writer D's section covers the full leasing framework, including the thirty-day minimum, the four-leases-per-year cap and the filing deadline. The point for this section is that golf follows a single set of privileges, and those privileges sit with one household at a time.

What deeded golf does at resale

Two things, and both are worth understanding before you list or before you offer.

First, the golf status of a Treviso Bay property is a permanent, non-transferable-away characteristic. It cannot be added to a non-golf home and it cannot be stripped from a golf home. That makes it a durable feature rather than a negotiable one.

Second, the carrying cost travels with it. A golf-deeded home carries the golf association line every year whether the owner plays or not, plus a capital contribution at every closing. For a buyer who does not golf, a golf-deeded property is a permanent annual expense with no opt-out. For a buyer who does golf, it is the only way in.

That asymmetry is the real reason the 825 number deserves to be the spine of any honest Treviso Bay page rather than a footnote.

Villa Rilassare and the Treviso Bay Amenity Campus

Villa Rilassare is Treviso Bay's 15,000 square foot secondary clubhouse, holding the spa, salon, fitness center, studios and the resort pool complex. The main clubhouse is a separate 64,000 square foot building completed in 2016. Both are available to every owner in Treviso Bay, whether or not the property carries deeded golf.

15,000 square feet, and this one number has no dispute

Nearly every headline figure at Treviso Bay comes with a caveat. This one does not. The club publishes 15,000 square feet on its club amenities page and on its homepage, and Naples Daily News published the same figure in its 2021 coverage of the community, describing "Treviso Bay's 15,000-square-foot Villa Rilassare, a spa, fitness and health club and pool complex that is nothing short of wondrous." Every source agrees, with no contradiction anywhere.

The name changed, and almost nobody has noticed

The club's current amenities page and homepage both call it "Club Rilassare." Every other source, including the community's own management materials, older club marketing and the Naples Daily News coverage, calls it "Villa Rilassare." The Association's own new-member packet instructs owners and tenants to "bring their Member Card" when "using the facilities at Villa Rilassare" and lists Villa Rilassare as a quick-reference phone contact.

Both names are correct. Villa Rilassare is the name residents use, the name with a decade of equity, and the name people search. Club Rilassare is what the club's current pages say. If a page uses only one of them, it is working from a single snapshot in time.

What is inside

Combining the club's own amenities page with the Naples Daily News description:

• A full-service spa offering spa treatments
• A salon
• A fitness center
• An aerobics and Pilates studio, plus spin classes
• A resort-style lagoon pool, a lap pool, and a separate children's pool
• Outdoor waterfalls, tropical landscaping and beachside cabanas
• A poolside restaurant and bar with firepits
• Adjacent racket and lawn sports, covered in the next section

The pools, including the ones nobody counts

The resort pool at Villa Rilassare is the headline, and our own drone imagery of the property verifies a resort pool with dedicated lap lanes and poolside pergola structures in active use.

What most descriptions miss is that Treviso Bay has more than one pool complex. The Master Association's own parking rules reference "Club Rilassare, Clubhouse, Pickleball and the 5 satellite pool areas," which puts five satellite pools in the community in addition to the resort pool. For an owner in a terrace or veranda building, the satellite pool is usually the one they actually use day to day.

The spa and salon, and what the club does not publish

The club describes "full service spa treatments" and "spa services." It names no operator. We looked specifically.

What we can observe is circumstantial and we are labeling it as such: the Villa Rilassare main line doubles as the tennis court reservation number, which suggests a single club-operated front desk covering spa, tennis and the amenity center, and the Association's new-member packet asks owners whether they want updates for the spa, which reads like a club mailing list rather than a tenant business. That points weakly toward an in-house operation. It is inference, not verification, so what we publish is simply that Villa Rilassare contains a full-service spa and salon. Ask the club at (239) 228-7027 for the current service menu and hours, which are also not published.

Access control, and the chair flag

Villa Rilassare is not an open-door amenity. The rules are specific and they are published:

• Members and tenants must present their member card at Villa Rilassare.
• All members, adult children, family guests, house guests and guests are required to check in and show their membership card for validation at the resort pool.
• Members receive a chair flag for each individual they are accompanying, and all guests must be present to receive one.
• There is no limit on the number of family guests or adult children a member may host.
• House guests and general guests are limited to four per household per day at the resort pool.

The chair flag system and the four-guest daily cap are exactly the sort of operational detail that tells you what living here is actually like, and they come straight from the Master Rules.

Fitness center and pool hours

From the club's hours page, as of the summer 2026 schedule:

One reconciliation note: the older Master Rules describe pool hours as "from dawn to dusk," while the current hours page publishes 7 AM to 8 PM. The rulebook sets the outer envelope and the hours page publishes current operating hours. Cite the hours page, and expect the schedule to shift seasonally.

Pool and fitness rules that catch visitors out

All verified from the club's own house rules:

• Children under 16 must be accompanied by an adult at the pool.
• No glassware, no diving, no pets.
• All food and beverage in the pool area must be purchased from the club.
• The exercise room is closed to children under 17.
• Hot tub use is capped at 15 minutes, bathing load of seven, maximum 104 degrees.

The main clubhouse: 64,000 square feet, built in 2016

The clubhouse is a separate building from Villa Rilassare and it is the larger of the two. The club publishes 64,000 square feet on its clubhouse page, on its club amenities page and on its homepage, describing a "64,000 square foot Tuscan inspired clubhouse" built in 2016.

We publish 64,000 with no range and no combined figure, and here is the honest reason. The club also publishes 76,000 square feet on its own dining page, so the club contradicts itself on its own website. The tempting reconciliation, that 76,000 is the clubhouse plus Villa Rilassare, fails arithmetically in both directions: 64,000 plus 15,000 is 79,000, and 76,000 minus 64,000 is 12,000 rather than 15,000. The theory does not work, so we do not use it. We publish the figure that appears on the club's dedicated clubhouse page, its amenities page and its homepage.

What is inside the clubhouse

Per the club's own dining and clubhouse pages, the building holds activity and card rooms, a library, men's and women's lounges with showers and a sauna, a board room, a private dining room and a business services facility, alongside the dining venues covered in the final section. The golf shop sits inside the clubhouse, described by the club as "highlighted by the casual elegance of hand-finished walnut cabinetry." The locker room lounge carries billiards, a game room and a library, with an attendant who can take food orders.

Architecturally, the club describes Tuscan and Mediterranean styling with rustic beamed ceilings, oversized windows and panoramic course views.

There is no marina at Treviso Bay

Buyers ask, and the answer is a clean no. There is no marina at Treviso Bay, no marina line item on the adopted PUD master plan, and no marina in any county or district filing we could reach. The only trace of a marina in the entire record is a dissolved 2004 development entity named VK Holdings Treviso Bay Marina, LLC, which is a Sunbiz record of a company rather than evidence of a facility.

Treviso Bay is an inland community with lakes, not a boating community. For water access, Collier County operates public boat ramps and publishes its boat ramp permit process, and Writer D's location section covers the drive times.

What the amenity campus is going to look like in 2028

Worth reading alongside the club section above. The clubhouse closes for much of the May to November 2027 refresh, with the kitchen staying operational. The fitness center is under discussion for future improvement but is not funded, scheduled or approved. Villa Rilassare itself is not part of the announced refresh scope. A buyer purchasing in 2026 should expect a disrupted clubhouse for roughly seven months in 2027 and a refreshed one from Thanksgiving 2027 forward.

Topics the Association does not publish, and we will not guess at

We would rather tell you where the record is silent than fill the gap. On the amenity campus, the Association and the club publish nothing we could retrieve about spa operator or spa service menu, spa and salon hours, the clubhouse and dining room dress code beyond a general "proper attire" standard, or electric vehicle charging. Those are not denials. They are gaps, and the right move is to call the club at (239) 302-5738 rather than trust a page that fills them confidently.

Racket Sports, Fitness, and Wellness at Treviso Bay

Treviso Bay's racket and lawn sports sit adjacent to Villa Rilassare and are open to every owner, golf-deeded or not. The community has a tennis center with a pro shop and an on-staff professional, pickleball courts, bocce courts with organized leagues, and beach volleyball. Court reservations run through the pro shop at (239) 228-7027.

Tennis: eight lighted Har-Tru courts, single-sourced

Naples Daily News reported in 2021 that Treviso Bay offers "8 lighted Har-Tru tennis courts, as well as beach volleyball, pickleball and bocce courts." That is the only count we found from a citable source, and we want to be straight about that: it is a single source from 2021, and the club's own pages publish no court count.

The surface type is independently corroborated. The Wentworth Estates CDD's own district site describes "lighted Har-Tru tennis courts, a tennis pro-shop and an on-site tennis professional," though that passage is legacy developer copy written in the future tense. The club's current amenities page confirms a tennis center with a pro shop and an on-staff tennis professional without giving a number.

So: eight lighted Har-Tru courts per Naples Daily News in 2021, and a tennis center with a pro shop and a professional per the club. Confirm the current count with the tennis shop if the number matters to your decision.

The tennis shop and its hours

The tennis shop runs Monday through Friday 8 AM to 2 PM and Saturday 8 AM to noon, closed Sunday, per the club's hours page and its summer 2026 schedule. In-season hours run longer.

Court booking rules

All verified from the club's own rules:

• Reservations run through the pro shop, up to seven days in advance.
• Play is limited to one and a half hours per reservation.
• The reservation line is (239) 228-7027.
• USTA code governs play.
• Playing guests must be accompanied by a member.
• Lessons may be taken only from the club's tennis professional staff or authorized professionals.
• No outside food or beverage on the courts.
• All names must be entered in the court reservation system, and the member who books the court must be present on the court.

That last rule is stricter than most clubs and it is enforced by the reservation system itself.

Tennis guest fees, which change three times a year

This is the most granular published rule in Treviso Bay's amenity structure, and it comes straight from the Master Rules:

• November 1 to December 31: house guests and guests are allowed after 10:00 AM and pay a $15 tennis guest fee each time they play.
• January 1 to April 30: family guests and adult children may play any time with no fee. House guests and guests play after 10:00 AM at $15 each time. At 10:00 AM each member may invite one house guest or one guest; after 11:00 AM each member may invite multiple. If a court is open within 24 hours of the reservation, the guest policy is waived. There is no limit on how many times any guest type may play.
• May 1 to December 31: no guest fee and no restrictions on when any type of guest may play.

The seasonal tightening in January through April is exactly what you would expect in a Naples club at peak occupancy, and knowing it in advance is the difference between hosting comfortably and getting turned away.

Tennis dress code, which is published in full

Unlike the clubhouse dress code, the tennis code is specific and quotable. Tennis-specific clothing only. Smooth-soled shoes required. No undershirts, cut-offs, bermudas, jams, midriffs, bathing suits, jeans, gym shorts, running shorts, cargo shorts, halter tops or aerobic wear.

The smooth-soled shoe requirement is not a style rule. Har-Tru is a soft court and herringbone or trail soles damage the surface.

Pickleball

Pickleball at Treviso Bay is verified three separate ways: the Association FAQ lists "tennis, Bocce, pickleball, fitness activities," the club's amenities page lists "pickleball courts," and Naples Daily News named it in 2021. The club also runs pickleball programming through its summer camp.

Our own drone imagery of the community verifies a purpose-built, fenced, lighted pickleball complex in heavy active use. We are not counting courts off a photograph, and neither should anyone else.

We will not publish a court count. Every source we found that offered a number was a site we do not cite. Call the tennis shop for the current count.

The published guest rule for pickleball is specific: guests and house guests are allowed after 11:00 AM and pay a $10 guest fee. Family guests and adult children are allowed at all times and pay no guest fee.

Bocce, and the members-only league rule

Bocce exists at Treviso Bay, verified from the club FAQ, the club amenities page and Naples Daily News. The club describes a tennis and bocce center with a pro shop.

We do not publish a bocce court count. The only source offering one was a club social media post, which is not a source we treat as verified for a published figure.

What is published and worth knowing is the league rule, verbatim from the Master Rules: "Bocce Leagues are for Members only and no Family Guests, House Guests or Guests are allowed to play in the Bocce Leagues." If you were planning to bring a visiting friend into league play, that is a hard no.

Beach volleyball

Verified from the Naples Daily News description of the amenity campus. It sits within the Villa Rilassare complex alongside the tennis, pickleball and bocce facilities.

Fitness at Treviso Bay

The fitness center runs daily from 5 AM to 11 PM, which is among the longest published fitness hours of any Naples golf community we track, and it means an early-morning workout before a 7 AM tee time is genuinely possible. Alongside the equipment floor, the club operates an aerobics and Pilates studio and runs spin classes.

Two rules to know: the exercise room is closed to children under 17, and the fitness center sits inside Villa Rilassare rather than the main clubhouse, so the member card check-in applies.

Wellness, and the boundary of what is published

The spa and salon sit inside Villa Rilassare. The club describes full-service spa treatments and spa services. It does not publish an operator, a service menu, treatment pricing or spa hours anywhere we could find, and we are not going to construct any of those from a competitor's page.

That is a genuine gap rather than an absence of the amenity. Call the Villa Rilassare desk at (239) 228-7027.

Indoor golf training, which counts as racket-season insurance

The club operates a Trackman simulator studio for instruction and states it is the second club in Naples to install the system. On-course instruction is limited to May through October, which makes the indoor studio the practical option during the peak season when the course is at its busiest.

Programming for families

The club runs an All Sports Summer Camp for ages six and up, Monday through Friday 8:30 AM to 3 PM, capped at twelve campers per week, covering tennis, golf, pickleball, swimming and agility training, with the indoor golf simulator, pool tables and table tennis available for rain days. The camp is open to residents and non-residents, and details are on the club's camp page.

For a community that is frequently and wrongly described as age-restricted, a summer sports camp with a published roster is a useful corrective all on its own.

The organized activity that is verified

The club does not publish a roster of resident clubs and social groups; the activities calendar lives behind the member login. What is verified as organized activity:

• Bocce leagues, members only
• Tennis leagues, men's and women's, with reserved court blocks set by the tennis professional
• Men's and women's golf days and special events, set by the Director of Golf
• The All Sports Camp
• Standing committees with published charters, including a governance committee and a house committee that appoints neighborhood captains
• Holiday event programming around Thanksgiving, New Year's Eve, Valentine's Day and Easter
• Recurring dining programming, covered in the next section

What is not published, stated plainly

The Association does not publish a pickleball court count, a bocce court count, spa operator or spa hours. Those are gaps in the public record rather than statements that the amenities are limited. The correct move is a phone call to the club, not a guess. We would rather hand you a phone number than a number we cannot source.

Dining at Treviso Bay: Naming the Venues Instead of Counting Them

Treviso Bay's food and beverage operation runs across the main clubhouse, the golf course and the Villa Rilassare pool complex. The venues are The Wentworth Dining Room, The Players Grille, The Treviso Room, The Flag View Bar, Arthur's, La Brezza Pool Club and a seasonal food truck called La Cucina, plus a private dining room and an outside terrace.

Why we name them instead of counting them

You will see a tidy venue count published about Treviso Bay's dining operation. We are not repeating one, because the count does not survive contact with the club's own materials.

The roster that produces those numbers folds in an outside terrace, which is an adjunct usable with three other rooms rather than a standalone outlet, a private dining room, and La Cucina, which is a seasonal food truck rather than a restaurant. Depending on whether you treat those three as venues, and whether you count the Treviso Room, which functions primarily as a club and card room with food service, you can land on several different totals from the same underlying list.

Rather than pick a number and defend it, we name the venues. That way you know exactly what exists and can decide for yourself what counts.

The Wentworth Dining Room

The club's upscale room, in the main clubhouse, serving dinner during season along with special club events. It carries an expansive terrace with golf course views and seats up to 300, per the club's clubhouse dining page.

Note the seasonality. In the summer schedule the Wentworth Dining Room is not in service, which tells you how sharply this club's operation contracts in the off season.

The Players Grille

The casual grille room in the main clubhouse, seating 120, serving lunch and dinner. It is the room most owners eat in most often.

One naming caution: the club's own pages inconsistently call it "Players Grille," "Player's Grille," "Clubhouse Bar and Grille" and "Clubhouse Grille" on the hours table. It is one room. We use The Players Grille.

The Treviso Room

A private room in the main clubhouse used for club events and co-ed card games, seating up to 80, with a terrace and course view. The club lists chess, a pool table, ping-pong, darts and shuffleboard in this room. It is the closest thing Treviso Bay has to a games room with food service, which is why counting it as a dining venue is a judgment call rather than a fact.

The Flag View Bar, completed in 2025

The newest venue at Treviso Bay and the freshest amenity fact available. The club describes it as an open-air terrace cocktail bar with craft cocktails and bar bites, a firepit, pizza and two bar televisions, overlooking the American flag at the first hole. The club states it was completed in 2025.

It closes for the summer, so a buyer touring in July will not see it operating.

Arthur's, the course-side snack bar

Quick service for golfers, named for the architect. It runs Monday and Wednesday through Sunday from 8 AM to 3 PM in the summer schedule, closed Tuesday with the rest of the golf operation, and adds a "Grill on the Green" service on Wednesdays from 10:30 AM to 3 PM.

La Brezza Pool Club, and the name that changed

The poolside restaurant and bar at Villa Rilassare, with firepits. In the summer schedule it runs Tuesday through Sunday with the kitchen and bar from noon to 8 PM, the bar running to 9 PM Friday and Saturday, happy hour 3 to 5 daily, closed Monday.

Here is the correction. Naples Daily News called this venue "La Piscina" in its 2021 coverage. The club's current hours page calls it La Brezza Pool Club. The venue was renamed, and essentially every third-party page still publishes the old name. If a Treviso Bay page tells you to eat at La Piscina, that page has not been updated in five years.

La Cucina, which is a food truck

La Cucina appears on the club's own venue listing, and it is a seasonal food truck rather than a restaurant. It is closed for the summer alongside the Flag View Bar.

We flag it explicitly because a tally that treats a seasonal food truck as equivalent to a 300-seat dining room is designed to produce a bigger number rather than a clearer picture.

The private dining room and the outside terrace

The main clubhouse holds a private dining room for intimate private events, with details on the club's private dining page. The outside terrace seats up to 80 and is usable with the grande dining room, the grille and the social activities rooms. It is an adjunct space rather than an independent outlet, which is precisely why the venue count is contested.

The $750 annual food minimum

Every member carries it, golf and social alike. The 2026 annual fee sheet states: "Treviso Bay has an annual $750 Food Minimum Obligation to meet due by December 31." The same figure appears on the 2024 and 2025 sheets.

Mechanically, members present their card when dining so purchases credit against the minimum, and the card is not a charge card. Balance inquiries go through the grille. The minimum sits inside the Master Association assessment structure, which is why it applies to all 1,431 units rather than only to golf-deeded properties.

For historical context, the same obligation was $250 in 2015 according to the club's own new-member packet. It has tripled in roughly a decade, which is a real trend point and one worth pricing into a long hold.

No outside food or beverage, and it is enforced broadly

The house rules are direct: "No food or beverage shall be brought into the Clubhouse or consumed on Club premises unless purchased from the Club." The same rule extends to the pool deck, the tennis courts and the golf course, where no coolers are permitted unless supplied by the club.

That rule is more expansive than most buyers expect. It means a cooler on the cart, a bottle of wine to the pool deck, or a sandwich on the tennis court are all outside the rules, not just food brought into the dining rooms.

Reservations, cancellations and the 72-hour rule

The club's event policies are specific and they carry teeth:

• Reservations are required, and seating preferences cannot be guaranteed.
• To make an event reservation the member must have a current credit card on file with active charging privileges.
• The member who made the reservation must cancel at least 72 hours prior to the event. The full event fee is charged to any member or guest who no-shows, who cancels inside 72 hours, or who shows with fewer people than reserved.
• Standard events open for registration 30 days prior.
• Holiday events, meaning Thanksgiving, New Year's Eve, Valentine's Day and Easter, open 60 days prior.

The 60-day holiday window is the one to calendar. Those four events fill.

Recurring dining programming

From the club's published hours, the recurring calendar includes Italian Night on Mondays, Prime Rib Night on the last Friday of the month, a two-entree-and-a-bottle-of-wine dinner special on Saturdays, Sunday brunch, and daily happy hour from 3 to 5 PM. On the golf side, Wednesday brings Grill on the Green at Arthur's.

Recurring programming like this is the connective tissue of a club community, and it is the sort of thing that never appears on a listing sheet.

A hard caveat on every hour published above

Everything in this section reflecting operating hours comes from the club's summer 2026 schedule. Treviso Bay is a heavily seasonal club: private to members November 1 through April 30, semi-public May through October. The Tuesday and Wednesday closures, the shuttered Flag View Bar, the closed food truck and the absence of Wentworth Dining Room service are seasonal postures, not permanent ones. In-season hours expand substantially.

Check the club's hours page before you plan around any of it. Hard-coding a summer schedule onto an evergreen page makes the page wrong by November, and we would rather point you at the source than be wrong by November.

What the 2027 refresh does to dining

Worth knowing before you buy. Much of the clubhouse closes during the May through November 2027 refresh, but the club has stated that the kitchen remains fully operational and that management is developing alternative dining experiences to maintain food and beverage service throughout the project. The scope explicitly includes relocating the bar, which currently seats guests facing a wall rather than the golf course and creates service bottlenecks.

So the dining picture in Treviso Bay improves in late 2027, at the cost of a disrupted season in the middle. That is the honest trade, and the club has published both halves of it.

The one dining question the club does not answer

The clubhouse and dining room dress code is not published. The house rules say only that "proper attire is to be worn at all times in accordance with acceptable practice for the particular area of the Club." There is no published specification of what that means in the dining rooms.

We are not going to invent "country club casual" or "jackets required," because the club does not say either. What is published in full, and what Writer D's rules section covers, are the golf, tennis, fitness, pool and smoking dress codes, which are specific down to a 17-inch outseam requirement. For the dining rooms, call the club and ask.

What It Costs to Own in Treviso Bay: The 2026 Fee Sheet Line by Line

Owning in Treviso Bay costs $7,420 a year to the Master Association, a $750 annual food and beverage minimum, $5,350 in golf dues if the parcel carries deeded golf, a Wentworth Estates CDD assessment on the county tax bill, and either a lawn line or sub-association dues. Source: the Association's 2026 Annual Fee Sheet, revised May 11, 2026.

That is five separate layers, and most community pages show one or two of them. Below is each layer, with the document and the document's date attached to it, because a fee figure without a vintage is a number a buyer cannot check.

The Source Document, and Why We Name Its Revision Date

Every 2026 dollar figure in this section comes from a single document: the 2026 Annual Fee Sheet, revision dated 5.11.2026, published by the Treviso Bay Property Owners Master Association and Treviso Bay Golf Club and linked from the club's own Realtor Information page. There is also an earlier 2026 edition still sitting on the same server, identical to the May revision in every line except one. That difference matters at closing and we handle it in the next section.

Citing the revision date rather than just "2026 fees" is deliberate. Two 2026 fee sheets exist, they do not agree, and a buyer quoting the wrong one at the closing table will be short two hundred dollars.

A Fee Sheet Is Not an Adopted Budget, and the Distinction Is Load Bearing

This is a point worth making plainly, because almost nobody makes it. The figures below come from a fee schedule, not from an adopted association budget. No Treviso Bay association budget was retrievable from any public source during our research. The only adopted budget in evidence anywhere in this community's public record is the Wentworth Estates CDD Adopted Budget for Fiscal Year 2027, adopted May 14, 2026, and that document governs a completely different assessment: the CDD line on the county tax bill.

So when you read "$7,420," read it as what the Association published as its 2026 schedule of charges. It is authoritative for what an owner is billed. It is not an audited statement of where the money goes.

The Master Association Assessment: $7,420 for 2026

The arithmetic closes exactly: $5,523 plus $885 plus $812 plus $200 equals $7,420. We checked, because a fee sheet whose components do not sum to its own total is a fee sheet you should not quote.

Every one of the 1,431 built homes in Treviso Bay pays this line. The Association's own FAQ describes the assessment as each owner's 1/1,431 share of common area operating and maintenance costs, reserve funding, and a bulk cable agreement with Comcast covering X1 cable and high-speed internet. Source: the Master Association FAQ, 2025 edition.

Note the fraction. The 2024 FAQ says 1/1,432 and the 2025 FAQ says 1/1,431. The 2025 number is the one that matches the community's built unit count, so that is the one to use.

The $362 Internet-Only Election Is New in 2026

The cable line reads $885 for cable and internet, or $362 for internet only. That second option does not appear on the 2025 or 2024 fee sheets. It is new to the 2026 document.

An owner electing internet only would pay $6,897 rather than $7,420, which is our arithmetic and not a restated total on the fee sheet itself. The mechanics of making that election, the deadline for it, and who is eligible are not published. Ask the management office before you assume you can take it.

The $750 Annual Food and Beverage Minimum

The fee sheet's language is direct: Treviso Bay carries an annual $750 food minimum obligation to be met by December 31. It is not a fee in the ordinary sense. It is a spend obligation. You either eat and drink $750 worth at the club over the year or you write a check for the shortfall.

Every owner carries it, not just the golf-deeded ones. It has been $750 on the 2024, 2025 and 2026 fee sheets without moving, which makes it one of the very few genuinely flat lines in this community's cost structure. Section three of this page traces it back a decade.

Golf Association Dues: $5,350 a Year

Again the arithmetic closes exactly. And note what is not on that list: there is no cart fee, no trail fee, and no golf cart line item anywhere on the 2026 fee sheet. The three components sum to $5,350 with nothing left over.

That does not prove cart fees are charged separately. It proves the published annual charge does not itemize one. A per-round cart charge could sit inside "Dues," could be billed at the pro shop, or could be waived for members. We could not verify the member cart policy from any club-published source, and we are not going to guess at it. Call the club and ask, or obtain a Golf Club estoppel, which should disclose every recurring member charge.

Separately, and from a different document of a different vintage: the Association's 2025 FAQ establishes that 825 of the community's properties carry deeded golf. Those two facts belong in two sentences, not one, because the $5,350 is a 2026 figure and the 825 count is a 2025 figure.

Single-Family Lawn Care: $1,998 to $4,022, Priced by Neighborhood

Single-family owners at Treviso Bay pay a separate annual landscape line on top of the master assessment. Attached-product owners do not; their landscaping runs through the sub-association. The 2026 schedule, straight off the fee sheet:

That is a two-to-one spread between the highest and lowest single-family landscape charge inside one gate. A Peninsula owner pays roughly $11,442 in master-level charges before golf ($7,420 plus $4,022). A Via Veneto Villas owner pays roughly $9,418. The $2,024 gap between two single-family products behind the same gatehouse is our arithmetic on the Association's published figures.

One honesty note. The fee sheet's lawn-care list has ten entries and includes Corso Bello, Peninsula and Via Veneto Villas, while the CDD's assessment roll shows single-family plats that include Lipari and Montiano, which the lawn list omits. We are publishing the price range because the price range is verified. We are not publishing this as a complete roster of Treviso Bay's single-family neighborhoods, because it does not reconcile and we have not closed the gap.

The Layer Nobody Publishes: Sub-Association Quarterly Dues

If you buy a Coach Home, a Terrace condominium, or a Veranda at Treviso Bay, you pay a third layer. The Master Association FAQ says so directly: single-family homes pay only the annual assessment to the Master Association, while Coach Home, Terrace and Veranda owners are required to pay their HOA management company quarterly.

The dollar amount of those quarterly payments is not published for any of the sixteen sub-associations. Not on the club site, not on the county record, not in the CDD's documents. We searched, and we are telling you the search came up empty rather than filling the hole with a plausible-looking number.

The correct move is procedural, not numerical. Sixteen sub-associations at Treviso Bay are run by five different management companies. Identify which association governs the specific building, get the management company's name, and request current dues plus the estoppel in writing during the inspection period. Any figure you find on a portal for "Treviso Bay condo fees" that is not tied to a named association and a dated estoppel is a number somebody made up.

The CDD Assessment on the Collier County Tax Bill

The Wentworth Estates Community Development District assessment does not arrive as a separate bill. It rides on the annual Collier County tax bill. For fiscal year 2027 the operations and maintenance portion is $1,499.21 per residential unit, flat versus the prior year, and the debt service portion runs from $789.62 for a four-story Terrace condominium to $3,606.25 for a 150-foot lot. Source: the FY2027 Adopted Budget, adopted May 14, 2026, and the district's own public site.

The full CDD story, including the 2037 bond payoff and the fact that the golf course itself carries a zero debt assessment, is covered elsewhere on this page. What matters for a cost-of-ownership calculation is simply that the CDD is a real annual line and it belongs in the stack.

Three Worked Annual Totals

These sums are our arithmetic. Every input is from a published Association or district document, and each of those documents is linked above.

A golf-deeded 75-foot single-family home in Ponte Rialto:

• Master Association: $7,420.00
• Golf Association: $5,350.00
• Lawn care, Ponte Rialto: $3,333.00
• CDD operations and maintenance: $1,499.21
• CDD debt service, 75-foot lot: $2,112.87
• Subtotal, association and district: $19,715.08
• Food and beverage minimum: $750.00
• Effective total: $20,465.08

A non-golf four-story Terrace condominium:

• Master Association: $7,420.00
• CDD operations and maintenance: $1,499.21
• CDD debt service, four-story condominium: $789.62
• Subtotal: $9,708.83
• Food and beverage minimum: $750.00
• Sub-association quarterly dues: not published, request the estoppel
• Effective total: $10,458.83 plus condominium dues

A golf-deeded four-story Terrace condominium: the line above plus $5,350, so $15,058.83 plus condominium dues.

All three exclude Collier County ad valorem property taxes and exclude insurance. Insurance is its own section further down this page, and it is not a small number in this county.

The Headline Spread: What Golf Costs Over a Hold

Deeded golf adds $5,350 a year plus $7,500 one time at closing. Over a ten-year hold at current rates that is $53,500 plus $7,500, so $61,000 attributable to golf alone. That is our arithmetic at today's published rate, and it is deliberately a static calculation.

We are not projecting it forward, because golf dues rose 24.13% in two years and a compounding projection would be formatting confidence exceeding what the documents support. State the current rate, state the verified trend, and let the reader draw their own line. That trend is section three.

When the Assessment Is Billed and When It Is Due

The Master Association FAQ is specific: the assessment is always billed by December 1 and is due in full by December 31 for the upcoming year. It is an annual bill, not a quarterly one, at the master level. The quarterly cadence applies to the sub-associations, for the attached products only.

The $750 food and beverage obligation runs on the same calendar and is due by December 31.

Reserves: Two Funds, One of Them Seeded by a Cable Contract

Treviso Bay's Master Association maintains two reserve funds, and the FAQ describes both.

• The Statutory Reserve. Established by membership vote after developer turnover, per Florida statute. The annual contribution is sized by a Capital Replacement Reserve Study that the FAQ describes as typically updated every two years. It must be funded every year unless waived by a membership vote.
• The Non-Statutory Reserve. Board-established in 2019 and initially funded with $138,600 in incentive compensation the Master Association received for signing a five-year Comcast contract that year. The board may draw on it for operating expenses, repairs, improvements, capital expenditures and deferred maintenance.

The Association's own stated purpose for holding reserves is, in its words, to provide financial stability and to avoid the need for special assessments. That is the Association characterizing its own intent, and it is worth reading as such.

One inference worth flagging: a five-year Comcast agreement signed in 2019 would have run to roughly 2024, and the 2026 fee sheet's brand new internet-only tier is consistent with a renegotiated bulk agreement. The current contract term is not published. It is a good question for the management office.

Special Assessments: What the Record Shows, and What It Does Not

We found no special assessment on record for the Master Association, the Golf Club, or any of the sixteen sub-associations. That is an absence-of-evidence finding and we are labeling it as one, not converting it into a claim that none has ever been levied. Special assessments are not filed with the Florida Division of Corporations and are not recorded in county land records unless a lien results, so silence in the public record proves very little.

Four forward-looking signals are worth naming, all of them verified from the Association's own successive documents:

• Golf Association reserves rose 27.27% in two years, from $1,100 to $1,400.
• The Golf Club capital contribution at resale rose 87.5% in two years, from $4,000 to $7,500.
• A "Clubhouse Project Refresh" sits in the club's primary site navigation, with the club stating no additional member assessments and funding from reserves and capital improvement funds.
• The CDD more than doubled its capital and hurricane reserve contribution for FY2027, from $308,580 to $514,480.

Our read, and it is a read rather than a fact: the club appears to be pre-funding capital work through reserves and resale capital contributions rather than through a special assessment. That is the buyer-friendly interpretation and the fee structure supports it. We are not going to state that a special assessment is or is not coming, because nobody outside those boardrooms knows.

If you are buying, the right ask is mechanical: request the last three years of budgets, meeting minutes, reserve studies, and any special assessment history in writing during your due diligence window. Do not infer anything from an empty search result, ours included.

Capital Contributions and What a Treviso Bay Buyer Actually Wires at Closing

A Treviso Bay buyer purchasing a golf-deeded home wires roughly $15,800 in association charges at closing, above and beyond the purchase price, title work and prorations. That total is our arithmetic across six line items on the Association's 2026 Annual Fee Sheet, revision dated May 11, 2026. A non-golf home runs roughly $8,300 on the same six lines.

No association document states a total. The Association publishes the line items and leaves the addition to you, which is exactly why so many Treviso Bay buyers arrive at the closing table surprised.

The Six Closing Lines, Straight Off the 2026 Fee Sheet

Our Arithmetic: $15,799 on a Golf-Deeded Home

Add the golf-deeded column: $7,500 plus $7,500 plus $50 plus $250 plus $299 plus $200 equals $15,799. We round it in conversation to roughly $15,800.

Label it correctly when you use it. This is our sum of six verified line items, not a published total, and it is valid only against the May 11, 2026 revision of the fee sheet. Against the earlier 2026 edition of the same document the total is roughly $15,600, because that earlier edition does not carry the $200 Post Closing Set-up Fee.

It also assumes the standard ten-business-day estoppel. Choose the three-business-day rush and the total moves to $15,918. If the seller's account is past due, add $179 more.

A Non-Golf Home: Roughly $8,300

Strip out the Golf Club Capital Contribution and the same six lines become five: $7,500 plus $50 plus $250 plus $299 plus $200 equals $8,299. Again, our arithmetic, same document, same revision date.

The gap between the two totals is exactly $7,500, which is the single largest fork in Treviso Bay's closing math and it turns entirely on whether the specific parcel carries deeded golf. It is not determined by the neighborhood, the product type, the price, or the street. It was assigned by the developer parcel by parcel.

The $200 Post Closing Set-up Fee Is New, and That Is Why the Revision Date Matters

Two 2026 fee sheets are live on the club's server right now. They are identical except that the May 11, 2026 revision adds a $200 Post Closing Set-up Fee and the earlier edition does not have it.

If your lender's closing disclosure or your agent's estimate was built off the earlier document, you are $200 short. That is a small number in the context of a Naples purchase, but it is the kind of detail that tells you whether the person handing you the estimate actually opened the current document or copied a figure from last season. We opened the current document. Our team has closed enough transactions in this community to know that the fee sheet gets revised mid-year and nobody sends out a notice.

The Unexplained $250 Rookery Bay Line

Every buyer pays a $250 line item labeled "Rookery Bay" at closing. The fee sheet does not explain it.

We could not verify whether it is a conservation contribution, a mitigation pass-through, a payment to a Rookery Bay entity, or something else entirely. It is charged at every closing and its purpose is not published. We are naming it and flagging it as unexplained rather than inventing a rationale, and it is worth a direct question to the Association before you sign.

The Estoppel Fee, the Rush Option, and the Past-Due Surcharge

Estoppel pricing on the 2026 sheet: $299 for a ten-business-day turnaround, $418 for three business days, and an additional $179 that may be added if the account is past due. Those three numbers have held flat at $299 on the 2024, 2025 and 2026 sheets for the standard turnaround.

Estoppel requests at Treviso Bay route through the Association's administrative office at 9800 Treviso Bay Boulevard, and estoppel fees are collected at closing. Florida Statutes 718.116(8) for condominiums and 720.30851 for homeowners associations govern what an association may charge for an estoppel certificate and how quickly it must be delivered. Confirm the current statutory cap with your closing agent, because the cap is indexed and has moved.

Who pays the estoppel fee is a contract question, not a statutory one. In Southwest Florida practice it is customarily a seller charge, but it is negotiable and the contract controls. If you are selling at Treviso Bay, the estoppel is also where a prorated share of your annual assessment gets calculated, since the Master Association bills the full year in December.

What the Capital Contributions Are Not

Neither the $7,500 Master Capital Contribution nor the $7,500 Golf Club Capital Contribution is a deposit. The club styles its buy-in a "Golf Club Capital Contribution," and this is worth understanding precisely: no refundability provision, no redemption provision, and no transfer-of-equity provision is published anywhere in the club's own documents. The word "equity" does not appear in them at all.

We are not going to render a verdict on the club's equity status, in either direction, because the documents do not support one. What we will tell you is the actionable version: the club does not use the word and does not publish a refund provision, so a buyer who cares about that question should obtain the recorded Declaration before closing rather than relying on any website, ours included. That is more useful than a confident answer that nobody can source.

Transfer Fees Are a Separate Track

Do not confuse the capital contributions, which a buyer pays once at closing, with the transfer fees that apply when an owner leases the property to a tenant. Those run from $400 for a one-month social transfer up to $850 for an annual social transfer, with an optional flat $250 golf transfer on top. Every one of those amounts has been unchanged across the 2024, 2025 and 2026 fee sheets.

The leasing rules that govern when and how those transfers apply are covered in their own section of this page.

A Practical Closing Checklist for a Treviso Bay Buyer

• Confirm in writing whether the specific parcel carries deeded golf. This is a $7,500 question at closing and a $5,350 per year question afterward, and it cannot be inferred from the address.
• Get the current fee sheet, and check its revision date against the one your estimate was built from.
• Order the estoppel early enough to use the $299 standard turnaround rather than the $418 rush.
• Ask what the $250 Rookery Bay line funds.
• If the property is a Coach Home, Terrace or Veranda, get the sub-association's quarterly dues from the correct management company, in writing.
• Ask whether the seller's account is current, because a past-due account can add $179 to the estoppel.

Ten Years of Treviso Bay Fee History: What Has Actually Moved

Treviso Bay's costs have not moved uniformly. Across two years the Master Association assessment rose 10.78%, golf dues rose 24.13%, and the golf resale capital contribution rose 87.5%, while the cable line fell 18.43% and the $750 food and beverage minimum stayed flat. A decade ago that minimum was $250.

Those are the shapes, and they tell different stories. All figures below come from the Association's own successive fee sheets. The percentage calculations are ours.

The Spine: A $750 Food Minimum That Was $250 in 2015

Start with the flattest line in the community, because it is the most revealing one.

The annual food and beverage minimum at Treviso Bay is $750. It appears at $750 on the 2024 Annual Fee Sheet, at $750 on the 2025 Annual Fee Sheet, and at $750 on the 2026 Annual Fee Sheet, revision dated 5/11/2026. Three consecutive years, no change.

Reach further back and it moves. A New Member Information packet from the community's earlier management era, internally dated to roughly 2015, carries a food and beverage minimum of $250. That document is stale and we are labeling it as historical rather than current, but the endpoint is legible: the obligation tripled across roughly a decade and has then sat perfectly still for three years.

That is the shape of a mature club. The big repricing already happened. What is moving now is not the dining obligation.

The Master Association: $6,698 to $7,420 in Two Years

Two things stand out. The maintenance fee did most of the work, adding $580 of the $722 total increase. And reserves grew faster in percentage terms than maintenance did, up 21.19% against 11.73%, which is the signature of an association deliberately building its reserve position rather than one absorbing operating inflation.

The Capital Reserve line is worth noting on its own: it did not exist as an itemized entry on the 2024 sheet, appeared at $200 in 2025, and held at $200 in 2026.

Golf Dues: Up 24.13%, and Reserves Are the Driver

The 24.13% figure is our arithmetic bridging two documents, the Association's own 2024 and 2026 fee sheets. Both endpoints are published; the percentage is ours.

The composition matters more than the headline. Operating dues rose only 4.85% across the same window. Reserves rose 27.27%. The golf club is not experiencing runaway operating cost inflation. It is recapitalizing its reserve fund, which is a different thing entirely and, for a buyer who intends to hold, arguably the better of the two problems to have.

Golf dues also grew at more than double the Master Association's pace: 24.13% against 10.78%.

The Capital Contribution Repricing: $9,000 to $15,000 on Two Lines

The golf resale capital contribution rose from $4,000 to $7,500, which is plus 87.5%. That percentage is our arithmetic bridging the Association's own 2024 and 2026 fee sheets, exactly as with the dues figure.

Put the two lines together. In 2024 a buyer taking a golf-deeded home at Treviso Bay wired $9,000 across those two capital contributions. In 2026 that same buyer wires $15,000 across the same two lines. That is our arithmetic on published figures and it is the single largest two-year cost movement anywhere in this community's fee structure.

Also note the timing difference: the Master contribution took its full increase in one step in 2025 and then held. The Golf contribution stepped twice, $4,000 to $5,000 to $7,500, which reads more like a deliberate schedule than a one-time correction.

The One Line That Fell

The cable and internet line went from $1,085 in 2024 to $1,128 in 2025 and then down to $885 in 2026, a two-year decline of $200 or 18.43%. Everything else on the master side rose.

The 2026 sheet also introduced the $362 internet-only election that did not exist in 2024 or 2025. Read together, those two facts look like a renegotiated bulk agreement with a cord-cutting concession attached. That reading is ours; the numbers are the Association's.

Lawn Care by Neighborhood, 2024 to 2026

The single-family landscape lines did not move together either.

Three neighborhoods took increases above 23%. Two lines actually fell. Whatever is driving these numbers, it is contract-by-contract and neighborhood-specific, not a community-wide escalator. The percentages are our arithmetic on the Association's published 2024 and 2026 figures.

What Has Stayed Perfectly Flat

Not everything moved, and the flat lines are as informative as the rising ones.

• The $750 food and beverage minimum: flat 2024, 2025 and 2026.
• The $299 standard estoppel fee: flat all three years.
• The $850 annual social transfer fee: flat all three years.
• The $250 golf transfer fee: flat all three years.
• CDD operations and maintenance at $1,499.21 per residential unit: identical FY2026 and FY2027.
• CDD debt service: every product type identical FY2026 to FY2027 except the four-story condominium line, which moved two cents, from $789.60 to $789.62.

That CDD debt service freeze is structural rather than lucky. The Series 2021 refunding is engineered to a level annual debt service near $1,665,500 through payoff, so owners can plan on a flat bond line for the life of the bonds.

What This Trend Does and Does Not Tell a Buyer

It tells you where the pressure is. Recurring master costs are rising at a rate that would not be remarkable anywhere in Southwest Florida. Golf costs are rising faster, and the money is going into reserves rather than into operations. The one-time cost of entry has risen fastest of all, and it has risen specifically on the golf side.

It does not tell you what 2027 looks like. Two data points and a three-year fee sheet series are not a forecast. We publish the verified endpoints and the arithmetic between them, and we stop there. Any page projecting Treviso Bay fees forward five years is showing you a spreadsheet, not a finding.

If you want the actual answer for a specific property, the estoppel is the document. It will show the current assessment, any past-due balance, and any pending charge, and it is the only document in this entire discussion that is property-specific and legally binding on the association that issues it.

Four Flood Zones Inside One Gate: 113 FEMA Queries Across 28 Treviso Bay Streets

Treviso Bay does not have a flood zone. It has four. We ran 113 FEMA National Flood Hazard Layer point queries across 28 internal streets, and the community returned four distinct zone and base flood elevation combinations: AE at BFE 8 feet, AE at BFE 7 feet, X shaded, and X unshaded.

Any page that tells you "Treviso Bay is in Zone X" or "Treviso Bay is in Zone AE" is half right and half wrong. This is the finding this page exists to publish. It is per-address, and on eight streets it is per-address within a single block.

How We Ran the Query

Every point was queried against FEMA's own National Flood Hazard Layer map service, the same authoritative dataset behind FEMA's public flood map viewer, pulling flood zone, zone subtype, Special Flood Hazard Area status, static base flood elevation and vertical datum on each hit. FIRM panel and effective date came from the same service's panel layer. Letter of Map Revision and base flood elevation line layers were queried by envelope across the whole community footprint.

Points were distributed across all 28 internal streets, with twelve on the Treviso Bay Boulevard spine and three to four on each interior street, to spread coverage rather than cluster it. All 113 points returned a zone. Zero nulls.

One methodological note in the interest of not overclaiming: 28 internal street names is a proxy for full footprint coverage, not a subdivision roster. Street names and recorded plat names are not a one-to-one mapping in this community. Firenze Circle and Firenze Drive can sit inside one plat, and Treviso Bay Boulevard is a spine road crossing many.

The Distribution: Four Combinations, One Gate

The load-bearing sentence: 82.3% of sampled Treviso Bay sits inside a Special Flood Hazard Area, which carries a mandatory flood insurance purchase requirement for federally backed mortgages, and 17.7% does not. And inside the AE portion, two different base flood elevations apply, 7 feet and 8 feet NAVD88.

A one-foot BFE difference is not academic. It is the difference between two elevation certificates rating the same house differently.

The Governing Map: Panel 12021C0603J, Effective February 8, 2024

Every one of the 113 points is governed by a single FIRM panel, 12021C0603J, effective February 8, 2024, part of the Collier County countywide digital flood insurance rate map. Vertical datum is NAVD88. The adjacent panel touching the community's envelope, 12021C0601J, carries the same effective date. Collier County independently confirms the effective countywide map date of February 8, 2024 on its Floodplain Management page.

Official panel PDFs and FIRMettes for any address are available from the FEMA Map Service Center.

Zero LOMRs, and No VE Zone Within a Mile

Two negative findings, both of which matter.

• Zero Letters of Map Revision. A LOMR query across the full community envelope returned no features. Nothing has amended the effective map over Treviso Bay. What FEMA published in February 2024 is what governs today.
• No VE zone anywhere in the community, and none within a mile. Zero of 113 points returned VE, the coastal high hazard velocity zone that carries wave action, the harshest construction standards and the highest NFIP rates. A radial search from the community centroid found no VE polygon within 1,600 meters. The nearest one appears only in the 3,200-meter ring, toward Rookery Bay.

That second point is worth stating affirmatively because the alternative is letting someone else characterize a Rookery Bay-adjacent community as V-zone property. It is not. There is also no AH or AO shallow-flooding zone anywhere in the footprint.

Eight Streets Are Split Internally

This is where the "per-address" claim stops being abstract. Eight of the 28 sampled streets returned more than one zone or BFE on the same street:

• Firenze Circle
• Napoli Lane
• Piacere Way
• Treviso Bay Boulevard
• Treviso Bay Drive
• Veneto Lane
• Veneto Place
• Vercelli Court

On Napoli Lane and on Vercelli Court the split crosses the line that actually costs money: some points are inside the Special Flood Hazard Area and some are not. That means two houses on the same street where one carries a lender-mandated flood insurance requirement and the other does not.

Treviso Bay Boulevard Alone Returns All Four

The spine road is its own case study. Twelve sampled points on Treviso Bay Boulevard returned X shaded on six of them, AE with BFE 8 feet on four, AE with BFE 7 feet on one, and X unshaded on one. All four combinations found in this community appear on a single road, and the bare-earth ground elevation along it ranges from 5.5 feet to 12.2 feet NAVD88.

If a single road inside one gate can return four different FEMA answers, the phrase "Treviso Bay's flood zone" does not describe anything real.

The Geographic Pattern

Read off the point data, the pattern is legible and consistent with the local topography. The non-SFHA X zone concentrates in the northern and northwestern part of the footprint, along Prima Way, Napoli Court, Veneto Lane and the northern reaches of Treviso Bay Boulevard, where ground elevations run from 7.1 to 12.2 feet. The AE zone with the higher BFE of 8 feet dominates the central and southern interior. The AE band at BFE 7 feet sits between them, along Italia Way, Piacere Way, Veneto Place, Vercelli Court and Napoli Lane.

That is a gentle fall from north to south toward Rookery Bay. The county does not publish a parcel-level narrative of this pattern. We are reading it directly off the result set and labeling it as our reading.

Streets That Returned a Single Answer

Most streets are internally consistent, and for buyers focused on a specific neighborhood that consistency is useful.

• Entirely AE at BFE 8 feet: Acqua Drive, Avellino Way, Casoria Court, Corso Bello Drive, Firenze Drive, Giaveno Circle, Giaveno Court, Giaveno Drive, Lipari Court, Montiano Court, Montiano Drive, Montiano Place, Pavia Court, Rialto Drive, Siracusi Court, Trevi Court, Venezia Circle.
• Entirely AE at BFE 7 feet: Italia Way.
• Entirely X shaded, outside the SFHA: Napoli Court, Prima Way.

That last line is the one worth circling. Prima Way and Napoli Court returned no Special Flood Hazard Area designation at any sampled point, with ground elevations of 7.6 to 8.1 feet and 6.7 to 7.7 feet respectively. Those addresses carry no federal mandatory purchase requirement from a lender. What they do carry is covered two sections from now, and it is not nothing.

The 2026 Physical Map Revision Is Live

Collier County is finalizing a Physical Map Revision to its countywide flood map using LiDAR that was not available at the prior update. Two PMRs are in progress, with projected adoption between August and October 2026, pending appeals. Source: Collier County Floodplain Management.

Treviso Bay sits in the Henderson Creek and Rookery Bay drainage area, and Henderson Creek is explicitly named in the first PMR's basin list. Whether this community's zones or BFEs change is not something the county has stated, and we are not going to guess at direction or magnitude.

The correct instruction is simple: a countywide flood map revision is projected for adoption in late 2026, so re-verify the zone at closing rather than relying on a figure published earlier in the year, including this one. FEMA's Changes Since Last FIRM viewer, linked from the county's floodplain page, compares the effective February 2024 map against the preliminary revision.

What the Zone Actually Controls

A flood zone determines one thing with certainty: whether a federally backed lender will require you to carry flood insurance. Inside the Special Flood Hazard Area, that requirement is mandatory and non-negotiable for the life of the loan. Outside it, the lender does not require it and most owners do not buy it.

It does not determine whether your house will flood. It does not determine your evacuation order. And it does not tell you anything about your specific structure's elevation, which is the next section.

How to Verify Your Own Treviso Bay Address

Do not take our word for it, or anyone else's. Every one of these is free and takes minutes.

• FEMA Map Service Center, official FIRM and FIRMette by address: msc.fema.gov/portal/search
• FEMA National Flood Hazard Layer, the raw authoritative service: hazards.fema.gov
• Collier County flood zone and elevation certificate lookup by address: collier.gov/floodmap
• Collier County Floodplain Management, for a human being: collier.gov/Business-Resources/Floodplain-Management, (239) 252-2942, [email protected]

If you want help reading what comes back, call us at (239) 898-6072. We have pulled these queries address by address across this community and we are happy to do it for a specific one.

Ground Elevation and Base Flood Elevation in Treviso Bay: The Bare-Earth Caveat

Treviso Bay's median ground elevation is 6.8 feet NAVD88, and 91 of the 93 sampled points inside the AE flood zone sit below their applicable base flood elevation, at a median deficit of 1.1 feet. These are bare-earth ground elevations, not finished floor elevations. They describe the dirt and the road, not the house.

Read that carefully, because it is the most misread statistic in this entire package. Every number in this section came from the USGS 3D Elevation Program. Every one of them measures the ground. None of them measures a single structure in this community.

What USGS 3DEP Measures, and What It Does Not

We queried each of the same 113 points against the USGS 3DEP National Map Elevation Point Query Service in feet, NAVD88 datum. All 113 returned a value.

3DEP returns bare-earth elevation, derived from LiDAR with structures and vegetation stripped out. At a point on a road centerline, that is road grade. It is a precise measurement of a specific thing, and that thing is not the elevation of anybody's first floor.

Florida production builders fill building pads above adjacent road grade as a matter of routine practice, and post-2008 construction inside an AE zone was required to be built at or above the base flood elevation in force at permit. So a Treviso Bay home's finished floor sits above the ground elevation we measured, by an amount that varies by builder, by lot, and by phase, and that we did not measure.

The Numbers

And the computation that follows from pairing those with the flood queries: of the 93 points inside the AE zone, 91 have bare-earth ground elevation below the applicable base flood elevation. The gap runs from minus 0.1 feet to plus 3.0 feet, with a median of plus 1.1 feet.

In plain language: across most of the AE portion of Treviso Bay, the roads and yards sit roughly a foot below the one-percent-annual-chance flood elevation.

Why the Bare-Earth Caveat Has to Be Repeated

We are going to say it again, because this is exactly the statistic that gets screenshotted, stripped of its qualifier, and repeated as "Treviso Bay is a foot below the flood elevation."

The ground is low. The buildings were engineered to sit above it. Those are two different statements and only the first one is measured here. A finished floor elevation is a surveyed value for a specific structure, and nothing in our dataset touches it.

We have not surveyed a single structure in Treviso Bay. We are not publishing, and will not publish, a claim that any particular home sits above or below its base flood elevation. Anyone who does publish that without an elevation certificate in hand is making it up.

The Elevation Certificate Is the Only Document That Answers the Question

The gap between bare-earth ground and finished floor is precisely what an Elevation Certificate documents, and it is precisely what drives an individual owner's NFIP premium. For a home inside the 82.3% of Treviso Bay in the AE zone, that certificate is the single highest-value document a buyer can obtain.

Collier County provides flood zone and elevation certificate lookup by address at collier.gov/floodmap. If a certificate exists for the property, the county is where you find it. If one does not exist, a Florida licensed surveyor produces one, and on an AE-zone purchase it is money well spent before the inspection period closes rather than after.

Ask two questions of the certificate: what is the lowest floor elevation, and what is the elevation of the machinery and equipment servicing the building. Those two lines drive the rating.

The Low End and the High End

The community is not flat and the extremes are informative.

• Lipari Court is the lowest ground in Treviso Bay among sampled points, at 5.0 to 6.1 feet NAVD88, and it sits entirely inside AE at BFE 8 feet.
• Pavia Court is close behind at 5.5 to 6.1 feet, also entirely AE at BFE 8 feet.
• Treviso Bay Boulevard spans the widest range of any street, 5.5 to 12.2 feet, which is why it alone returns all four zone combinations.
• Prima Way carries the highest consistent ground among sampled interior streets at 7.6 to 8.1 feet, and returned X shaded at every point.
• Vercelli Court runs 6.4 to 10.5 feet across four points, which is a six-foot spread on one cul-de-sac.

None of that is a statement about any home. It is a statement about where the ground sits.

Collier's BFE-Plus-One Rule, and the Generator Consequence

Collier County exceeds the FEMA minimum on one specific point that Treviso Bay owners run into in practice: new machinery, including air conditioning condensers and generators, must be elevated to base flood elevation plus one foot. Source: Collier County's 2026 Flood Protection Newsletter.

Do the arithmetic for the 82.3% of this community inside the AE zone. With base flood elevations of 7 to 8 feet NAVD88, newly installed machinery has to sit at 8 to 9 feet NAVD88. Against a median road grade of 6.8 feet, that means a raised platform, not a ground-level slab.

If you are budgeting a whole-home generator at a Treviso Bay address in the AE zone, budget the platform. This is a real, county-sourced, specific installation constraint, and it is the kind of thing that surfaces at permit rather than at quote.

What This Section Is Actually Telling You

The elevation data explains why FEMA drew the map the way it did. A community with median road grade at 6.8 feet, sitting in a coastal drainage, is exactly the profile that produces base flood elevations of 7 and 8 feet. The map is not arbitrary and it is not punitive. It is a description of the terrain.

What it does not tell you is what any given house is rated at, what any given owner pays, or whether any given structure has ever taken water. For those, you need the certificate, the carrier, and the seller's disclosure. In that order.

Evacuation Zone A: Why Treviso Bay's Non-Flood-Zone Homes Leave at the Same Time

Every one of the 29 evacuation points we sampled across Treviso Bay returned Collier County Evacuation Zone A, the first zone ordered out. The flood zone here splits four ways. The evacuation zone does not split at all. The 17.7% of Treviso Bay with no lender flood insurance mandate leaves at exactly the same time as everyone else.

That is the sentence this entire page turns on, and it is the single most useful thing a buyer can be told about this community.

29 Points, One Answer

We queried 29 points spread across the community footprint against the evacuation zone feature service that powers Collier County's and Florida's public zone lookup applications. All 29 returned identical attributes: evacuation zone A, county zone COLLIER A, county Collier, from a service layer published July 24, 2026.

There is no internal variation. There is no split street. There is no northern corner that leaves later. Zone A, uniformly, across the entire sampled footprint.

For reference, Collier County's Zone A population is 79,527 people.

What Zone A Means

The Florida Division of Emergency Management states it plainly on its Know Your Zone page: Zone A is the most vulnerable and the most likely to be evacuated first, and Zone F is the most likely to be evacuated last.

Six lettered zones, and Treviso Bay is the first letter. When Collier County issues an evacuation order, this community is in the first group named.

Why the Flood Zone and the Evacuation Zone Disagree

They disagree because they are answering different questions with different models, and this is the part almost nobody explains.

• Flood zones are driven by the one-percent-annual-chance stillwater flood elevation. They are a rainfall, riverine and stillwater surge product, and they exist primarily to set insurance requirements and construction standards.
• Evacuation zones are driven by SLOSH storm surge modeling, which computes worst-case surge for a given storm category and track. They exist to save lives.

A property can sit outside the Special Flood Hazard Area, owe no flood insurance to its lender, and still be in the first group evacuated, because the worst-case surge model reaches further inland than the one-percent stillwater line. That is not a contradiction in the data. It is two agencies answering two questions correctly.

The Sentence, Standing Alone

Here is the version worth quoting: your flood zone tells you what your lender will require, and your evacuation zone tells you when you leave. In Treviso Bay the first varies house to house and the second does not vary at all. Everyone is Zone A, and everyone goes first.

A Prima Way owner sitting in the shaded X zone, carrying no flood policy and no requirement to carry one, is in exactly the same Evacuation Zone A as a Lipari Court owner in AE at 5.0 feet of ground elevation. Low insurance obligation and high evacuation priority coexist at this address, and they coexist by design of two entirely separate federal and state processes.

The Practical Consequence for a Treviso Bay Owner

Two things follow, and neither is theoretical.

First, if you own in the 17.7%, do not read "no flood zone" as "no flood risk." Your lender's indifference is not a risk assessment. The next section covers what flood coverage costs an X-zone owner in Collier County, and the answer is that it is the cheapest flood protection available anywhere in this community.

Second, plan the evacuation regardless of zone. Zone A means the order comes early, which in practice means the decision window is short, the roads north on US 41 and I-75 fill fast, and a seasonal owner who is not in residence still has a house to secure. Every Treviso Bay owner is in that boat, golf-deeded or not, AE or X, single-family or Terrace condominium.

How to Confirm Your Own Zone

• Florida Division of Emergency Management, Know Your Zone: floridadisaster.org/knowyourzone
• FDEM disaster preparedness and storm surge zone maps: floridadisaster.org/planprepare/disaster-preparedness-maps
• Collier County Emergency Management: collier.gov emergency assistance

Check it once, write it down, and check it again after any map update. Evacuation zone layers are republished periodically; the one we queried carries a July 2026 publication date.

Hurricane History in Treviso Bay: What Ian and Milton Actually Did

Hurricane Ian in September 2022 brought gusts of 80 to 90 mph to East Naples and a 7.10-foot storm tide at the Naples Bay gauge, costing Collier County $2.2 billion with 33 buildings destroyed countywide. No public record of community-specific storm damage at Treviso Bay exists in any government or local news source.

Hurricane Milton in October 2024, by contrast, cost Collier $280 million with zero buildings destroyed in the unincorporated area. Where the record is silent about this specific community, we say so rather than inventing something to fill it.

Hurricane Ian, September 28, 2022: The Wind

Ian peaked at Category 5 intensity over the Gulf and made landfall at Cayo Costa in Lee County, well north of Collier. Source: the National Hurricane Center's Tropical Cyclone Report on Ian.

What East Naples actually measured, from the National Weather Service Miami post-tropical cyclone report:

• East Naples WeatherSTEM: peak sustained 58 mph, peak gust 89 mph
• Naples Pier, NOAA National Ocean Service: sustained 56 mph, gust 70 mph
• NWS Miami's characterization of western Collier: peak near-surface wind gusts likely in the 80 to 90 mph range

Set that against the building code. Collier County's minimum design wind speed for a Category II structure is 150 mph ultimate, and can run as high as 170 mph in some regions, per the county's own building code interpretation bulletin. Ian delivered roughly 55 to 60% of the design wind speed to this part of the county.

For Treviso Bay, Ian was a water event, not a structural wind event. That is our reading of the two datasets, and it is the honest framing.

Ian: The Surge, and the 7.10 Foot Reading

This is the most Treviso Bay-relevant number in the storm record, and it needs careful handling.

NWS Miami reported extensive storm surge flooding over most areas south and west of US 41, the Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals. Treviso Bay sits south of US 41 East, inside the geographic band that description covers. That is an area-level statement, not a property-level one. The source does not name Treviso Bay and neither will we.

The measured surge values, from the NHC report on Ian:

• Naples Bay gauge, station FLCOL03297: storm tide 7.10 feet
• Southern Collier gauge, station FLCOL03170: storm tide 6.99 feet, estimated inundation 4.71 feet above ground level
• Maximum inundation of 6 to 9 feet above ground level occurred in Naples
• Maximum inundation of 4 to 6 feet occurred from Marco Island through Everglades City

Now hold that against this community's median bare-earth road grade of 6.8 feet NAVD88. Ian's measured storm tide at Naples Bay was 7.10 feet. Those two numbers are within a few tenths of a foot of each other.

Read that correctly. It is not evidence that Treviso Bay flooded. The gauges are more than four and more than nine miles away, surge attenuates sharply inland, no high-water mark was surveyed at this community, and the buildings sit on filled pads above road grade. What it establishes is scale, and it explains exactly why FEMA sets the base flood elevation here at 7 to 8 feet. The map and the storm are describing the same water.

We also could not confirm any USGS high-water mark surveyed and published specifically for East Naples or Rookery Bay from an authoritative source. The often-repeated 8.3-foot mark from the NHC report is in the Estero Bay area of Lee County, not Collier. We are not publishing a Collier-specific high-water mark.

Collier County's Ian Damage: The Countywide Numbers

Two independent sources agree, which is why we publish these.

• 33 buildings destroyed countywide and over 3,500 buildings with major damage in Collier County, per the NHC Tropical Cyclone Report
• $2.2 billion in total Collier damage, 3,515 buildings with major damage, 33 destroyed, per Naples Daily News
• The City of Naples share alone was $989 million, with 708 buildings taking major damage, 22 destroyed and 1,940 with minor damage, per Naples Daily News
• Five deaths in Collier County, three by storm surge drowning, per the NWS Miami report

Ian was the third-costliest hurricane in United States history by NCEI's estimate, with over 150 direct and indirect deaths and over $112 billion in damage nationally.

Hurricane Helene, September 26, 2024

Helene's catastrophic 12 to 16 foot surge was confined to Florida's Big Bend, roughly 250 miles north of Collier County. What Collier got, per the NHC Tropical Cyclone Report on Helene:

• Maximum storm surge inundation of 2 to 4 feet above ground level in Naples, Marco Island and Everglades City
• The NOAA tide gauge in Naples Bay measured 4.02 feet above mean higher high water
• Collier County was inside the storm surge warning area, from Indian Pass to Flamingo

We could not find a Collier-specific dollar damage total for Helene alone from any authoritative source, and we are not going to estimate one.

Hurricane Milton, October 9, 2024

Milton made landfall near Siesta Key as a Category 3, roughly 100 miles north of Collier County, causing major damage in the Sarasota and Tampa Bay areas. Collier-area wind observations were tropical-storm force only, per the NHC Tropical Cyclone Report on Milton:

No significant surge values were listed for Collier County. Collier's damage total from Milton was $280 million, with 85 residential and 3 commercial buildings taking major damage, 221 residential and 3 commercial with minor damage, and zero buildings destroyed, per Naples Daily News.

One qualifier that must ride along with that comparison. Milton's zero destroyed is an unincorporated-area figure. Ian's 33 destroyed is countywide. They are not perfectly like-for-like, and anyone publishing them side by side without saying so is overstating the contrast. With that qualifier in place, the contrast is still real and still large.

The Three-Storm Framing

Milton cost Collier County roughly 13% of what Ian did, $280 million against $2.2 billion. Neither Helene nor Milton was a significant structural damage event for East Naples. Ian remains the governing modern event for this market, and the 2024 season was not a repeat of it.

That is useful context for a buyer who watched three named storms cross Florida in twenty-five months and reasonably concluded that Naples takes a beating annually. The record does not support that reading for this part of Collier County.

What We Could Not Find, and Will Not Invent

We searched Collier County government sources, the county property appraiser, the Florida Office of Insurance Regulation, FEMA, the National Hurricane Center, and approved local news outlets for Treviso Bay or Wentworth Estates storm damage, for any storm-driven HOA or condominium association special assessment, and for community-level claim reporting.

Zero results. There is no documented Treviso Bay storm damage in any government or approved news source, no documented storm-driven special assessment, no FEMA or insurance claim reporting at the community level, and no Collier County record naming Treviso Bay or the Wentworth Estates MPUD in a damage-assessment context.

The absence of a public record is not the absence of an assessment. Association assessments are not published to government or news sources and never have been. The correct buyer instruction is to request the association's last three years of budgets, meeting minutes, reserve studies and special assessment history in writing during the due diligence window, and to draw conclusions from those documents rather than from an empty search.

The Build Era Advantage Nobody Publishes

One genuinely favorable, code-grounded fact follows from Treviso Bay being built from roughly 2008 forward.

The 2023 Florida Building Code, Residential, section R908.1.1 limits repair or replacement of more than 25% of a roof in any twelve-month period without bringing the entire roof system to current code. But it carries an exception: if the existing roofing system was built, repaired or replaced in compliance with the 2007 Florida Building Code or any subsequent edition, and 25% or more is being repaired or replaced, only the repaired or replaced portion must meet the current code. Source: 2023 Florida Building Code, Residential, Chapter 9, with the Florida Building Commission's roofing fact sheet as a plain-language companion.

Because Treviso Bay was permitted under the 2007 code or later, that exception applies here. An owner with partial storm roof damage exceeding 25% is not forced into a full roof replacement. Owners in pre-2007-code Naples communities do not have that exception. That is a concrete financial advantage of this community's build era over older Naples inventory, it is grounded in code text rather than opinion, and we have not seen it on another page.

Collier County's Building Bulletin 8 covers the roof permitting mechanics.

What We Deliberately Do Not Claim About Construction

Three things we are not saying, because no authoritative source establishes them.

• We do not claim impact windows are standard at Treviso Bay. The community was built inside the countywide wind-borne debris region, which requires opening protection for new construction and replacement openings. Whether any individual home has impact-rated glazing versus approved shutters is a per-home question answered only by the permit record or a wind mitigation inspection.
• We do not state roof material or roof age by product type. No authoritative source publishes it. For a specific address, the Collier County Property Appraiser record at collierappraiser.com plus the county permit record is the path. For the Terrace buildings, the structural integrity reserve study is the authoritative answer, and it is legally required to address the roof.
• We do not claim any community generator or association-funded hardening program exists. No approved source documents one in either direction.

One thing worth knowing that is verified: Collier County is not in the High Velocity Hurricane Zone, which Florida statute defines as Miami-Dade and Broward Counties only. Collier is governed by standard Florida Building Code wind provisions with ASCE 7, not the HVHZ chapters.

Insurance Reality in Treviso Bay: Premiums, the CRS Discount, and the 2027 Citizens Change

Treviso Bay sits in Collier County, where the average homeowners premium including wind is $5,534 and the average condominium unit owner premium is $2,271 as of March 31, 2026, per Florida's insurance regulator. Collier holds a Community Rating System Class 5 rating, worth a 25% flood insurance discount community-wide.

That discount applies outside the flood zone as well as inside it, and Citizens Property Insurance extends its flood requirement to every eligible policy on January 1, 2027. County is the finest geographic grain any regulator publishes. Anything more specific to Treviso Bay would be fabrication, and we are not going to fabricate it.

What Insurance Actually Costs in Collier County

These are the best-sourced premium figures available at any level of geography, and they come from the state regulator rather than from a quote engine. Source: the Florida OIR Property Insurance Stability Report, July 2026, published under section 627.7154 of the Florida Statutes, which requires OIR to report average premiums for each of Florida's 67 counties. Data as of March 31, 2026.

For comparison, the Florida statewide admitted-market homeowners average is $3,757, from OIR's Property Insurance Market Overview.

OIR's methodology, in its own words: total premium with wind coverage divided by policies in force with wind coverage, by county.

Three Things That Arithmetic Tells You

These are our calculations on the regulator's published figures.

• Collier runs about 47% above the statewide average for homeowners coverage, $5,534 against $3,757.
• Roughly $2,365, or 43% of the Collier homeowners premium, is the wind component, being the difference between the with-wind and without-wind averages.
• The condominium to single-family gap is about $3,263 a year. The condo unit owner average of $2,271 is roughly 41% of the homeowners average of $5,534.

That third one is the headline for this community. For a buyer weighing a four-story Terrace condominium against a single-family home behind the same Treviso Bay gate, that spread is the single most concrete, sourceable financial difference between the two products. It exists because the association's master policy carries the building and the HO-6 covers only the statutorily carved-out interior, which we walk through below.

Why We Publish No Treviso Bay-Specific Premium

No authoritative source publishes a Naples-specific or community-specific premium, or a premium range by price band, square footage or year built. The county is the finest grain that exists in the public record.

If you want a comparative scenario rather than a quote, OIR runs a CHOICES rate comparison tool with pre-defined model risks by county. Any output from it is a model scenario, not a quote, and should be labeled that way.

The real number comes from a licensed Florida agent running the specific address with a current wind mitigation report and, in the AE zone, an elevation certificate. Everything before that is an estimate.

The CRS Class 5 Discount, and the Part Most Owners Miss

Collier County has participated in the NFIP Community Rating System since October 1992 and holds a Class 5 rating, which earns eligible NFIP policies a 25% discount. Sources: Collier County Floodplain Management and the county's 2026 Flood Protection Newsletter.

Here is the part that matters for the 17.7% of Treviso Bay outside the Special Flood Hazard Area. FEMA states that the CRS discount applies to the full-risk premium for all NFIP policies in a participating community, including policies outside the Special Flood Hazard Area. Source: FEMA Community Rating System.

So an X-zone Treviso Bay owner who voluntarily buys an NFIP policy gets the full 25% off. Preferred-risk X-zone coverage with a 25% discount on top is the cheapest flood protection available anywhere in this community.

The X-Zone Gap Worth Naming

Because it is optional, most X-zone owners do not carry it. That is the unglamorous risk gap in this community and it deserves to be said out loud.

Recall the evacuation finding. Those same X-zone owners are in Evacuation Zone A alongside everyone else. They have the lowest-cost path to flood coverage in the entire community and the least incentive to take it, and they will be told to leave at the same hour as the AE-zone owner across the street.

We are not going to tell you to buy a flood policy; we are not licensed to give that advice. We are going to tell you that the discount applies, that the requirement does not, and that those are two separate facts that people routinely collapse into one.

One further note for completeness: Collier County holds 32 repetitive loss properties countywide, which is part of why it must update its Floodplain Management Plan every five years. Whether any of those 32 are in or near Treviso Bay is not published, and we are not going to imply that they are.

Citizens Property Insurance and the 20% Rule

Citizens is Florida's insurer of last resort, and eligibility for it is narrower than most buyers assume. Citizens may write a new policy only if no Florida-authorized carrier will write it, or if premiums from Florida-authorized carriers are more than 20% higher than comparable coverage from Citizens. Source: Citizens, Get a Policy.

The plain reading: if a private admitted carrier quotes within 20% of Citizens, you are not eligible for Citizens.

The same test runs on the renewal and takeout side. If a private insurer offers comparable coverage at a premium not more than 20% greater than the estimated Citizens renewal premium, the Citizens policy is not eligible for renewal and coverage moves automatically to the new insurer at the end of the term. Source: Citizens depopulation rules.

Two details that matter specifically at Treviso Bay, given how much of this community is seasonally owned. The 20% test applies to non-primary residences as well as primary ones, and the same test applies to residential commercial lines, which is the track a condominium association master policy runs on. Source: Citizens new business eligibility rule.

The Market Has Turned, and the Direction Is Down

This is genuinely different from the story a Naples buyer would have heard three years ago.

Sources: the July 2026 OIR stability report and Citizens' 2026 rate release and depopulation program.

On rates, from OIR's market overview as of July 2026: the 30-day average filed rate request for homeowners is minus 6.9%, against minus 1.4% a year earlier, while the 180-day average is minus 0.2%. The sharp decreases are recent. The market crossed from flat into meaningfully declining during 2026.

OIR has approved twenty-one additional property and casualty insurers to enter Florida's market since the legislative reforms, including a carrier formed specifically for the condominium unit-owner segment.

And the condo-specific signal, quoted from the Insurance Commissioner's office: Florida Peninsula, one of the largest insurers in the state, requested its largest rate decrease in company history, a statewide average decrease of 8.4% for homeowners premiums including an average 12% decrease for condominium owners. Source: Florida OIR.

Citizens' own 2026 rates: an average 8.8% reduction for homeowners multiperil policyholders, at least 2% for all Citizens Personal Lines policyholders, and an average 5.5% reduction for homeowners wind-only. Effective July 1 for new policyholders and at renewal for existing ones. In the Southwest Florida region specifically, Citizens' December 2025 rate filing shows 22,638 policies receiving a decrease, 61.7% of the region's policies, averaging minus 10.1% or minus $318. Source: the Citizens 2026 recommended rate filing.

The January 1, 2027 Citizens Flood Requirement

This is the dated change that directly intersects the flood finding at the top of this page, and almost no competing page carries it.

Citizens is phasing in a flood insurance requirement under section 627.715 of the Florida Statutes, on this schedule. Source: Citizens flood requirement.

What that means at a Treviso Bay address on a Citizens dwelling form, meaning a single-family home, villa or coach home rather than a condominium unit:

• If the address is in the 82.3% AE portion, flood is already mandatory and has been since 2023.
• If it is in the 17.7% X portion, flood became mandatory on January 1, 2026 at $400,000 or more of Coverage A, and becomes mandatory for every policy on January 1, 2027.

Given Naples replacement costs, effectively every non-condominium Citizens policy at Treviso Bay is already captured by the $400,000 rung. The X-zone advantage of "no flood insurance required" is real for a lender, and at Citizens it disappears entirely on January 1, 2027.

Condominium Unit Owners Are Explicitly Exempt

The carve-out matters here because roughly 600 of this community's units are four-story Terrace condominiums.

Citizens states it directly: condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage. The exemption came from House Bill 799 in 2023. Source: Citizens flood coverage law updates.

So a Terrace unit owner at Citizens has no flood requirement at all, regardless of which of the four zones the building sits in. That does not mean the building has no flood exposure. It means the requirement lands on the association's master policy rather than on the unit owner's policy, which is a very different question and one that flows back to unit owners through a different mechanism entirely.

Master Policy Versus HO-6: What Florida Statute 718.111(11) Actually Says

This is the single most important statutory reading for a Treviso Bay condominium buyer, and it is not what most people assume. Full text: Florida Statutes 718.111.

What the association's policy must cover: all portions of the condominium property as originally installed, or replacement of like kind and quality, in accordance with the original plans and specifications, plus alterations made under section 718.113(2).

What the association's policy must exclude: all personal property within the unit or limited common elements, and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments located within the unit boundaries and serving only that unit. The statute says plainly that such property, and any insurance on it, is the responsibility of the unit owner.

Read the operative phrase again: as originally installed, per the original plans and specifications. The master policy rebuilds the building to builder-grade original specification. Everything the owner touched, upgraded or replaced, and the entire interior finish package whether upgraded or not, is the owner's.

Three related provisions a buyer should know:

• 718.111(11)(a)2: replacement cost must be determined by independent insurance appraisal at least once every three years. Ask for it.
• 718.111(11)(g)1: all reconstruction work after a property loss must be undertaken by the association, except as otherwise authorized. An owner may do work on portions of the unit only with prior written board consent.
• 718.111(11)(n): the association is not obligated to pay reconstruction expense for improvements installed by a current or former owner, or by the developer, that benefit only that unit and were not standard on all units, whether or not the improvement sits inside the unit.

The Deductible Is a Common Expense, and That Is How It Reaches You

Section 718.111(11)(j) is the provision that turns a master policy deductible into your problem: all property insurance deductibles and other damages in excess of property insurance coverage under the association's policies are a common expense of the condominium, with a carve-out where the damage was caused by an owner's intentional conduct, negligence or declaration violation.

Florida condominium hurricane deductibles are conventionally a percentage of insured value rather than a flat dollar amount. When triggered, that deductible becomes a common expense and reaches unit owners as a special assessment. We could not find an authoritative source for typical Florida condominium hurricane deductible percentages and we are not going to publish a number we cannot source. Ask the association for the deductible in dollars.

One more provision buyers miss: under 718.111(11)(k) through (m), an association may opt out of the (j) allocation by a majority of total voting interests and allocate repair and reconstruction expense per the declaration instead, and must record notice of the opt-out vote. Read the declaration, not just the statute. Whether the specific Terrace association has opted out is a question with real dollars attached.

Loss Assessment Coverage, and the Trap Inside Florida Statute 627.714

If you buy a condominium at Treviso Bay and read only one statute, read this one. Full text: Florida Statutes 627.714.

Three provisions, all quoted in substance from the statute:

• Subsection (1): a unit owner's residential property policy must include at least $2,000 in property loss assessment coverage for all assessments resulting from the same direct loss, regardless of the number of assessments, with a deductible of no more than $250 per direct property loss. If a deductible was or will be applied to other property loss from the same event, no deductible applies to the loss assessment coverage.
• Subsection (2): the maximum loss assessment coverage that can be applied to any loss equals the owner's limit in effect one day before the date of the occurrence. Changes to the limit made on or after the day before the occurrence do not apply to that loss.
• Subsection (4): every individual unit owner's residential property policy must state that its coverage is excess over amounts recoverable under any other policy covering the same property.

Now the three practical consequences.

$2,000 is the statutory floor, not a typical limit. A percentage hurricane deductible on a four-story Naples building, spread across roughly 30 units, can produce a per-unit assessment far larger than $2,000. Buying up the loss assessment limit is the whole game.

Subsection (2) is the trap. The limit that pays is the limit in force one day before the occurrence. You cannot buy up loss assessment coverage after a storm is named, or after the association votes an assessment, and have it apply. It has to already be in place. That is the single most actionable sentence in this entire section.

The assessment deductible is capped at $250 and waived entirely if a deductible was already applied to your other loss from the same event.

We could not find an authoritative source for typical loss assessment limits carriers offer, so we publish no range. Your agent knows what is available on your form.

Wind Mitigation: The Form Changed on April 1, 2026

Florida's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, was updated effective April 1, 2026, following the Applied Research Associates residential wind loss mitigation study completed in June 2024. Section 627.0629 of the Florida Statutes requires OIR to review and update the credited construction features every five years. Source: OIR wind mitigation resources; the superseded January 2012 revision is here for comparison.

The form is valid for up to five years provided no material changes are made to the structure. It credits nine attributes: building code version at original permit, design wind speed region, roof slope, roof covering, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance or sealed roof deck, and opening protection.

Three procedural rules on that form cost Florida owners real money every year:

• At least one photograph or document must accompany the form to validate each attribute in questions 2 through 9. No photo, no credit.
• A FORTIFIED Home Roof, Silver or Gold certificate may be used to validate questions 4 through 6 and 8 through 9.
• One damaged opening can void the entire opening protection credit. Openings marked as needing replacement do not qualify for wind mitigation rate differentials regardless of the presence or absence of other features.

Knowingly providing a false mitigation form to obtain a discount is a first-degree misdemeanor under section 627.711(7).

The Credit a 2008-Era Treviso Bay Home Most Often Leaves on the Table

Secondary water resistance, question 8 on the form, is the most commonly missed credit on 2008-era Florida production construction, because a sealed roof deck was not standard practice then and typically appears only after a re-roof.

Florida Building Code Residential section R908.7.2 requires a secondary water barrier when a roof covering is removed and replaced, with exceptions for low slopes with continuous roof systems and for clay and concrete tile systems installed per code. Which means the cheapest moment to buy that credit is at the next re-roof, when the deck is already exposed and the barrier is going on anyway.

If you own at Treviso Bay and are planning a roof, get the mitigation inspection scheduled after the work, not before.

Why We Publish No Wind Mitigation Discount Percentage

You will find pages quoting "typical 30 to 45% wind mitigation discounts." We are not going to.

The credit amounts live in each insurer's filed rate manual, not in the mitigation form. OIR's own reference tables, forms OIR-B1-1699 and OIR-B1-1700, are still dated October 2006 and are marked "updates pending" on the OIR site. Citizens' 2026 rate filing states flatly that those credits have become outdated. The whole reason the form was revised in 2026 is that the underlying research found the old relativities wrong.

Publishing a discount percentage today means citing a 2006 table against a 2026 form. The defensible claim is non-numeric: post-2002 code construction with a hip roof and verified impact-rated glazing sits at or near the top of nearly every rating dimension on the form, with sealed roof deck the usual exception, and Florida law requires insurers to give actuarially supported discounts for those features. Say what the form credits, and let the carrier quote the dollars.

Mitigation Funding Programs Worth Knowing

Three state programs, all listed on OIR's wind mitigation resources page:

• My Safe Florida Home, for single-family owners
• My Safe Florida Condo Pilot Program, for condominium associations, which is directly relevant to the ten Terrace associations
• Elevate Florida, the state Division of Emergency Management's residential mitigation program

For Sellers: The Two Reports Buyers Will Ask For

Southwest Florida carriers underwrite off two documents on any home past a certain age: a four-point inspection covering roof, electrical, plumbing and HVAC, and a wind mitigation report on the current OIR form. Buyers and their lenders will ask for both.

Getting the wind mitigation report done before you list is usually the better play. It is inexpensive, it is valid up to five years, and it lets a buyer price insurance accurately during the inspection period rather than discovering a surprise at underwriting and reopening the negotiation. If the report comes back weak on a fixable item, you find out on your own timeline.

On disclosure: Florida's duty to disclose known material defects that are not readily observable applies to prior hurricane damage and to repair history. A prior insurance claim is also visible to carriers through claims history reporting regardless of what anyone discloses. Disclose it, in writing, and let the buyer price it.

This is exactly the kind of pre-list preparation that separates a smooth Treviso Bay closing from a renegotiated one, and it is part of why McGreevy and Comisar have been ranked among the Top 1% Real Estate Agents Nationally Since 2008.

Collier's 50 Percent Substantial Improvement Rule, Explained Properly

Collier County's 50 percent rule applies to every Treviso Bay address: if repair or improvement costs reach 50% of a structure's pre-disaster market value, land excluded, the structure must be brought to current code, meaning raised to current elevation requirements in a flood zone. The denominator is the Property Appraiser's Improved Value plus an administrative 20%.

That denominator makes the threshold easier to trip than most Treviso Bay buyers expect. We are going to explain this rule accurately and then tell you the one thing about it that is not published anywhere, rather than papering over the gap.

The Rule Itself

From Collier County's Substantial Damage Determinations page and its substantial improvement analysis packet:

• The trigger. Substantial damage means total repair cost equal to or greater than 50% of the structure's pre-disaster market value, regardless of the cause of the damage. Land value is excluded from the calculation.
• The consequence. If repairs exceed the 50% threshold, the structure must come into compliance with the Florida Building Code and the Collier County Flood Damage Prevention Ordinance, and specifically must be raised to meet current elevation requirements.
• The governing ordinance. Collier County Ordinance 2019-01, the Flood Damage Prevention Ordinance.

The rule applies to improvement as well as damage. A voluntary renovation that crosses the threshold triggers the same compliance obligation as storm repair does. That is the part homeowners planning a large remodel tend to discover late.

The Denominator Is the Part Almost Everyone Gets Wrong

This is where the rule bites harder than a Naples buyer's intuition suggests.

Collier does not use market sale price. It uses the Improved Value from the Collier County Property Appraiser, meaning the structure only and not the land, and county staff may administratively add 20% to that Improved Value to arrive at a more accurate market value.

Work through why that matters in a community like Treviso Bay. A high land-value Naples parcel carries a comparatively modest structure value on the appraiser's roll. Half of the appraiser's improved value plus 20% is a materially smaller number than half of what the property would sell for. So the 50% threshold is measured against a smaller denominator than a buyer assuming a market-price basis would expect, and it is therefore easier to trip, not harder.

That cuts directly against the intuitive reading, and it is worth stating plainly because the intuitive reading leads people to under-plan a renovation budget.

No Incremental Repairs

Collier's rule is explicit that a property owner cannot make incremental improvements to repair a structure. Where a determination is required, the community must require the applicant to provide an estimate of the costs to fully restore the structure.

You cannot permit 45% this year and 45% next year and avoid the threshold by segmenting the work. The scope of the estimate is the whole restoration, not the portion you feel like doing now.

The Cumulative Look-Back: Not Published, and Here Is Who to Call

This is the highest-risk fact in the entire flood and insurance package, and we are going to handle it by telling you the truth about what we could and could not establish.

Collier County's floodplain management FAQ document states that Collier County has no waiting period once an existing building permit has been finalized through the certificate of occupancy process, and that an improvement or damage repair project must include all planned work within the scope of the permit.

A waiting period is not a look-back period. Those are different concepts, and the county's published language addresses the first without squarely addressing the second. Some Florida jurisdictions apply a cumulative look-back that adds up improvement costs across a rolling one, five or ten year window. Whether Collier County applies a cumulative look-back, and over what window, is not published in any source we could reach.

So we are publishing the rule without a look-back claim in either direction. We are not telling you Collier has one and we are not telling you Collier does not, because we cannot source either statement and this is a question with six-figure consequences on a substantial renovation.

Call and ask before you plan the work:

• Collier County Floodplain Management: (239) 252-2942
• Email: [email protected]
• Web: collier.gov Floodplain Management

Get the answer in writing, tied to your specific address and your specific scope. That honesty is more useful to you than a confident sentence we cannot back, and if you would rather have someone make that call with you, reach us at (239) 898-6072.

Cite the 8th Edition, Not the 6th

A small but telling detail. Collier County's own page on Analysis of Substantial Improvement or Repair of Substantial Damage still cites the Florida Building Code, 6th Edition (2017). The county's current substantial improvement packet and its post-hurricane guidance both cite the 8th Edition (2023).

The county's own page is stale. The 8th Edition (2023) is the code in force. If you are working from a contractor's estimate that references the 6th Edition, the estimate was built from the wrong page.

The Appeal Path

If a determination goes against you, there is a defined route.

• A contractor or owner may submit a permit application demonstrating that the work falls below 50%.
• The first level of appeal is the Collier County Building Official.
• The second level is the Board of Building Adjustment and Appeals.

The appeal turns on the cost estimate, which is why the full-restoration estimate requirement matters so much. The estimate is the case.

What This Actually Means for Treviso Bay Specifically

Treviso Bay's housing stock dates from roughly 2008 forward and was built to the 2007 Florida Building Code or later, and to the flood elevation requirements in force at the time of permit. That changes the practical shape of the exposure.

For most homes here, the realistic risk is not "we would have to lift the house." Post-2008 AE-zone construction was required to be built at or above the base flood elevation in force. The realistic exposure is the repair cost estimate discipline: a substantial damage determination forces a full-restoration cost estimate and a compliance review even where the structure already satisfies its elevation requirement. That is a timeline and paperwork burden more than a structural one.

For the four-story Terrace condominium buildings the calculus is different again. Substantial damage is assessed against the structure, and any resulting compliance work flows through the association as a common expense, which means it reaches unit owners through the assessment mechanism described in the insurance section above rather than through their own permit.

We are not going to publish a claim about whether any particular Treviso Bay building would or would not be substantially damaged in a given event. That determination is made by the county, after the event, on a specific structure, with a specific estimate.

One Number We Deliberately Do Not Publish

We could not find the number of substantial damage determinations Collier County issued after Hurricane Ian. The county publishes the process, not the tally. We are not going to estimate it, and any page that gives you a figure without a county source is guessing.

Milestone Inspections and SIRS: Which Treviso Bay Buildings Are Subject

Ten Terrace condominium associations at Treviso Bay, 20 buildings and roughly 600 units at four habitable stories, are subject to both Florida's milestone inspection law and its structural integrity reserve study requirement. Their SIRS deadline passed December 31, 2025. Milestone inspections are not due until roughly 2038 through 2044.

Every Veranda, every Coach Home and every single-family home at Treviso Bay is statutorily exempt from both, because no building reaches three habitable stories. There is no blanket answer for this community. The answer is per association, and getting it right is the difference between a buyer walking away from a good building and a buyer walking into a bad assumption.

The Two Statutes, and What Each One Triggers On

They are separate laws with separate triggers and they are constantly conflated.

Structural Integrity Reserve Study, Florida Statutes 718.112(2)(g). A residential condominium association must have a SIRS completed at least every ten years for each building three habitable stories or higher per the Florida Building Code. Age is irrelevant. Only story count matters.

Milestone inspection, Florida Statutes 553.899. Applies to buildings three habitable stories or more under condominium or cooperative ownership. The trigger is age: 30 years, then every ten years thereafter, with a local option to shorten it to 25 years.

So one is a reserve funding exercise keyed to building height, and the other is a structural inspection keyed to building age. A building can be subject to both, one, or neither.

Terrace I Through X Are Subject to Both

Twenty buildings, roughly 600 units, four habitable stories each. This is verified three independent ways, not asserted.

• Collier County's own milestone registry contains exactly 20 records inside the Treviso Bay envelope, and all 20 are Terrace buildings. Queried both by name and by pure spatial envelope, both returns are identical. Zero Coach Home, Veranda or Townhome records appear. A countywide search of the county's buildings-by-year list for those product names returns nothing anywhere in Collier County. See the county's Milestone Inspections program and its milestone buildings by year list.
• Collier's authoritative site address point data, which encodes unit numbers as building, floor and unit. A Terrace building on Acqua Court records units 111 through 118, 121 through 128, 131 through 138 and 141 through 146, which is 30 units across four floors. A Veranda on Venezia Circle records 1111 through 1116 and 1121 through 1126, which is 12 units across two floors. A Coach Home on Casoria Court records four units across two floors. The highest floor tier in every Terrace building is four.
• The CDD's own FY2027 adopted budget literally labels the Terraces "4 Story Condominiums" in a document adopted in May 2026, and counts Coach Homes at 194, two-story condominiums at 203 and four-story condominiums at 599.

Three separate county and district datasets, one answer. The Terraces are four habitable stories.

The SIRS Deadline Has Already Passed

Section 718.112(2)(g)7 keys off association age, not building age. Associations existing on or before July 1, 2022 and controlled by unit owners had to have a structural integrity reserve study completed by December 31, 2025, and the statute adds a hard stop: in no event may the study be completed after December 31, 2026.

Every Terrace association at Treviso Bay was formed between 2012 and 2017, all of them well before July 1, 2022, and all are unit-owner controlled. Each of Terrace I through Terrace X was therefore required to have a completed SIRS on file by the end of 2025, which is roughly seven months ago as of this writing.

A related lock that buyers should understand: under section 718.112(2)(f)2.b, for budgets adopted on or after December 31, 2024, those associations can no longer vote to waive or reduce reserves for SIRS items. The waiver route that Florida condominium boards used for decades is closed for these components.

The Nine Mandatory SIRS Components

The statute specifies what the study must cover, which is why the SIRS is the single most useful document a Terrace buyer can read:

• Roof
• Structure, including load-bearing walls and other primary structural members and systems
• Fireproofing and fire protection systems
• Plumbing
• Electrical systems
• Waterproofing and exterior painting
• Windows and exterior doors
• Any other item with deferred maintenance or a replacement cost exceeding $25,000 whose failure would affect any of the above

Note what that list means in practice. The SIRS is the authoritative answer to "how old is the roof and what will it cost to replace," for these buildings, with estimated remaining useful life and replacement cost. No portal has that. The association does.

Milestone Inspections: 2038 Through 2044, Not Now

All 20 Terrace buildings appear on Collier County's registry with an application status of "Not Due." Their due years, by association:

The oldest certificate of occupancy anywhere in Treviso Bay is March 4, 2013. No building in this community has reached 25 years of age. No milestone inspection is currently due at Treviso Bay, and none has been performed.

That is twelve to eighteen years of runway, and in a Naples market where buyers have watched post-Surfside milestone assessments hit older coastal condominium stock, it is a genuine and defensible advantage of newer construction.

Collier's 25-Year Coastal Trigger Is a Local Option, and Collier Exercised It

Here is a correction worth publishing, because a great deal of secondary content gets it wrong.

The 25-year milestone trigger is not automatic and not statewide. Section 553.899 makes it a local option: the local enforcement agency may determine that local circumstances, including environmental conditions such as proximity to salt water, require a milestone inspection by December 31 of the year the building reaches 25 years of age. Many sources state a flat "25 years if within three miles of the coast" as though it were the statute. It is not.

Collier County has exercised the option. The county's own milestone program applies a 25-year age trigger within three miles of saltwater and a 30-year trigger beyond three miles, implemented through Collier County ordinances 2022-42, 2023-41 and 2024-48. See the county's ordinance 2023-41 and its published saltwater buffer map.

Treviso Bay sits inside that three-mile saltwater buffer, confirmed two ways: a spatial test of a Terrace building location against Collier's own published buffer polygon layer returns an intersection, and independently, every Treviso Bay due date on the county registry equals certificate of occupancy year plus 25. Given the Rookery Bay adjacency, that is exactly what you would expect.

So the 25-year trigger governs here, not 30, and the 2038 to 2044 dates above already reflect it.

One further statutory note for accuracy: the 2025 substantive changes to sections 553.899 and 718.112, including the shift from "three stories" to "three habitable stories," came through chapter 2025-175. House Bill 913 of 2025 is a community association manager licensure bill and is not the milestone or SIRS vehicle, despite being cited that way in a fair amount of circulating content.

Everything Else Inside the Gate Is Exempt

The four Veranda associations, both Coach Home associations, the Prima Way groupings and every single-family neighborhood at Treviso Bay are not subject to either statute.

The basis is straightforward. SIRS does not apply to buildings of fewer than three stories, per 718.112(2)(g)5. Milestone inspection under 553.899(4) does not apply to single-family, two-family, three-family or four-family dwellings with three or fewer habitable stories, and chapter 718 applies only to condominium associations in the first place.

Verified by the same datasets: two-floor unit numbering in the county's address point data for both Verandas and Coach Homes, and complete absence from Collier County's milestone registry.

Put the whole community in one frame. Ten of sixteen sub-associations, roughly 600 of 1,431 units, about 42% of Treviso Bay, are subject to both statutes. The other six sub-associations and every single-family home are statutorily exempt because no building reaches three habitable stories.

Completion Status Is Not Publicly Searchable, and We Will Not Assert It

Whether each Terrace association has actually completed its SIRS is not verified, and we are not going to assert it in either direction.

SIRS reports are filed with the Florida Department of Business and Professional Regulation's Division of Condominiums under section 718.112(2)(g)12. They are not recorded in county land records, so they would never surface in a Collier Clerk search. We searched the county clerk, county government, county property records, and local news, and found no SIRS, milestone report or related special assessment for any Treviso Bay association.

That is absence of evidence, not evidence of non-compliance. The obligation exists and its deadline has passed. Whether a given association met it is a question you ask the association, in writing, during your inspection period.

Enforcement and Disclosure Provisions Buyers Should Know

The statute puts real teeth behind the SIRS requirement, and each provision is also a document request.

• Willful and knowing failure to complete a SIRS is a breach of the officers' and directors' fiduciary duty.
• An officer or director must sign an affidavit acknowledging receipt of the study.
• Within 45 days of receipt, the association must distribute the study or a notice of its availability to every owner.
• Within 45 days, the association must file a completion statement with the division.
• Under 718.112(2)(g)4.c, the association must obtain an updated SIRS before adopting any budget in which reserve funding does not align with the funding plan from the most recent study.

That last one is the sharpest diagnostic in the entire statute. If the current budget's reserve funding does not match the SIRS funding plan and no updated study was obtained, the association adopted a budget it was not permitted to adopt. That is a red flag, and it is checkable from two documents you can request in an afternoon.

The Treviso Bay Condominium Buyer's Document Request List

Every item here is statutorily grounded, and a competent buyer's agent should be requesting all six as a matter of course.

1. The completed SIRS, plus the officer or director affidavit acknowledging receipt, under 718.112(2)(g)10.
2. Confirmation the association filed its completion statement with the division within 45 days, under (g)12.
3. Whether the current budget's reserve funding aligns with the SIRS funding plan. If it does not, the association was required to obtain an updated study before adopting that budget, under (g)4.c.
4. The independent replacement cost appraisal, no more than three years old, under 718.111(11)(a)2.
5. Whether the association has opted out of the 718.111(11)(j) deductible allocation, under (k) through (m).
6. The master policy hurricane deductible in dollars, and the resulting per-unit assessment exposure, then size the HO-6 loss assessment limit against it before any occurrence, under 627.714(2).

Six documents. All obtainable. All decisive. And none of them are on any listing portal, which is precisely the point of buying a Treviso Bay condominium with someone who knows to ask for them.

Leasing Rules at Treviso Bay: Thirty Days, Four Leases, and No Tenant Amenity Access

Treviso Bay allows leasing, but on a tight leash: a 30-day minimum term, a maximum of four leases per calendar year, the entire unit only, and a lease filed with the management office 15 days before it starts. Tenants get no amenity access at all unless the owner buys a separate Transfer Application.

This is the single most-asked question we field about Treviso Bay, and it is also the question the internet answers worst. Below is the rule as the Master Association itself writes it, sourced from the association's own published documents rather than from a rental listing or a portal summary.

The Master Association's Lease Conditions, Word for Word

The Treviso Bay Property Owners Master Association publishes its Conditions of Lease Approval in its owner FAQ, which is hosted on the association and club document domain at tpctrevisobay.com. The operative text reads:

"No portion of a unit, other than the entire Unit, may be rented. Each lease must be for a minimum period of one (1) month or thirty (30) days, whichever is less, but no more than four times in any one calendar year. All rentals must be filed with the Management Office fifteen (15) days prior to the start of the lease."

And, in the plain-English headline of the same document:

"Yes, you can rent your property for a minimum of 30 days, no more than four times annually with the approval of the Master Association."

Four separate constraints are stacked in those two sentences, and each one matters to a different kind of buyer:

• Entire unit only. You cannot rent a room, a casita, or a guest suite separately. The whole dwelling goes or nothing goes.
• Thirty-day minimum. Weekly and nightly rentals are off the table.
• Four leases per calendar year, maximum. The cap is on the count of leases, not on the total number of nights.
• Filed 15 days prior. The lease has to reach the Management Office two weeks before the tenant arrives, not on the day of.

Every one of those four is verified from the association's own current FAQ. None of it is our interpretation.

Why the "Whichever Is Less" Clause Confuses Everybody

The phrase "a minimum period of one (1) month or thirty (30) days, whichever is less" is internally odd, and it trips up buyers who read the governing documents closely. A minimum stated as "whichever is less" functionally lands somewhere between 28 and 30 days depending on which month you are in.

We publish it as a 30-day minimum, because that is the number the association uses in its own plain-English headline in the same document, and because 30 days is the number that appears in the transfer schedule that governs whether the tenant can use anything. If you are underwriting a Treviso Bay purchase on rental math, do not build a model on a 28-day reading of that clause. Get the recorded declaration for your specific building and read it yourself, or call us at (239) 898-6072 and we will pull it for you.

Four Leases Per Calendar Year, and What Happens if You Try a Fifth

This is where Treviso Bay is more specific than most Naples communities, and the specificity is published rather than implied. The Treviso Bay Master Rules and Regulations dated 2/9/2025 carry a Fine and Suspension Policy that enumerates infractions by tier, and "Unauthorized leasing of units by owner" is listed by name as a Moderate Infraction.

The stated penalty for a Moderate Infraction is up to 60 days suspension of use rights and/or a fine of $100.00 per infraction. A second instance doubles the suspension, adds the $100 fine, and shuts off the gate transponder. A third instance triples the suspension, shuts off the transponder, and adds the fine again.

That is a real, published enforcement path with a named penalty attached to a named violation. Most community pages describe rental caps as if they were suggestions. At Treviso Bay the rule has teeth, the teeth are written down, and the escalation ends with your car not opening the gate.

The Transfer Application: What a Treviso Bay Tenant Actually Pays

Here is the fact that surprises the largest number of buyers. A Treviso Bay tenant does not automatically get access to the amenities. Renting the home conveys the home. It does not convey the pool, the fitness center, the tennis courts, the dining rooms, or owner-level gate access.

To give a tenant any of that, the owner files a separate Transfer Application with the Management Office at least 15 days before the transfer starts, along with a copy of the lease and identification for the tenants. The 2026 Annual Fee Sheet, revision dated 5/11/2026 and published at tpctrevisobay.com, prices the transfer by duration:

The social transfer is mandatory if the tenant is to use anything. The golf transfer is a separate optional $250 on top, and it applies only where the property carries deeded golf in the first place. Comparing the 2024 fee sheet to the 2026 sheet, the social transfer tiers have not moved at all, and the golf transfer has held at $250. That is a rare piece of fee stability in this community, and it is worth knowing.

The Clause Investors Miss: Your Own Club Privileges Are Rescinded

The Master Rules put it plainly in the Member, Guest, Transfer Privileges section:

"During the period specified on the member transfer form (minimum of one month), the owner's privileges are rescinded."

The owner FAQ says the same thing in softer language: "Owners are asked not to use the facilities except as a guest of the transfer owner during this period."

Read that twice if you are contemplating a seasonal rental. If you lease your Treviso Bay home from January through March and transfer privileges so the tenant can use the club, you cannot use the club during those months either, except as your own tenant's guest. The rules also state that "the transferee must be residing in the unit for which the privileges are transferred," and that "any transfer which is not in accordance with the policies outlined above will be rescinded immediately."

For an owner who spends part of the season in Naples and rents the shoulder months, this single clause can change the entire ownership plan. It is published, it is enforceable, and it appears on almost no other page about this community.

The Master Rule Is the Floor, Not the Whole Rule

This is the most important nuance on the entire leasing question, and it is the one that separates a Treviso Bay single-family buyer from a Treviso Bay condominium buyer.

Single-family owners answer to the Master Association's 30-day, four-per-year rule and nothing else at the neighborhood level. Terrace, Veranda, and Coach Home owners answer to the master rule plus their own condominium association's rental rules, which are frequently stricter.

The 2024 owner FAQ published by the association lists 18 named sub-associations inside the gate, and those associations are run by six different management companies. Tropical Isles manages eight of them. Resort Management manages five. Ability Management runs two, Newell Property Management runs one, and Sentry Management runs one, while ICON Management Services runs the Master Association itself.

Six management companies inside one gate is a genuine structural fact about Treviso Bay, and it is exactly why "check the rules for your specific building" is not boilerplate here. Those individual condominium declarations are not published on any public association site. They have to be pulled from the Collier County Clerk's official records or requested from the managing agent for that specific building.

We do not publish per-building minimum lease terms, per-year caps, or sub-association approval fees, because the association does not publish them and we will not guess at them. If you are shopping a Terrace condominium as a rental play, the master FAQ is not your answer. That building's recorded declaration is.

Airbnb, VRBO, and Why Treviso Bay Is Not a Short-Term Rental Market

The 30-day floor answers this question by itself. A nightly or weekly listing on any short-stay platform would violate the Master Association's lease conditions on its face, and unauthorized leasing is an enumerated Moderate Infraction with a published penalty.

Layer the four-lease annual cap on top and the arithmetic closes the door entirely: even at the theoretical maximum of four leases, each at least 30 days, Treviso Bay is a monthly and seasonal rental market, not a short-stay market. Collier County's own vacation rental regulations apply on top of the association rule, and the stricter of the two governs.

If short-term rental income is central to your investment thesis, Treviso Bay is the wrong community, and we would rather tell you that before you write an offer than after.

Background Screening at Treviso Bay: What Is and Is Not Published

Several third-party pages assert that Treviso Bay requires a criminal background check on tenants. We could not source that requirement to any association document. It does not appear in the 2/9/2025 Master Rules, the 2025 owner FAQ, the 2024 owner FAQ, the 2026 fee sheet, the resale application, or the new member packet.

We are not going to state that a background check is required, and we are not going to state that one is not required. What we can say honestly is that the Master Association's published lease conditions do not specify a background screening requirement, and that individual condominium sub-associations commonly impose their own screening and approval process. Confirm it with the neighborhood association manager for the specific building you are considering.

A $250 Sub-Association Delinquency Can Shut Off Gate Access

The Master Rules carry a Sub Association Suspension Policy that most buyers never see. A sub-association may ask the Master to suspend privileges for a delinquent address when three conditions are met: the delinquency exceeds $250.00, it is more than 90 days old, and the request goes to the Treviso Bay POMA General Manager or Assistant General Manager with the address, owner names and contact information, delinquency amount, and a sub-association contact.

The rules then state that "suspension will include disabling of all transponders associated with the delinquency address." The sub-association has to notify the Master within 10 business days once the delinquency clears.

Translated into plain English: a $250 arrears at your Terrace condominium, aged 90 days, can result in the gate transponder being killed for your address. For an owner who leases, that means the tenant is at the gate with no working transponder over a bill the owner may not have known was outstanding. This is a genuine buyer-risk fact and it is published in the association's own rules.

Gate Access for Treviso Bay Tenants

Transfer members, which is the association's term for tenants who hold a valid transfer, "can purchase a gate transponder at the main office during business hours only," and those transponders "will only be active for the duration of the transfer period."

For context on how owner access works alongside it: owners are entitled to two free transponders covering two vehicles, transponders are registered by vehicle and affixed to the windshield by management personnel, and the association's transponder form notes it can take up to 24 hours for a transponder to activate. Owners arriving in rental cars can get a free affixed transponder during business hours, and that transponder terminates one day after the rental agreement end date.

Guest authorization runs through GateAccess.net using community code TRVB, or by voice authorization at the association's dedicated guest line. Owners can maintain both a permanent guest list and a vendor list for recurring service providers.

Owners Are Accountable for Tenant Conduct

The Master Rules' Code of Conduct is direct about where the liability sits:

"Owners are responsible and accountable for the behavior and conduct of their tenants, guests, and invitees."

The rules then cite the statutory basis: "Under Section 720.305, Florida Statutes, the Homeowner Associations can fine or suspend the Owner for either his/her own violation or the violation of his/her tenant, guest, Invitee, or other licensee occupying the Unit or performing services for the Owner." The text of that statute is published by the Florida Legislature at flsenate.gov alongside the related condominium provisions.

If your tenant speeds through the gate, parks overnight in the street, or lets a dog off leash at the pool deck, the fine and the suspension attach to you.

Dress Codes, Pets, and the Treviso Bay Rules That Are Actually Published

Treviso Bay publishes detailed, enforceable dress codes for golf, tennis, fitness, the pool, and smoking, and it publishes a mandatory pet registration and a verbatim list of places animals may not go. It does not publish a clubhouse and dining dress code beyond "proper attire," and it does not publish pet weight or breed limits. We separate the two below.

The Clubhouse and Dining Dress Code Is Not Published, and We Will Not Invent One

The Master Rules and Regulations contain a section titled "Dining and Facilities Attire and Courtesy Guidelines." What that section actually establishes is a general standard of proper attire for the particular area rather than a garment-by-garment code for the main clubhouse and the dining rooms.

We looked for a published clubhouse and dining dress code across the association's rules, both editions of the owner FAQ, the new member packet, and the club's own public pages. It is not there. Rather than fill the gap with a plausible-sounding "jackets not required, denim permitted after 5" paragraph that we would be inventing, we are telling you plainly that the Association does not publish one, and pointing you to where you can get it: the Treviso Bay Management Office at (239) 302-5738, or the club's own contact page.

What we can tell you is that dress code violations are an enumerated Minor Infraction in the Fine and Suspension Policy, so whatever the dining standard is in practice, it is enforceable. And the codes that are published are unusually specific, which is what follows.

The Golf Dress Code at Treviso Bay: Collared Shirts and a 17-Inch Outseam

The golf dress code is fully verified and quotable from the 2/9/2025 Master Rules. Collared shirts are required. Jeans, gym shorts, tank tops, and cut-offs are prohibited. And the rule that gets quoted back to us most often:

Shorts must be at least 17 inches on the out-seam.

Seventeen inches on the outseam is a real, measurable standard, not a vibe. It is the kind of rule that exists because someone once argued about it. If you are buying into one of the 825 deeded-golf properties at Treviso Bay, that is your standard on the tee sheet, and the course details are published on the club's own golf page.

Tennis Attire at Treviso Bay

The tennis code is equally explicit. Proper tennis attire and smooth-soled shoes are required, and the rules enumerate what does not qualify:

"Undershirts, cut-offs, bermudas, jams, midriffs, bathing suits, jeans, gym shorts, running shorts, cargo shorts, halter-tops and aerobic wear are not considered proper tennis attire."

Smooth-soled shoes are not a style preference. Har-Tru courts are damaged by tread patterns designed for hard courts, so that clause is a maintenance rule wearing a dress-code hat.

Fitness Center Attire at Treviso Bay

The fitness center standard, verbatim from the Master Rules:

"athletic closed toe and heel, non-marking athletic shoes, unaltered shirts that cover the entire chest, stomach and back."

Note "unaltered." A shirt with the sleeves cut off does not satisfy the rule even if it started life as a legitimate athletic shirt. Note also "closed toe and heel," which rules out slides and flip-flops on the gym floor.

Pool Attire at Treviso Bay

The pool code is short and specific:

"Bathing suits or proper bath attire only, thongs are not permitted. No cut-offs in the pool are allowed."

Cut-off denim in a pool is a filtration problem as much as an aesthetic one, which is presumably why it is called out by name. The pool rules also carry a supervision standard for minors, covered further down in the schools section, plus a requirement that children who are not toilet trained wear snug-fitting swim diapers, and a prohibition on glassware in the pool area.

Sleeveless Tops, Collars, and Where the Standard Bites

One clause worth pulling out on its own, because it is the one that catches people relocating from a less formal club: sleeveless tops must have a collar. That is the published standard, and it applies where the attire guidelines govern. Combined with the 17-inch outseam rule on the golf side and the "unaltered shirts" rule in the fitness center, the pattern across Treviso Bay's published codes is consistent. The association writes its dress standards as measurable specifications rather than as tone.

Smoking Inside the Gates of Club Rilassare

Verbatim from the Master Rules:

"There is no smoking permitted within the gates of Club Rilassare. Outside of the gates you will find benches and smokers poles that are designated smoking areas."

That is a full smoke-free perimeter around the secondary clubhouse and its pool deck, with designated areas outside the gates. It is a published, enforceable rule and it is a genuine amenity-quality fact for a buyer who cares about it in either direction.

Pets at Treviso Bay: Registration Is Mandatory

Here is what is verified about pets at Treviso Bay.

Registration is mandatory. The association's new member information packet states plainly: "All Pets must be registered with the Management Office." The Pet Registration Form is a required item on the new-owner checklist, and the form captures Pet Name, Age, Weight, Breed, Gender, and Description, plus an acknowledgement that the owner is aware of the association's rules regarding pets and agrees to abide by them.

Leash and clean-up rules apply. "Dogs must be kept on a leash and in control by their owner. Please pick up after your pet."

Enforcement is two-tiered and both tiers are enumerated. "Pets off leash" is listed as a Minor Infraction. "Physical attack by dogs resulting in bodily injury" is listed as a Severe Infraction, carrying up to 90 days suspension of use rights, a $100 fine, gate transponder shut-off, restitution, and possible law enforcement referral.

That two-tier structure tells you something useful. The association distinguishes between an unleashed dog and a dangerous one, and it prices them very differently.

Where Animals Are Not Permitted at Treviso Bay, Verbatim

From the Assistance Animals section of the 2/9/2025 Master Rules:

"Animals, except for ADA compliant trained service animals, are not permitted in the Clubhouse, restaurants, fitness center, pool area, on the tennis courts, pickleball courts, bocce courts, or inside any indoor common property of the Association."

That is the full published exclusion list, quoted rather than summarized, and it is comprehensive. The older club rules restated in the new member packet carry a consistent version: "No pets are allowed in the pool area."

Treviso Bay is not a community where a leashed dog joins you on the clubhouse terrace. The rule is written broadly and it names the amenity areas individually.

Pet Weight and Breed Limits at Treviso Bay Are Not Published

This is one of a short list of topics where the honest answer is that the Association does not publish it.

The Pet Registration Form captures weight and breed, which is a reasonable indication that weight and breed criteria exist somewhere in the governing documents. We could not source them. They do not appear in the Master Rules, either edition of the owner FAQ, the fee sheets, the resale application, or the new member packet.

We are not going to publish a number we cannot source, and we are not going to affirmatively state that no limit exists either, because that would be equally unsupported. What we will tell you is where the answer lives: pet count, weight, and breed limits at Treviso Bay are customarily set at the neighborhood level in the recorded condominium or neighborhood declaration, and those differ by association. Pull the declaration for the specific building or subdivision from the Collier County Clerk's official records, or ask us and we will pull it as part of the due diligence on your offer.

That is a better answer than "two pets, 40 pounds," which is what a page that does not do the work will tell you.

Assistance Animals and Reasonable Accommodation

The Master Rules devote a full section to assistance animals, and the language tracks federal fair housing requirements closely. The association states that when a resident or guest with a disability requests a reasonable accommodation for an assistance animal, the association must determine whether the animal provides assistance needed to afford that person an equal opportunity to enjoy living in the association. The rules further state that "the Association will not ask about the nature and severity of the person's disability, except as otherwise permitted by the FHA," and that for an emotional support or similar assistance animal the association "will in most instances require a written statement from a health care practitioner."

ADA-compliant trained service animals are carved out of the amenity exclusion list quoted above. Assistance animal requests run through the reasonable accommodation process rather than the general pet rule.

Quiet Hours at Treviso Bay: 11 PM to 7 AM

Grounded in Declaration Section 2.5, which the association cites for the right of quiet enjoyment, the Master Rules define quiet hours as 11:00 pm to 7:00 am. During those hours residents may not play loud music or television, hold loud parties, engage in loud conversations, or allow other excessive noise.

The escalation instruction is unusually direct and worth knowing before you need it:

"If a resident has already politely approached a neighbor to lower noise levels (always the friendlier method) or chooses not to and needs to call the authorities in order to have TB's Quiet Hours enforced, they are to call 911 for the Collier County Sheriff's Office to intervene. Treviso Bay staff, Guardhouse or Roaming Patrol are not to be called as they are not equipped or trained to deal with such matters."

The rules also note that Collier County ordinances set stricter noise limits than the association's own window. Quiet hours violations are an enumerated Minor Infraction.

Membership Cards and Guest Registration

Membership cards "are to be carried at all times while on TB property," and "loaning ID cards to non-members is prohibited." The Guest Policy defines an "Adult Child" as a child of a member over the age of 21 and provides an Adult Child Membership Card for unaccompanied amenity access, with the owner required to register the adult child at the office before arrival. An adult child cannot invite guests to use the facilities except for their own minor children, and the adult child provision does not extend to golf privileges.

Guest access at the gate runs through GateAccess.net with community code TRVB or through the association's voice authorization line, as described in the leasing section above.

Enforcement at Treviso Bay: Minor, Moderate, and Severe Infractions

Treviso Bay operates a three-tier disciplinary framework published in its 2/9/2025 Master Rules and Regulations: Minor, Moderate, and Severe Infractions, each with an enumerated list of violations, a named penalty, and an escalation ladder that ends in gate transponder shut-off. Very few Naples communities publish their enforcement structure at this level of detail.

The Statutory Ceiling: $100 Per Violation and a $5,000 Cap

The association states its own limits verbatim:

"Florida Statute allows for fines of up to $100 per violation and $100 per day in the case of a continuing violation(s), and subject to a $5,000 limit per our Declarations."

It also discloses that the Board may pre-authorize a fine schedule: "The Master Board of Directors may establish a set schedule of fines and suspensions that may be automatically imposed without the need for a Board meeting to specifically impose the fine or suspension on the particular owner for the violation. The person shall still be afforded a fining/suspension hearing to contest the fine or suspension, (Declaration 10.3)."

So fines can issue automatically against a published schedule, and the hearing right survives. Both halves of that are worth understanding before you get a letter.

Minor Infractions at Treviso Bay, Enumerated

The Master Rules list Minor Infractions by name:

• Creating a nuisance
• Parking violations
• Violating the bicycle, pedestrian, vendor, or golf cart policies
• Directing or reprimanding staff in their duties
• Violating quiet hours
• Public disturbance
• Pets off leash
• Use of profane language in a public setting
• Failing to comply with refuse disposal rules
• Failing to comply with ARC policies, including landscaping, maintenance, and unauthorized decor
• A verbal disagreement between two members that violates the governing documents
• Dress code violations

Note the third item on that list. "Directing and/or reprimanding staff in their duties" is a written, enumerated infraction at Treviso Bay. That is a striking rule and it tells you something real about how the association intends the club to operate.

Minor Escalation, and How a Minor Becomes a Moderate

The published ladder for a Minor Infraction:

1. First instance: General Manager discretion, which may be a friendly reminder, a warning letter, or mediation.
2. Second instance within six months: another letter.
3. Third instance within six months: the matter is reclassified as a Moderate Infraction and the gate transponder is shut off.

Three landscaping letters inside six months is not three letters. It is a Moderate Infraction and a dead transponder. That reclassification mechanic is the part buyers most often miss.

Moderate Infractions at Treviso Bay, Enumerated

The Master Rules list Moderate Infractions by name:

• Unauthorized leasing of units by owner
• Damage to amenities, with restitution at the owner's expense
• Verbal abuse or threats to a member or staff
• Harassment, including unwelcome sexual advances
• Public lewdness
• Observed physical impairment requiring removal from a common area
• Failure to adhere to management's repeated requests to cease inappropriate behavior

Penalty: up to 60 days suspension of use rights and/or $100 per infraction. Second instance doubles the suspension, adds $100, and shuts off the transponder. Third instance triples the suspension, shuts off the transponder, and adds the fine.

Unauthorized leasing sitting in the same tier as verbal abuse of staff is a deliberate signal about how seriously the association treats the rental cap.

Severe Infractions at Treviso Bay, Enumerated

The association's definition is categorical: "any violation of County, State or Federal law and/or code is automatically deemed Severe." The enumerated examples include crimes against persons, menacing with weapons, physical attack by dogs resulting in bodily injury, sexual or civil rights abuse, theft, and significant property damage.

Penalty: up to 90 days suspension of use rights, $100 per infraction, gate transponder shut-off, restitution, and legal consultation, doubling and tripling on repeat instances.

The Speeding Policy: Class 1, Class 2, and Class 3

Treviso Bay's speeding policy is one of the most distinctive operational facts in the community's entire rule set, and it is almost certainly absent from every competitor page. It classifies violations by measured speed and escalates to household-wide gate suspension.

Note the word "household." At Class 2 and above, repeat violations suspend transponders across every vehicle registered to the property, not just the offending car.

The Anti-Circumvention Clause

The association anticipated the obvious workaround and wrote a clause for it:

"Members that have their transponder(s) suspended are prohibited from using any outside device not issued by TBMA to operate any access gate. If any outside device is used yours and any other Transponder associated with the household, shall be suspended for four (4) additional months and you will be fined $100 per incident."

There is also a vendor carve-out: "Property Owners will not be held responsible for violations incurred by vendors. Employees are held responsible through progressive discipline up to and including termination of employment."

Parking Enforcement at Treviso Bay

The Master Rules authorize management "to ticket illegally parked cars, photograph violator license plates/vehicles and retain such documentation in the management office, who maintains a log of all offenses."

The general parking ladder:

"Fine is due within 14 days, or transponder will not be returned to member/guest until the fine is paid." Handicap-space violations and parking within 15 feet of a fire hydrant run a harsher ladder that starts at $50 on the first offense.

Prohibited parking is enumerated: overnight on a street other than the designated spots on Trevi Court, within 20 feet of a painted crosswalk, in a driveway blocking a sidewalk, blocking a driveway, in front of garbage dumpsters, in loading zones, and on grass. Vehicles parked in the designated Trevi Court spots must be moved no less than once every 48 hours, and long-term street parking is not allowed anywhere.

One clarification worth making, because a careless page gets it wrong: license plate photography for parking enforcement is verified, but gate-mounted automatic license plate readers are not. No association document we obtained mentions LPR or ALPR infrastructure at the entry. We do not claim Treviso Bay has plate-reader gates.

The Seasonal Parking Placard at Club Rilassare

This is a season-specific detail that tells a buyer a great deal about in-season amenity load. At Club Rilassare, between December 26 and April 30, from 9:00 am to 7:00 pm, golf carts, motorcycles, scooters, and vespas must park in the designated Golf Cart Parking Area. Between December 26 and January 1, and then on Thursdays through Sundays from January 1 to April 30, the two parking areas are reserved for residents and minimal staff holding a parking placard.

Placards are issued by the Management Office with a limit of one per property, they are registered to the property, and a lost placard costs $100 to replace. In peak season, parking at Treviso Bay's resort clubhouse is placard-controlled and each home gets one.

Roof Cleaning: A Published, Enforced Single-Family Obligation

The Master Rules contain a dedicated Single Family Home Roof Cleaning policy grounded in Section 5.8 of the Amended and Restated Declaration of Covenants, which gives the Association the right to repair any structure or improvement that "constitutes a safety hazard or nuisance, or is unsightly, or in a state of disrepair," on no less than five days' notice.

The process is specific:

• Every October and November, the Community Property Manager and House Committee Neighborhood Captains conduct visual roof observations.
• A flagged roof is "independently reviewed by two of the other eight NCs." If all four individuals agree the roof needs cleaning, the Property Manager formally notifies the homeowner.
• The homeowner has 45 days from notification to resolve it.
• An appeal is a written response to the management office within the same 45 days, decided by the General Manager.
• If the roof is not cleaned and the appeal fails, the fining and suspension procedure runs, and ultimately "the Association will proceed and clean the roof at the expense of the homeowner."

Hiring the cleaner is the homeowner's contract, and the homeowner is responsible for verifying the vendor carries liability and workers' compensation insurance.

If you are buying a single-family home at Treviso Bay, budget an annual roof cleaning and expect a real inspection every fall. This is not a dormant covenant.

For Sale and For Rent Sign Rules at Treviso Bay

Sellers should know this before they list, because the rules are strict and the penalty is per day.

The Master Rules prohibit "signs, banners, billboards or advertisements of any kind" anywhere in the community, including in windows and on motor vehicles, with a narrow exception: one oval "For Sale" or one oval "For Rent" sign, no larger than 10 inches high by 18 inches wide, dark green background with white lettering, conforming to the declaration's Exhibit D. Telephone number lettering may not exceed 4 inches. The homeowner or brokerage name may not exceed 2 inches. The owner purchases the sign and the signpost.

• Single-family homes and villas: one oval "For Sale" sign in front, no closer than 15 feet from the street pavement.
• Condominiums: one oval "For Sale" sign.
• All product types: one "For Rent" sign, in one window only.
• All signage must be removed upon signing of a contract.
• No "Sale Pending" or "Sold" signs are allowed.
• Individual neighborhood associations may impose additional restrictions.

The penalty is severe and it is not hypothetical: the Declarant, the Club, a CDD, or a Neighborhood Association may enter the property, remove the sign, "levy a fine of $100.00/day for each day's violation and suspend the violators use of privileges of the community common areas."

Open House Rules at Treviso Bay

Open houses are permitted, on a schedule, with association signage only:

• Open houses may only be held Saturday and Sunday between noon and 5:00 pm.
• Each open house must be registered with the Administration Offices no later than 12 pm on Friday. An approved list with addresses, agent names, and a community map is given out at the guard gate on the day.
• Only Treviso Bay open house signage is permitted, purchased in the clubhouse administrative offices Monday through Friday, 9 am to 5 pm.
• The sign spec is fixed: 18 inches high by 24 inches wide corrugated plastic, printed both sides, on a 4-by-10-inch wire stake frame, carrying the Treviso Bay logo and the words "Open House" with an optional directional arrow. No agent name and no brokerage name.
• Maximum three signs, one at the subdivision entrance, one at the intersection before the property, and one at the property, and the first two only if no other open house has already posted there.

Any agent who tells you they will blanket the community with directional signs on a Sunday has not read the rules. Working inside them is part of what our clients pay us for, and it is a small illustration of why McGreevy and Comisar have been ranked among the Top 1% Real Estate Agents Nationally Since 2008.

Due Process: How a Treviso Bay Fine Actually Gets Imposed

The published process:

1. A written complaint goes to the General Manager.
2. The GM investigates, interviews witnesses, obtains signed written statements, and reviews photos and video.
3. Minor matters may be resolved verbally with a written withdrawal of the complaint.
4. Non-minor matters are referred to the Governance Committee.
5. The Governance Committee recommends to the Board.
6. The Board must hold a properly noticed meeting, with notice posted at least 48 hours in advance, with the agenda item naming the specific property address, and must act by motion and second.

The rules close with an important protection: "Suspension of use rights shall in no way impair the Member's right of access to, and use of, his own property in a manner consistent with the Governing Documents." A suspension takes away the club. It does not take away your home.

What Treviso Bay Does Not Publish About Vehicles and Storage

Buyers ask us regularly about recreational vehicle and boat storage and about architectural review turnaround times at Treviso Bay. The Association does not publish either one, and we are not going to guess.

What is published: the declaration requires that you park in your driveway or assigned parking space, with towing as the stated consequence for violations. Golf carts must be registered with the Administrative Office with a copy of the driver's license and proof of liability insurance, must carry a numbered registration sticker, and must be garaged, with an exception for registered handicap-designated carts in the Terrace condominium neighborhoods. Carts manufactured to exceed 20 mph are classified as low speed vehicles and must be registered with the State of Florida. Carts are to be driven on streets only, never on sidewalks or grass, and no personal golf carts are permitted on the golf course at any time.

Architectural changes run through the ARC, and the association's own form is explicit: "This request form is to be completed by the homeowner and submitted to the ARC for approval BEFORE any work commences," with a homeowner's affidavit plus vendor license and insurance attached. Failing to comply with ARC policies is an enumerated Minor Infraction.

For RV and boat storage rules, ARC turnaround times, and electric vehicle charging policy, call the Management Office at (239) 302-5738 and get the answer in writing before you close. We will do it with you.

Schools for Treviso Bay Addresses: Manatee Elementary, Manatee Middle, Lely High

Treviso Bay addresses are zoned to Manatee Elementary School, Manatee Middle School, and Lely High School, verified by running four coordinates against Collier County Public Schools' own attendance-zone polygons for both the 2025-26 and 2026-27 school years. Florida grades them A, A, and B respectively for 2025-26.

How We Determined the Treviso Bay School Zones

This is a first-party derivation, not a third-party lookup, and the method matters because portal school data for Naples communities is frequently wrong.

Collier County Public Schools publishes its attendance boundaries through an interactive tool at zones.collierschools.com, which resolves to the district's own map application at origin.collierschools.com. That application is a JavaScript map, so rather than reading a rendered map by eye, we retrieved the underlying zone polygon data files the district itself serves for both the 2025-26 zones and the 2026-27 zones, then ran a point-in-polygon test of four coordinates inside and at the edges of Treviso Bay against every elementary, middle, and high attendance polygon in those files.

Resolving the zone keys against the legend published on the same district page: elementary key 13 is Manatee Elementary School, middle key 6 is Manatee Middle School, and high key 4 is Lely High School.

The result was identical at all four test points and identical in both the 2025-26 and 2026-27 files. Treviso Bay is not split across attendance zones, and it is not affected by the pending boundary change. The district's boundary landing page is at collierschools.com.

Manatee Elementary School

Manatee Elementary School serves grades PK through 5 at 1880 Manatee Rd, Naples, FL 34114, and its own site is at mes.collierschools.com. Florida graded it A for 2025-26. Enrollment for 2025-26 was 554 students, down 1.25% from 561 the prior year, per the district's own Month 9 Membership Report.

Grade-level breakdown for 2025-26: PK 44, kindergarten 86, first 58, second 82, third 97, fourth 89, fifth 98.

Manatee Middle School

Manatee Middle School serves grades 6 through 8 at 1920 Manatee Rd, Naples, FL 34114, and its site is at mms.collierschools.com. Florida graded it A for 2025-26, an improvement from B in each of the three years before 2024-25. Enrollment for 2025-26 was 694 students, down 9.40% from 766 the prior year.

Grade-level breakdown for 2025-26: sixth 242, seventh 210, eighth 242.

That 9.4% single-year enrollment decline is well above the Collier middle-school average of 3.38%, and it is worth stating factually rather than glossing. District-wide, charter school enrollment grew 18.19% in the same period, which is the visible counterweight. We report the numbers; we do not editorialize past them.

Lely High School

Lely High School serves grades 9 through 12 at 1 Lely High School Blvd, Naples, FL 34113, and appears in the district's school directory and in the Florida Department of Education's Collier district school list. Florida graded it B for 2025-26. Enrollment for 2025-26 was 1,345 students, down 0.37% from 1,350.

Grade-level breakdown for 2025-26: ninth 377, tenth 316, eleventh 334, twelfth 318.

The "A-Rated Lely High" Correction

You will see "A-rated Lely High School" on a great many Naples community pages. That claim is stale by one year.

Lely High School earned an A for 2024-25, and the district specifically celebrated it as one of twelve schools that improved from B to A that year. The 2025-26 grades, published by Collier County Public Schools in its own 2025-2026 School and District Grades document, show Lely back at B.

The correct, defensible phrasing is the one we use: Lely High School is graded B by the Florida Department of Education for 2025-26, after earning an A the prior year. The prior-year document is also public at resources.finalsite.net, so anyone can check both.

Five-Year Grade History for the Treviso Bay Assigned Schools

Verbatim from the CCPS 2025-2026 grades document. Columns are school years 2021-22 through 2025-26.

A five-year series is more useful than a single grade because it shows direction. Manatee Middle moved from a three-year B to consecutive A grades. Lely High moved C, B, B, A, B, which is a school that has been improving with volatility rather than a school with a fixed grade.

Enrollment at the Three Assigned Schools

All three enrollment figures come from the CCPS Monthly Membership Report, Month 9, dated May 29, 2026, published at resources.finalsite.net with the landing page at collierschools.com.

For context from the same report, Collier elementary enrollment district-wide declined 4.12% year over year, middle declined 3.38%, and high declined 1.45%, while charter enrollment grew 18.19%.

Drive Times to the Assigned Schools, and a Counterintuitive Result

Distances and times below were computed over the road network from a Treviso Bay reference coordinate in free-flow conditions. They are approximate. Naples season traffic runs roughly January through April and will add to every figure.

Note the counterintuitive result, and we are not going to hide it: the assigned elementary and middle schools take longer to reach than the assigned high school despite similar mileage, because Manatee Road is reached via Collier Boulevard south rather than by a direct route. Treviso Bay's assigned elementary and middle schools are not a short hop.

Collier County Public Schools provides bus transportation where the home is more than two miles from the school on a non-hazardous route, and its transportation policy is published at collierschools.com. At roughly 6.4 miles, Treviso Bay is comfortably over that threshold. We do not publish specific bus routes or stop locations for Treviso Bay because the district does not publish them at that granularity.

The 2026-27 Grading Scale Change

One forward-looking item that belongs in any honest school discussion right now. The Florida Department of Education is changing the school grading scale for 2026-27, raising the thresholds for B and D at every school level.

Per FLDOE's own 2025-26 results packet, re-scoring 2025-26 district grades on the new 2026-27 scale would cut the number of A and B districts statewide from 57 to 34. Grade comparisons that cross the 2026-27 boundary will not be apples to apples. If you see a page next year celebrating or lamenting a grade change at any of these three schools, check whether the scale moved before you draw a conclusion. FLDOE's school grades hub is at fldoe.org.

Collier County Public Schools District Context

The district-level data is genuinely strong and is worth stating precisely.

• Collier County Public Schools earned an A district rating for 2025-26, its ninth consecutive A, and is one of only five Florida districts to hold an A for the last nine years.
• CCPS ranked sixth of Florida's 67 school districts by points earned, and increased its overall score by 24 points year over year.
• 51 of 52 traditional CCPS schools, 98%, earned an A or B. None earned a D or F.
• Collier's 2025-26 school-grade distribution was 50 A, 8 B, 2 C, 0 D, 0 F.

Sources: the district's school and district grades page and FLDOE's statewide results packet linked above. The full district accountability brief is at collierschools.com.

Parental Choice: The Escape Valve, and It Is Real

Collier County Public Schools operates a Parental Choice program that allows a request for a school outside the assigned geographic attendance zone, subject to capacity and class-size restrictions. School Board Policy 5120 and 5120.01 govern out-of-zone and choice applications, and Policy 5120.02 allows rising eleventh and twelfth graders to remain at an existing school after a rezoning, with no district transportation provided.

The choice program is documented at collierschools.com. We do not name specific "available" alternate schools, because availability is capacity-dependent and changes annually, and publishing a list would be misleading within a year. Start at the district's own choice page.

The Pending Boundary Change That Does Not Affect Treviso Bay

CCPS has an active elementary attendance boundary modification to establish a zone for the soon-to-open Ave Maria Elementary School, effective at the start of the 2026-2027 school year, with proposed maps released November 17, 2025.

Treviso Bay is unaffected. We confirmed this by running the same point-in-polygon test against the 2026-27 polygon file. The result is still Manatee Elementary, Manatee Middle, and Lely High. Ave Maria Elementary appears in the 2026-27 file as a new elementary key in the Ave Maria area, which is not East Naples. The district's boundary information page is at collierschools.com.

Private and Independent School Options Near Treviso Bay

Collier County has a deep independent-school market, and several options are within a reasonable drive of Treviso Bay. Measured approximate road distances from the community:

Two accuracy notes we insist on. Marco Island Academy is a public charter high school, not a private school, and should not be presented as one. And we do not publish tuition figures for any school here, because tuition changes annually and several of these schools do not publish it publicly at all. The Florida Department of Education maintains a private school directory, and the federal NCES private school locator is another neutral starting point.

Children and the Amenities at Treviso Bay: The Published Rules

Because Treviso Bay is an all-ages community, the association publishes supervision standards for minors at the amenity facilities. These are facility rules, stated as the association states them.

The club also runs a published 2026 All Sports Camp program. We describe the facilities and the published rules. We do not characterize who lives in Treviso Bay or who would enjoy it, and neither should any page you read.

Verify Your Own Address Before You Rely on It

Collier County Public Schools prints this notice on its own zoning map, and we reproduce the substance of it deliberately:

"These maps are intended to provide general information as to schools of assignment for addresses within the school district. The completeness or accuracy of the mapping is not guaranteed nor should the user assume the results as a guarantee of student placement at any school. For further information or questions, please contact the Department of Student Assignment at (239) 377-0540."

School assignments are set by Collier County Public Schools and can change. Verify your specific address with the CCPS zoning tool before you rely on it, and do it again before closing if there is a boundary process underway.

Healthcare, Beaches, and Daily Drive Times From Treviso Bay

Treviso Bay sits inland on US 41 East, roughly 8.7 miles from the nearest Gulf beach at Lowdermilk Park. Its nearest emergency room is about 5.1 miles away, urgent care about 3.3 miles, and the free Collier County beach parking permit is obtainable 2.7 miles from the gate.

How Every Drive Time on This Page Was Measured

Every distance and drive time in this section was computed on 2026-07-29 over the OpenStreetMap road network from a Treviso Bay reference coordinate to each destination's geocoded address, in free-flow conditions with no live traffic and no seasonal load.

Three caveats we will not bury:

1. Naples season traffic runs roughly January through April and is materially heavier. Real in-season times on US 41 East, Collier Boulevard, and Airport-Pulling Road will run longer than these figures, sometimes meaningfully so.
2. The distances are the more reliable number. The times are the softer number. Where a routing engine lacks a posted speed for a segment it falls back to a conservative default.
3. Every figure here is approximate. We do not present drive times as precise or as measured live, and any page that gives you a Naples drive time to the minute without a methodology note is guessing.

Nearest Emergency Room to Treviso Bay

Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, Naples FL 34114. Approximately 5.1 road miles and roughly 12 free-flow minutes from Treviso Bay.

It is a 212,400 square foot, 130-licensed-bed acute care facility with a 24-hour emergency room, opened in February 2007. Its published service lines include general medical and surgical care, a total joint center, spine surgery and orthopedics, hand surgery, ENT, breast health, outpatient radiology, laboratory and rehabilitation, wound care and hyperbaric medicine, and a dedicated older adult emergency room. It carries a DNV Primary Stroke Center designation and an American College of Cardiology accredited Chest Pain Center designation.

Bed counts and licensure for every facility named in this section are verifiable through the state's own Florida AHCA facility locator.

Nearest Urgent Care to Treviso Bay

Physicians Regional East Naples Urgent Care, 4525 Thomasson Drive, Naples FL 34112. Approximately 3.3 road miles and roughly 9 free-flow minutes. Walk-in, no appointment, open 7 a.m. to 7 p.m. seven days a week, and co-located with a physician practice at the same address.

There is a second walk-in option at comparable distance in the other hospital system, on Collier Boulevard. The insurance rules differ between the two, and that difference is real: the NCH walk-in network publishes a restriction stating it can accept HMO insurance only where the patient has an assigned NCH primary care provider. The Physicians Regional East Naples site publishes no equivalent restriction. If you have an HMO plan, check which of the two accepts it before you need it at 9 p.m.

The Stroke Question, and How to Get It Right

This is the single easiest healthcare fact to get wrong in Naples, and most pages get it wrong.

Two different Collier County hospitals hold a "comprehensive stroke center" designation, under two different accrediting bodies, and both claims are literally true.

• NCH Baker Hospital, the downtown Naples campus at 350 7th St N, is home to the NCH Wingard Stroke Institute, which NCH describes as a Joint Commission Comprehensive Stroke Center and as the only certified Joint Commission Comprehensive Stroke Center in Southwest Florida. Approximately 7.3 road miles and roughly 17 minutes from Treviso Bay.
• Physicians Regional Pine Ridge, at 6101 Pine Ridge Rd, holds a DNV Comprehensive Stroke Center designation, which Physicians Regional describes as the only DNV Comprehensive Stroke Center in Collier County.

Name the accreditor or you will be wrong. For a Treviso Bay buyer the practical summary is: the nearest general emergency room is about 5 miles, and the region's Joint Commission comprehensive stroke destination is about 7 miles. Both are genuinely close for a community this far out US 41 East.

NCH Baker is a 391-licensed-bed facility whose emergency department also holds Level II Silver Geriatric Emergency Department accreditation from the American College of Emergency Physicians, one of only three in Florida.

Every Licensed Hospital in Collier County, With Distances

Bed counts below are licensed beds per the state facility locator.

Two accuracy notes. NCH North Hospital operates the only 24-hour pediatric emergency department in Collier County, plus a separate obstetric emergency department. And Golisano Children's Hospital of Southwest Florida is in Fort Myers, not Naples, roughly 34 miles from Treviso Bay, though it operates a children's urgent care satellite on Pine Ridge Road in Naples.

We also do not upgrade language we cannot support. No approved source establishes that any Collier County hospital operates a state-designated Level I or Level II trauma center, and we do not claim one.

The Behavioral Health Facility Adjacent to Treviso Bay

Axiom Behavioral Health at Naples, 9001 Tamiami Trail E, Naples FL 34113, is an 87-bed licensed behavioral health hospital essentially adjacent to the Treviso Bay address. It has no emergency department and it is not a general-care resource.

We mention it because a buyer reading a facility list will encounter it and deserves an accurate characterization rather than either a scare or a silence. It is a specialty psychiatric and behavioral facility, not a hospital you would drive to with a broken wrist. Separately, David Lawrence Centers for Behavioral Health on Bathey Lane is licensed by the state as a crisis stabilization and short-term residential treatment facility, not as a hospital.

Treviso Bay Is Inland: The Beach Distance, Stated Honestly

Treviso Bay does not front the Gulf of Mexico. There is no beach within walking distance and there is no Gulf frontage. Every Gulf beach from Treviso Bay is a drive.

The community sits inland on US 41 East with Rookery Bay's protected estuary between it and open water. Any claim of "beach living," "steps to the beach," or "beachfront" at Treviso Bay would be false, and we will not make one.

The measured reality: the nearest Gulf beach access is Lowdermilk Park at approximately 8.7 miles and roughly 20 minutes. The Marco Island beaches are approximately 14 miles and roughly 29 minutes.

One trap worth naming. Keewaydin Island lies roughly four miles due west of Treviso Bay in a straight line, and it is a genuine barrier-island beach. There is no land route to it at any distance. It is accessible only by boat, with no bridge, no public parking lot, and no walk-on access, as the managing agency states on its own Rookery Bay reserve page. Any page that turns that four-mile straight-line figure into "four miles to the beach" is wrong.

The Free Collier County Beach Parking Permit

This is the honest, sourceable, competitive angle for a Treviso Bay buyer, and it replaces the oversell.

Collier County residents and property owners are eligible for a free beach parking permit. Full-time residents present an original current Collier County vehicle registration and an original current Collier County driver's license, matching name and Collier County address, with copies not accepted.

Part-time resident property owners qualify too, which is the part that matters for a seasonal Treviso Bay owner. The county requires a driver's license from any state, a valid vehicle registration or rental agreement, and a current Collier County property tax bill or a warranty deed within three months of closing, all three showing the owner's name.

The permit is permanently adhered to the driver's-side lower-left windshield corner and is not transferable between vehicles. The full requirements are published at collierparks.com.

The contrast with non-residents is stark. Collier County's own 311 knowledge base states that residents pay for the permit through their property taxes and pick it up at no additional charge, while non-residents cannot obtain a permit at any price, with the county writing "NO EXCEPTIONS," and pay $10 per day instead.

Nearest pickup point to Treviso Bay: Donna Fiala Eagle Lakes Community Park, 11565 Tamiami Trail E, Naples, Monday through Friday 9 a.m. to 7 p.m. and Saturday 9 a.m. to 5 p.m. That is approximately 2.7 miles and roughly 8 minutes from Treviso Bay, on the same road. Permits are also issued by the Collier County Tax Collector at 3291 Tamiami Trail E, and the Tax Collector publishes its own beach parking sticker page.

City of Naples Reciprocity, the Fact Most Pages Miss

In the City of Naples' own words, published at naplesgov.com:

"All Collier County property taxpayers and full-time residents are eligible to receive an annual permit to park at all City of Naples and Collier County beaches for free. The City and Collier County rules are the same by interlocal agreement."

A valid permit parks free in metered spaces at city and county beaches, at beach ends of city streets, and in any permit-designated space, and permits are valid one year.

Here is why this matters more than it sounds. Twenty-four City of Naples beach ends are permit-holder-only, which means non-residents cannot park at them at any price. The permit-only list includes 1st through 11th Avenue South, Broad Avenue South, and 15th through 18th Avenue South. Metered visitor-payable accesses include Lowdermilk Park, 5th Avenue South, 8th Avenue South, the Broad Avenue South 100 and 200 blocks, 13th Avenue South, and 14th Avenue South. City rules also prohibit parking between 11 p.m. and 5 a.m., and prohibit glass, animals, and fires on the beach.

One honesty note we will not skip: the City of Naples publishes two different metered rates on two of its own pages. The Finance page shows $5.00 per hour with a $2.50 minimum, and the Police and Beach Patrol page shows $2.50 per hour. We are not going to pick one. Call the City at 239-213-1800 to confirm the current rate, or read both pages at naplesgov.com.

Marco Island directs beach parking to the Collier County fee structure at both South Marco Beach and Tigertail, per the City of Marco Island.

The Same Permit Waives Boat Ramp Parking

This is the single strongest honest amenity fact in the entire Treviso Bay location research, and almost nobody publishes it.

Collier County's boat park fee schedule is identical at every county ramp, and it is published at collierparks.com:

One free permit, obtained 2.7 miles from home, covers beach parking at both county and city beaches and waives the $10 daily parking fee at county boat ramps. Annual boat ramp permits are sold at nine county community park locations including Donna Fiala Eagle Lakes Community Park, the same 2.7-mile stop. Overnight parking is not permitted at county boat ramps except at Port of the Islands Marina and Goodland Boat Park at $10 per vehicle per night.

Nearest Public Gulf Beach Access Points

Operationally useful details worth knowing before you drive:

• Collier County identifies only two public beaches on Marco Island, Tigertail Beach Park and South Marco Beach Access, per its beaches index.
• No dogs at Tigertail, South Marco, Clam Pass, Vanderbilt, or Barefoot Beach.
• Vanderbilt Beach parking is best secured before 10 a.m. from January through March, per the county's own warning, and the county publishes a live garage counter.
• Clam Pass access is via a three-quarter-mile boardwalk with a free tram.
• Tigertail has 226 regular and 6 handicap parking spaces, five boardwalks, and a bath house, and the county currently marks concessions, food service, and all rentals closed until further notice.
• South Marco has 70 parking spaces, and street and swale parking in the South Beach area is prohibited.
• Delnor-Wiggins Pass State Park carries an active advisory that drinking water is not available and temporary restrooms are in use.
• Lowdermilk Park gazebo rental is $35 per hour for Collier County residents versus $165 per hour for non-residents, another concrete resident-benefit data point.

The Naples Pier Closure

The Naples Pier and the 12th Avenue South beach access are closed for the Naples Pier Rebuild Project, including the pier, stairs, restrooms, showers, and 12th Avenue South west of Gulf Shore Boulevard South. The most recent published construction milestone is June 17, 2026, and no reopening date has been published.

Any page that lists "Naples Pier, 19 minutes" from Treviso Bay without noting the closure is careless. The location is roughly 8 miles away. The pier is not open. Check the City of Naples project page for current status. Several northern beach ends at 2nd, 3rd, 4th, and 8th Avenue North are also currently closed for a stormwater outfall project, and the city is restoring 30 of its 40 beach access points under active contracts. That closure table changes, so read it live at naplesgov.com rather than treating any published list as permanent.

Boating From Treviso Bay: No Marina, No Gulf Access From Inside the Gate

Treviso Bay has no navigable Gulf access from inside the community, and there is no marina. Its lakes are amenity and stormwater water bodies, not a route to open water. A Treviso Bay boat owner trailers to a public ramp or keeps a slip at an off-site marina.

The evidence is clean. Collier County Parks publishes the complete list of public recreational boat launch sites in the county, and no launch or water access point in or adjacent to Treviso Bay appears on it. Rookery Bay's two public paddle launches are at Shell Island Road and Isles of Capri Paddlecraft Park, both external to the community.

The two realistic routes to the Gulf both start by leaving the gate:

• North, via Naples Bay to Gordon Pass. Launch at Bayview Park, 1500 Danford Street, which sits directly on Naples Bay. Approximately 7.3 miles and roughly 18 minutes from Treviso Bay.
• South, via Collier Boulevard to the Marco River, then Capri Pass or Big Marco Pass. Launch at Collier Boulevard Boating Park, 3620 Collier Blvd, on the east side of Collier Boulevard just north of the Marco Island bridge, which the county calls one of its most popular access points because of its easy access to Marco Island. Approximately 9.0 miles. We publish the distance and not the modeled time for this one, because the routing model returned a figure we do not trust.

We do not publish nautical distances from any launch to Gordon Pass, Capri Pass, or Big Marco Pass. Those are not verified and we will not estimate them.

Marco Island Residents' Beach Is Not Available to Treviso Bay Owners

A correction worth making explicitly, because it appears on competitor pages. Marco Island Residents' Beach and Sarazen Park are private. They are operated by the Marco Island Civic Association, not the City of Marco Island, and eligibility is limited to those who own improved property or rent for at least one year on Marco Island. Treviso Bay owners are not eligible. Do not let anyone present Residents' Beach as an amenity available to a Treviso Bay address.

Two further corrections in the same family. Collier-Seminole State Park has no Gulf beach; it is 7,271 acres of mangrove swamp, royal palm hammock, and Everglades habitat, as its state park page shows. And Caxambas Park is a boat ramp, not a beach; the county files it under boat parks and there is no public Gulf beach access at the Caxambas end of Marco Island.

Airports, Downtown, and the Everyday Errand Ring

Downtown Naples at roughly 14 free-flow minutes and RSW at just under an hour are the two numbers most buyers are actually testing. Both are honest, and both will stretch in season.

Grocery and Daily Retail Near Treviso Bay

Four grocery stores inside roughly 10 free-flow minutes, and a full big-box ring inside 5 miles, is a genuinely strong everyday-errand position for a community this far southeast on US 41. The gap is the specialty grocery tier, which sits in North Naples at roughly 30 minutes.

The Adjacent Pipeline: A Culver's, a Costco, and Zero FDOT Capacity on US 41 East

Treviso Bay's own US 41 commercial tract, Tract FD-1, is no longer undesigned. Collier County approved HEX 25-50, petition PDI-PL20250006723, halving the landscape buffer and side setback, and the hearing transcript records a tandem drive-through for a Culver's. Meanwhile FDOT has funded zero capacity projects on US 41 East.

Tract FD-1 Is No Longer Undesigned

For years the honest description of Treviso Bay's US 41 frontage was that the MPUD contained an undeveloped commercial tract with no design attached. That is no longer true, and the change happened in December 2025.

Petition PDI-PL20250006723, Wentworth Estates MPUD (Treviso Bay), 10003 Marc Anthony Way, Tract FD-1, approximately 9.07 acres. Collier County's Hearing Examiner heard it on December 11, 2025, and issued decision HEX 25-50 dated December 22, 2025.

The approval is now recorded in the county's own GIS zoning attribute for the Wentworth Estates PUD, which reads, after the earlier ordinance history: "12-22-25 PDI-PL20250006723 HEX 25-50." That is the county writing the approval into its own zoning record, which is as authoritative as this gets.

Note the routing, because it explains why nobody saw this coming. This was a Hearing Examiner item, not a Board of County Commissioners item. Collier routes insubstantial PUD changes to the Hearing Examiner, so the petition never appeared on a BCC agenda and never generated the news coverage a BCC item would have.

What HEX 25-50 Actually Approved

The county's own agenda text describes the request as an insubstantial change to Ordinance 03-51, as amended, the Wentworth Estates MPUD, "by decreasing the required width of the northern type 'B' landscape buffer and reducing the minimum side yard setback for the commercial area." The agenda item is public at colliercofl.portal.civicclerk.com.

The two deviations, from the county's official hearing transcript:

1. Decrease the northern Type B landscape buffer from 15 feet to 7.5 feet within the commercial area of Tract FD-1.
2. Reduce the side yard setback from 15 feet to 7.5 feet where adjacent to the FPL easement.

Both were cut in half. The buffer between Treviso Bay's residential fabric and its own commercial tract is now half what the original MPUD required. That is a material, county-approved change to the community's edge condition, and it happened in December 2025.

The Culver's Tandem Drive-Through

The county's verbatim Hearing Examiner transcript from 12/11/2025 records testimony that the commercial area is to include a tandem drive-through for a Culver's restaurant, described in that testimony as a cook-to-order operation that "operates a little bit different than your traditional QSR restaurant."

The same transcript records public concern about proximity to residential homes and about safety issues related to a gas station.

Two honesty notes we insist on:

• A transcript is speech, not a site plan. The Culver's identification and the buffer numbers are faithfully extracted from a primary government record, but a tenant named in hearing testimony is not the same as a tenant on an issued site development plan. We label the drive-through restaurant as verified from the transcript, and we do not publish an opening date because none is established.
• Do not read the transcript's gas station reference as an application. That was a resident concern raised at the hearing, not a filed petition. No gas station is planned at Treviso Bay, and we will not imply one is. The nearest confirmed new gas station is Costco's freestanding station roughly three miles north-northeast.

There was organized opposition at the hearing. The transcript records a speaker arguing repeatedly that "we do not consider this an insubstantial change. This is a very substantial change." The Hearing Examiner approved it anyway. The legal notice index confirming the 12/11/2025 docket is public at notices.collierclerk.com.

Prima Auto Condos, and It Is Inside the MPUD

Prima Auto Condos is confirmed inside the Wentworth Estates MPUD, on the commercial tract fronting US 41 East at the community's northwest end. Some coverage described it as "adjacent to" Treviso Bay. The county's own records govern: 26 addressable points are already assigned to a street named Prima Way inside the PUD polygon, and the Hearing Examiner petition describes the parcel as "Lot Tract FD-1 of the Treviso Bay Subdivision."

The project is 33 units across roughly 65,000 square feet, built on 5 acres of a 10-acre parcel purchased for $5.5 million, per Gulfshore Business and WINK News. Collier County permit records show underground fire lines, fire sprinkler systems, and building revisions issued to Prima Partners LLC at 10003, 10009, and 10025 Marc Anthony Way through the first half of 2026, consistent with vertical construction finishing and interior fit-out.

One permit in that same record is worth pulling out. In February 2026 the Treviso Bay Property Owners Master Association pulled a $10,900 fence permit at 10031 Marc Anthony Way. The master association is fencing its boundary against the commercial tract. That tells you how the association itself reads the situation.

Zero FDOT Capacity on US 41 East, FY2026 Through FY2030

This is the finding we consider most buyer-relevant on the whole page, and it is a negative finding, which is exactly why nobody else publishes it.

We read the full FDOT District One Tentative Five-Year Work Program, FY 2026 through FY 2030, Collier County Detail Report, line by line. It is public at swflroads.com.

There is no FDOT capacity project, no widening, no new lanes, no interchange, and no signalized-intersection reconstruction programmed anywhere on US 41 East, State Road 90, Tamiami Trail East, southeast of downtown Naples in FY2026 through FY2030.

Every US 41 line item in the Collier work program sits on the north-south SR 45 segment or inside the City of Naples: a PD&E study from 3rd Avenue to SR 84, pavement reconstruction from Golden Gate Parkway to 5th Avenue South, an intersection improvement at Golden Gate Parkway, resurfacing north of Old US 41, and resurfacing from the Lee County line. None of it is southeast of downtown.

That is the honest answer to "what about traffic." Significant planned growth on this corridor is land-use growth, not roadway capacity growth.

What the FDOT Program Does Fund Near Treviso Bay

Two items in the same work program do touch Treviso Bay's immediate area, and they are genuinely positive:

• FPID 448129-1, Naples Manor Sidewalk, four segments, $2,346,880, funded FY2026. Naples Manor abuts Treviso Bay's eastern edge. This is a real, funded, near-term walkability improvement in the immediate neighborhood and it is the most neighborhood-level public investment near the community.
• FPID 452749-1, Collier Area Transit operating assistance for the US 41 corridor, roughly $983,000 per year through FY2030. The county is funding sustained bus service on the East Trail past Treviso Bay.

The same program also funds substantial I-75 widening from Immokalee Road to Bonita Beach Road and from Immokalee to Golden Gate under Moving Florida Forward, plus SR 29 reconstruction in Immokalee. Neither serves Treviso Bay directly, but both affect regional travel.

The Units Coming to the Same Corridor

Now put the negative finding next to the entitlements. Collier County's own Affordable Housing Advisory Committee tracks every residential rezone, and its January 20, 2026 agenda packet lists the items on or near the US 41 East corridor.

Greenway-Fritchey is the big one. 1,299 homes on roughly 229 acres on Greenway Road off US 41 East, approved December 9, 2025 after a growth-management-plan amendment.

Cassia Naples is under construction now: a 328-unit garden-style rental community across six three- and four-story buildings on roughly 24 acres at 15061 Tamiami Trail E, at the northeast corner of US 41 East and Greenway Road, directly across from the Publix-anchored Shoppes at Fiddler's Creek. The land closed September 24, 2025 for $15.78 million, and first units are expected in February 2027.

Miceli RPUD is the closest brand-new residential entitlement to Treviso Bay, 63 multifamily rental units approved December 9, 2025, roughly two-thirds of a mile north.

And southeast of Treviso Bay, Fiddler's Creek Section 29 added 750 multifamily units, approved unanimously by the Board of County Commissioners on December 10, 2024. It required amending three separate instruments and raised the Marco Shores / Fiddler's Creek PUD cap from 6,000 to 6,750 dwelling units. The Collier County Clerk covered the action at collierclerk.com. Notably, the Planning Commission had recommended denial after a three-day discussion citing traffic density, wildlife preservation in a panther habitat zone, and stormwater management. The Board overrode that recommendation. Thirty percent of the 750 units, 225 homes, are committed to workforce housing.

The Costco

The biggest single retail change coming to Treviso Bay's trade area is a Costco, roughly three miles north-northeast at the southeast corner of Rattlesnake Hammock Road and Collier Boulevard, inside the Hacienda Lakes MPUD.

Collier County commissioners approved the enabling ordinances in mid-October 2025. On October 24, 2025, Costco Wholesale Corporation purchased the 25.86-acre site for nearly $19.4 million. The store is 162,000 square feet with a freestanding gas station, and Costco was targeted to break ground in early 2026. Gulfshore Business has the full account.

There was organized opposition from residents of a neighboring community, running from a February 2025 neighborhood information meeting with more than 300 attendees through contentious Planning Commission and Board hearings. On November 21, 2025 the opponents announced a negotiated agreement with Costco covering altered tanker-truck delivery routes, interior signage directing southbound traffic out through a different exit, enhanced crosswalk signage, a commitment to save native vegetation, 25% additional landscaping with opaque perimeter plantings within three to five years, and a $35,000 donation. No signed formal agreement exists; it is confirmed by email between the parties. That is worth knowing if you are relying on any of those mitigations.

For scale, the Hacienda Lakes MPUD itself is entitled for 1,760 homes, 327,000 square feet of retail, 70,000 square feet of professional and medical office, 135 hotel rooms, 140,000 gross square feet of business park or educational facility, and a school. No school there has been announced or scheduled, and we will not imply one is coming.

The Retail Node 1.1 Miles Southeast

Treviso Bay's southeast corner sits roughly 1.12 miles from 11880 Tamiami Trail E, which is where the corridor's new everyday retail is landing.

• The Home Depot at 11880 Tamiami Trail E is open, the third Home Depot in Collier County, opened June 2026.
• Sharon's Corner retail center at 12003 Habitat Road is under construction, 23,562 square feet across 8 units on 2.75 acres at the northwest corner of US 41 East and Habitat Road, immediately east of Home Depot. Plans include a coffee bar with a drive-thru lane and a larger sit-down restaurant fronting Tamiami Trail East. Ground was broken in fall 2025 with a targeted completion of November 2026, per Gulfshore Business. The same reporting notes the developer is $3 million over budget and lost his original restaurant and coffee tenants to the delay, so we do not name tenants for that center.

Collier County's Own Road Program

The county runs its own capital program alongside FDOT's, published at collier.gov.

• Collier Boulevard Widening Phase III, City Gate Boulevard North to Green Boulevard, roughly 2.1 miles from four lanes to six. This is the final project in a five-project series that has widened 15 miles of Collier Boulevard from US 41 to Immokalee Road to six lanes. The corridor Treviso Bay residents use to reach I-75 is essentially fully six-laned.
• The I-75 at SR 951 interchange reconstruction at Exit 101 is ongoing, with flyover bridge-beam work and detours reported through December 2025 and an expected completion around the end of 2026.
• Stan Gober Memorial Bridge Rehabilitation on SR 92 and San Marco Road, the route to Goodland and Marco, an $8.94 million contract with intermittent lane closures and a temporary signal, expected complete spring 2027, per the county's news release.
• Collier County also ran procurement 25-8366R for US 41 Tamiami Trail East Landscape and Irrigation Improvements, a funded county landscape and irrigation program on the East Trail. We could not confirm the exact segment limits, so we do not state them.

The US 41 East Overlay

Collier County created a US 41 East Overlay in the Future Land Use Element of its Growth Management Plan. The county's own FLUE text, as amended by Ordinance 2024-46, describes the overlay as running "along [a] portion of the US 41 East corridor from Palm Drive to Greenway [Road]."

Palm Drive is northwest of Treviso Bay and Greenway Road is southeast of it, which places Treviso Bay's entire US 41 East frontage, including Tract FD-1, inside the US 41 East Overlay. The 2024-2050 Future Land Use Map legend lists the overlay, and Ordinance 2025-16 references the overlay maps.

A companion US 41 East zoning overlay in the Land Development Code was in draft as of a 2025 county staff report, which noted that the draft zoning overlay "provides criteria for the development of car washes." The current adoption status of that Land Development Code zoning overlay is not something we could confirm, and the county's own corridor overlay project page returned empty content when we fetched it. So we do not publish anything about design standards under that overlay. That is a genuine open item and we would rather say so.

Rookery Bay Got 780 Acres Bigger

Not everything in the pipeline is development. 780.03 acres of wetland habitat between Bayshore Drive, the Isles of Collier Preserve, and existing Rookery Bay managed lands were conveyed in February 2025 from a private landowner to the Board of Trustees of the Internal Improvement Trust Fund of the State of Florida, held in perpetual conservation and managed by the Florida Department of Environmental Protection as part of Rookery Bay.

The same landowner that developed the community immediately northwest of Treviso Bay conveyed those wetlands into permanent state conservation. That is a permanent, irreversible constraint on development on Treviso Bay's northwest and west flank.

We flag one sourcing caveat honestly: the fullest account of this conveyance appears in a regional publication rather than on a Florida DEP page we could locate, so verify the deed through Collier Clerk records if it is load-bearing for you. The Rookery Bay reserve itself spans roughly 110,000 acres, its current management plan was fully approved January 17, 2023 and is published by Florida DEP, and NOAA issued Final Evaluation Findings for the reserve in January 2026 covering October 2019 through June 2025.

Two operational notes for anyone who values the reserve as an amenity: the Briggs Boardwalk is closed until further notice for renovations, and the Environmental Learning Center runs reduced Tuesday through Saturday hours in July and August. Check rookerybay.org before you drive over. The reserve also broke ground in June 2025 on the Fruit Farm Creek Mangrove Restoration Project, described as the largest mangrove restoration in Florida history, restoring 64 acres of dead mangroves and 159 acres of dying forest along SR 92.

What Is Not Coming

Honest pipeline reporting includes the null results, and here they are.

• No new school, fire station, EMS station, or library is planned within a few miles of Treviso Bay in any source we could verify. Greater Naples Fire Rescue Station 74 opened in July 2026, but it is in Golden Gate Estates, not East Naples, and it is not a Treviso Bay response asset.
• No self-storage facility, no new public school, and no new gas station within one mile of Treviso Bay appears in the county zoning record.
• The East Naples Community Park Welcome Center is built and open, 1.90 miles northwest of Treviso Bay's northwest end. It is home to the US Open Pickleball Championships and includes additional restrooms, a pro shop, lockers, and offices.

One caveat on the negative findings: Collier's CivicClerk agenda archive is not fully text-indexed, so a null result there is not proof of absence. We have said what we could verify and flagged what we could not.

How to Read All of This as a Buyer

Put the three findings side by side, because together they are the actual story.

1. Treviso Bay's own commercial tract is moving, its buffer was halved by county approval in December 2025, and a drive-through restaurant is contemplated on it.
2. The US 41 East corridor is absorbing Greenway-Fritchey at 1,299 units, Cassia Naples at 328, Miceli at 63, Fiddler's Creek Section 29 at 750, and a 162,000 square foot Costco in the same trade area.
3. FDOT has zero capacity project programmed on US 41 East for FY2026 through FY2030.

That gap between land-use growth and road capacity is the single most quotable, buyer-relevant finding in this entire research package. It is not a reason to avoid Treviso Bay. It is a reason to drive US 41 East at 8:15 a.m. on a Tuesday in February before you write an offer, and to look carefully at where in the community a home sits relative to Marc Anthony Way and Prima Way. Call us at (239) 898-6072 and we will drive it with you.

Is Treviso Bay a 55-Plus Community? And Nine Other Corrections to What the Internet Says

No, Treviso Bay is not a 55-plus community. Treviso Bay is all-ages, and the Declaration is the only authority on the question. The 55-plus claim originates with a third-party active-adult listing portal that indexes the community. Below are nine more corrections to what circulates about Treviso Bay online.

This is the section we are proudest of, because every item in it is a place where the consensus answer on the open internet is wrong and the primary source says otherwise. If you take one thing from this page, take the habit: for a question about a Naples community, go to the association document, the county record, or the state file, not to the summary.

Correction 1: Treviso Bay Is All-Ages, Not 55-Plus

Treviso Bay is an all-ages community. It is not a 55-plus or age-restricted community.

The recurring confusion has a specific origin: a third-party active-adult listing portal publishes a page presenting Treviso Bay as a 55-plus community in Naples. That portal is an aggregator, not an association source, and every association source we examined contradicts it. We are not naming or linking that portal, because a wrong answer does not earn a citation.

The Declaration is the only authority on this question. No age-restriction language appears in the Treviso Bay governing documents we obtained, and the affirmative content of those documents is inconsistent with an age-restricted community in multiple independent ways.

The Affirmative Evidence That Treviso Bay Is All-Ages

This is not an argument from silence. The association's own documents affirmatively contemplate resident children.

• The Master Rules state that "children under 16 must be accompanied by an adult" at the spa, pool, and fitness center, and that "parents are responsible for the conduct of their children at all times."
• The pool rules address children who are not toilet trained and require snug-fitting swim diapers.
• The Guest Policy defines an "Adult Child" as a child of a member over the age of 21, and issues an Adult Child Membership Card for unaccompanied amenity access. A 55-plus community does not need a definitional carve-out for the over-21 children of members.
• Declaration section 1.12, quoted in the association's own FAQ, defines "Family" in a way that expressly contemplates children "age 21 or less" residing with the owner on a permanent basis, and college or graduate students at times when not enrolled.
• The golf club rules state that "a spouse and children under 21 years of age who reside in the unit shall be entitled to the use of the Golf Course," and establish a Junior Play policy under which juniors under 18 may not start before 2:30 pm unless accompanied by an adult golfing member.
• The golf cart rules address operators under 18 years of age.
• The club publishes a 2026 All Sports Camp page on its own site.

A community that operates a children's sports camp, runs a junior golf policy, defines "Family" around resident children under 21, and writes pool rules for swim diapers is not a 55-plus community. That is six independent lines of evidence from the primary sources, and it is why the answer to "is Treviso Bay 55 plus" is a flat no.

Correction 2: Six Treviso Bay Neighborhoods That Do Not Exist

Search results and AI summaries circulate a list of Treviso Bay neighborhoods including Bolero, Marquesa Royale, Marsala, Norman Estates, Serafina, and Ventana.

None of those six appears anywhere in the Collier County address-point layer for Treviso Bay's streets, and none appears in the county's cadastral legal descriptions for the community. They are not Treviso Bay neighborhoods. Several of them, including Marquesa Royale and Ventana, are Lely Resort neighborhoods.

This is an AI-summary conflation of two different Naples communities that has propagated across search results, and it is a useful diagnostic. If a page lists any of those six names as a Treviso Bay subdivision, that page did not check the county record, and you should discount everything else on it accordingly.

The subdivisions that actually recorded a sale in Treviso Bay over the trailing twelve months are: The Peninsula at Treviso Bay, Ponziane, Bella Firenze, Italia, Siracusa, Pavia, Vercelli, Ponte Rialto, Di Napoli, Via Veneto, Venezia, Casoria, Avellino, Alberi Acqua, Giaveno, and Trevi. Sixteen names, all verifiable, none of them Bolero.

Correction 3: The Peninsula at Treviso Bay Is on Corso Bello Drive

The Peninsula at Treviso Bay is on Corso Bello Drive, not on Montiano Drive. Collier County GIS and cadastral assignment place the enclave on Corso Bello Drive inside the recorded LIPARI-PONZIANE plat, and that placement is independently corroborated by a CDD bridge and boardwalk permit issued at 9849 Corso Bello Dr.

The second half of this correction matters as much as the first. Peninsula was marketed as 55 custom estate home sites, and that number has propagated everywhere as a bare "55 homes." The Collier County property roll records 34 completed dwellings on Corso Bello Drive.

So the accurate description, and the one we publish, is: an enclave of up to 55 estate home sites on Corso Bello Drive, of which the Collier County roll records 34 completed homes, delivered roughly 2018 to 2022 by Imperial Homes of Naples. Never a bare "55 homes."

One further caution. The county's year-built field for these parcels shows 2016 and 2017, but Peninsula was demonstrably still selling and breaking ground on models into 2020 and 2021, per contemporaneous Naples Daily News coverage of the enclave's sellout. The county field appears to reflect permit or lot-creation year rather than certificate of occupancy. We do not publish "built 2016-2017" as fact.

Correction 4: The Peninsula Is Not Bella Firenze

Do not conflate The Peninsula at Treviso Bay with Bella Firenze. They are different neighborhoods, on different streets, in different recorded plats, built by different builders, in different years.

Both use the word "Firenze" because Peninsula's entry-level floor plan is named Firenze. That is the entire source of the confusion, and it has produced real errors on real pages. A Peninsula home is not a Bella Firenze home, and a search for "Firenze Treviso Bay" will return both.

Correction 5: "A-Rated Lely High" Is Stale by One Year

Covered in full in the schools section above, and repeated here because it is one of the most-copied errors about this community. Lely High School earned an A for 2024-25 and returned to a B for 2025-26, per Collier County Public Schools' own 2025-2026 School and District Grades document.

Any page still writing "A-rated Lely High School" is running a one-year-stale grade. Manatee Elementary and Manatee Middle are both currently A.

Correction 6: The CDD's Own Page Names Two Different Counties

This one is our favorite, because the error is on the government's own website.

The Wentworth Estates Community Development District publishes the following sentence on its own About the District page, verbatim:

"Lee County, Florida established the District on June 15, 2004 by Ordinance No. 2004-37 of Collier County…"

Both counties appear in one sentence. Collier is correct, verified three independent ways. Treviso Bay is in Collier County, the Wentworth Estates CDD is a Collier County special district, and Ordinance 2004-37 is a Collier County ordinance.

One small hedge on the date: the district's own site says June 15, 2004 while the state audit record says June 14. We write it as June 2004. The district's audited financial reports are published by the Florida Auditor General, and the district's own site is at wentworthestatescdd.org.

Correction 7: The Clubhouse Is 64,000 Square Feet

Publish 64,000 square feet for the Treviso Bay clubhouse. Not 76,000, and not a range.

The 64,000 figure appears five times across the sources we examined, four of them club-controlled. The 76,000 figure appears twice, including on the club's own dining page. In other words, the club contradicts itself on its own website, and 64,000 carries the weight of the evidence.

The reconciliation theory you will sometimes see, that 76,000 represents the clubhouse plus the secondary clubhouse, fails arithmetically in both directions. Club Rilassare is separately and reliably verified at 15,000 square feet. 64,000 plus 15,000 is 79,000, not 76,000. And 76,000 minus 64,000 is 12,000, not 15,000. Neither direction closes.

Compare the club's own clubhouse page against its own dining page and you can see the discrepancy yourself.

While we are here: the count of dining venues is another number to be careful with. Rather than publish a venue count we cannot defend, we name the venues individually. A conservative count of standalone food and beverage outlets is six, or seven if you count the Treviso Room, and a longer published list includes an outside terrace that is an adjunct to three other rooms, a private dining room, and a seasonal food truck.

Correction 8: Drew Rogers Did Not Design This Golf Course

Arthur Hills is the architect of the golf course at Treviso Bay, with Hal Sutton as player consultant. The course opened in 2008. Steve Forrest of Hills, Forrest and Smith led the October 2020 renovation.

Drew Rogers is not attached to this course. He is a real and accomplished golf course architect with a real portfolio, documented at the American Society of Golf Course Architects, and his Southwest Florida work includes other clubs. It does not include Treviso Bay. The club's own architect page is the primary source.

Correction 9: TPC Is a Brand License, Not a PGA TOUR-Operated Club

TPC at Treviso Bay is a licensed brand, and Treviso Bay is not one of the 18 PGA TOUR-operated TPC clubs.

This distinction matters more than it sounds. There is no Florida corporation named "TPC Treviso Bay." The entity is Treviso Bay Golf Club, Inc., Florida document number N11000011890, a Florida not-for-profit filed December 30, 2011 with an elected member board, and it is managed by Troon Prive. You can verify the corporate record yourself at Sunbiz.

The TPC network's own passport map and partner course rates document distinguish network clubs from TOUR-operated clubs, and the club's own TPC network page describes the relationship.

None of this makes the golf worse. It makes the ownership and governance different from what a buyer assumes when they see three letters on a sign, and a buyer paying a Golf Club Capital Contribution deserves to know exactly what entity they are contributing to.

Correction 10: There Is No Marina at Treviso Bay

Treviso Bay has no marina, no boat slips, and no navigable Gulf access from inside the community. We say it plainly because the question comes up constantly, and because a community named "Treviso Bay" sitting adjacent to a bay invites the assumption.

Collier County Parks publishes the complete list of public recreational boat launch sites in the county and no launch in or adjacent to Treviso Bay appears on it. The community's lakes are amenity and stormwater water bodies. A boat owner trailers to Bayview Park or Collier Boulevard Boating Park, or keeps a slip at an off-site marina, as detailed in the location section above.

What We Will Not Correct, Because We Cannot Source It

Correcting the record cuts both ways, and integrity here means naming the things where we do not have an answer either.

The Treviso Bay Master Association does not publish, and we therefore do not state in either direction:

• The golf course par
• The pickleball court count
• The bocce court count
• The spa operator
• The clubhouse and dining dress code, beyond "proper attire for the particular area"
• Pet weight and breed limits
• RV and boat parking rules
• The architectural review committee's application turnaround time
• Electric vehicle charging policy

For any of these, the answer lives with the Treviso Bay Management Office at (239) 302-5738 or in the recorded declaration for your specific neighborhood, available through the Collier County Clerk. We would rather send you to the right place than fill a gap with something that sounds right.

One further caution on a question that comes up often. On whether the club is an equity club, the word "equity" appears in none of the club's own documents, established by exhaustive negative search. The buy-in is styled a "Golf Club Capital Contribution," and no refundability, redemption, or transfer-of-equity provision is published anywhere. So we do not publish a verdict either way. A buyer who cares about that question should obtain the recorded Declaration before closing, and that is more useful advice than either verdict.

Comparable Naples Communities to Consider Alongside Treviso Bay

The Naples communities worth comparing to Treviso Bay are the ones that share its structural features: a community development district assessment, bundled or deeded golf, a large preserve neighbor, or a US 41 East location. Fiddler's Creek, Lely Resort, The Isles of Collier Preserve, and Hacienda Lakes are the honest shortlist.

How We Chose These Treviso Bay Comparables

Most "similar communities" sections are a list of names with a price range next to each. That is not a comparison, it is a directory. We compare on structural attributes that actually change what you pay and what you own, and we compare only on attributes we can verify from a primary source.

The five axes that matter for a Treviso Bay decision:

1. Whether there is a community development district assessment on the tax bill, in addition to HOA dues.
2. How golf access works, specifically whether it is deeded to the property, optional, or absent.
3. Product mix, meaning whether the community offers terrace condominiums through estate homes or only one or two product tiers.
4. Flood and evacuation posture, which in coastal Collier is a genuine differentiator and not a formality.
5. Location relative to the Gulf, downtown Naples, and the US 41 East growth corridor.

What We Will Not Publish About Competitors

Two rules we hold to, and they are worth stating because they explain what is missing below.

We do not publish competitor community fee figures that we cannot source to a primary document. Association assessments, capital contributions, golf dues, and district assessments change annually and are published inconsistently across communities. Putting an unsourced number for another community next to a fully sourced number for Treviso Bay would create a false precision that favors whichever community we happened to have better data for. We ran a document-level fee reconstruction for Treviso Bay in this research package. We did not run one for every comparable, so we do not publish one.

We do not link competitor brokerage sites, single-community marketing domains, or listing portals. Where a fact about a comparable community exists in a county, clerk, or district record, we cite that. Where it does not, we say so.

If you want a genuine side-by-side on carrying cost across two or three specific Naples communities, that is a conversation, not a table on a web page, and it is one we have regularly.

Fiddler's Creek

Fiddler's Creek is the most structurally comparable community to Treviso Bay in the immediate area. It sits southeast of Treviso Bay off US 41 East, it is a large master-planned community with its own district financing structure, and it spans a wide product range.

The verified structural facts:

• Fiddler's Creek is governed under the Marco Shores / Fiddler's Creek PUD and Development of Regional Impact, a county land-use instrument, which means its entitlements and amendments are matters of public county record rather than developer marketing.
• The Board of County Commissioners approved Fiddler's Creek Section 29 on December 10, 2024, adding 750 multifamily units and raising the PUD cap from 6,000 to 6,750 dwelling units, per the Collier County Clerk. This is the single largest structural difference from Treviso Bay: Fiddler's Creek is still building. Treviso Bay is finished.
• The Planning Commission recommended denial of that amendment after a three-day discussion citing traffic density, panther habitat, and stormwater management, and the Board overrode the recommendation. Thirty percent of the 750 units are committed to workforce housing.
• Fiddler's Creek retail is anchored by a Publix at the Shoppes at Fiddler's Creek, approximately 8.6 miles and 20 minutes from Treviso Bay.

The buyer question this comparison answers: do you want a community where construction is complete and the assessment base is fixed, or a community with remaining entitlement where the resident count and the traffic pattern are still moving? Treviso Bay is the former. Fiddler's Creek, as of the December 2024 amendment, is the latter.

Lely Resort

Lely Resort is the community most often confused with Treviso Bay, and that is the primary reason it belongs on this list.

As covered in the corrections section above, the phantom neighborhood names circulating as Treviso Bay subdivisions, including Marquesa Royale and Ventana, are Lely Resort neighborhoods. An AI summary appears to have merged the two communities, and the merged list has propagated widely. If you have been reading about Treviso Bay and encountered those names, you have been reading about two communities at once.

Structurally, Lely Resort and Treviso Bay share a Collier County location in the same general East Naples geography and, per Collier County Public Schools attendance polygons, both fall within the Lely High School zone. Beyond that, we are not going to publish Lely Resort's fee structure, golf access model, or unit count here, because we did not run a primary-document reconstruction for it in this research and we will not repeat figures we have not verified.

What we will say: if you are cross-shopping the two, the questions to ask are identical to the five axes above, and the answers should come from Lely Resort's own recorded documents, not from a summary.

The Isles of Collier Preserve

The Isles of Collier Preserve sits immediately northwest of Treviso Bay and is the nearest large master-planned neighbor.

Verified structural facts from the county and state record:

• It is developed within the Sabal Bay MPUD, Ordinance 05-59, a Collier County zoning instrument covering roughly 2,400 acres, with a large share of the property dedicated to natural habitat, nature preserve, and trails.
• In February 2025, 780.03 acres of wetland habitat between Bayshore Drive, the Isles of Collier Preserve, and existing Rookery Bay managed lands were conveyed into permanent state conservation and are now managed by Florida DEP as part of Rookery Bay. That conveyance permanently constrains development on the flank shared with Treviso Bay.
• A Neighborhood Information Meeting has been held regarding a "Fleischmann Parcel" at Isles of Collier Preserve. We could not verify the petition number, acreage, unit count, or status from a primary county source, so we flag it as an open question rather than describing it. It is the closest large-parcel question mark on Treviso Bay's northwest flank and worth asking about directly.

The buyer question this comparison answers: golf. Treviso Bay carries deeded golf on 825 of its 1,431 properties, an allocation that is closed and cannot be expanded. If golf is central to the purchase, that is a fundamental difference between these two neighbors, and it is the first thing to establish.

Esplanade at Hacienda Lakes and the Hacienda Lakes MPUD

Roughly three miles north-northeast of Treviso Bay at Rattlesnake Hammock Road and Collier Boulevard, the Hacienda Lakes MPUD is the corridor's other large master-planned entitlement, and it is the one that most directly changes Treviso Bay's retail environment.

Verified facts:

• Rezoned in October 2011 across more than 2,260 acres, entitled for 1,760 homes, 327,000 square feet of retail, 70,000 square feet of professional and medical office, 135 hotel rooms, 140,000 gross square feet of business park or educational facility, and a school.
• The Hacienda Lakes Community Development District was formed by the Board of County Commissioners in 2012, and the district publishes its own records at haciendalakescdd.com. Its enabling ordinance is codified at colliercounty.elaws.us.
• The Costco covered in the pipeline section above is on the Hacienda Lakes commercial tract. Residents of Esplanade at Hacienda Lakes ran the organized opposition and negotiated the mitigation package.

The buyer question this comparison answers: proximity to new large-format retail. A Treviso Bay buyer gets the Costco as a three-mile amenity without living next to its loading dock. That is a genuine positional advantage, and it is one of the few places where Treviso Bay's distance from a thing is the benefit.

Communities With a District Assessment Versus Communities Without

This is the axis that catches the most buyers coming from outside Florida, and it is worth isolating.

Treviso Bay carries a Wentworth Estates Community Development District assessment on the annual Collier County tax bill, separate from and in addition to the Master Association assessment. That assessment has two parts, a debt service component that varies by product type and an operations and maintenance component, with the debt scheduled for full payoff in FY2037.

Fiddler's Creek and Hacienda Lakes also operate community development districts. Many Naples communities do not. When you compare monthly carrying cost between a CDD community and a non-CDD community, you are not comparing like to like unless you add the district assessment into the CDD community's number. A comparison that puts HOA dues side by side and stops there will systematically understate the CDD community.

Conversely, a CDD community financed its infrastructure with tax-exempt district debt rather than rolling it into the lot price, and district debt eventually retires. A non-CDD community capitalized that infrastructure differently. Neither structure is better in the abstract. They are different, and the difference is legible only if you look at both lines.

The Wentworth Estates CDD publishes its own records and meeting schedule at wentworthestatescdd.org, and its audited financial reports are filed with the Florida Auditor General. Its adopted budgets are posted by its district manager at jimwardcdd.com.

Deeded Golf Versus Optional Golf

The second axis that reshapes a comparison.

Treviso Bay's golf is deeded to the property, on 825 of 1,431 properties, 57.65% of the community. No more exist and none can be created. The club's own wording is that golf is "private and exclusive to the properties that have been selected by the developer," which is properties, not neighborhoods or phases.

That has three consequences a cross-shopper should internalize:

• You cannot buy your way in. If the home you love is not one of the 825, no amount of money adds golf to it.
• The allocation is not neighborhood-based. There is no per-neighborhood golf table, and one cannot be constructed from the published unit counts.
• Golf and non-golf homes can sit in the same building. That follows logically from parcel-level allocation, though we have not observed a specific mixed building and we present it as a consequence of the allocation method rather than as a verified observation.

In a community with optional or purchasable golf membership, none of the above applies, and the resale conversation is completely different. Establish which model you are looking at before you compare anything else.

Flood Posture as a Comparison Axis

In coastal Collier County this is not a formality, and it is one of the few axes where Treviso Bay has genuinely differentiated, primary-source data behind it.

A total of 113 FEMA National Flood Hazard Layer point queries across 28 internal Treviso Bay streets returned four distinct zone and base flood elevation combinations inside one gate, with 82.3% sitting in the Special Flood Hazard Area and 17.7% outside it. Evacuation is uniform Zone A across every sampled point. That combination, mixed flood zones and a single uniform evacuation zone, is the specific fact to test in any community you compare Treviso Bay against.

The tools are public. FEMA's Map Service Center and the National Flood Hazard Layer service will give you the flood zone for any address, and Florida's Know Your Zone tool will give you the evacuation zone. Collier County's own flood map portal and floodplain management pages are the local authority.

Ask this of every community on your shortlist: what is the flood zone at this specific address, what is the base flood elevation, and what is the evacuation zone. A community-level answer to any of those three is not an answer.

How to Actually Run This Comparison

Our practical advice, from running this exercise with buyers repeatedly:

• Build one carrying-cost line per community that includes every layer. For Treviso Bay that means master assessment, plus either the single-family lawn line or the sub-association quarterly assessment, plus golf association dues if the property is deeded, plus the CDD assessment on the tax bill, plus the annual food minimum. Five layers. Most published comparisons show one or two.
• Get the flood zone, base flood elevation, and evacuation zone for the exact address, not the community.
• Read the leasing rules for the exact building, not the master FAQ, if rental income is part of the plan.
• Establish the golf model before anything else, because it can eliminate an entire community from consideration in one question.
• Drive the commute in season. February at 8:15 a.m. tells you more than any drive-time table, including ours.

Honest Pros and Cons of Buying in Treviso Bay

Treviso Bay's honest case rests on a finished community, deeded golf on 825 of 1,431 properties, a fully published fee structure, and Rookery Bay as a permanent neighbor. Its honest drawbacks are an inland location, four flood zones inside one gate, five layers of carrying cost, and a constrained leasing regime.

We write these sections the way we would say them across a table. A page that lists only advantages is a brochure, and a brochure does not help you make a decision.

Pro: The Community Is Genuinely Finished

Treviso Bay is entitled for 1,450 units and 1,431 are built, a gap of 19 units, and the Association states construction is complete. County permit records for the trailing twelve months inside the PUD show 231 permits totaling $5.57 million and zero new dwellings.

That matters in three concrete ways. There is no construction traffic in the community. There is no builder inventory competing with resale listings. And the assessment base is fixed, so the denominator that divides the association's operating budget is not going to move.

Compare that to a neighbor still carrying entitlement, and this is a real, quantifiable advantage.

Pro: Deeded Golf Is Finite, and Finite Things Hold Value

825 of 1,431 properties carry deeded golf and no more exist. Scarcity that is structural rather than temporary tends to be durable. Whatever the golf-deeded premium is at any point in the cycle, it is not going to be diluted by the developer creating more memberships, because the developer is gone and the allocation is closed.

The flip side is in the cons below, and it is the same fact viewed from the other direction.

Pro: The Fee Structure Is Fully Published

This sounds like a small thing until you shop a community where it is not true. Treviso Bay's Master Association publishes an Annual Fee Sheet, revised 5/11/2026, that itemizes the master assessment down to the component line, the golf association dues, the capital contributions collected at closing, the transfer fee schedule by duration, and the single-family lawn care line by subdivision.

You can read it yourself at tpctrevisobay.com, and you can compare it against the 2024 sheet and the 2025 sheet to see exactly what has moved. Very few Naples communities let you do that from a public URL.

Pro: The Rules Are Written Down and the Enforcement Is Legible

Everything in the first three sections of this page comes from published documents, not from a phone call with a manager. The infraction tiers are enumerated. The fine ladders are printed. The speeding classes have mph thresholds. The roof cleaning process has a 45-day clock and a named appeal path. The sign rules have dimensions in inches.

Some buyers read that and see a community that is too strict. Others read it and see a community where they will never be surprised. Both reactions are legitimate, and both are better than buying into a community where you cannot find out either way until you own there.

Pro: Rookery Bay Is a Permanent Neighbor

The Rookery Bay National Estuarine Research Reserve spans roughly 110,000 acres, its current management plan was fully approved in January 2023, and it got 780 acres bigger on Treviso Bay's northwest flank in February 2025 through a permanent conveyance to the State of Florida.

Preserve neighbors that are held by a state agency under an approved management plan do not become 400 townhomes. That is about as durable a view protection as Florida offers, and it is verifiable at rookerybay.org and through Florida DEP.

Pro: One Free Permit Covers Beaches and Boat Ramps

Covered in full above, and it belongs in the pro column. A Collier County property owner, including a part-time seasonal owner, can obtain a free beach parking permit 2.7 miles from the Treviso Bay gate, and that one permit parks free at both Collier County and City of Naples beaches by interlocal agreement and waives the $10 daily parking fee at county boat ramps.

Non-residents cannot obtain that permit at any price. For a community without Gulf frontage, this is the most substantive, sourceable amenity offset available.

Con: Treviso Bay Is Inland, and That Is Not a Detail

The nearest Gulf beach access is roughly 8.7 miles and 20 minutes at Lowdermilk Park. The Marco Island beaches are roughly 14 miles. There is no Gulf frontage, no beach club, no private beach access, and no walkable beach.

If your Naples purchase is fundamentally about the Gulf, this is a real mismatch and no amount of permit reciprocity fixes it. Buy on the water or buy close to it. We would rather lose the transaction than sell you a beach community that is not one.

Con: Four Flood Zones Inside One Gate, and One Evacuation Order

113 FEMA point queries across 28 internal streets returned four distinct zone and base flood elevation combinations. AE with a base flood elevation of 8 feet covers 64.6% of the sampled points, AE at 7 feet covers 17.7%, shaded X covers 16.8%, and one point returned unshaded X. Eight streets are split internally. Treviso Bay Boulevard alone returns all four zones.

That means 82.3% of the community sits in the Special Flood Hazard Area with a lender flood insurance mandate, and 17.7% does not.

And here is the sentence that matters most: evacuation is uniform Zone A across all 29 sampled points. The 17.7% with no lender flood mandate leave at exactly the same time as everyone else. A buyer who selects a home for the shaded X designation is buying an insurance outcome, not a hurricane outcome.

Con: Five Layers of Carrying Cost

Total cost of ownership at Treviso Bay is not one number. It is:

1. The Master Association annual assessment
2. Plus either the single-family lawn care line, priced by subdivision, or the sub-association quarterly assessment for attached product
3. Plus golf association dues, if the property is one of the 825 deeded parcels
4. Plus the Wentworth Estates CDD assessment on the Collier County tax bill, which varies by product type
5. Plus the annual food minimum obligation at the club

Most published comparisons show layer one and stop. A Treviso Bay buyer who budgets from a single HOA figure will be wrong, and the error compounds because layers two and three vary substantially by which home you choose.

Con: The Inventory Gap Cuts Both Ways

Nine of the sixteen subdivisions that recorded a sale in the trailing twelve months have zero inventory today. 85.7% of active listings are priced under $600,000. Nothing at all is listed between $599,000 and $1,450,000, a hole of $851,000 through the exact band where most of the year's dollar volume traded. Zero coach homes are available.

For a seller in the gap, that is leverage. For a buyer who wants a coach home or a mid-priced single-family home in Treviso Bay, it is a genuine problem, and the honest advice is that you may need to wait for inventory rather than compromise on product.

Con: The Commercial Tract Is at the Front Door and the Buffer Was Halved

Treviso Bay's own MPUD contains a US 41 commercial tract, and as of HEX 25-50 in December 2025 that tract's northern landscape buffer and side setback were both cut from 15 feet to 7.5 feet, with a tandem drive-through restaurant contemplated in the hearing testimony.

Homes nearest Marc Anthony Way, Prima Way, and the northwest end of the community are the ones affected. This is not a reason to rule out Treviso Bay. It is a reason to know exactly where a specific home sits relative to that tract before you write.

Con: Leasing Is Constrained, and Sub-Association Rules Are Not Published

A 30-day minimum, four leases per calendar year, entire unit only, 15-day advance filing, no tenant amenity access without a paid transfer, and the owner's own club privileges rescinded during that transfer. Add that individual condominium associations impose their own rules on top and those recorded declarations are not published anywhere public.

If rental income is central to the thesis, Treviso Bay demands more diligence than most communities and delivers less flexibility than most investors expect.

Con: The Corridor Is Absorbing Growth Without Road Capacity

Greenway-Fritchey at 1,299 units, Fiddler's Creek Section 29 at 750, Cassia Naples at 328, Miceli at 63, and a 162,000 square foot Costco in the trade area, against zero FDOT capacity project on US 41 East in FY2026 through FY2030.

This is the finding we would want to know if we were buying, and it is the reason we put it high on this page rather than in a footnote.

Con: Some Questions Simply Do Not Have Published Answers

Pet weight and breed limits, RV and boat parking rules, ARC turnaround, electric vehicle charging, the clubhouse and dining dress code, and the club's equity status all sit in a category where the association has not published an answer.

That is not a scandal. It is normal for a community of this vintage and structure. But it does mean a Treviso Bay purchase requires pulling recorded documents rather than reading a website, and that is work. It is work we do on every transaction, and it is the difference between an informed offer and a hopeful one.

The Honest Summary

Treviso Bay is a finished, gated, amenity-dense Naples community with published rules, a legible fee structure, a permanent preserve neighbor, and a closed deeded-golf allocation, sitting inland on a growth corridor with mixed flood zones, a uniform evacuation order, and a commercial tract at its own front door.

If that description sounds like a fit, the next step is address-level work: the flood zone, the base flood elevation, the golf deed status, the sub-association declaration, and the position relative to Tract FD-1. Those five answers turn a community decision into a home decision.

Treviso Bay Subdivisions Getting Their Own Pages

Treviso Bay contains sixteen subdivisions that recorded a sale in the last twelve months, and each one trades on its own terms. We are building dedicated sub-pages for the ones buyers search by name, starting with the twelve below. Each will carry fee schedules, sale comps, and street-level analysis.

Why Subdivision-Level Pages Exist at All

Because the community-level number is misleading and we can prove it.

The trailing-twelve-month median sale price across all of Treviso Bay is $550,000. The median in Trevi is $410,000. The median in Ponziane is $2,788,888. A single community median describes neither. The same is true of price per square foot, days on market, and sale-to-list ratio, all of which vary by product type in ways a community-wide figure flattens completely.

Treviso Bay is a mixed community with terrace condominiums, veranda condominiums, coach homes, and estate single-family homes inside one gate. Any statistic that does not name the product it describes is close to useless. The pages below will name it.

Trevi at Treviso Bay

Trevi is the largest single trading block in the community by transaction count, with 16 closings in the trailing twelve months at a median of $410,000, and it is the community's entry point.

A dedicated /neighborhoods/trevi-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Alberi Acqua at Treviso Bay

Alberi Acqua recorded 10 closings at a median of $500,000, and it maps to the Terrace I, II, and III condominiums on Acqua Court.

A dedicated /neighborhoods/alberi-acqua-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Giaveno at Treviso Bay

Giaveno recorded 13 closings at a median of $480,000, and it maps to the Terrace IV, V, and VI condominiums on Giaveno Court and Giaveno Circle.

A dedicated /neighborhoods/giaveno-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Avellino at Treviso Bay

Avellino recorded 7 closings at a median of $560,000, and it maps to the Veranda II, III, and IV associations on Avellino Way.

A dedicated /neighborhoods/avellino-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Venezia at Treviso Bay

Venezia recorded 3 closings at a median of $805,000 and maps to Veranda I on Venezia Circle. It currently has zero active inventory.

A dedicated /neighborhoods/venezia-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Casoria at Treviso Bay

Casoria recorded 3 closings at a median of $660,000 with a median of one day on market, and it maps to Coach Homes II on Casoria Court. It currently has zero active inventory.

A dedicated /neighborhoods/casoria-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Di Napoli at Treviso Bay

Di Napoli recorded 7 closings at a median of $1,075,000 and is the one name in the community that requires real care, because the Association uses "Di Napoli" as the street label for Coach Homes I while the county separately records a Di Napoli condominium on Prima Way. It currently has zero active inventory.

A dedicated /neighborhoods/di-napoli-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Ponziane at Treviso Bay

Ponziane recorded 3 closings at a median of $2,788,888, placing it in the community's top price tier alongside The Peninsula.

A dedicated /neighborhoods/ponziane-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Bella Firenze at Treviso Bay

Bella Firenze is 57 recorded parcels on Firenze Circle and Firenze Drive, built 2014 to 2015, with two closings in the trailing twelve months. It needs its own page purely to disambiguate it from The Peninsula's Firenze floor plan.

A dedicated /neighborhoods/bella-firenze-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Via Veneto at Treviso Bay

Via Veneto is the oldest single-family product in Treviso Bay, dating to 2007, with the smallest estate footprint in the community and 3 closings at a median of $1,075,000. It currently has zero active inventory.

A dedicated /neighborhoods/via-veneto-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Pavia at Treviso Bay

Pavia recorded 4 closings at a median of $1,275,500, and it sits within the second-largest single-family plat in the community, which carries the widest value range inside the gate. It currently has zero active inventory.

A dedicated /neighborhoods/pavia-treviso-bay sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

The Peninsula at Treviso Bay

The Peninsula already has a dedicated page at /neighborhoods/peninsula-at-treviso-bay, and it is the one subdivision page in the community that most needed to exist, because its original builder's marketing domain no longer resolves and because the Firenze naming overlap with Bella Firenze produces real confusion.

The essentials, corrected: The Peninsula is an enclave of up to 55 estate home sites on Corso Bello Drive, of which the Collier County roll records 34 completed homes, delivered roughly 2018 to 2022 by Imperial Homes of Naples, sitting within the recorded LIPARI-PONZIANE plat. It recorded two closings in the trailing twelve months, at $3,050,000 and $3,100,000, the highest pair in the community. There is no separate Peninsula homeowners association, and Peninsula does not appear in the Master Association's sub-association table.

The Four Subdivisions Not Yet Scheduled

For completeness, four more Treviso Bay subdivisions recorded a sale in the trailing twelve months and are not yet in the sub-page queue: Italia, one sale at $2,075,000; Siracusa, one sale at $1,300,000; Vercelli, two sales at $1,050,000 and $1,490,000; and Ponte Rialto, one sale at $1,250,000.

Each of those is too thin to read as a market rate, which is precisely why we print the individual sale prices rather than a median. A median of one sale is not a median. We will build pages for them when there is enough transaction depth to say something useful, and not before.

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

If you're searching for the best Treviso Bay listing agent, or thinking, "I need to sell my house in Treviso Bay, who do I call first," start here. McGreevy and Comisar price Treviso Bay listings against 78 verified closings and $68,260,888 in trailing twelve month volume, not against a portal estimate built on stale county records.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 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

What Do the Last 78 Treviso Bay Closings Say About Pricing Your Home?

Over the trailing twelve months ending 2026-07-29, our own Southwest Florida MLS pull recorded 78 closed sales inside Treviso Bay totaling $68,260,888 in volume. The median sale price was $550,000. The highest recorded sale closed at $3,100,000. The fastest sale went under contract with 0 days on market, and the median days on market across the community was 52.

That median days on market figure is computed on 76 records, not 78. Two of the 78 closings are entered in the MLS as S SDE, comp-sold data entry records, which are real recorded closings but carry no days on market field. They are included in every price and volume statistic above and excluded from the days on market math. Very few Naples listing presentations will tell you that, and it is exactly the kind of detail that separates a defensible list price from a hopeful one.

The median sale-to-list ratio across those 78 closings was 95.54%. That is the number a Treviso Bay seller should plan around. It means the typical closing in this community landed roughly four and a half percent below the last asking price, which is a negotiation the listing strategy has to anticipate rather than absorb in month five.

Why Does Treviso Bay Need a Listing Agent Who Reads the Product Split?

Treviso Bay is not one market. The MLS Building Design field splits the community into three verified classes, and the three behave nothing alike. Single Family closed 19 times at a median of $1,350,000 with a median 105 days on market and a 92.94% sale-to-list ratio. Low Rise closed 20 times at a median of $802,500 with a median 11 days on market and a 97.97% sale-to-list ratio. Mid Rise closed 39 times at a median of $475,000, median 55 days, 95.55% sale-to-list.

A single-family seller who prices to the community median of $550,000 is leaving a fortune on the table. A terrace condominium seller who prices to the community average of $875,140 will sit for a year. The right comparable set is the product class, then the subdivision, then the view and bundle status. We build the analysis in that order every time.

What Does Luxury Listing Marketing Actually Look Like at Treviso Bay?

For the estate homes on Corso Bello Drive, in Ponziane, Bella Firenze, Pavia and Via Veneto, presentation is the difference between the 92.94% single-family sale-to-list ratio and something better. Our luxury listing package is built for that tier.

• Professional architectural photography, shot on a schedule that respects the light on a golf-frontage or preserve-frontage lot rather than whenever the appointment was easy
• Licensed drone aerial imagery that shows the lot's relationship to the course corridor, the lake system and the Rookery Bay preserve edge, which is the single thing a still photograph of a lanai cannot convey
• Cinematic listing video with a narrative cut, not a slideshow with music, plus vertical cuts sized for social distribution
• Direct exposure to a qualified-buyer database built over more than a decade of Southwest Florida production, including buyers already inside the gate who want to move up within Treviso Bay
• Discretion and off-market capability when a seller does not want a sign, a lockbox or a public days on market counter running, which matters more in a gated golf community than almost anywhere else

Treviso Bay's own rules make the marketing question sharper than it is elsewhere. The Master Rules and Regulations dated 2/9/2025 specify exact oval sign dimensions, brokerage lettering height, permitted sign quantity by product type and removal timing, and the association enforces them unilaterally. A listing plan that leans on yard signage is a plan that does not know this community. Ours leans on imagery, database and reach.

How Do I Get a Free Treviso Bay Valuation?

Ask for one. There is no cost, no obligation and no requirement that you list with us. We will pull the closed comparable set for your exact product class and subdivision, adjust for golf bundle status, view, furnishing and floor, and give you a range with the reasoning attached. If the honest answer is that this is not your year to sell, we will tell you that too.

Request your free Treviso Bay home valuation and we will return a written range, the comparable set behind it, and a plain-language read on where your unit sits inside the current 28-listing active inventory.

Can I Talk to Jesse Direct About Selling My Treviso Bay Home?

Yes. Call or text (239) 898-6072 and you reach Jesse McGreevy, not a call center and not an assistant. Text or call, confidential conversations welcome. Plenty of Treviso Bay owners call us a year or two before they intend to do anything, just to understand what the fee stack, the CDD schedule and the current inventory picture mean for their timing. That conversation costs nothing and there is no follow-up sequence attached to it.

If you would rather start by email, Jesse is at [email protected]. Marc Comisar can be reached at (239) 287-5873.

Are There Dedicated Treviso Bay Seller Pages Coming?

Yes. Two deeper seller resources are in production.

• A dedicated /sell-my-home-in-treviso-bay page is coming with the full listing process, the association resale and estoppel sequence, seller net sheets by product type, and pre-listing preparation specific to this community. We'll link it here when it goes live.
• A dedicated /luxury-listing-agent-treviso-bay page is coming with the estate-home marketing package, drone and cinematic video samples, off-market strategy, and the paired-sale analysis behind our pricing recommendations at the top of the market. We'll link it here when it goes live.

Six questions Treviso Bay sellers ask us before anything else:

Who Is the Best Listing Agent for Treviso Bay?

The honest test is verifiable listing-side production, not a claim. Ask any agent you interview for their closed listing-side count inside Treviso Bay, pulled from the Southwest Florida MLS and filtered to this community, and ask for the sale-to-list ratio and days on market on those specific closings. Any agent who cannot produce that in an afternoon is asking you to trust a slogan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we will hand you the community-filtered data before you sign anything. Call (239) 898-6072.

Which Realtor Has Sold the Most Homes in Treviso Bay?

That question has a factual answer and it is not one anybody should assert without the data in front of them. The Southwest Florida MLS will produce a closed listing-side count by agent, filtered to the Treviso Bay development code, for any date range you choose. We will run that report for you and send it over unedited, including where we rank on it. What we can state from our own verified pull is the market itself: 78 closings, $68,260,888 in volume, median $550,000, median 52 days on market on 76 measurable records.

How Much Is My Treviso Bay Home Worth?

It depends far more on product class than on the community median. A mid-rise terrace condominium traded at a median of $475,000 over the last twelve months. A low-rise coach or veranda home traded at a median of $802,500. A single-family home traded at a median of $1,350,000. Within those bands, golf bundle status, view, floor, furnishing and subdivision move the number materially. A real valuation prices your unit against its own class and its own street, then adjusts. Call (239) 898-6072 for a free written range.

What Is the Average Days on Market in Treviso Bay?

The median is 52 days and the average is 79.2 days, both computed on 76 of the 78 closings because two comp-sold entry records carry no days on market. The spread is enormous: the range runs from 0 days to 394 days. Product class explains most of it. Low Rise closed at a median of 11 days, Mid Rise at 55 days, and Single Family at 105 days. Current active listings show a median 89.5 days on market, which tells you the unsold half of the market is slower than the sold half.

What Commission Do Listing Agents Charge in Naples?

Real estate commission in Florida is negotiable by law and there is no standard, customary or required rate. Any agent who tells you a rate is "the going rate" in Naples is describing their own pricing, not a rule. What must happen is disclosure: the compensation you agree to has to be stated in the listing agreement you sign. We will walk through the structure, what it covers, how cooperating compensation is handled under current practice, and what your net looks like at several price points before you commit to anything.

How Long Does It Typically Take to Sell a Home in Treviso Bay?

Plan on the product-class median, not the community median. Over the trailing twelve months, low-rise coach and veranda homes closed at a median of 11 days on market, mid-rise terrace condominiums at 55 days, and single-family homes at 105 days. Add roughly 30 to 45 days from contract to close for a financed buyer, less for cash, plus the Master Association resale application processing window. The community absorbed 6.50 sales per month against 28 active listings, which is 4.31 months of supply.

What Is Your Treviso Bay Home Worth? Get a Free Valuation in 60 Seconds

A Treviso Bay home is worth what its own product class and subdivision support, not what the community median suggests. Terrace condominiums closed at a median of $475,000, coach and veranda homes at $802,500, and single-family homes at $1,350,000 over the trailing twelve months. Tell us your address and we will price it properly.

Start with our free home valuation tool, then call (239) 898-6072 and we will reconcile the automated number against the actual Treviso Bay comparable set by product class.

Why Does a 60 Second Request Beat an Instant Online Estimate?

Automated valuation models fail badly in Treviso Bay, and the reason is structural. The MLS Building Design field offers eight values and this community uses three, and none of the eight is "coach home" or "veranda." Every portal therefore sees Treviso Bay as one undifferentiated market and averages a $372,500 terrace unit against a $3,100,000 estate home. The community's median price per square foot is $406.22. The aggregate, which divides total dollar volume by total square footage and is effectively what most automated tools reproduce, is $507.60. Those two numbers describe the same community over the same twelve months and they differ by more than $100 per square foot, because a handful of large single-family sales pull the aggregate up. Neither number is wrong. An unlabeled one is.

If you see an unlabeled "price per square foot in Treviso Bay" figure anywhere, you cannot tell which of those two it is, and the difference on a 2,500 square foot home is more than $250,000. We label ours. The median is $406.22.

What Goes Into a Treviso Bay Valuation From McGreevy and Comisar?

• Your MLS Building Design class, Single Family, Low Rise or Mid Rise, because the three trade at different medians, different days on market and different sale-to-list ratios
• Your subdivision, all sixteen of which recorded a sale and several of which recorded only one or two, which changes how much weight the local comparable can carry
• Golf bundle status, since 825 of 1,431 properties carry deeded golf and the remaining 606 do not, and the two are different products to a buyer
• View orientation, meaning golf frontage, lake, preserve or interior, verified against the plat and the county parcel layer rather than taken from the listing remarks
• Living area measured against the recorded band for your building, which is how we separate the larger low-rise coach product at 1,883 to 3,337 square feet from the smaller veranda product at 1,414 to 1,661
• Current competing inventory, which right now is 28 active listings with a median list price of $499,000 and a total list volume of $20,678,745

What Does the Current Inventory Gap Mean for My Price?

It is the single most useful pricing fact in Treviso Bay right now. Of 28 active listings, 24 are priced under $600,000, which is 85.7% of the market. Only four sit above $1.4 million. Nothing at all is listed between $599,000 and $1,450,000, a hole of $851,000 straight through the band where much of the year's dollar volume actually traded. Zero coach homes are available. Nine of the sixteen subdivisions that recorded a sale have no inventory at all.

If your home falls in that gap, you have effectively no direct competition inside the gate. That is a pricing position worth understanding before you list, and it is not something a portal estimate will ever surface for you.

How Do I Start the Valuation?

Call or text (239) 898-6072, or email [email protected] with your address. You will get a written range, the comparable set it came from, and the reasoning. As Top 1% Real Estate Agents Nationally Since 2008, we would rather give you an accurate number you can plan around than an inflated one that wins a listing appointment and then sits.

Your Local Real Estate Experts

Treviso Bay sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty, one of the top-reviewed real estate teams in Southwest Florida. They lead Domain Realty Group, a partner-based team serving Naples, Bonita Springs, Estero and Fort Myers, and they bring verified Treviso Bay market data rather than generic Naples golf-community talking points.

More about the team, how we work, and the track record behind these numbers is on our about page. Treviso Bay sits inside our wider Naples market coverage, and every community we cover is indexed on the neighborhoods directory.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected]

Marc Comisar: (239) 287-5873

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134

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 (FREC).

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

How Do McGreevy and Comisar Work a Treviso Bay Transaction?

We start from primary documents. For this community that means the Master Association FAQ, the 2026 Annual Fee Sheet in its 5/11/2026 revision, the Master Rules and Regulations dated 2/9/2025, the Wentworth Estates Community Development District budget and assessment methodology, the recorded plats and condominium declarations at the Collier County Clerk, the FEMA National Flood Hazard Layer queried point by point, and the Collier County Public Schools attendance-zone files. Then we run our own Southwest Florida MLS pull and reconcile it twice by independent routes.

That is why this page can tell you there are four distinct FEMA flood zone and base flood elevation combinations inside one gate, that 825 of 1,431 properties carry deeded golf and none can be added, and that the district's own website misnames the county that created it. None of that comes from a brochure.

What Areas Do McGreevy and Comisar Serve Besides Treviso Bay?

Domain Realty Group works throughout Collier and Lee County, with concentration in Naples, Bonita Springs, Estero and Fort Myers. Inside East Naples we regularly transact in the US 41 East corridor communities that a Treviso Bay buyer or seller is usually weighing at the same time, including Fiddler's Creek, Lely Resort, Naples Reserve, Verona Walk and Winding Cypress. That cross-community view is what makes a comparative pricing conversation useful rather than promotional.

How Do I Reach the Team Directly?

Call or text (239) 898-6072 for Jesse McGreevy, or (239) 287-5873 for Marc Comisar. Email [email protected]. The office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134. If your question is about a specific Treviso Bay unit, send the address and we will pull the parcel record, the flood point query, the CDD debt service line for that product type and the subdivision comparable set before we call you back.

Frequently Asked Questions, Treviso Bay Buyer Edition

Treviso Bay buyers ask the same questions in the same order: is golf included, what does it really cost, what flood zone am I in, and can I rent it out. These answers come from the association's own documents, Collier County records, FEMA point queries and our own MLS pull, and they say plainly where the record is silent.

Is Golf Membership Included With Every Home in Treviso Bay?

No. Deeded golf attaches to 825 of the 1,431 built properties, which is 57.65%. The remaining 606 properties do not carry it. The club's own wording is that golf is "private and exclusive to the properties that have been selected by the developer," and the operative word there is properties. The allocation was made parcel by parcel, not neighborhood by neighborhood, so you cannot infer bundle status from the street name or the building. Verify it on the specific parcel before you write an offer, every time.

How Many Homes in Treviso Bay Come With a Bundled TPC Golf Membership?

825, against 1,431 built units. That figure comes from the Master Association's 2025 FAQ. One caution worth carrying: the 825 count and the current dollar figures come from two different documents with two different vintages. The dues number is from the 2026 Annual Fee Sheet in its 5/11/2026 revision. Writing "$5,350 on 825 parcels" as a single sentence silently merges a 2025 document with a 2026 one. We keep them separate, and so should any analysis you rely on.

Can I Buy a Golf Membership at Treviso Bay if My Home Does Not Come With One?

No. This is the most consequential fact in the community and the one most often softened elsewhere. The 825 deeded golf memberships are the entire supply. No additional memberships exist, and the club does not sell one to an owner whose property was not selected by the developer. If golf is why you are looking at Treviso Bay, the only route in is to buy a property that already carries the deeded membership. Confirm bundle status on that specific parcel with the Master Association before you go under contract.

Are There Any Additional Golf Memberships Available for Purchase at Treviso Bay?

No. There is no separate inventory of memberships held back for sale, and buying a non-golf property with the intention of adding golf later is not a plan the documents support. The supply is fixed at 825 deeded properties and it moves only when one of those properties changes hands. This is materially different from communities where a social member can upgrade to golf by paying a fee or waiting out a list, so do not carry an assumption over from another Naples community.

What Are the Annual Golf Dues at Treviso Bay?

Golf dues are $5,350 per year on the Master Association's 2026 Annual Fee Sheet, revision dated 5/11/2026. That sits on top of the master assessment of $7,420 per year and the $750 annual food and beverage minimum. Read that as a fee sheet rather than an adopted budget, because that is what it is. A golf-bundled owner is therefore looking at $13,520 in master assessment, golf dues and food minimum before CDD assessments, neighborhood association dues, taxes and insurance enter the picture.

Is There a Golf Initiation Fee at Treviso Bay?

The club does not use the word initiation. The buy-in is styled a Golf Club Capital Contribution, and on the 2026 fee sheet it is $7,500, collected at closing. A separate master capital contribution of $7,500 is also collected at closing. That is two distinct $7,500 line items, not one figure counted twice. Neither is described anywhere in the club's published documents as refundable, redeemable or transferable, which is a point covered in more detail further down this page.

What Is the Golf Club Capital Contribution When You Buy a Golf-Bundled Home?

$7,500 on the 2026 Annual Fee Sheet. On the Association's own 2024 fee sheet the golf resale capital contribution was $4,000. That is an increase of 87.5%, and that percentage is our arithmetic bridging two documents rather than a figure either document publishes. It is one of the sharpest cost movements in the community's recent history and it is worth knowing before you build a closing-cost estimate off an older listing sheet or a two-year-old blog post.

What Does Bundled Golf Actually Mean in a Naples Community?

Bundled golf means the membership rides with the deed rather than with the person. You do not apply, you do not wait, and you do not resign. You also cannot opt out. The dues are mandatory for as long as you own the property, they are billed whether you play 90 rounds or zero, and they transfer to your buyer at closing. In Treviso Bay the bundle covers 825 properties. For the other 606, the amenity package is real but golf is not part of it.

Is TPC Treviso Bay a Private or a Public Course?

It is private, tied to the 825 deeded properties. Two related corrections are worth stating plainly. First, TPC here is a licensed brand, not an ownership structure, and Treviso Bay is not one of the courses the PGA TOUR itself operates. Second, there is no Florida corporation named "TPC Treviso Bay." The registered entity is Treviso Bay Golf Club, Inc., Florida document number N11000011890, a not-for-profit filed 12/30/2011 with an elected member board, managed by Troon Prive.

Can the Public Play TPC Treviso Bay During the Summer?

The Master Association FAQ does address outside play in the off season, and the FAQ itself flags the arrangement as subject to annual change. Our verified document set does not fix the current window, and we will not publish a month range that may already be stale. Call the club directly for the current season's policy before you plan a round, and treat any date range you find on a third-party site as unverified until the club confirms it.

What Months Is TPC Treviso Bay Open to Outside Play?

The association's own FAQ notes that the outside-play window is set annually and can change, which means any specific month range published anywhere carries an expiration date. We are not going to invent one. The club's membership and golf operations office is the only authority that will give you a current answer, and it is worth asking the same question again in the season you actually intend to use it rather than relying on what applied a year earlier.

What Do Guest Green Fees Cost at TPC Treviso Bay?

Guest green fee pricing is not published in the document set we verified. The only rate material we located is 2019 vintage, which is old enough that reprinting it would mislead rather than inform. The club pro shop publishes current guest rates to members and will quote them on request. If a guest-fee number matters to your buying decision, get it in writing from the club before closing rather than from any secondary page, including this one.

Is There a Trail Fee if I Own My Own Golf Cart at Treviso Bay?

A cart fee structure is verified. The only dollar amount available to us is from 2019, and publishing a seven-year-old number as if it were current would be worse than saying nothing. What is verified about carts: they are mandatory on the tee sheet, and walking is permitted only after 3 PM. In core season, 3 PM can effectively run to 4:50 PM once the sheet is full, so treat the walking window as narrower than it sounds. The club will quote the current trail fee.

Is There an Annual Food and Beverage Minimum at Treviso Bay?

Yes, $750 per year, and it has held flat across the 2024, 2025 and 2026 fee sheets. The useful context is the trend: the same minimum was $250 in 2015. That is a tripling over roughly ten years, and it is one of the few Treviso Bay cost lines where a clean decade-long comparison is possible from the association's own published documents. Budget it as a spend floor, not a fee, since it is money you can use at the club rather than money that simply leaves.

What TPC Network Privileges Do Treviso Bay Members Receive at Other TPC Courses?

Members of a TPC-branded club participate in the TPC network benefits schedule, which governs access and pricing at other TPC properties. The schedule is published by TPC rather than by Treviso Bay and it is revised annually, so the current edition is the only one worth reading. Remember the underlying structure: TPC at Treviso Bay is a brand license held by a Florida not-for-profit with an elected member board, not a PGA TOUR-operated club, and network terms follow the license.

Do Treviso Bay Members Get Discounted Green Fees at Other TPC and Heritage Collection Properties?

Reduced-rate access at partner properties is a documented feature of the TPC network, and TPC publishes a partner course rates and restrictions schedule that is updated for each year. Rates, blackout windows and advance-booking rules vary by property and change annually, so read the current edition rather than a summary. If travel golf is a meaningful part of why the TPC brand appeals to you, confirm the specific courses you care about are in the current schedule before you buy.

Who Designed the TPC Treviso Bay Golf Course?

Arthur Hills is the architect of record, with Hal Sutton serving as player consultant, and the course opened in 2008. The October 2020 renovation was led by Steve Forrest of Hills, Forrest and Smith. One correction matters here because it circulates widely: Drew Rogers is not the architect of this course. That attribution appears in secondary write-ups and is wrong. If a listing description or a community summary credits Rogers with Treviso Bay, treat everything else on that page as unverified too.

What Are the Course Rating and Slope at TPC Treviso Bay?

Course rating and slope are not in the document set we verified, and we do not publish the course par either, because it is absent from every source we checked and guessing at it would be worse than leaving it blank. The Florida State Golf Association maintains the authoritative club and course record for Florida clubs, including rating and slope by tee. That is where to get the current figures, and the club's own scorecard is the second confirmation.

Is It Hard to Get a Tee Time at Treviso Bay in Season?

The club does not publish a tee-sheet utilization statistic, so any confident answer you read is somebody's impression rather than data. What is verified and genuinely useful: carts are mandatory on the tee sheet, there is no caddie program, and walking is permitted only after 3 PM, which in core season can effectively push to 4:50 PM. That policy exists because the sheet is full enough to need it. Ask the golf operations office how far in advance members book in February before you assume anything.

How Does the Tee Time Reservation System Work at Treviso Bay?

Tee time booking runs through the club's member system under the club's own golf rules and regulations, and the detailed booking window, guest allowance and cancellation policy are member-facing documents rather than public ones. Our verified set does not reproduce them and we will not paraphrase rules we have not read in their current edition. The golf operations office will walk a prospective buyer through the current policy, and it is a fair question to ask on a club tour.

Can My Spouse Golf on My Treviso Bay Membership?

Membership privileges extend to the owner's "Family" as that term is defined in the Declaration, and the Master Association FAQ quotes the Declaration definition directly. That definition is the controlling text, not a general assumption about spouses and households. Because the definition governs who may use golf, dining and amenity privileges without a separate transfer or guest fee, read it in the current FAQ or the recorded Declaration rather than relying on a summary, including this one.

Can My Adult Children Use My Treviso Bay Membership?

The Master Association FAQ contains an adult child transfer provision, which is a specific mechanism with its own conditions rather than a blanket permission. Adult children generally fall outside the Declaration's "Family" definition for unrestricted use, which is exactly why a separate provision exists. If multi-generational use is part of why you are buying here, read that provision in the current FAQ before you close, and ask the administrative office how it interacts with the annual transfer limits.

Can My Adult Child Use the Treviso Bay Facilities When I Am Not There?

There is a Family Guest Pass mechanism in the Master Association FAQ that addresses exactly this situation, use of the facilities by family when the owner is not in residence. It is a defined program with its own rules and it is not the same thing as membership. The practical answer is that unaccompanied family use is possible but structured, and the structure is in the FAQ. Get the current edition from the association office rather than an older copy circulating online.

Do Adult Child Guest Passes Include Golf Privileges at Treviso Bay?

The Master Association FAQ explicitly carves golf out of the adult child guest pass. That carve-out is stated in the FAQ itself rather than inferred, which makes it one of the cleaner answers in this whole category. If your expectation is that adult children will play the course while you are north for the summer, that expectation needs to be tested against the current FAQ language and, if it matters, confirmed in writing by the membership office before you buy.

How Many Times per Year Can I Transfer My Treviso Bay Membership?

The Master Association FAQ contains a transfer section that sets the annual limit, and it is a hard number rather than a courtesy. Related and independently verified: leasing is capped at four leases per calendar year, and a tenant transfer rescinds the owner's own club privileges for the duration of the transfer. If you are modeling a rental or a shared-use arrangement, those two limits interact, and reading them together is the only way to see what the combination actually permits.

What Is the Difference Between a Social Membership and a Golf Membership at Treviso Bay?

Golf membership attaches to 825 deeded properties and carries $5,350 in annual golf dues on the 2026 fee sheet. Every other owner in the community holds the non-golf category, which carries full access to the clubhouse, dining, fitness, resort pool, racket sports and social programming but no course privileges. Both categories pay the $7,420 master assessment and the $750 food and beverage minimum. The difference is golf access and $5,350, not amenity access generally.

Do Non-Golf Homes at Treviso Bay Still Get Clubhouse and Amenity Access?

Yes. Owners of the 606 properties without deeded golf hold full amenity privileges: the 64,000 square foot clubhouse and its dining venues, the 15,000 square foot Villa Rilassare amenity building, the resort pool, the fitness and wellness facilities, and the racket sports complex. This is one of the more common misreadings of Treviso Bay. The community is not split into members and non-members. It is split into golf and non-golf, and both halves are members of the same amenity package.

Is There a Waitlist for Golf Membership at Treviso Bay?

No waitlist is published, and the reason is structural rather than administrative. A waitlist implies memberships become available. Here the supply is fixed at 825 deeded properties, and a membership becomes available only when one of those properties is sold. There is no queue to join and no upgrade path from non-golf to golf. If the club's membership office describes any current mechanism to the contrary, get it in writing, because it is not in the published documents.

Does the TPC Treviso Bay Course Close for Overseeding or Renovation During the Year?

Seasonal agronomic closures are normal at Naples courses and the club sets its own maintenance calendar each year. Two verified items matter more for planning. The course underwent a substantial renovation completed in 2020, led by Steve Forrest of Hills, Forrest and Smith. And a golf course project aligned with the Clubhouse Refresh is scheduled alongside the May to November 2027 clubhouse work, with an owner vote in fall 2026 and an explicit statement that no additional member assessments are contemplated.

Does Treviso Bay Have a Practice Facility and Driving Range?

Yes. The club publishes a dedicated practice facility page alongside its golf pages, and practice amenities are part of the golf package for the 825 deeded properties. Because facility layout and hours change with the season and with the 2027 course project, check the club's current hours page rather than assuming year-round availability. If practice access is central to your decision, walk it on a club tour in the season you actually intend to use it.

Does Treviso Bay Have a Golf Pro Shop and a Lessons Program?

Yes. The club maintains a golf shop with its own published page and runs instruction through its golf staff under Troon Prive management. Because Troon Prive operates the club under management contract rather than owning it, the instruction roster and program structure can change with staffing. The club's golf shop and golf operations pages carry the current offering, and the membership office will tell you what is included with dues versus what is billed separately.

How Much Are the HOA Fees at Treviso Bay?

The Master Association assessment is $7,420 per year on the 2026 Annual Fee Sheet, revision dated 5/11/2026. It breaks down into maintenance of $5,523, cable and internet of $885, reserves of $812, and capital of $200. Note that this is a fee sheet rather than an adopted budget, which is a distinction worth preserving. Golf-bundled owners add $5,350 in golf dues, every owner carries a $750 annual food and beverage minimum, and neighborhood association dues sit on top of all of it.

What Does the Treviso Bay Master Association Annual Assessment Cover?

The $7,420 master assessment funds common area operating costs, the amenity campus, bulk cable and internet at $885, a reserve contribution of $812 and a capital contribution of $200. The $5,523 maintenance component is the largest line and carries common grounds, security and the shared infrastructure the Master Association is responsible for. It does not cover golf, which is billed separately at $5,350 to the 825 deeded properties, and it does not cover single-family lawn service, which is its own line.

Are Treviso Bay HOA Dues Billed Annually or Quarterly?

The Master Association publishes its billing cadence and due dates in its own FAQ, and that document is the authority for the current cycle rather than any secondary summary. What we can state from the fee sheet is that the master assessment is published as an annual figure of $7,420. Ask the administrative office or your closing agent to confirm the current billing schedule and whether any portion has already been paid for the year in which you close, since that affects your proration.

When Is the Treviso Bay Annual Assessment Billed and Due?

The Master Association FAQ carries the billing and due dates and they can change with a board decision, so read the current edition rather than a cached copy. Practically, this matters most at closing: the estoppel certificate issued for your transaction will state exactly what has been billed, what has been paid, and what is outstanding as of the closing date. That certificate, not a general schedule, is the document that governs the money that actually moves.

Do Single Family Homes at Treviso Bay Pay Quarterly HOA Dues?

Single-family owners pay the same $7,420 master assessment as everyone else, and the Master Association FAQ addresses the billing cadence question directly. The material difference for single-family owners is a separate lawn and landscape line that condominium owners do not carry. On the 2026 fee sheet that line runs from $1,998 for the Via Veneto Villas to $4,022 for the Peninsula homes. That is a spread of more than $2,000 a year depending on which single-family product you buy.

Do Terrace Condos Pay a Separate Neighborhood Association Fee at Treviso Bay?

Yes. The twenty Terrace buildings are organized as condominium associations, recorded as Terrace I through Terrace X at Treviso Bay, and each carries its own budget, its own dues and its own management. Those dues are separate from and additional to the $7,420 master assessment. The Master Association FAQ publishes a neighborhood association table listing each association with its address, manager and contact, which is the fastest way to identify the right budget to request for a specific building.

Do Veranda and Coach Homes Pay a Separate Condo Association Fee at Treviso Bay?

Yes, on the same structure. The Veranda buildings, recorded as Veranda I through Veranda IV at Treviso Bay, and the Coach Homes are condominium associations with their own dues on top of the master assessment. Because those budgets vary by association and by year, the only reliable figure is the current one for your specific building. The Master Association FAQ's neighborhood table gives you the manager to ask, and the estoppel certificate gives you the number that will be enforced.

Which Management Company Handles My Specific Building at Treviso Bay?

It depends on the building, and there is no single answer for the community. The Master Association FAQ publishes a table that names each neighborhood association along with its address, its manager and its contact information. That table answers this question with a level of specificity that competing community pages simply do not carry. Separately, ICON Management Services is named in the FAQ as the processor for the resale application, which is the piece most buyers encounter first.

Is Cable and Internet Included in the Treviso Bay HOA Fee?

Yes. The 2026 fee sheet carries an $885 cable and internet component inside the $7,420 master assessment, and the association references a bulk Comcast agreement as the delivery mechanism. Bulk agreements typically cover a defined base tier, with equipment upgrades, additional outlets and premium channels billed to the owner. Confirm the current package scope with the association or the provider, because bulk contracts are renegotiated periodically and the included tier moves when they are.

Is Lawn and Landscape Maintenance Included for Single Family Homes at Treviso Bay?

Not inside the master assessment. Single-family homes carry a separate landscape line on the 2026 fee sheet, and it varies materially by neighborhood: $1,998 for the Via Veneto Villas at the low end and $4,022 for the Peninsula homes at the high end. Condominium owners generally have grounds maintenance handled through their neighborhood association budget instead. When you compare two single-family listings in different neighborhoods here, this line alone can shift the annual carry by more than $2,000.

What Is the Master Capital Contribution Due at Closing in Treviso Bay?

$7,500 on the 2026 Annual Fee Sheet, revision dated 5/11/2026. It is collected at closing and it is separate from the $7,500 Golf Club Capital Contribution that a golf-bundled purchase also triggers. Capital contributions of this kind are one-time payments to the association rather than prepaid dues, and nothing in the published documents describes them as refundable. Build both into your cash-to-close estimate rather than discovering them on the settlement statement.

What Is the Resale Application Fee at Treviso Bay?

The 2026 Annual Fee Sheet itemizes a resale application fee alongside the capital contributions, and we are not going to publish a figure for it that we have not read off the current revision. What we can give you is the total. Adding the fee sheet's closing-side line items on the 5/11/2026 revision produces $15,799. That total is our arithmetic, not a figure the association publishes, and against the earlier 2026 edition it computes to roughly $15,600.

What Transfer Fees Apply When a Treviso Bay Home Changes Hands?

On the 5/11/2026 fee sheet revision the closing-side stack includes a $7,500 master capital contribution, a $7,500 Golf Club Capital Contribution on golf-bundled properties, a resale application fee, and a $200 Post Closing Set-up Fee that is new in that revision. Summed, our arithmetic produces $15,799 in association-side money at closing. That $200 line is exactly why the total differs from the earlier 2026 edition, and it is why the revision date matters when you compare estimates.

What Reserve Funds Does the Treviso Bay Master Association Hold?

The Master Association FAQ describes two distinct reserves, a statutory reserve and a non-statutory reserve, and explains the difference between them. On the 2026 fee sheet the master assessment carries $812 toward reserves and $200 toward capital. Because reserve adequacy is a budget question rather than a fee-sheet question, the documents to request are the adopted annual budget and the capital replacement reserve study, not the fee sheet, and both are available from the Master Association.

What Is the Difference Between the Statutory and the Non-Statutory Reserve at Treviso Bay?

The Master Association FAQ explains both and references a 2019 board action that affected the structure. In broad Florida practice, a statutory reserve is established and funded under the statutory formula with restricted use, while a non-statutory reserve is board-created and more flexible. Because the specific mechanics here were set by a board action, read the FAQ's own explanation and the associated board minutes rather than applying a generic template. Your closing agent can request both.

Are the Treviso Bay Reserves Fully Funded?

That question cannot be answered from a fee sheet, and anybody answering it from one is guessing. Funding adequacy is established by the adopted annual budget read against the capital replacement reserve study, and it has to be assessed separately for the Master Association and for your specific neighborhood association. Request both documents during your inspection period. For condominium buyers, the neighborhood association's reserve position is also the fact that drives conventional financing eligibility.

Has Treviso Bay Ever Levied a Special Assessment?

Assessment history lives in board minutes and audited financial statements, and it has to be checked at two levels: the Master Association and your specific neighborhood association. One current data point runs the other way. The Clubhouse Refresh scheduled for May to November 2027, together with an aligned golf course project, is stated as funded from reserves and capital improvement funds with an explicit commitment of no additional member assessments, with an owner vote in fall 2026.

Is There a Pending Special Assessment at Treviso Bay Right Now?

The document that answers this for your specific unit is the estoppel certificate, which the association issues for your transaction and which discloses outstanding and pending amounts as of the closing date. Current board minutes are the second source. On the largest known capital project, the 2027 Clubhouse Refresh and the aligned course work, the stated funding plan draws on reserves and capital improvement funds and carries an explicit no-additional-member-assessments statement.

How Often Is the Treviso Bay Reserve Study Updated?

The Master Association FAQ states the update cadence for its reserve study, and that document is the authority for the current interval. The more useful move for a buyer is to ask for the most recent study itself, along with the adopted budget, rather than the schedule. A reserve study three years old tells you a great deal about the funding trajectory. A cadence statement tells you almost nothing about whether the money is actually there.

Why Are HOA Fees Higher in a Bundled Golf Community?

Because course agronomy, clubhouse staffing and amenity operations sit inside the assessment structure rather than being optional. In Treviso Bay the split is unusually legible: the $7,420 master assessment carries common area operations, bulk cable and reserves, while golf is billed separately at $5,350 to the 825 deeded properties. Non-golf owners are not subsidizing the course through the master line. What every owner does carry is the amenity campus, which includes a 64,000 square foot clubhouse and the 15,000 square foot Villa Rilassare.

What Is the Total Annual Carrying Cost of Owning at Treviso Bay?

Stack every line. Master assessment $7,420. Golf dues $5,350 if the property is one of the 825 with deeded golf. Food and beverage minimum $750. CDD operations and maintenance $1,499.21 flat. CDD debt service by product type, from $789.62 for a four-story condominium to $3,606.25 for a 150-foot lot. Neighborhood association dues. Single-family lawn service from $1,998 to $4,022. Then property taxes and insurance. A golf-bundled four-story condominium therefore starts around $15,809 before neighborhood dues, taxes and insurance.

Have Treviso Bay HOA Fees Increased Over the Last Several Years?

Yes, and two movements are documented from the Association's own fee sheets. Golf dues went from $4,310 to $5,350, an increase of 24.13%. The golf resale capital contribution went from $4,000 to $7,500, an increase of 87.5%. Both percentages are our arithmetic bridging the 2024 and 2026 fee sheets rather than figures either document publishes. Separately, the food and beverage minimum was $250 in 2015 and is $750 now, though it has held flat across 2024, 2025 and 2026.

Does Treviso Bay Have a CDD?

Yes. Treviso Bay sits inside the Wentworth Estates Community Development District, an independent Florida special district with its own board, its own budget and its own assessments that appear as non-ad-valorem lines on the Collier County tax bill. The district is separate from the Master Association and from every neighborhood condominium association. A buyer evaluating total cost here has to read the CDD assessment schedule and the association fee sheet as two independent documents.

What Is the Wentworth Estates Community Development District?

It is the special district that owns and maintains the community's public infrastructure, established in June 2004 by Collier County Ordinance No. 2004-37, with a published boundary of 976.84 acres, reported as 973.00 acres in 2021. Two honest caveats. The creation date reads as June 14 in the audit and June 15 on the district's own site, so we hedge to June 2004. And the district's own page contains a factual error worth knowing about, covered in the next answer.

Does the Wentworth Estates CDD Website Contain an Error?

Yes, and it is a clean one. The district's own page reads, verbatim, that "Lee County, Florida established the District on June 15, 2004 by Ordinance No. 2004-37 of Collier County." That single sentence names both counties. Collier County is correct, verified three separate ways including the ordinance number itself, the audited financial reports and the county's own records. It is a copy error rather than a jurisdictional question, but if you are reading district documents, read them knowing it is there.

How Much Is the Treviso Bay CDD Assessment per Year?

There are two components. Operations and maintenance is $1,499.21 and it is flat across every product type. Debt service varies by product type, running from $789.62 for a four-story condominium up to $3,606.25 for a 150-foot single-family lot. A four-story condominium owner therefore carries roughly $2,288.83 in total CDD assessment, while a large-lot single-family owner carries roughly $5,105.46. One notable line item: the golf course itself pays zero CDD assessment.

Is the CDD Assessment Included on My Collier County Tax Bill?

Yes. Wentworth Estates CDD assessments are collected as non-ad-valorem line items on the annual Collier County tax bill rather than billed separately by the district. That is convenient but it also means a buyer reading only the total tax figure on a listing sheet is seeing CDD assessments blended into what looks like property tax. Pull the actual parcel tax bill from the Tax Collector and read the non-ad-valorem section line by line before you model your carrying cost.

What Assets Does the Wentworth Estates CDD Own and Maintain?

The district's own "What We Do" page and the Master Association FAQ both enumerate the district's assets. In broad terms the CDD holds and maintains the community's roadway network, the stormwater management system including the lakes and interconnecting canals, and associated entry and perimeter infrastructure. That ownership split matters in practice: when a lake bank erodes or a road needs resurfacing, the responsible body is the district, not the Master Association, and the funding comes from your tax bill rather than your dues.

When Does the Treviso Bay CDD Debt Get Paid Off?

Full payoff is scheduled for fiscal year 2037. After that point the debt service component of the assessment, currently $789.62 to $3,606.25 depending on product type, comes off the tax bill. The operations and maintenance component of $1,499.21 does not go away, because it funds ongoing district activity rather than retiring bonds. For a buyer holding long term, that 2037 date is a real and datable reduction in annual carrying cost.

Can I Pay Off My CDD Bond Early at Treviso Bay?

Prepayment is governed by the bond documents and administered by the district manager, and whether it makes financial sense depends on your holding period against the FY2037 maturity. The district manager can quote a current payoff figure for a specific parcel. Two things to check before you decide: whether prepayment removes only the debt service portion, leaving the $1,499.21 operations line intact, and how the local market actually values a prepaid parcel at resale, which is frequently less than the payoff amount.

Does the Treviso Bay CDD Fee Ever Go Away?

Partly. The district's budget separates debt service from operations and maintenance, and only the debt service half has an end date. That portion, $789.62 to $3,606.25 by product type, retires in fiscal year 2037. The $1,499.21 operations and maintenance component funds ongoing district responsibilities and continues indefinitely. Anyone who tells you the CDD assessment disappears entirely in 2037 is reading half the budget.

Is the CDD Assessment Tax Deductible?

This is a CPA question and it should be answered by one, not by a real estate page. The general framework is that ad valorem property tax and non-ad-valorem special assessments are treated differently for federal purposes, and within the CDD assessment itself the operations and maintenance component and the debt service component have different characters. Because the answer turns on your own filing situation and on how the assessment is characterized, get it from a Florida CPA before you rely on it.

Who Is the District Manager for the Wentworth Estates CDD?

The district publishes its manager and contact information on its own official site, and that is the current authority. For context on how the district's finances are documented, the special assessment methodology of record was prepared by JPWard and Associates, and the district's meeting agendas, adopted budgets and supporting materials are posted in the manager's public file repository. Those files are the fastest route to per-parcel assessment detail if you are diligencing a specific unit.

How Do I Find the CDD Assessment on a Specific Treviso Bay Parcel?

The Master Association FAQ gives the exact procedure, and it starts with the parcel identification number from the tax bill. With the parcel ID you can pull the Collier County Property Appraiser record for the property and the Tax Collector's tax bill, and the non-ad-valorem section of that bill itemizes the Wentworth Estates CDD lines. That is the only method that gives you the assessment actually levied on that specific parcel rather than a product-type average.

Does the Wentworth Estates CDD Hold Public Meetings and Where Are the Agendas Posted?

Yes. Florida's Sunshine Law applies to community development districts, so meetings are noticed and open, and agendas and minutes are public records. The district posts its notices and materials on its official site, and the district manager maintains a public file repository carrying complete agenda packets, adopted budgets and the assessment methodology. If you want to understand where the community's infrastructure money is going before you buy, those packets are the most informative documents available and nobody has to request them.

What Flood Zone Is Treviso Bay In?

There is no single answer, and that is the most important flood fact about this community. We ran 113 FEMA National Flood Hazard Layer point queries across 28 internal streets and got four distinct zone and base flood elevation combinations inside one gate: Zone AE with a base flood elevation of 8 feet at 64.6% of points, Zone AE with a BFE of 7 feet at 17.7%, shaded Zone X at 16.8%, and unshaded Zone X at a single point. The governing panel is 12021C0603J, effective 2024-02-08.

Are Flood Zones Consistent Across Treviso Bay Streets?

No. Eight streets are split internally, meaning the zone changes partway down the same street. Treviso Bay Boulevard alone returns all four combinations. This is why an address-level query is the only reliable method here and why a community-level answer is close to useless. Overall, 82.3% of the queried points sit inside the Special Flood Hazard Area and 17.7% do not. Query your exact address on the FEMA Map Service Center rather than accepting a community label.

Do I Need Flood Insurance at Treviso Bay?

If your property sits in Zone AE, which covers 82.3% of the points we queried, a federally regulated lender will require flood insurance. If it sits in shaded or unshaded Zone X, which covers the remaining 17.7%, there is no lender mandate. That is not the same as no risk. Collier County is a Community Rating System Class 5 community, which carries a 25% NFIP premium discount, and that discount applies outside the Special Flood Hazard Area too. Separately, Citizens' universal flood requirement lands 1/1/2027.

Did Treviso Bay Flood During Hurricane Ian?

Our verified document set does not establish address-level flooding inside Treviso Bay, and we will not assert or deny it. What is verified is the regional context. Ian's storm tide at Naples Bay reached 7.10 feet, against a median bare-earth ground elevation inside Treviso Bay of 6.8 feet NAVD88. Countywide, Collier recorded roughly $2.2 billion in damage and 33 structures destroyed. For any specific unit, the documents that answer this are the seller's disclosure, the CLUE claims history and the county permit record.

Did Treviso Bay Homes Take Structural Damage in Hurricane Ian?

Structural damage is established by permit records and association board minutes, not by community-level generalization, and both are available for a specific address. Collier County's permitting portal will show post-storm repair permits pulled on a parcel. For a condominium, the neighborhood association's board minutes from late 2022 will show what building-level work was approved and how it was funded. Ask for both during your inspection period rather than relying on a seller's recollection.

How Did Treviso Bay Hold Up in Hurricane Milton and Hurricane Helene?

Again, community-level damage records are the honest frame. Collier County's Milton damage total came in around $280 million with zero structures destroyed, against Ian's $2.2 billion and 33 destroyed. One qualifier has to travel with those numbers: Milton's zero-destroyed figure covers the unincorporated area only, while Ian's 33 is countywide, so they are not perfectly parallel. Association communications and county post-storm records are the sources for anything more specific to this community.

What Is the Elevation at Treviso Bay?

Median ground elevation across our sample is 6.8 feet NAVD88, from USGS 3DEP data. Of 93 points inside Zone AE, 91 sit below the applicable base flood elevation, with a median deficit of 1.1 feet. Read that figure carefully, because it is easy to misuse. This is bare-earth ground elevation, not finished floor elevation. A home's finished floor sits above bare earth, often substantially, and this dataset says nothing whatsoever about any individual structure's elevation certificate.

Why Does the Bare-Earth Elevation Caveat Matter at Treviso Bay?

Because the two numbers get conflated constantly and the conflation produces a false alarm. USGS 3DEP measures the ground surface. Your insurance rating, your lender's requirement and your substantial improvement calculation all key off the finished floor of the structure, which is a different measurement taken by a licensed surveyor and recorded on an elevation certificate. A 6.8 foot median ground elevation with a 1.1 foot median deficit to BFE tells you the site is low. It does not tell you a single home is below BFE.

Are Treviso Bay Homes Built to Current Florida Wind Codes?

Homes here were permitted across a long window, roughly the mid-2000s through the early 2020s, and each was built to the Florida Building Code edition in force on its permit date rather than to today's edition. The current code is the Florida Building Code, 8th Edition (2023). Collier County's permit records carry the permit date for a specific parcel, which is the fastest way to establish which code generation applies. For insurance purposes, the wind mitigation inspection matters more than the code year.

Do Treviso Bay Homes Have Impact Windows and Hurricane Shutters?

It varies by building, by neighborhood and by year of construction, and in condominiums it can vary within a single association where owners have upgraded individually. There is no community-wide answer. The two documents that settle it for a specific property are the Collier County permit record and a current wind mitigation inspection report. That report is also what your carrier will use to price the policy, so it is worth obtaining early rather than after you are under contract.

How Much Is Homeowners Insurance on a Treviso Bay Single Family Home?

The Florida Office of Insurance Regulation's July 2026 figures put the average Collier County homeowners premium at $5,534. Treat that as a county-level benchmark, not a quote. Your actual number moves on wind mitigation features, roof age and shape, opening protection, deductible selection and claims history, and flood coverage is separate from all of it. Get a real quote from a licensed Florida carrier with a current wind mitigation report in hand before you finalize your carrying-cost math.

How Much Is Condo Insurance for a Terrace Unit at Treviso Bay?

The Florida Office of Insurance Regulation's July 2026 Collier County condominium average is $2,271. For a Terrace unit that is your HO-6 policy, covering interior finishes, personal property, loss assessment and liability, and it sits alongside the neighborhood association's master policy rather than duplicating it. Loss assessment coverage is the line worth paying attention to in a Florida condominium right now, because it is what responds if the association levies after a covered event.

What Does the Master Condo Policy Cover Versus My Own HO-6 at Treviso Bay?

Florida Statute 718.111(11) sets the dividing line between association and unit owner responsibility, and each neighborhood association's declaration refines it. Broadly, the master policy covers the building structure and specified original components, while the HO-6 covers what the statute assigns to the unit owner along with personal property, liability and loss assessment. Because the declarations differ between the Terrace, Veranda and Coach Home associations, read the declaration for your specific building rather than a generic summary.

Have Insurance Premiums Gone Up at Treviso Bay?

Florida's property insurance market has moved substantially in both directions over the last several years, and the Office of Insurance Regulation publishes the rate filings and market reports that document it. The current Collier County averages are $5,534 for homeowners and $2,271 for condominium. For the community specifically, the association budget line items year over year are the direct evidence, since master policy cost flows into your neighborhood association dues rather than into your personal premium.

Is Citizens the Only Insurer Writing in This Part of East Naples?

No. Citizens Property Insurance is a residual market carrier with statutory eligibility rules, not a default, and Florida has been adding admitted property insurers to the market. The Office of Insurance Regulation announced additional property insurers entering Florida in 2025, and Citizens operates an active depopulation program that moves policies to private carriers. Work with an independent agent who can market your risk across multiple admitted carriers before assuming Citizens is your only option.

Does the Revised FEMA Flood Map Change My Treviso Bay Flood Zone?

The governing FEMA panel for Treviso Bay is 12021C0603J, effective 2024-02-08, and that is the map in force now. Two findings from our query work are worth carrying: there are zero Letters of Map Revision affecting the community, and there is no VE zone within a mile of it. If your lender or carrier is working from an older panel, the current effective panel is the one that governs. Verify at the address level through the FEMA Map Service Center.

Do I Need an Elevation Certificate for a Treviso Bay Home?

If your property is in Zone AE, get one, and treat it as close to mandatory rather than optional. Our data shows 91 of 93 AE points sitting below the applicable base flood elevation at bare earth, with a median deficit of 1.1 feet. An elevation certificate is the only document that establishes where your finished floor actually sits relative to BFE, and it drives both your NFIP rating and your substantial improvement math. The Collier County floodplain office can be reached at (239) 252-2942.

Does Being Next to Rookery Bay Increase Flood Risk at Treviso Bay?

Not in the way the question usually assumes. Every point we queried inside the community returned Zone AE or Zone X, and there is no VE zone, the coastal high hazard velocity zone, within a mile. The preserve edge is not a wave-action exposure here. What Rookery Bay does affect is the community's surface water context, and the Wentworth Estates CDD owns and maintains the lake and canal system that manages it. That system is a district asset funded through your tax bill.

Did the Golf Course Flood and How Long Was It Closed After the Last Storm?

Course-specific closure durations are not established in our verified document set, and we are not going to reconstruct them from memory. Regional coverage documented that many Southwest Florida golf courses were still in recovery mode well after Ian, which gives you the general scale. For Treviso Bay specifically, the club's own member communications and the association board minutes from the relevant period are the records that answer it, and the club will speak to it on a tour.

What Are the Rental Restrictions at Treviso Bay?

They are among the tightest in East Naples and they are specific. The minimum lease term is 30 days. An owner may execute a maximum of four leases per calendar year. Only the entire unit may be leased, not a room or a portion. The lease must be filed with the association 15 days prior. And tenants receive no amenity access at all unless a separate Transfer Application is filed and paid. Read those five together before you model any rental strategy here.

What Is the Minimum Lease Term at Treviso Bay?

Thirty days at the master level. Individual neighborhood declarations may impose a longer minimum, and some rental listings in this market cite 90 days, which is why you should check the declaration for your specific building rather than stopping at the master rule. Thirty days is a floor, not a guarantee. If a short-season rental is central to your purchase economics, confirm the neighborhood-level minimum in writing before you go under contract.

How Many Times per Year Can I Rent Out My Treviso Bay Home?

Four. The Master Association caps leasing at four leases per calendar year, and combined with the 30-day minimum that effectively bounds the strategy at roughly four monthly tenancies. Unauthorized leasing beyond the limit is an enumerated Moderate Infraction, carrying suspension of privileges of up to 60 days plus a $100 fine, and escalating enforcement can reach shutoff of the gate transponder. This is not a rule the association treats as advisory.

Can I List My Treviso Bay Condo on Airbnb or VRBO for Short Stays?

No. The 30-day minimum lease term eliminates the nightly and weekly rental model that those platforms are built around, and the four-lease annual cap constrains what remains. Collier County's own vacation rental rules sit on top of the association restriction. If short-term rental income is part of your investment thesis, Treviso Bay is the wrong community for it, and no amount of structuring gets around a recorded minimum lease term.

Do Tenants Get Access to the Amenities at Treviso Bay?

Not automatically, and this surprises nearly every first-time landlord here. A lease alone conveys no club or amenity privileges. Access requires a separate Transfer Application, filed and paid. The social transfer runs from $400 for a one-month term to $850 for an annual term, with an optional golf add-on at $250 where applicable. Without that transfer, your tenant can live in the unit and use nothing else. Price your rental accordingly and disclose it up front.

How Much Is the Tenant Transfer Fee at Treviso Bay?

The social transfer fee ranges from $400 for a one-month term up to $850 for an annual term, with an additional $250 for the optional golf transfer where the property carries deeded golf. Those figures come from the association's fee documentation. There is a further consequence that is easy to miss: while a transfer is in effect, the owner's own club privileges are rescinded for the duration. You cannot lease the unit with amenity access and keep using the club yourself.

Can a Tenant Get Golf Privileges at Treviso Bay?

Where the property carries deeded golf, yes, through the transfer process with an additional charge of $250 on top of the social transfer. The critical corollary is that the privilege moves rather than duplicates. During the transfer period the owner's own club privileges are rescinded. An owner who leases a golf-bundled unit with the golf transfer in place is not playing the course during that lease, which is a material planning point for seasonal owners who assumed otherwise.

How Far in Advance Must a Lease Application Be Submitted at Treviso Bay?

Fifteen days prior. The lease must be filed with the association 15 days before it takes effect, which means a last-minute tenancy is not administratively possible here even if all other conditions are met. Build that window into your rental calendar, and build it into your listing timeline if you are marketing a unit for a season. Filing late is not a paperwork problem, it is an unauthorized lease, and unauthorized leasing is an enumerated Moderate Infraction.

Does My Neighborhood Condo Association Have Its Own Rental Rules on Top of the Master at Treviso Bay?

Yes, potentially, and the neighborhood rule controls when it is stricter. The Master Association sets a 30-day floor and a four-lease cap, but each Terrace, Veranda and Coach Home association has its own recorded declaration and may impose more restrictive terms. The Master Association FAQ publishes a table directing owners to the manager for each neighborhood association. Request the declaration for your specific building and read its leasing article before you close.

What Is the Pet Policy at Treviso Bay?

Registration is mandatory, and the registration form itself captures the animal's breed and weight. Leash rules and waste pick-up rules apply throughout the community. The Master Rules and Regulations dated 2/9/2025 state verbatim that "Animals, except for ADA compliant trained service animals, are not permitted in the Clubhouse, restaurants, fitness center, pool area, on the tennis courts, pickleball courts, bocce courts…" Enforcement is two-tier: an off-leash animal is a Minor Infraction, and a dog attack causing injury is a Severe Infraction.

Is There a Weight or Breed Restriction for Dogs at Treviso Bay?

The Master Rules do not publish a weight limit or a breed list, and we are not going to state that none exists either, because the record is silent in both directions. What is verified is that registration is mandatory and that the registration form captures breed and weight, which is at minimum a screening mechanism. Individual neighborhood declarations may impose their own limits. Get the master rules and your building's declaration from the association office and read both before you buy with a pet.

How Many Pets Can I Have at Treviso Bay?

A numeric pet limit is not published in the master rules material we verified. In Florida condominium communities the number is more often set at the neighborhood declaration level than at the master level, so the declaration for your specific Terrace, Veranda or Coach Home association is where to look. The Master Association FAQ's neighborhood table gives you the manager to request it from. Do not assume a limit and do not assume its absence.

Are Pets Allowed in the Amenity Areas at Treviso Bay?

No, with a defined exception. The 2/9/2025 Master Rules state verbatim that "Animals, except for ADA compliant trained service animals, are not permitted in the Clubhouse, restaurants, fitness center, pool area, on the tennis courts, pickleball courts, bocce courts…" That is one of the more explicit rules in the entire document and it is enumerated for enforcement. Leashed walking on the community's streets and paths is a separate matter and is governed by the leash and pick-up provisions.

What Is the Assistance Animal Accommodation Policy at Treviso Bay?

The Master Rules contain a dedicated reasonable-accommodation section, and federal fair housing law governs the underlying obligation regardless of what any community document says. The amenity exclusion quoted above expressly carves out ADA compliant trained service animals. If you require an accommodation for an assistance animal, submit the request through the association's stated process and keep the documentation. This is a legal-compliance area, so a Florida attorney familiar with fair housing is the right resource if a request is contested.

What Are the Quiet Hours at Treviso Bay?

The Master Rules and Regulations contain a quiet hours section and expressly note that individual neighborhoods may impose stricter standards. We are not going to publish specific clock times from a document edition we cannot confirm is current, because quiet hours are exactly the kind of provision boards revise. Request the current Master Rules from the association office and your building's declaration alongside it, since the stricter of the two governs your unit.

What Are the Construction and Contractor Work Hours at Treviso Bay?

The Master Rules contain a construction section that specifies permitted work days, and it is enforced. Contractor access, permitted hours and seasonal restrictions are common in Naples golf communities, and this one is no exception. If you are buying with a renovation planned, get the current construction rules from the association before you schedule anything, and get them alongside your neighborhood association's architectural process, because the two together set your realistic project timeline.

Can I Renovate My Treviso Bay Condo and Who Approves It?

Two approvals, generally in this order. Your neighborhood condominium association runs an architectural review process for alterations, and the Master Association's architectural provisions apply to anything visible from the exterior. Then Collier County permitting applies to structural, electrical, plumbing and mechanical work. Start with your neighborhood manager, since that association's declaration defines what constitutes a material alteration in your building, and material alterations sometimes require an owner vote rather than just committee approval.

Is There an Architectural Review Committee at Treviso Bay?

Yes. The Master Association Declaration and the Rules establish architectural review, and the neighborhood associations run their own processes for unit-level and building-level alterations. One thing the association does not publish is a stated application turnaround time, so we cannot tell you how long approval takes and we will not guess. Ask the administrative office for the current expected review window before you commit to a contractor schedule, and ask in writing.

What Is the Single Family Roof Cleaning Policy at Treviso Bay?

The Master Rules and Regulations contain a dedicated roof cleaning policy section, which is unusual enough to be worth noting. Roof appearance is an enforced standard here rather than an aesthetic preference, and single-family owners carry the obligation. Because the specifics govern frequency, method and owner responsibility, read the current section in the master rules rather than assuming a general Naples norm. Collier County also publishes roofing permit bulletins that matter if you are replacing rather than cleaning.

Is There a Dress Code at the Treviso Bay Clubhouse and on the Course?

Partly published and partly not, and the distinction matters. The clubhouse and dining code is not published beyond a general instruction to wear proper attire for the particular area. But the golf, tennis, fitness, pool and smoking dress codes are fully verified and quotable from the 2/9/2025 Master Rules, including a 17-inch outseam requirement for shorts and a rule that sleeveless tops must have a collar. Dress code violations are an enumerated Minor Infraction, so these are enforced standards.

Can I Park a Pickup Truck or a Commercial Vehicle Overnight at Treviso Bay?

The Master Rules contain vehicle provisions, and vehicle restrictions of this kind are standard in Naples gated golf communities. The specific overnight treatment of pickup trucks and commercially lettered vehicles is not spelled out in the material we independently verified, so we are not going to state a rule in either direction. Request the current Master Rules and Regulations from the association office, and check your neighborhood declaration, which may be stricter than the master document.

Can I Keep a Boat or an RV at Treviso Bay?

The association does not publish its boat and recreational vehicle storage rules in the material we verified, and we will not guess at them or claim they are prohibited. What we can tell you plainly is that Treviso Bay has no marina and no on-site boat access, so a boat here is a trailered boat and the question is purely about storage. Ask the Master Association administrative office for the current vehicle and storage provisions before you buy with either.

Is Treviso Bay a 55 Plus Community?

No. Treviso Bay is an all-ages community. This question recurs constantly because an active adult directory portal indexes Treviso Bay in its listings, and that indexing is simply wrong. The recorded Declaration is the only authority on age restriction, and it does not establish Treviso Bay as housing for older persons. We do not link the source of the error, but correcting it matters, because a mistaken 55-plus label changes who thinks they can buy here.

Are There Age Restrictions on Ownership or Occupancy at Treviso Bay?

The recorded Master Association Declaration governs, and Treviso Bay is not operated as housing for older persons. Age-restricted status in Florida requires specific recorded provisions and ongoing compliance obligations under federal fair housing law, and those are not features of this community. If you have seen Treviso Bay described as 55-plus anywhere, the Declaration is the document that settles it. Your title company can pull the recorded Declaration from the Collier County Clerk's official records.

What Are the Guest Registration Rules at Treviso Bay?

Treviso Bay is gated with a controlled entry, and guests are registered through the association's stated procedure, which the Master Association FAQ and the Rules both cover. Owners generally register expected guests in advance so the gate has them on file. Because the specific system, whether portal, phone or written list, changes as the association updates its technology, get the current procedure from the administrative office when you close. The same office issues owner gate transponders and membership cards.

What Types of Homes Are There in Treviso Bay?

The Master Association describes four product types: single-family homes, coach homes, veranda condominiums and terrace condominiums. The MLS sees something different. The MLS Building Design field offers eight values and Treviso Bay uses exactly three of them, Single Family, Low Rise (1-3) and Mid Rise (4-7), and none of the eight values is "coach home" or "veranda." That vocabulary gap is precisely why every portal renders Treviso Bay as one undifferentiated market.

How Many Homes Are in Treviso Bay in Total?

1,431 built against 1,450 entitled, a gap of 19 units, and the Association states that construction is complete. County permit activity corroborates it: over the last twelve months the PUD recorded 231 permits worth $5.57 million and zero new dwelling units. This is a finished community, not one still absorbing builder inventory, which changes how resale competition works and why the current 28-listing active count is the whole supply.

What Is the Difference Between a Terrace, a Veranda, and a Coach Home at Treviso Bay?

Terrace buildings are four-story mid-rise condominiums; the units that closed over the last twelve months ran 1,137 to 1,408 square feet. Verandas and coach homes are both two-story low-rise buildings, and the difference between them is size. In our own closings there is a clean square-footage break with nothing at all between 1,661 and 1,883 square feet. Verandas sit below it, coach homes above. That split is inferred from living area, not read off any MLS field.

How Big Are the Terrace Condos at Treviso Bay?

Across the last twelve months of closings, mid-rise terrace units at Treviso Bay ran 1,137 to 1,408 square feet of living area, with 39 closings at a median price of $475,000 and a median price per square foot of $365.26. The three terrace groupings closed at different levels: Trevi at a median of $410,000, Giaveno at $480,000, and Alberi Acqua at $500,000. Individual plan square footages come from the builder plan sheets and the county parcel record.

How Big Are the Veranda Condos at Treviso Bay?

The subdivisions we identify as the veranda product, Avellino and Venezia, closed ten times over the last twelve months with living areas from 1,414 to 1,661 square feet, a median sale price of $565,750 and a median price per square foot of $377.92. That grouping is inferred from living area rather than from an MLS product field, which we flag because it matters: no MLS field in this market carries the word veranda at all.

How Big Are the Coach Homes at Treviso Bay?

The subdivisions we identify as the coach home product, Di Napoli and Casoria, closed ten times with living areas from 1,883 to 3,337 square feet, a median sale price of $965,000 and a median price per square foot of $437.30. The top of that range carries a caveat. Di Napoli is an ambiguous label, and the largest records may belong to a separate recorded condominium rather than to Coach Homes I. Treat the split as strong but not closed.

Do Terrace Condos at Treviso Bay Have Garages?

Parking arrangements vary by building and by unit, and our verified document set does not establish a community-wide answer for the terrace product. The two authorities are the builder's original floor plan specifications and the Collier County Property Appraiser record for the specific parcel, which carries the improvement detail. The MLS garage field on a given listing is a starting point but it is agent-entered, and we have measured a real error rate in agent-entered fields in this community.

Do Veranda Condos at Treviso Bay Come With a Detached One Car Garage?

Garage configuration for the veranda product is a plan-level fact rather than a community-level one, and our verified set does not resolve it uniformly. Pull the county parcel record for the specific unit, which will show the improvement detail, and cross-check it against the builder's published plan sheet. If garage type is a deal point for you, verify it on the actual unit rather than on a neighborhood generalization, because these buildings were delivered across multiple phases.

Do Coach Homes at Treviso Bay Have Attached Two Car Garages?

Coach home garage configuration is likewise a plan-level fact we do not resolve community-wide from our verified sources. Complicating it further, Di Napoli as an MLS label covers at least two distinct products: the association uses it as the street label for Coach Homes I at 116 units, while the county separately records DI NAPOLI A CONDOMINIUM, a 12-unit 2008 building on Prima Way with materially larger units. Verify the parcel, not the label.

What Are the Single Family Floor Plans at Treviso Bay?

Single-family plans came from more than one builder across more than a decade, so there is no single plan library covering the whole community. Plan names that surface in the builder material include Arabella, Arbor, Celiana and Diangelo. At the Peninsula, built by Imperial Homes of Naples, the entry-level plan is named Firenze, which is a genuine source of confusion because Bella Firenze is an entirely separate neighborhood. Our closings show single-family living areas from 1,854 to 3,677 square feet.

Which Builder Models Were Built at Treviso Bay?

Model names documented in the builder material include Arabella, Arbor, Celiana and Diangelo, and at the Peninsula the Firenze plan by Imperial Homes of Naples. That is not an exhaustive roster and we will not present it as one. The reliable per-property route is the Collier County Property Appraiser record, which carries year built, living area and improvement detail for the specific parcel, and the original plan sheet where the seller still has it.

What Is the Arabella Floor Plan at Treviso Bay?

Arabella is one of the builder plan names documented for this community, and a published plan sheet exists in the builder's floor plan library. We are not going to reproduce square footages, bedroom counts or elevations for it from memory, because plan specifications changed across phases and a stale spec is worse than no spec. If you are evaluating a specific Arabella listing, the county parcel record gives you the as-built living area and the seller should be able to produce the original plan sheet.

Which Treviso Bay Buildings Have Elevators?

The twenty Terrace buildings are four habitable stories, which is the product type where elevator access is the relevant question. Whether a given building has one, and how many, is established by the neighborhood condominium association and by the Collier County permit record for that building. Ask the neighborhood manager directly. It matters beyond convenience: four-story habitable buildings are also the ones subject to Florida's structural integrity reserve study requirements, covered further down this page.

Which Treviso Bay Homes Have Private Pools?

Private pool presence is a parcel-level fact carried in the Collier County Property Appraiser improvement record and in the MLS pool field for a given listing. Broadly, private pools are far more common in the single-family neighborhoods than in the attached product, and the resort pool at the amenity campus serves the community generally. For any specific listing, verify against the county record rather than the listing remarks, and confirm any pool cage or screen enclosure permit history at the same time.

Which Treviso Bay Units Have Golf Course Views Versus Lake or Preserve Views?

View orientation is established by the recorded plat and the Collier County GIS parcel layer, read together with the MLS view field on the listing. The community's lake and canal system is a CDD asset and the preserve edge runs along the Rookery Bay side, so lake, preserve and golf frontage all exist in quantity. One warning that trips up buyers constantly: a golf course view does not mean the property carries deeded golf. Those are two independent facts and both need separate verification.

Is Treviso Bay Built Out or Is There Still New Construction?

Built out. The Association states construction is complete, and the county record backs it: 231 permits totaling $5.57 million inside the PUD over the last twelve months with zero new dwelling units among them. Entitlement stands at 1,450 units and 1,431 are built, leaving a 19-unit gap that has not moved. Practically, this means every purchase here is a resale, and every seller competes with the other 27 active listings rather than with a builder's price sheet.

When Was Treviso Bay Built?

Construction ran across roughly fifteen years and several ownership eras. The golf course opened in 2008, and DI NAPOLI A CONDOMINIUM was recorded that same year. The original developer stalled, and Lennar completed the bulk of the attached product after taking over in the early 2010s. Bella Firenze's parcels date to 2014 and 2015. The Peninsula was delivered roughly 2018 to 2022 by Imperial Homes of Naples. Year built for a specific parcel is on the Property Appraiser record.

Who Was the Builder and Developer at Treviso Bay?

Treviso Bay was started by V.K. Development Corporation under Sanjay Kuttemperoor, which abandoned the project. The CDD bonds defaulted and Wachovia foreclosed. A December 2011 Settlement and Forbearance Agreement cut par debt from $64.46 million to $27.985 million. Lennar then completed the community, and HOA turnover from developer control occurred around September 2018. The Peninsula enclave was built separately by Imperial Homes of Naples. That history explains why the fee structure and the CDD schedule look the way they do.

Are Treviso Bay Homes Concrete Block Construction?

Construction type is recorded per parcel in the Collier County Property Appraiser's improvement data, and it is also documented in the permit record for the building. Concrete block with stucco is the dominant construction method in Southwest Florida production housing of this era, but we are not going to assert it building by building without the parcel data in front of us. Pull the appraiser record for the specific address, which is free and takes about a minute.

What Are the Estate Home Neighborhoods Inside Treviso Bay?

The estate and single-family neighborhoods that recorded sales over the last twelve months are the Peninsula at Treviso Bay, Ponziane, Bella Firenze, Italia, Siracusa, Pavia, Vercelli, Ponte Rialto and Via Veneto. The Peninsula is the highest tier, an enclave of up to 55 estate home sites on Corso Bello Drive of which the Collier County roll records 34 completed homes, delivered roughly 2018 to 2022 by Imperial Homes of Naples. Its two closings this year were $3,050,000 and $3,100,000.

Which Streets and Subdivisions Make Up Treviso Bay?

Sixteen MLS subdivision names recorded a sale over the last twelve months: The Peninsula at Treviso Bay, Ponziane, Bella Firenze, Italia, Siracusa, Pavia, Vercelli, Ponte Rialto, Di Napoli, Via Veneto, Venezia, Casoria, Avellino, Alberi Acqua, Giaveno and Trevi. Names you may see elsewhere that do not belong here at all include Bolero, Marquesa Royale, Marsala, Norman Estates, Serafina and Ventana. Several of those are Lely Resort neighborhoods and their appearance in Treviso Bay summaries is a conflation of two different communities.

Where Exactly Is Treviso Bay Located in Naples?

Treviso Bay sits in East Naples, south of downtown, off US 41 East, the Tamiami Trail East corridor, inside the Wentworth Estates MPUD and directly adjacent to the Rookery Bay National Estuarine Research Reserve. The Wentworth Estates CDD describes three access points on US 41. The zoning boundary covers 1,563.84 acres, of which 513.77 acres is Rookery Bay, leaving a developed community footprint of roughly 1,044 to 1,050 acres.

How Far Is Treviso Bay From Downtown Naples and Fifth Avenue South?

The Master Association cites a distance south of downtown, and we did not independently measure a Fifth Avenue South drive in our own verification work, so we will not publish a mileage we cannot stand behind. The nearest anchor we did measure at the edge of the downtown district is NCH Baker Hospital at 7.3 miles. Treat Fifth Avenue South as being in that general range and confirm your own drive time on a weekday in February, which is the version of the trip that matters.

How Far Is Treviso Bay From the Beach?

Roughly 8.7 miles to the nearest Gulf beach. Treviso Bay is an inland community and it is worth being direct about that rather than implying otherwise. The replacement benefit is real and specific: Collier County issues a free beach parking permit to residents, obtainable about 2.7 miles from the gate, and it is honored at City of Naples beaches and also waives boat ramp parking fees at county boating parks.

Which Beach Is Closest to Treviso Bay?

Collier County Parks and Recreation maintains the authoritative beach access inventory, and the practical answer depends on whether you are heading toward Naples or toward Marco Island. The more useful fact for a buyer is the permit. The free Collier County beach parking permit removes the parking cost that otherwise dominates beach logistics here, it is honored at City of Naples beach lots, and it is available roughly 2.7 miles from the community.

Does Treviso Bay Have Private Beach Access or a Beach Club?

No. The Master Association amenity inventory does not include a private beach club or private beach access, and the club's own amenity pages do not list one. If a beach club is a requirement for you, that is a real differentiator against certain other Naples communities and it should be weighed honestly. What Treviso Bay offers instead is the county beach permit route plus a 64,000 square foot clubhouse and a 15,000 square foot second amenity building on site.

How Far Is Treviso Bay From Marco Island?

The Master Association cites Marco Island proximity as a location benefit, and the community's position on US 41 East does put it on the natural approach. We did not independently measure that drive in our verification work, so we are not going to publish a mileage. Map it yourself from the gate and do it at a season-peak hour, because the US 41 East corridor is the relevant variable and traffic is the subject of a real capacity finding covered elsewhere on this page.

How Far Is Treviso Bay From RSW Airport?

Southwest Florida International Airport in Fort Myers is the region's commercial airport and is the one most Treviso Bay owners use. We did not measure the drive as part of our verification work and will not publish an unverified figure. Map it from the community's US 41 East entrance. Expect the northbound trip to be materially longer in season, and note that FDOT has no capacity project programmed for US 41 East in the FY2026 through FY2030 work program.

How Far Is Treviso Bay From Naples Municipal Airport?

Naples Municipal Airport sits north of the community near the downtown district and handles general aviation. We did not independently verify a drive distance and are not going to estimate one. If private aviation access is part of your decision, map the specific route and confirm current based-aircraft and fuel services with the airport authority, since general aviation facilities and their fee structures change more often than commercial airport service does.

Is Treviso Bay Gated With a Manned Guardhouse?

Yes, Treviso Bay is gated with controlled access, and the Wentworth Estates CDD's own description of the community includes the entrance and gatehouse infrastructure as district assets. The seriousness of the access control shows up in the enforcement schedule: escalating rule violations can reach shutoff of the owner's gate transponder, which is not a sanction available in a community with an open entry. Guests are registered through the association's stated procedure.

What Are the Gate Hours at Treviso Bay?

Staffed hours at the gatehouse are operational details the association manages and does not publish in the documents we verified, and they can change seasonally. The Master Association security office is the authority, and it is a reasonable question to ask on a community tour. What is verified is that the entry is controlled at all hours through the transponder system for owners and through the registration procedure for guests.

How Many Entrances Does Treviso Bay Have?

The Wentworth Estates CDD's "About the District" page enumerates three access points on US 41. That is more than most gated Naples communities of this size carry, and it matters practically because it distributes traffic across the frontage rather than funneling everything through one signal. Which of the three are staffed, which are resident-only and which are seasonal are operational questions for the association rather than facts published in the district's description.

How Do I Get a Guest Through the Gate at Treviso Bay?

Guests are registered in advance through the association's guest registration procedure, which the Master Association FAQ and the Rules and Regulations both address. The specific mechanism, whether an owner portal, a phone call to the gatehouse or a written list, is an operational detail the association updates, so get the current process from the administrative office at closing. New owners receive their gate transponders and membership cards from that same office after the resale application is complete.

Is There Boat Access or a Marina at Treviso Bay?

No. Treviso Bay has no marina and no boat access. This is worth stating plainly because the community's name and its adjacency to Rookery Bay lead people to assume otherwise. Boating from here means trailering to a county ramp. The community's own water features are the lake and interconnecting canal system, which is a Wentworth Estates CDD asset maintained for stormwater management rather than navigation.

Was a Marina Ever Planned or Permitted at Treviso Bay?

A Sunbiz entity named VK Holdings Treviso Bay Marina, LLC exists in the Florida corporate record, which is the source of the recurring rumor. No marina appears on the adopted PUD master plan, and no marina was built. The honest read is that the original developer registered an entity name during an era when the project's scope was still moving, and the entity never produced a facility. The adopted master plan and the Series 2006 bond official statements on EMMA are where to confirm it.

Where Is the Nearest Boat Ramp or Marina to Treviso Bay?

Collier County Parks and Recreation maintains the county boat park inventory, which includes Collier Boulevard Boating Park, reopened in 2025 with significant upgrades, along with Bayview Park and Caxambas Park toward Marco Island. The free Collier County beach parking permit also waives boat ramp parking fees at county boating parks, which is a genuinely useful benefit for a trailer boat owner and is one of the better arguments for pulling the permit immediately after closing.

What Is Rookery Bay and How Does It Affect Living at Treviso Bay?

Rookery Bay is a National Estuarine Research Reserve, a protected estuary system managed jointly under federal and Florida programs, and it forms the community's southern and western context. Its scale inside the zoning boundary is substantial: 513.77 acres of the 1,563.84-acre Wentworth Estates MPUD is Rookery Bay. Combined with 291.94 acres of preserve, 51.5% of the PUD is protected land. That figure is true against the PUD boundary specifically, not against the roughly 1,044-acre developed community.

Does Treviso Bay Have Walking and Biking Trails?

The community's amenity inventory covers its recreation offering, and the internal street network plus the lake system gives residents a substantial loop to walk or ride. We did not verify a published trail mileage or a marked trail system as a distinct amenity, so we are not going to claim one. If pathways matter to you, walk the community during a showing and ask the association whether any segments are restricted or seasonally maintained.

What Restaurants and Dining Venues Are at Treviso Bay?

Named venues include the Main Dining room, the Grand Dining room, a Private Dining Room, the Players' Grille, the Treviso Room, an outside terrace that serves as an adjunct to several interior rooms, and La Cucina, a seasonal food truck. We name them rather than counting them, deliberately. The commonly repeated "nine dining venues" figure counts an adjunct terrace, a private room and a food truck as standalone outlets, which overstates what is actually there.

Is the Treviso Bay Clubhouse Open Year Round?

The club publishes seasonal hours, and Naples clubs generally reduce or suspend certain services in the deep summer. The club's own hours page is the current authority. One scheduled interruption is already announced: a Clubhouse Refresh is planned for May to November 2027, with an aligned golf course project, funded from reserves and capital improvement funds with an explicit statement that no additional member assessments are contemplated, and an owner vote scheduled for fall 2026.

Does Treviso Bay Have Pickleball Courts and How Many?

Yes on the courts, and the count is not published. Our own drone imagery verifies a purpose-built, fenced and lighted pickleball complex in heavy active use, which is more than most community pages can demonstrate. But the club does not publish a court count and we are not going to count courts off a photograph and present the result as a fact. The club's racket sports staff will give you the current number, and it is worth asking whether any are shared-use.

Does Treviso Bay Have Tennis and Bocce?

Yes to both. The club's amenity material references a tennis and bocce center with its own pro shop. On court counts, one secondary source from 2021 reported 8 lighted Har-Tru courts, and we flag it as single-source because the club's own pages publish no count. A bocce court count is likewise unpublished. If either program is central to your decision, get the current court inventory and programming schedule directly from the racket sports staff.

Does Treviso Bay Have a Spa and Salon?

Yes, spa and salon services are part of the amenity offering described by the Master Association and the club. Who operates them is a question we cannot answer from the record. The documents are silent on whether the spa is run in-house or by a contracted operator, and rather than guess we will say plainly that it is unpublished. If the operator matters to you, for instance because you want to know whether treatments are member-billed, ask the club directly.

Does Treviso Bay Have a Fitness Center and Group Classes?

Yes. The club's amenity material lists fitness facilities along with aerobics and Pilates programming, and the wellness offering sits alongside the racket sports and aquatics programs. Access is part of the amenity package for every owner, golf-bundled or not. Class schedules and any personal training pricing are operational details managed by the club under Troon Prive, so get the current schedule from the club rather than from a summary page.

What Is Villa Rilassare or Club Rilassare at Treviso Bay?

Villa Rilassare is the community's 15,000 square foot secondary amenity building, and that square footage is separately verified and safe to rely on. It anchors the resort side of the amenity campus, distinct from the 64,000 square foot main clubhouse. Our own drone imagery verifies a resort pool with dedicated lap lanes and poolside pergola structures on that campus. Both buildings serve every owner in the community regardless of golf bundle status.

What Is the Social Calendar and Events Programming Like at Treviso Bay?

The club and the Master Association both run member programming, and the club publishes its own events and outings material along with seasonal offerings such as an all-sports camp. Programming intensity follows the season, which in Naples means the calendar is dense from roughly November through April and lighter in summer. For a realistic picture, ask the club for the current season's published calendar rather than relying on a general description, and ask what is included versus separately ticketed.

What Schools Are Zoned for Treviso Bay?

Manatee Elementary School, Manatee Middle School and Lely High School. We established that by running point-in-polygon tests on four coordinates inside the community against Collier County Public Schools' own published attendance-zone polygons, and we ran it against both the 2025-26 and the 2026-27 zone files so the answer holds for the coming year. Attendance zones are revised periodically, so verify your specific address on the district's own zone locator before you close.

What Elementary School Serves Treviso Bay?

Manatee Elementary School, which carries a Florida Department of Education grade of A and an enrollment of 554. That assignment holds across both the 2025-26 and 2026-27 Collier County Public Schools attendance-zone files for the coordinates we tested inside the community. School grades are published annually by the state and can move year to year, so check the current School and District Grades release rather than relying on a grade quoted on a listing.

What Middle School Serves Treviso Bay?

Manatee Middle School, graded A by the Florida Department of Education, with an enrollment of 694. As with the elementary assignment, this was verified by point-in-polygon test against the district's own attendance-zone files for both 2025-26 and 2026-27. Collier County Public Schools also operates choice and magnet programs that sit outside the zoned assignment, so a zoned school is the default rather than the only option.

What High School Serves Treviso Bay?

Lely High School, with an enrollment of 1,345. Its current Florida Department of Education grade is B. This is where a widely repeated claim needs correcting: Lely High earned an A in 2024-25 and returned to a B in 2025-26. Any page describing Treviso Bay as zoned to an A-rated high school is running a grade that is one year stale. The current School and District Grades release from the state is the authority.

How Are the Collier County Schools Near Treviso Bay Rated?

Under the current Florida Department of Education release, Manatee Elementary is an A, Manatee Middle is an A, and Lely High is a B. The most common error in Treviso Bay write-ups is carrying Lely's 2024-25 A grade forward into 2025-26, when the school returned to a B. Grades are recomputed annually from state assessment and graduation data, so treat any grade cited in a listing as a snapshot and confirm it against the current release.

What Private School Options Are Near Treviso Bay?

The Florida Department of Education maintains a private school directory for Collier County, and it is the authoritative and complete list rather than any curated selection. Collier County has a substantial private and parochial school population, and tuition, admissions timelines and transportation vary widely. Use the state directory to build your own list, then contact schools directly, since admissions cycles for the following academic year often close well before a typical closing timeline.

Is Treviso Bay a Good Community for Families With Young Children?

Treviso Bay is an all-ages community with no age restriction in the recorded Declaration, so there is no legal barrier to any household composition. Whether it suits your household is a question about specific features rather than a general judgment, so here are the factual ones: it is zoned to Manatee Elementary, Manatee Middle and Lely High; it is gated with controlled access; it has a resort pool with dedicated lap lanes, racket sports facilities and a published all-sports camp; and amenity use is governed by the Master Rules.

Are Children Allowed in the Pools and Amenity Areas at Treviso Bay?

The Master Association Rules and Regulations govern use of the pools, the fitness center and the other amenity facilities, and those rules include supervision and use provisions that apply across the amenity campus. We are not going to paraphrase specific age or supervision thresholds from an edition we cannot confirm is current. Request the current Master Rules from the association office and read the aquatics and fitness sections directly, since these are exactly the provisions boards update.

What Is the Buying Process in an HOA Community Like Treviso Bay?

Contract, then the association resale application, then approval, then closing, then post-closing setup. The resale application is processed by ICON Management Services, which the Master Association FAQ names as the processor. At closing you will fund a $7,500 master capital contribution, a $7,500 Golf Club Capital Contribution on a golf-bundled property, a resale application fee and a $200 Post Closing Set-up Fee. After closing you collect membership cards and a gate transponder from the administrative office and complete a brief orientation.

Does Treviso Bay Require Association Approval Before I Can Buy?

Yes. The Master Association Declaration establishes an approval requirement and the resale application is the mechanism. This is not a formality to leave until the last week. Build the application into your contract timeline explicitly, with a deadline that gives the processor room, and make sure your contract's association approval contingency is drafted to protect you if approval does not arrive before the scheduled closing date.

How Long Does the Treviso Bay Resale Application Take?

The association does not publish a stated turnaround time in the documents we verified, and we are not going to invent one. ICON Management Services processes the application and can quote the current expected window when you call. Practically, plan for it to take longer than you expect during the January through April season, when transaction volume and staffing pressure both peak, and put a realistic date in the contract rather than an optimistic one.

Is There a Background Check or an Interview to Buy at Treviso Bay?

Screening requirements are set by the Master Association Declaration and detailed in the application packet, and they can differ between the master level and your specific neighborhood condominium association. Request both the master application packet and your neighborhood association's application before you write the offer, so you know what documentation, fees and personal information will be required and how long it will take you to assemble it.

What Documents Should I Request Before Buying a Condo at Treviso Bay?

Florida Statute 718.503 enumerates the set a condominium buyer is entitled to receive, including the declaration, articles, bylaws, rules, the current financial information and the statutory question-and-answer sheet. Beyond the statutory set, request these for Treviso Bay specifically: the estoppel certificate, the neighborhood association's adopted budget and reserve study, the structural integrity reserve study status for a Terrace building, the master policy declarations page, and the Master Rules and Regulations dated 2/9/2025.

What Is the Florida Condo Document Review and Cancellation Period for a Buyer?

Florida Statute 718.503 grants a buyer rescission rights tied to delivery of the required documents, and the clock is keyed to when that delivery is complete rather than to the contract date. Because the applicable period differs between developer sales and resales, and because delivery defects can extend it, have your closing attorney or title agent confirm the exact date your right to cancel expires. Do not rely on a date written into a form contract without checking it.

Can I Get a Mortgage on a Treviso Bay Condo?

Yes, subject to lender project review. Conventional financing on a Florida condominium requires the project to clear the lender's review under Fannie Mae Selling Guide B4-2, and that review is conducted at the level of your specific neighborhood association rather than for Treviso Bay as a whole. Get your lender to run the project review early, ideally before your inspection period expires, because a project-level problem is not something a strong borrower profile can overcome.

Is Treviso Bay Warrantable for Conventional Financing?

There is no single answer for the community, and any page that gives you one is oversimplifying. Warrantability is decided association by association under Fannie Mae's condo project eligibility standards, and Treviso Bay contains many separate condominium associations across the Terrace, Veranda and Coach Home products. The deciding facts are that association's reserves, its repair status and its assessment position. Ask your lender to review the specific association before you remove your financing contingency.

Why Would a Treviso Bay Condo Be Classified Non-Warrantable?

Fannie Mae Selling Guide B4-2.1-03 sets out the disqualifying conditions: critical repairs, significant deferred maintenance, a failed or unaddressed structural inspection, and special assessments that are unfunded or improperly documented. One Treviso Bay fact bears directly on this. The twenty Terrace buildings are four habitable stories and are subject to Florida's structural integrity reserve study requirement, the deadline for which passed on 12/31/2025, and none has been performed. Confirm your specific association's compliance status with the lender.

What Down Payment Do I Need for a Second Home in Naples?

Second home and investment property guidelines carry higher down payment and reserve requirements than owner-occupied financing, and they vary by lender, loan amount and property type. Condominium financing adds the project review layer on top. Rather than working from a rule of thumb, get a written pre-approval that names the property type and the occupancy status you actually intend, because a pre-approval issued on primary-residence assumptions will not survive underwriting on a Naples second home.

What Are the Property Taxes on a Treviso Bay Home?

Two components appear on the Collier County tax bill. Ad valorem taxes are computed from the assessed value and the applicable millage. Non-ad-valorem assessments include the Wentworth Estates CDD lines: $1,499.21 for operations and maintenance, flat across product types, plus debt service running from $789.62 for a four-story condominium to $3,606.25 for a 150-foot lot. Pull the actual parcel tax bill from the Collier County Tax Collector rather than relying on a listing's tax figure.

What Is the Collier County Millage Rate?

Millage varies by taxing district and is set annually, so a single number does not describe the county. The Collier County Property Appraiser publishes the annual millage table showing every district's rate, and that table combined with your parcel's district assignment gives you the ad valorem calculation. We are not going to publish a rate that will be stale within a year. The Property Appraiser's parcel record also shows the prior year's full tax detail for the specific property.

Can I Claim Homestead Exemption on a Treviso Bay Home?

Only if the property is your permanent Florida residence as of January 1 of the tax year and you meet the residency requirements under Florida Statute 196.031 and the Collier County Property Appraiser's rules. Seasonal owners and second-home buyers generally cannot. The exemption matters twice over: it reduces taxable value and it triggers the Save Our Homes assessment cap, which limits annual increases in assessed value. Apply through the Property Appraiser, and apply on time.

What Is Save Our Homes Portability in Florida?

Save Our Homes caps annual increases in the assessed value of a homesteaded Florida property. Portability, under Florida Statute 193.155, lets a homeowner transfer the accumulated difference between market value and capped assessed value from a prior Florida homestead to a new one, within statutory limits and time windows. For a Floridian moving into Treviso Bay from another Florida home, this can be worth a great deal. The Collier County Property Appraiser administers the portability application.

How Much Will My Taxes Go Up After I Buy in Naples?

Expect a reset. Florida reassesses at just value on a transfer of ownership, so the seller's current tax bill is not predictive of yours, particularly if the seller held a long-standing homestead with a large Save Our Homes differential. On top of that, the Wentworth Estates CDD non-ad-valorem assessments continue unchanged. Model your first-year tax from current just value and current millage, not from the tax line on the listing sheet.

Do I Need a Florida Attorney or a Title Company to Close?

Either is permitted in Florida. A licensed title agent can handle a residential closing, and a Florida real estate attorney can also serve as the closing agent. For a Treviso Bay condominium purchase, the specific value an attorney adds is document review: the declaration, the structural integrity reserve study status, the estoppel certificate and the leasing article are all documents where the language matters. Discuss the choice early, because it affects who orders the estoppel.

What Does a Buyer Pay in Closing Costs in Collier County?

Standard Florida buyer-side items include documentary stamp tax on the note and intangible tax on the mortgage where financing is involved, lender fees, survey, inspections and prorations. Treviso Bay adds a substantial association layer at closing: our arithmetic on the 5/11/2026 fee sheet revision totals $15,799 in master and golf capital contributions, the resale application fee and the new $200 Post Closing Set-up Fee. That total is ours, not a published figure, and it is a real line in your cash to close.

What Happens After I Close on My Home at Treviso Bay?

The Master Association FAQ carries a dedicated post-closing sequence. In short: you present at the administrative office, complete the new owner setup that the $200 Post Closing Set-up Fee covers, receive membership cards and a gate transponder, and attend a brief orientation. Do this promptly, because until the setup is complete you will not have gate access or amenity credentials, and the office keeps season hours that are easier to hit early in the week.

How Do I Get My Treviso Bay Membership Cards and Gate Pass?

From the Master Association administrative office after closing. The FAQ directs new owners there specifically, and the office issues both the club membership credentials and the vehicle gate transponder. Bring your recorded deed or closing statement and photo identification for each person to be credentialed. If you are closing remotely or arriving weeks after closing, call ahead so the office can have your file ready rather than starting it when you walk in.

Is There a New Owner Orientation at Treviso Bay?

Yes. The Master Association FAQ references a brief orientation for new owners, and it is worth attending rather than treating as a formality. It is the fastest route to the practical rules that generate most of the community's enforcement activity: the leasing filing requirement, pet registration, the dress codes on the golf and racket facilities, the guest registration process, and the architectural review path for anything you intend to change.

Is Treviso Bay a Good Investment?

Judge it on the verified numbers rather than a narrative. Over the trailing twelve months the community produced 78 closings, $68,260,888 in volume, a median sale price of $550,000 and a median sale-to-list ratio of 95.54%. Absorption ran 6.50 sales per month against 28 active listings, which is 4.31 months of supply, and annual turnover was 5.45% of the 1,431 units. Against that, weigh a carrying cost stack that starts near $15,800 a year for a golf-bundled condominium and leasing rules that cap rental strategy at four leases annually.

Are Treviso Bay Home Values Going Up or Down?

We publish one verified trailing twelve-month window and we deliberately do not publish a month-by-month trend line, and the reason is worth stating. Two MLS subsystems disagree on the monthly sale-to-list series for this community and the cause is unresolved. Charting a monthly trend would present more confidence than the underlying data supports. What we will publish: median $550,000, median sale-to-list 95.54%, aggregate sale-to-list 94.18%, median 52 days on market on 76 measurable closings.

How Has the 2026 Naples Market Affected Treviso Bay Prices?

The clearest signal in the community-filtered data is that the unsold half of the market is slower than the sold half. Closed listings ran a median 52 days on market. Current active listings show a median 89.5 days. Closed sale-to-list came in at 95.54% median and 94.18% aggregate, meaning larger transactions gave up slightly more. Months of supply sits at 4.31. That is a market where correctly priced inventory moves and optimistically priced inventory accumulates.

Is Now a Good Time to Buy in Treviso Bay?

The answer differs completely by price band, which is unusual and specific to this community right now. Of 28 active listings, 24 are under $600,000. Nothing at all is listed between $599,000 and $1,450,000, a gap of $851,000. Zero coach homes are available and nine of the sixteen subdivisions that recorded a sale have no inventory. If you want a terrace condominium, you have real choice. If you want a coach home or a mid-tier single-family home, there is currently nothing to look at.

What Is the Price Range in Treviso Bay?

Closed sales over the trailing twelve months ran from $372,500 to $3,100,000, with a median of $550,000 and an average of $875,140. Current active listings run from $379,900 to $2,865,000, with a median list price of $499,000 and an average of $738,527. The gap between the median and the average in both sets is the tell: this is a mixed community where a small number of large single-family sales pull every average upward.

What Is the Least Expensive Way Into Treviso Bay?

A mid-rise terrace condominium. The lowest closed sale over the trailing twelve months was $372,500, and the lowest current active list price is $379,900. Trevi is the most accessible of the terrace groupings at a median closed price of $410,000, followed by Giaveno at $480,000 and Alberi Acqua at $500,000. Before you compare two units at similar prices, verify which one carries deeded golf, because that single fact changes both the annual cost and the buyer pool at resale.

Can I Rent Out My Treviso Bay Home to Offset Carrying Costs?

Partially, and within tight limits. The minimum lease term is 30 days, the cap is four leases per calendar year, only the entire unit may be leased, and the lease must be filed 15 days in advance. Tenants get no amenity access without a separate Transfer Application costing $400 to $850 plus $250 for golf, and during that transfer the owner's own club privileges are rescinded. Model the strategy against those constraints before you assume rental income covers the fee stack.

What Does a Seasonal Rental at Treviso Bay Bring per Month?

Seasonal rental rates by product type are not part of our verified data set for this community, and we are not going to publish a number we have not computed. Closed rental data in the Southwest Florida MLS is the correct source, segmented by season and by product type, and it is the analysis we would run for a client considering the strategy. Ask for it specifically rather than accepting a rate quoted from memory.

What Is the Realistic Cap Rate on a Treviso Bay Condo?

We can give you the expense side precisely and we will not guess at the revenue side. Annual costs for a golf-bundled terrace condominium include the $7,420 master assessment, $5,350 in golf dues, the $750 food and beverage minimum, $1,499.21 in CDD operations, $789.62 in CDD debt service, neighborhood association dues, property taxes and insurance. Against that, rental revenue is bounded by a 30-day minimum and four leases a year. Any cap rate published without those constraints in the model is decorative.

Treviso Bay vs Fiddler's Creek, Which Is Better?

They are different products and the comparison should be run on documents rather than impressions. For Treviso Bay we can give you verified figures: $7,420 master assessment, $5,350 golf dues on 825 of 1,431 deeded properties, $750 food minimum, CDD operations of $1,499.21 plus debt service of $789.62 to $3,606.25, and a 30-day minimum lease with a four-lease annual cap. Get the equivalent figures from Fiddler's Creek's own adopted budget and membership plan, then compare line for line.

Treviso Bay vs Lely Resort, What Is the Actual Difference?

The structural difference is how golf attaches. At Treviso Bay, golf is deeded to 825 specific properties, cannot be purchased separately, and carries $5,350 in annual dues that are mandatory for those owners. Lely Resort's club membership structure is organized differently and is not deeded to the property in the same fashion. Compare each community's recorded Declaration and current membership plan rather than comparing marketing descriptions, because that is where the difference actually lives.

Treviso Bay vs Naples Reserve, Which Fits Me Better?

Naples Reserve has no bundled golf, which is the whole comparison in one sentence. If you do not play, Treviso Bay's golf-free properties give you the amenity campus without the $5,350 golf line, and Naples Reserve gives you a different amenity emphasis with no golf line at all. Run the comparison on the fee stack from each association's own budget plus the CDD assessments on each parcel's tax bill, then decide which amenity set you will actually use.

Treviso Bay vs Bonita National, Which Bundled Golf Community Is Better?

Both were completed by the same national builder with overlapping product lines, which makes the physical product comparison unusually direct. The variables that will actually decide it are dues, membership structure and location, since Bonita National sits in Lee County and Treviso Bay in Collier. Compare the current fee sheets side by side, and compare the deeded golf mechanics: at Treviso Bay, 825 of 1,431 properties carry golf and no additional memberships can be created.

Treviso Bay vs Heritage Bay?

Course configuration is the first difference to examine, along with the dues structure and the location, since Heritage Bay sits well north of Treviso Bay in the Immokalee Road corridor rather than on US 41 East. Pull each club's current fee sheet and each master association's adopted budget. For Treviso Bay the current figures are $7,420 master, $5,350 golf, $750 food minimum, plus Wentworth Estates CDD assessments of $2,288.83 to $5,105.46 depending on product type.

Treviso Bay vs Verona Walk or Winding Cypress?

This is a golf versus non-golf comparison and the cost difference is straightforward to quantify. A golf-bundled Treviso Bay owner carries $13,520 a year in master assessment, golf dues and food minimum before CDD, neighborhood dues, taxes and insurance. Verona Walk and Winding Cypress are non-golf communities with a different amenity model and a different cost basis. Compare total annual cost from each association's own budget and each parcel's tax bill, then weigh the amenity set you will actually use.

Which Naples Community Offers the Best Bundled Golf Value?

Value in bundled golf is total annual cost divided by rounds actually played, and that calculation is personal rather than universal. For Treviso Bay the numerator is documented: $5,350 in golf dues plus a $750 food minimum plus a share of the $7,420 master assessment, against a course by Arthur Hills with Hal Sutton as player consultant, renovated in 2020, carrying a TPC brand license. If you play 60 rounds the math looks very different than if you play 15.

Is a TPC Branded Course Worth Paying More For?

Weigh the network benefits against the premium honestly, and start by understanding what the brand is here. TPC at Treviso Bay is a licensed brand held by Treviso Bay Golf Club, Inc., a Florida not-for-profit with an elected member board managed by Troon Prive. It is not one of the courses the PGA TOUR itself operates. The tangible benefit is the TPC network access and partner rate schedule, which TPC publishes and revises annually. Read the current edition and price the benefit yourself.

Bundled Golf Versus Equity Membership in Naples, Which Is Better?

The comparison turns on whether the buy-in is recoverable, and Treviso Bay's status on that question cannot be resolved from the published record. Here is what is verified: the word equity appears in none of the club's own documents, established by exhaustive search. The buy-in is styled a Golf Club Capital Contribution. No refundability, redemption or transfer-of-equity provision is published anywhere. If that money's treatment matters to you, obtain the recorded Declaration before closing and have counsel read it.

Which Naples Golf Communities Do Not Require a Mandatory Membership?

Several Collier County golf communities offer optional or tiered membership rather than a deeded bundle, and the only reliable way to build that list is a community-by-community review of recorded Declarations, because marketing language is unreliable on this point. Treviso Bay is firmly on the mandatory side for the 825 deeded properties: those owners cannot resign the membership or stop paying the $5,350 annual dues while they own the property.

Does Treviso Bay Have Lower HOA Fees Than Fiddler's Creek?

Compare adopted annual budgets from each master association, not fee sheets against budgets or one community's total against another's partial. Treviso Bay's published master assessment is $7,420 on the 2026 fee sheet, and a complete comparison also has to include golf dues of $5,350 where applicable, the $750 food minimum, neighborhood association dues and the Wentworth Estates CDD assessment. We will not publish Fiddler's Creek figures we have not verified from their own documents.

Which East Naples Community Has the Lowest Total Annual Cost of Ownership?

Answering that properly requires stacking five things for each community: master association assessment, club dues, CDD assessment, property taxes and insurance. For Treviso Bay every one of those is documented on this page. The mistake buyers make is comparing HOA fees alone, which can be off by several thousand dollars a year once CDD debt service is included. In Treviso Bay that line alone runs from $789.62 to $3,606.25 depending on product type.

Is Treviso Bay Closer to the Beach Than Lely Resort?

Treviso Bay sits roughly 8.7 miles from the nearest Gulf beach, and it is an inland community. We did not independently measure the equivalent distance from Lely Resort's entrance and will not publish a comparison we have not run. Map both from the actual gates rather than from a community centroid, and factor in the free Collier County beach parking permit, which is available to residents of both and removes the parking cost from the equation.

Which Naples Golf Community Has the Best Pickleball Program?

Court count and programming are the measurable variables, and here Treviso Bay presents an information problem rather than a deficiency. Our own drone imagery verifies a purpose-built, fenced and lighted pickleball complex in heavy active use, but the club publishes no court count and we will not count courts off a photograph. If pickleball is your deciding amenity, get current court inventories and league schedules from each club's racket sports staff and compare those.

Is Treviso Bay Less Crowded Than Lely Resort?

Density is measurable, and for Treviso Bay the figures are published. The community has 1,431 built units on a developed footprint of roughly 1,044 to 1,050 acres, and Collier County publishes gross density for the PUD at 1.39 units per acre. Those units share a 64,000 square foot clubhouse and a 15,000 square foot second amenity building. Run the same units-per-acre and units-per-amenity calculation for any community you are comparing, using each one's own published entitlement.

How Does Treviso Bay Compare on Rental Flexibility Versus Other Naples Communities?

Treviso Bay sits at the restrictive end. The master rules set a 30-day minimum lease, a maximum of four leases per calendar year, whole-unit leasing only, and a 15-day advance filing requirement, and tenants receive no amenity access without a paid Transfer Application that also rescinds the owner's own club privileges for its duration. Communities with 90-day minimums are stricter on term but sometimes looser on frequency. Compare both variables from each community's recorded Declaration.

Frequently Asked Questions, Treviso Bay Seller Edition

Selling in Treviso Bay involves a resale application, an estoppel certificate, association sign rules, two capital contributions at closing and, for Terrace owners, Florida's structural reserve law. These answers cover the process, the disclosures, the tax treatment and the pricing questions, using our own verified market data throughout.

Does the Golf Membership Transfer Automatically to the Buyer at Closing?

Deeded golf runs with the property, so the buyer of one of the 825 golf-bundled properties acquires the membership category with the deed. That is not the same as automatic paperwork. The Master Association FAQ sets out the closing and transfer process, and a Golf Club Capital Contribution of $7,500 is collected at closing on the 2026 fee sheet. Get the current transfer requirements from the membership office early, because they are a closing condition and not an afterthought.

Does My Listing Have to State Whether the Unit Is Golf-Bundled or Social?

Yes, in substance. The Master Association's records establish bundle status definitively, and MLS data accuracy rules require listing content to be truthful. Because deeded golf attaches to 825 of 1,431 properties parcel by parcel rather than by neighborhood, a buyer cannot infer it and will rely on what you publish. Get written confirmation of your property's status from the Master Association before your listing goes live, and keep it in the file.

How Much More Does a Golf-Bundled Unit Sell for Than a Social Unit at Treviso Bay?

We have not published a paired-sale premium for this community, and here is the honest reason. Golf bundle status is not carried as a structured MLS field, so isolating it requires flagging each closing against the association's own records rather than running a query. Any premium figure you see quoted for Treviso Bay was almost certainly estimated rather than computed. We will run the paired analysis for a listing client on the actual closings. Call (239) 898-6072.

What Is the Membership Transfer Fee When I Sell My Treviso Bay Home?

The 2026 Annual Fee Sheet, revision dated 5/11/2026, itemizes the closing-side charges, and the two largest are a $7,500 master capital contribution and a $7,500 Golf Club Capital Contribution on golf-bundled properties. A resale application fee and a $200 Post Closing Set-up Fee also apply. Our arithmetic on that revision totals $15,799. Read the current fee sheet before you draft the contract, because who pays each line is a negotiated term.

Who Pays the Golf Club Capital Contribution at Closing, Buyer or Seller?

The fee sheet states that these contributions are collected at closing. It does not assign them to a party, which means allocation is a contract term you negotiate. In most Southwest Florida practice the buyer funds capital contributions, but that is convention rather than rule and it is regularly traded against price. Because $15,799 in total association-side money is at stake on a golf-bundled sale, treat the allocation as a real negotiating lever rather than boilerplate.

What Is an Estoppel Fee and How Much Is It in Collier County?

An estoppel certificate is the association's written statement of what a specific unit owes as of a date certain, and it is what the closing agent relies on to prorate and pay association money correctly. Florida Statutes 720.30851 and 718.116(8) cap what an association or its manager may charge for it and set delivery timeframes. The current capped amount is published in the statute and quoted by the association or manager on request. Order it early.

Who Pays the Estoppel Fee at Closing in Florida?

Florida statute governs the amount and the delivery timeline; the contract governs who pays. In practice the estoppel fee is commonly charged to the party requesting it, and the standard Florida contract forms address it, but it is negotiable like every other closing cost. In a Treviso Bay sale you may need estoppel certificates from more than one association, the Master Association and your neighborhood condominium association, so confirm which certificates your closing agent is ordering.

Do I Owe a Prorated Share of the Annual Assessment When I Sell Mid-Year?

Almost certainly, and the estoppel certificate is what settles the arithmetic. It states what has been billed, what has been paid and what remains outstanding as of the closing date, and the closing statement prorates from there. Because Treviso Bay owners may carry a master assessment, a neighborhood association assessment, golf dues and a food and beverage minimum, make sure every applicable obligation is captured rather than just the master line.

Does a Pending Assessment Have to Be Disclosed to a Buyer?

Yes. Florida Statute 718.503 governs condominium disclosure obligations, and the estoppel certificate independently discloses the balance and any pending amounts. Beyond the statutory framework, Florida's Johnson v. Davis duty requires a seller to disclose known material defects that are not readily observable, and a pending special assessment is exactly the kind of fact that carries. Disclose it, in writing, early. A late-discovered assessment is one of the most common causes of a failed Florida condominium closing.

Do High HOA Fees Hurt My Sale Price at Treviso Bay?

They narrow the buyer pool rather than mechanically reducing price, and the effect shows up in days on market before it shows up in dollars. A golf-bundled Treviso Bay owner carries $13,520 a year in master assessment, golf dues and food minimum before CDD assessments, neighborhood dues, taxes and insurance. That total qualifies a buyer as surely as a mortgage payment does. The counter is that the fee stack buys a real amenity package, and the marketing has to make that trade legible.

How Do I Get the Association Budget and Financials for My Listing Packet?

From two places. The Master Association provides its adopted budget, its financials and its rules. Your neighborhood condominium association provides its own budget, financials, reserve study and insurance certificate, and the Master Association FAQ publishes a table naming each neighborhood association's manager and contact. Assemble both sets before you list rather than after you have a contract. A complete packet at first showing shortens the inspection period and removes the most common source of renegotiation.

Do I Have to Disclose the CDD Assessment When I Sell in Florida?

Yes. Florida Statute 190.048 requires disclosure of community development district assessments at contract for sales within a district, and Treviso Bay sits entirely inside the Wentworth Estates CDD. The disclosure has to be given in the manner the statute prescribes. Practically, give the buyer the actual numbers too: $1,499.21 in operations and maintenance plus debt service running $789.62 to $3,606.25 by product type, with full bond payoff scheduled for fiscal year 2037.

Does a CDD Assessment Scare Off Buyers in Naples?

It scares off uninformed buyers and rarely troubles informed ones, and the difference is entirely in how it is presented. Buyers see a large total tax figure and assume it is all property tax. The fix is to itemize: show the ad valorem portion, show the CDD operations line at $1,499.21, show the debt service line for that specific product type, and show the fiscal year 2037 payoff date. A dated end to the debt service is a genuinely favorable fact when a seller actually explains it.

Do Buyers Ask for a Four-Point Inspection and Wind Mitigation Report in Naples?

Constantly, and often the buyer's insurance carrier asks first. A four-point inspection covers roof, electrical, plumbing and HVAC and is standard underwriting for older homes. A wind mitigation report documents roof attachment, roof geometry, roof deck, secondary water resistance and opening protection, and it drives real premium credits. In a market where the Collier County average homeowners premium runs $5,534, a buyer's insurability question can determine whether your contract closes.

Should I Get a Wind Mitigation Report Before Listing at Treviso Bay?

Yes, in most cases. It costs little, it is completed on the Florida OIR uniform mitigation verification form, and it converts an unknown into a documented credit. If the report is favorable, you hand a buyer a quantified insurance advantage at first showing. If it is unfavorable, you learn it on your own timeline rather than during someone else's inspection period, which is the difference between a repair decision and a renegotiation.

Do I Have to Disclose Prior Hurricane Damage or a Past Insurance Claim When Selling?

Yes, where the facts are material and not readily observable. Florida's Johnson v. Davis duty requires a seller to disclose known material defects affecting value that a buyer cannot readily see, and prior storm damage and its repair history sits squarely in that category. Assume the buyer will pull a CLUE report showing the claims history on the property regardless. Disclosing a repaired claim with documentation is far stronger than having an undisclosed one surface at underwriting.

What Are the For Sale Sign Rules at Treviso Bay?

Specific and enforced. The Master Rules and Regulations dated 2/9/2025 specify exact oval sign dimensions, the permitted brokerage lettering height, the permitted quantity by product type, and the removal timing after closing. The association enforces these unilaterally per the rules text, meaning a noncompliant sign can simply be removed. Any listing plan that assumes conventional yard signage will drive traffic here is a plan built for a different community.

Can My Agent Put a Sign and a Lockbox on My Treviso Bay Unit?

Signage is governed by the sign provisions in the 2/9/2025 Master Rules, which control dimensions, lettering, quantity and removal timing, and neighborhood associations may be stricter still. Lockbox placement in a gated community with controlled access and, in the condominium buildings, common-element entries is a question for both the master rules and your neighborhood association. Get both answers in writing before your first showing, because a removed sign or a rejected lockbox costs you showings.

Does Floor Plan and View Drive Resale Price at Treviso Bay?

The data says product class and size dominate, and view differentiates within a class. Single Family closed at a median of $649.80 per square foot, Low Rise at $401.19 and Mid Rise at $365.26, which is an enormous spread driven by product rather than by view. Within the low-rise tier the split is size-based: the larger coach product ran $437.30 per square foot against $377.92 for the smaller veranda product. View is a real adjustment, but it operates inside those bands, not across them.

Which Treviso Bay Product Type Sells Fastest?

Low Rise, by a wide margin. Over the trailing twelve months, low-rise coach and veranda homes closed at a median of 11 days on market with a 97.97% sale-to-list ratio. Mid-rise terrace condominiums closed at a median of 55 days and 95.55%. Single-family homes closed at a median of 105 days and 92.94%. Coach homes were the fastest sub-segment at a median of 8 days, and there are currently zero coach homes available in the entire community.

Does School Zoning Affect Resale Value for Treviso Bay Single Family Homes?

Every Treviso Bay address shares the same zoned assignment, Manatee Elementary, Manatee Middle and Lely High, so school zoning does not differentiate one Treviso Bay listing from another. It can matter in cross-community comparison, and there the current facts are that Manatee Elementary and Manatee Middle are graded A and Lely High is graded B, having returned to a B in 2025-26 after an A the prior year. Fair housing law also constrains how school information may be used in marketing.

How Do I Sell My Home in Treviso Bay?

In order: establish bundle status and product class, price against the right comparable set, prepare the packet, list, then run the association process. Your buyer will need Master Association approval through the resale application, processed by ICON Management Services, and an estoppel certificate will be ordered from both the Master Association and your neighborhood association. At closing, $15,799 in association-side money changes hands by our arithmetic on the 5/11/2026 fee sheet. Call (239) 898-6072 and we will run the whole sequence.

How Do I Get Treviso Bay Comps?

Closed sales from the Southwest Florida MLS, filtered to the Treviso Bay development code, then partitioned by MLS Building Design class, then narrowed to your subdivision. The Collier County Property Appraiser's sales history is the cross-check. Do not use an unfiltered community average. The community median price per square foot is $406.22 and the aggregate is $507.60, a difference of more than $100 per foot across the same twelve months, driven by the handful of large single-family sales. Always ask which of the two a figure is. Ask us for the partitioned set.

What Have Treviso Bay Homes Sold For Recently?

Over the trailing twelve months, 78 closings totaling $68,260,888, with a median of $550,000, an average of $875,140 and a range from $372,500 to $3,100,000. By subdivision the medians run from Trevi at $410,000 up through Alberi Acqua at $500,000, Avellino at $560,000, Casoria at $660,000, Venezia at $805,000, Di Napoli and Via Veneto both at $1,075,000, Pavia at $1,275,500, and Ponziane at $2,788,888. The Peninsula's two sales were $3,050,000 and $3,100,000.

Should I Sell Before or After Season in Naples?

Naples transaction volume concentrates around the winter season, and the buyer pool for a golf community is at its largest when prospective buyers are physically here. That argues for being on the market and well presented before the season builds rather than chasing it. The countervailing fact in Treviso Bay right now is supply: 28 active listings against 6.50 sales per month is 4.31 months of inventory, and 24 of those 28 sit under $600,000. If your product is scarce, timing matters less.

What Is the Best Month to List a Home in Naples?

Rather than name a month, look at what the data actually supports. Listing-to-contract conversion by month is computable from the Southwest Florida MLS, and we run it for listing clients. What we deliberately do not publish for Treviso Bay is a monthly trend line, because two MLS subsystems disagree on the monthly series for this community and the discrepancy is unresolved. Publishing a month-by-month chart would show more confidence than the data supports.

Is It a Bad Idea to Sell a Naples Golf Home in the Off Season?

Not automatically, and in the current Treviso Bay market the inventory picture may matter more than the calendar. Nine of the sixteen subdivisions that recorded a sale have no active listing at all, zero coach homes are available, and there is an $851,000 hole in the listing ladder between $599,000 and $1,450,000. A well-priced listing that fills one of those gaps faces essentially no in-community competition regardless of the month.

Should I Sell My Treviso Bay Home Furnished or Unfurnished?

Decide it against your actual buyer, and in a bundled golf community with a substantial seasonal ownership component, turnkey furnished is a genuine convenience proposition. It is also a negotiating variable you can hold in reserve. The disciplined approach is to price the home unfurnished, list the furnishings as available separately or negotiable, and let the buyer's preference determine the structure rather than committing before you know who is buying.

Does Turnkey Furnished Add Value in a Naples Golf Community?

It shortens the path to use, which for a seasonal buyer has real worth, but whether it shows up as price or simply as speed varies. The rigorous test is a paired-sale analysis against the MLS furnished field within the same product class and subdivision, and that is a specific piece of work rather than a rule of thumb. We have not published a furnished premium for Treviso Bay and will not quote one we have not computed on these closings.

What Are Seller Closing Costs in Naples, Florida?

Typical Florida seller-side items include documentary stamp tax on the deed, the owner's title insurance policy under Collier County convention, the estoppel fees, recording and satisfaction costs, prorated taxes and assessments, and negotiated brokerage compensation. In Treviso Bay, add the association-side money at closing, $15,799 by our arithmetic on the 5/11/2026 fee sheet, and settle in the contract who funds it. We will build you a line-item net sheet at several price points before you list.

What Is the Florida Documentary Stamp Tax on a Sale?

Florida levies documentary stamp tax on the deed, computed on the total consideration, and the Florida Department of Revenue publishes the current rate schedule. There is a separate documentary stamp tax on promissory notes and an intangible tax on mortgages, which are buyer-side items on a financed purchase. Because rates and the Miami-Dade exception are set by statute and occasionally revisited, use the Department of Revenue's current schedule rather than a figure quoted from memory.

Who Pays for Title Insurance in Collier County?

By long-standing convention in Collier County, the seller pays for the owner's title insurance policy and selects the closing agent. That convention is not a law, and the contract controls. It also differs county by county in Florida, which is why buyers relocating from another Florida market sometimes arrive with a contrary expectation. Address it explicitly in the contract rather than assuming, particularly in a negotiation where closing cost allocation is already in play.

What Seller Disclosures Are Required in Florida?

Florida's Johnson v. Davis duty requires a seller to disclose known material defects affecting value that are not readily observable to the buyer. Layered on top are statutory disclosures, including the community development district disclosure under Florida Statute 190.048, which applies to every Treviso Bay sale, and the condominium disclosures under Florida Statute 718.503. Disclose in writing, disclose early, and keep the acknowledgment. Under-disclosure is the most expensive economy available to a Florida seller.

What Condo Documents Must a Florida Seller Deliver to the Buyer?

Florida Statute 718.503 enumerates the delivery set for a resale, which includes the declaration, articles of incorporation, bylaws, rules, the current financial information and the statutory question-and-answer sheet described in Florida Statute 718.504. For a Treviso Bay Terrace, Veranda or Coach Home sale, the neighborhood association is the source for most of that set, and the Master Association supplies the master documents. Order both well before closing, because delivery timing affects the buyer's rescission window.

Do I Have to Deliver the Milestone Inspection Report When I Sell?

Florida Statute 718.503(2)(a) requires delivery of the milestone inspection report where one exists, and Florida Statute 553.899 governs the inspection itself. For Treviso Bay the current position is specific: the twenty Terrace buildings are four habitable stories and fall inside the framework, but under Collier County's 25-year coastal trigger, established by ordinances 2022-42, 2023-41 and 2024-48, their milestone inspections are not due until roughly 2038 to 2044. None is currently due and none has been performed.

Do I Have to Deliver the SIRS When I Sell My Condo?

Yes where one exists, and where none exists you are required to provide a statement to that effect rather than saying nothing. This matters directly in Treviso Bay. The twenty Terrace buildings are subject to the structural integrity reserve study requirement under Florida Statute 718.112, the statutory deadline of 12/31/2025 has passed, and none has been performed. Verandas, Coach Homes and single-family homes are exempt at two stories. Handle this disclosure precisely, with your neighborhood association's written confirmation.

How Do I Sell a Condo That Has a Pending SIRS Special Assessment?

Disclose it fully, document it precisely, and price it honestly. A pending or unfunded special assessment is a named disqualifier under Fannie Mae Selling Guide B4-2.1-03, which means it can push your building into non-warrantable status and cut your buyer pool to cash. The association's assessment resolution controls the timing and the allocation. Get the resolution, the amount per unit, the payment schedule and the association's compliance narrative in writing, then decide with your agent whether to credit the buyer or let them assume it.

Do I Owe Capital Gains Tax on a Naples Second Home?

That is a CPA question. The Section 121 principal residence exclusion described in IRS Publication 523 generally does not apply to a property that has not been your principal residence for the required period, which is the situation most Naples second home owners are in. Depreciation recapture applies if the property was rented. Get the analysis from a CPA before you sign a contract, because the answer sometimes changes the optimal timing of the sale.

What Is FIRPTA Withholding if I Am a Foreign Seller in Florida?

Under the Foreign Investment in Real Property Tax Act, codified at IRC Section 1445, a buyer acquiring US real property from a foreign person must withhold a percentage of the amount realized and remit it to the IRS, subject to exceptions and reduced-rate certificates. The withholding is not the tax, it is a prepayment against it. Engage a CPA or tax attorney experienced with FIRPTA before you list, because the withholding certificate process takes time and materially affects your net at closing.

Can I Do a 1031 Exchange on My Treviso Bay Rental Property?

Potentially, if the property was genuinely held for investment or productive use rather than as a personal residence, and if the exchange is structured correctly under IRC Section 1031. A qualified intermediary must be engaged before closing, not after, and the identification and completion deadlines are strict. Treviso Bay's leasing rules complicate the investment-use characterization for some owners, since the 30-day minimum and four-lease annual cap limit how the property can be used. Consult a CPA and a qualified intermediary early.

Should I Make Repairs or Sell As Is at Treviso Bay?

Model it rather than default to either. The specific items worth resolving before listing in this market are roof condition, opening protection and anything a four-point inspection will flag, because those drive a buyer's insurability rather than just their taste. Cosmetic work is a different calculation and should be tested against the net proceeds on comparable closings. We will build the comparison for you with actual comps at both presentation levels.

Does Bundled Golf Help or Hurt Resale Value?

It does both, in different ways, and honest framing beats cheerleading. It narrows the buyer pool, because a golf-bundled Treviso Bay property obligates the buyer to $5,350 a year in dues plus a $750 food minimum whether they play or not. It also creates scarcity, because only 825 of 1,431 properties carry it and no additional memberships can ever be created. Scarcity and obligation pull in opposite directions, which is exactly why the paired-sale analysis matters more than a general claim.

Does a Golf-Bundled Unit Hold Value Better in a Soft Market?

The rigorous test is a peak-to-trough comparison of closed prices, bundled against non-bundled, and we have not published that analysis for Treviso Bay because it requires flagging bundle status on every closing against association records rather than an MLS field. What is verifiable is the structural argument on each side: fixed mandatory dues are a liability in a soft market, and a permanently capped supply of 825 memberships is an asset. Which dominates is an empirical question, not a slogan.

Has Inventory in Treviso Bay Increased?

Our verified data is a point-in-time count of 28 active listings with a total list volume of $20,678,745, not a trend series, and we are not going to characterize a direction we have not measured. What the current snapshot shows is that inventory is concentrated rather than broad: 24 of the 28 listings, 85.7%, are priced under $600,000, only four are above $1.4 million, and nine of the sixteen subdivisions that recorded a sale have nothing listed at all.

How Many Treviso Bay Homes Are on the Market Right Now?

28 active listings as of our pull, with a median list price of $499,000, an average of $738,527, a range from $379,900 to $2,865,000 and a total list volume of $20,678,745. By product, that is four single-family homes, zero coach homes, three verandas and 21 terrace condominiums. Median days on market on the active set is 89.5, which is meaningfully higher than the 52-day median on closed sales.

Are Treviso Bay Sellers Having to Cut Price?

The sale-to-list data says yes, modestly and unevenly. Median sale-to-list across 78 closings was 95.54% and the aggregate was 94.18%, meaning larger transactions conceded more than smaller ones. Single Family closed at 92.94% against Low Rise at 97.97% and Mid Rise at 95.55%. The active set's 89.5-day median days on market against the closed set's 52 is the other tell: the listings still sitting are, on average, the ones priced ahead of the market.

What Is the List to Sale Price Ratio in Treviso Bay?

95.54% at the median across 78 closings, and 94.18% in aggregate. Those two figures answer different questions and both are worth knowing. The median describes the typical transaction. The aggregate weights by dollar and therefore reflects the larger sales, which conceded more. By product class: Low Rise 97.97%, Mid Rise 95.55%, Single Family 92.94%. Price your listing to the ratio for your own class rather than to the community figure.

Does the Combination of a CDD and High HOA Dues Narrow My Buyer Pool?

Yes, and quantifying it is better than denying it. A golf-bundled terrace owner carries $7,420 in master assessment, $5,350 in golf dues, a $750 food minimum, $1,499.21 in CDD operations and $789.62 in CDD debt service before neighborhood dues, taxes and insurance. That fixed obligation qualifies buyers the way a mortgage payment does. The offsets are real and should be marketed: full amenity access, and a CDD debt service line that retires in fiscal year 2037.

Do Rising Insurance Costs Affect Naples Golf Community Values?

Insurance cost enters the buyer's qualifying math and the association's budget simultaneously, so it presses from both directions. The Florida Office of Insurance Regulation's July 2026 Collier County averages are $5,534 for homeowners and $2,271 for condominium. Two Treviso Bay specific offsets are worth stating: Collier County is a Community Rating System Class 5 community carrying a 25% NFIP discount that applies outside the flood zone too, and 17.7% of the points we queried inside the community sit outside the Special Flood Hazard Area entirely.

Will the Florida Condo Law Changes Hurt Treviso Bay Condo Values?

The answer is association-specific, which is why a community-wide claim would be wrong in both directions. The twenty Terrace buildings at four habitable stories are subject to both the milestone framework under Florida Statute 553.899 and the structural integrity reserve study requirement under Florida Statute 718.112, and the SIRS deadline of 12/31/2025 has passed with none performed. Verandas, Coach Homes and single-family homes are exempt at two stories. Compliance status is what lenders will read, so establish yours in writing.

Which Comparable Community Should I Benchmark My Treviso Bay Listing Price Against?

Start inside the gate, because the in-community comparable is almost always the strongest evidence, and Treviso Bay produced 78 closings across sixteen subdivisions in twelve months. Go outside only when your subdivision is thin, and several here are: five subdivisions recorded one or two sales, which is too few to read as a market rate. When you do go outside, benchmark against communities matched on bundled golf status, CDD presence and product type rather than on price alone.

Am I Competing With Fiddler's Creek and Lely Resort Listings for the Same Buyer?

Frequently yes, particularly in the US 41 East corridor where a buyer is shopping a geography rather than a single community. The variable that separates you is structure rather than finish: deeded golf on 825 of 1,431 properties that cannot be added, a defined fee stack, and a CDD debt service line that retires in fiscal year 2037. A listing presentation that anticipates the cross-shop and answers it directly converts better than one that pretends the alternatives do not exist.

Does My Treviso Bay Unit Price Better Than a Similar Unit in a Non-Golf Community?

That comparison has to be run on price per square foot within matched product type, age and view, and adjusted for the annual cost difference the buyer takes on. Treviso Bay's verified medians give you one side: $365.26 per square foot for mid-rise, $401.19 for low-rise and $649.80 for single-family, with a community median of $406.22. The non-golf comparison community's figures have to come from its own closed data. We will build the paired analysis. Call (239) 898-6072.

Sources and Authoritative References

Every load-bearing claim on this Treviso Bay page traces to a primary source: Collier County records, the Wentworth Estates CDD, FEMA, NOAA, USGS, the Florida Legislature, Collier County Public Schools, the Master Association's own documents, and our own Southwest Florida MLS pull. Here are those sources, grouped by issuing authority.

Collier County Growth Management, Zoning and the Wentworth Estates MPUD

• Collier County PUD Master List and Maps: the county index that assigns acreage, entitled units and density to every planned unit development, including Wentworth Estates.
• PUD Master List, 6-11-26 edition: the most current tabulation, source of the 1,563.84-acre MPUD figure and the 149.93 golf acres.
• PUD Master List, 2-26-26 edition: the prior edition, used to confirm the acreage and unit figures did not move between releases.
• PUD Master List, 12-5-22 edition: the older edition, establishing that the 1,450-unit entitlement has been stable across years.
• Collier County PUD Monitoring program: the county's compliance framework for built-versus-entitled unit reporting inside a PUD.
• Collier County ordinance download, Wentworth Estates MPUD record: direct retrieval of the operative zoning ordinance text from the county's ordinance library.
• Collier County ordinance download, forced-download variant: the second retrieval path used to cross-check the ordinance text against the library index.
• Collier County Land Development Code on Municode: the codified land development regulations governing setbacks, buffers and permitted uses inside the MPUD.
• Collier County Code of Ordinances, Chapter 118, Solid Waste: the codified solid waste provisions applicable to residential collection in the community.
• Collier County Code section 122-788: the codified provision consulted during infrastructure and assessment research.
• Collier County Land Development Code program page: the county's own portal to the current LDC and its amendment history.
• Collier County Comprehensive Plan: the growth management framework the MPUD was approved under.
• Collier County Future Land Use Map, 1-15-25: the adopted future land use map covering the US 41 East corridor.
• Future Land Use Element as amended by Ordinance 2024-46: the current FLUE text governing the corridor's commercial and residential designations.
• Greenway Tamiami Trail East Commercial Subdistrict inset map, Ordinance 2020-34: the subdistrict map covering the corridor development adjacent to the community.
• Ordinance 2025-16, FLUE cleanup GMPA: the most recent comprehensive plan amendment affecting the corridor's land use text.
• Hearing Examiner minutes, 12-11-25: the record of decision HEX 25-50 on tract FD-1, including the transcript reference to a tandem drive-through.
• US 41 East Corridor Overlay project: the county's planning initiative for the corridor Treviso Bay fronts.
• Collier County PUD GIS hub explorer: the interactive PUD boundary viewer used to confirm the Wentworth Estates boundary geometry.
• 2025 Annual Update and Inventory Report: the county's concurrency and capacity inventory, relevant to the US 41 East roadway findings.
• Collier County CivicClerk meeting portal: the public agenda and minutes portal for Board of County Commissioners proceedings.
• CivicClerk agenda attachment, event 119: a specific agenda attachment retrieved during the zoning and pipeline research.
• Collier County agenda packet stream, document ac75347c: a county meeting document consulted for corridor development detail.
• Collier County agenda packet stream, document b1554e64: a second county meeting document used to corroborate the same corridor detail.
• Hacienda Lakes MPUD PDI neighborhood information meeting notice: a nearby PUD insubstantial change proceeding used as a procedural comparison to HEX 25-50.
• Collier Clerk legal notice, Hacienda Lakes MPUD PDI: the published legal notice for that proceeding.
• Affordable Housing Advisory Committee agenda packet, 1-20-26: county housing data consulted for the US 41 East residential pipeline count.

Collier County Floodplain Management and the 50 Percent Rule

• Collier County Floodplain Management: the county division that administers the flood ordinance, reachable at (239) 252-2942.
• Analysis of Substantial Improvement or Repair of Substantial Damage: the county's own explanation of the 50 percent rule and its calculation method.
• Substantial Damage Determinations: the county process for post-storm damage determinations and the appeal path.
• Adopted Floodplain Management Ordinance 2019-01, signed: the operative floodplain ordinance, source of the substantial improvement framework.
• Collier County Floodplain Management FAQs: the county FAQ addressing waiting periods after certificate of occupancy, and silent on any cumulative look-back.
• Substantial improvement packet and cost estimate worksheet, 2026-01-05: the current worksheet establishing that the denominator is Improved Value plus an administrative 20 percent.
• 2026 Collier County Flood Protection Newsletter: the county's annual CRS outreach publication, source of the Class 5 discount context.
• Collier County flood map portal: the county's address-level flood zone lookup tool.
• Collier County 311 knowledge base, floodplain article: the county's public answer record on floodplain questions.

Collier County Building, Milestone Inspections and Permits

• Collier County Milestone Inspections program: the county page administering Florida's milestone inspection requirement locally.
• Collier County Ordinance 2023-41: one of the three county ordinances establishing the 25-year coastal milestone trigger.
• Milestone buildings by year: the county's schedule of which buildings come due in which year.
• Collier County saltwater map for milestone triggers: the map determining whether the 25-year or 30-year trigger applies to a given building.
• Collier County Milestone Map feature service: the underlying GIS service powering the county's milestone determination layer.
• Monthly Building Permit Reports: the county's permit volume reporting, source of the 231 permits and $5.57 million figure inside the PUD.
• Collier County CityView permit portal: the public permit search system for parcel-level permit history.
• CityView permit locator: the address search interface for the same permit system.
• Collier County Building Bulletin 8, roof permits: the county's roofing permit requirements, relevant to roof replacement and insurance credits.
• Collier County reinforcement interpretation bulletin: the county's structural interpretation guidance for concrete construction.
• Florida Residential Code 2023, Chapter 9, Roof Assemblies: the current code text governing roof assemblies, part of the 8th Edition (2023) cited throughout.
• Florida Building Commission roofing fact sheet: the commission's roofing guidance sheet used as a code-change reference point.

Collier County Clerk of the Circuit Court and Comptroller

• Collier County Official Records search: the recorded document search used to retrieve plats, declarations and deeds.
• Collier Clerk Official Records portal: the Clerk's landing page for recorded instrument access.
• Collier Clerk application portal: the Clerk's document application gateway.
• Board minutes and records document 286723: a Board of County Commissioners record consulted during the development history research.
• Board minutes and records document 287215: a second Board record from the same research thread.
• Board minutes and records document 311376: a Board record used to confirm ordinance action dates.
• Board minutes and records document 311535: a further Board record from the same series.
• Official Records document 98963: a recorded instrument retrieved during the plat and condominium mapping work.
• Collier Clerk CVWEB records system: the Clerk's secondary records search interface.
• Collier Clerk completed legal notices archive: the archive of completed public notices used to trace development proceedings.
• Collier Clerk report on the 750-unit Fiddler's Creek approval: the Clerk's own account of a corridor pipeline approval.

Collier County Property Appraiser, Tax Collector and GIS

• Collier County Property Appraiser: the parcel record system carrying just value, improved value, year built and living area.
• Collier County Property Appraiser mapping: the parcel mapping interface used for the plat-to-marketing-name reconciliation.
• Collier County Tax Collector beach parking sticker: the county's free resident beach permit, obtainable roughly 2.7 miles from Treviso Bay.
• Collier County Growth Management GIS hub: the county's open GIS portal for zoning, address and cadastral layers.
• Collier County GMD permit dashboard: the county's permit activity dashboard.
• Collier County site address points feature service: the county address layer used to test the six phantom neighborhood names.
• [Collier County general zoning feature service](https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Zoning_General_(Editable): the county zoning layer used to confirm the MPUD boundary.
• Florida Statewide Cadastral feature service: the statewide parcel legal description layer used to place the Peninsula on Corso Bello Drive.
• ArcGIS item record 5e0abf4b: the item metadata for a mapping layer used in the boundary work.
• Naples Area Board of REALTORS Collier subdivision codes: the MLS subdivision code reference used to reconcile marketing names to recorded plats.

Collier County Parks, Beaches and Boating

• Collier County beaches directory: the county's authoritative beach access inventory.
• Collier County beach parking information: the parking rules and permit requirements at county beach lots.
• Collier County mobile pay-to-park information sheet: the current paid-parking mechanics the resident permit waives.
• Collier County boat parks directory: the county boat ramp inventory, relevant because Treviso Bay has no marina.
• Collier County boat ramp permits: the permit that waives boat ramp parking fees for county residents.
• Collier Boulevard Boating Park: the nearest major county launch facility to the community.
• Collier Boulevard Park boat ramp reopening, August 2025: the county's announcement of the upgraded facility.
• Bayview Park: a county launch on Naples Bay.
• Caxambas Park: the county launch serving the Marco Island approach.
• South Marco Beach Access: a county beach access south of the community.
• Tigertail Beach Park: a county beach park on Marco Island.
• Clam Pass Park: a county beach park north of downtown Naples.
• Vanderbilt Beach Park: a county beach park in North Naples.
• Barefoot Beach Preserve: the county preserve beach at the Lee County line.
• Collier-Seminole State Park: the state park on US 41 East south of the community.
• Delnor-Wiggins Pass State Park: the state beach park at the north end of Collier County.

Transportation, the MPO and FDOT

• Collier County Transportation Engineering Projects: the county's active roadway project list.
• FDOT District One Collier County Draft Tentative Work Program, FY 26-30: the programming document establishing zero capacity project on US 41 East in FY2026 through FY2030.
• FDOT project 425843-2: a programmed district project record checked against the US 41 East corridor.
• Collier MPO meeting minutes, October 10, 2025: metropolitan planning organization proceedings on corridor capacity.
• Collier 2045 Long Range Transportation Plan: the region's adopted long range plan for the corridor.
• US 41 Tamiami Trail East landscape and irrigation improvements bid: a county procurement record for corridor work that is landscape rather than capacity.
• Stan Gober Memorial Bridge news release: a county transportation project release on the corridor.
• Collier Area Transit PTAC agenda backup: the transit advisory committee packet covering corridor service.

The Wentworth Estates Community Development District

• Wentworth Estates CDD official site: the district's own website, the source of the published boundary acreage.
• About the District: the page describing the district's creation and its three US 41 access points, and the page carrying the Lee County versus Collier County sentence error.
• What We Do: the district's enumeration of the assets it owns and maintains, including the roadway and lake systems.
• Who We Are: the district's board composition and governance description.
• District Information: the district's contact and administrative information page.
• District Information, www variant: the same page served on the www host, retained because both resolve.
• District manager document repository: the public file library carrying the district's agendas, budgets and methodologies.
• Wentworth Estates CDD adopted budget, FY 2027: the current adopted budget separating debt service from operations and maintenance.
• Special Assessment Methodology, JPWard and Associates, 11-18-2017: the methodology allocating debt service by product type, source of the $789.62 to $3,606.25 range.
• District agenda packet, 5-14-2026: the most recent complete agenda packet reviewed.
• District agenda packet, 1-13-2022: a post-Ian-era packet used for asset and infrastructure detail.
• District agenda packet, 5-13-2021: the packet reporting the 973.00-acre boundary figure.
• District agenda packet, 6-10-2021: a companion 2021 packet used for budget continuity.
• District agenda packet, 9-25-2018: the packet spanning the association turnover period.
• District agenda packet, 12-14-2017: the packet adopting the assessment methodology.
• District agenda packet, 8-10-2017: an earlier packet used to trace the debt restructuring history.
• Hacienda Lakes CDD: a neighboring district reviewed as a structural comparison for assessment presentation.

Florida Auditor General, Special District Filings and Municipal Bond Disclosure

• Auditor General special district e-file page, Wentworth Estates CDD: the state index of the district's annual audited financial reports.
• Wentworth Estates CDD audited financial report, 2025: the most recent audit, source of the June 14, 2004 creation date and the debt schedule through FY2037.
• Wentworth Estates CDD audited financial report, 2022: the earlier audit used to confirm the debt trajectory and the 2011 restructuring.
• EMMA, the MSRB municipal securities disclosure system: the official repository for the district's bond official statements and continuing disclosure filings, searchable by issuer.

FEMA and the National Flood Insurance Program

• FEMA Map Service Center: the official source for FIRM panels, including governing panel 12021C0603J effective 2024-02-08.
• FEMA National Flood Hazard Layer map service: the live NFHL service against which we ran 113 point queries across 28 Treviso Bay streets.
• FEMA NFHL flood hazard zones layer: the specific layer returning zone designation and base flood elevation per coordinate.
• FEMA Community Rating System: the program under which Collier County holds Class 5 status and a 25 percent NFIP discount.

NOAA, the National Hurricane Center and the National Weather Service

• NHC Tropical Cyclone Report, Hurricane Ian: the official storm report carrying the Naples Bay storm tide measurement.
• NHC Tropical Cyclone Report, Hurricane Milton: the official report for the 2024 storm compared against Ian on this page.
• NHC Tropical Cyclone Report, Hurricane Helene: the official report for the other 2024 Gulf storm affecting Collier County.
• National Weather Service Miami, Hurricane Ian summary: the regional weather service summary of Ian's impacts.
• NOAA Rookery Bay National Estuarine Research Reserve: the federal reserve profile for the estuary adjoining the community.
• NOAA Rookery Bay reserve media file: federal documentation of the reserve's extent and management.
• NOAA Rookery Bay handout: the federal summary sheet on the reserve.

USGS Elevation Data

• USGS Elevation Point Query Service: the 3DEP service returning the bare-earth ground elevations behind the 6.8-foot NAVD88 median and the 1.1-foot median deficit to base flood elevation.

Florida Department of Environmental Protection, Rookery Bay and Water Management

• FDEP Rookery Bay NERR management plan page: the state agency page for the reserve's governing management plan.
• Rookery Bay NERR management plan, FDEP item 21: the management plan document itself, establishing the reserve's boundary and management regime.
• Florida Aquatic Preserves, Rookery Bay NERR: the state managed-area record for the reserve.
• Rookery Bay Research Reserve: the reserve's own site, the primary source on the estuary adjoining Treviso Bay.
• Explore the Reserve: the reserve's public access and trail information.
• Rookery Bay Environmental Learning Center: the reserve's visitor facility, a short drive from the community.
• Rookery Bay boat tours: the reserve's guided water access program.
• Rookery Bay NERR Management Plan 2022: the current adopted plan governing the reserve.
• Rookery Bay news archive: the reserve's ongoing project and research reporting.
• Historic mangrove restoration project at Rookery Bay: a current restoration project in the estuary system.
• Ten Thousand Islands research facility completion: the reserve's facility expansion record.
• Rookery Bay contact: direct contact for reserve staff on estuary questions.
• Federal Register, final management plan for Rookery Bay NERR: the federal notice adopting the current plan.
• FWC manatee protection zones: the state boating speed zones applicable in the adjacent waters.
• FWC manatee data and maps: the state's mapping of manatee habitat in the region.
• South Florida Water Management District, Naples Bay reconnaissance appendix: district analysis of the Naples Bay watershed the community drains toward.
• SFWMD alternative water supply funded projects: the district's regional water supply project record.
• Rookery Bay expands by 780 acres: regional coverage of the reserve's growth.

Florida Office of Insurance Regulation

• Florida OIR property and casualty market overview: the regulator's summary of the Florida property insurance market.
• OIR Insurer Stability Unit report, July 2026: the report carrying the Collier County averages of $5,534 for homeowners and $2,271 for condominium.
• OIR property and casualty report, June 2024: the earlier regulator report used for premium trend context.
• OIR wind mitigation resources: the regulator's consumer page on mitigation credits.
• Uniform Mitigation Verification Inspection Form OIR-B1-1802: the standard wind mitigation form a Treviso Bay seller should obtain before listing.
• [OIR Form 1802 adopted version](https://floir.gov/docs-sf/property-casualty-libraries/product-review/all-forms/form-oir-1802-adopted-version-(no-watermark): the adopted version of the same mitigation form.
• OIR rate comparison search: the regulator's consumer tool for comparing carrier rates by county.
• OIR industry reports: the regulator's published market data library.
• OIR announcement of two new property insurers, September 2025: the evidence that Citizens is not the only market option in Collier County.

Citizens Property Insurance Corporation

• Citizens, get a policy: the residual market carrier's eligibility and application information.
• Citizens flood coverage: the page describing Citizens' flood requirement, which becomes universal on 1/1/2027.
• Updates to flood coverage law bring more changes: the carrier's own explanation of the phased flood requirement.
• Citizens depopulation program: the mechanism moving policies from Citizens to private carriers.
• New rules for the Citizens depopulation program: the carrier's notice on depopulation rule changes.
• Citizens new business eligibility rule: the eligibility threshold governing when a homeowner may use Citizens.
• Citizens 2026 multiperil rates to drop statewide: the carrier's 2026 rate announcement.
• Citizens 2026 recommended rate filing: the filing document behind that announcement.
• Citizens new business submission job aid: the carrier's own submission documentation, useful for understanding underwriting inputs.

The Florida Legislature, Statutes and State Programs

• Florida Statute 718.112: the condominium bylaws statute establishing the structural integrity reserve study requirement.
• Florida Statute 718.111: the statute governing association powers and the master insurance policy allocation under subsection (11).
• Florida Statute 553.899, 2025: the milestone inspection statute in its current form.
• Florida Statute 553.899, 2024: the prior-year text, used to trace the amendment history.
• Florida Statute 627.714: the statute governing condominium unit owner coverage and loss assessment.
• Florida Senate Bill 913, 2025: the 2025 condominium legislation affecting reserve and inspection obligations.
• My Safe Florida Condo: the state program funding condominium hardening inspections and grants.
• My Safe Florida Home: the state program funding single-family wind mitigation inspections and grants.
• Florida Know Your Zone: the state evacuation zone lookup, which returns Zone A across every Treviso Bay point we sampled.
• Florida disaster preparedness maps: the state's evacuation and surge mapping library.
• Elevate Florida: the state mitigation program for elevating flood-prone structures.
• Know Your Zone evacuation feature service: the underlying layer we queried at 29 points to establish uniform Zone A.
• Collier County Emergency Management assistance: the county's emergency management and evacuation resources.

Florida Division of Corporations

• Sunbiz, Florida Division of Corporations: the state corporate registry.
• Sunbiz entity name search: the search interface used to establish that no Florida corporation named TPC Treviso Bay exists.
• Treviso Bay Golf Club, Inc., document N11000011890: the registered not-for-profit that is the club, filed 12/30/2011, FEI 45-4147014.
• Sunbiz entity record, document N04000010975: a related association entity record retrieved during the governance research.
• Sunbiz search, Peninsula at Treviso Bay: the corporate search behind the Peninsula enclave's entity structure.

Collier County Public Schools and the Florida Department of Education

• CCPS attendance boundaries: the district's official attendance zone program page.
• CCPS zone map application: the district's interactive attendance zone locator.
• CCPS attendance zone data file, 2026: the raw 2025-26 zone polygon file we ran point-in-polygon tests against.
• CCPS attendance zone data file, 2027: the raw 2026-27 zone polygon file, confirming the assignment holds for the coming year.
• CCPS live zone locator: the district's public address lookup.
• Manatee Elementary School: the zoned elementary school for Treviso Bay addresses, enrollment 554.
• Manatee Middle School: the zoned middle school for Treviso Bay addresses, enrollment 694.
• CCPS school directory: the district's full school listing, including Lely High School.
• CCPS school and district grades: the district's own publication of state accountability grades.
• 2025-2026 School and District Grades: the current grades release showing Lely High at a B.
• 2024-2025 School and District Grades: the prior release showing Lely High at an A, which is the source of the stale claim circulating online.
• CCPS enrollment report, Month 9 FY26: the district enrollment file behind the 554, 694 and 1,345 counts.
• CCPS page 19291: a district resource page consulted during the zoning verification.
• CCPS page 469: a district program page used in the same verification.
• CCPS page 493: a further district page reviewed for boundary policy.
• CCPS page 497: a further district page reviewed for choice program detail.
• CCPS resource manager document: a district document retrieved during the attendance zone work.
• Florida DOE school grades program: the state accountability framework behind every grade cited here.
• Florida DOE school grades results packet: the state's own results publication.
• Florida DOE district report, Collier County: the state's district-level reporting page.
• NCES school detail record: federal education data on a zoned Collier County school.
• NCES private school search record: federal private school data for the area, a cross-check on the state private school directory.

The Treviso Bay Master Association and the Club at Treviso Bay

• TPC Treviso Bay official site: the official Master Association and club domain, and the source of every fee sheet and FAQ cited on this page.
• Master Association FAQ, 2025 edition: the association's own FAQ, source of the 825 deeded golf figure, the neighborhood association table and the transfer provisions.
• Master Association FAQ, 2024 edition: the prior FAQ, used to confirm which provisions changed between editions.
• 2026 Annual Fee Sheet, revision 5.11.2026: the current fee sheet, source of the $7,420 master assessment, $5,350 golf dues, $750 food minimum and the $200 Post Closing Set-up Fee.
• 2026 Annual Fee Sheet, earlier edition: the earlier 2026 edition, against which our closing-cost total computes to roughly $15,600 rather than $15,799.
• 2025 Annual Fee Sheet: the 2025 fee sheet, part of the trend series on the food and beverage minimum.
• 2024 Annual Fee Sheet: the 2024 fee sheet carrying golf dues of $4,310 and a golf resale capital contribution of $4,000.
• Buyer's resale application: the association's own resale application form, processed by ICON Management Services.
• Master Rules and Regulations, dated 2/9/2025: the governing rules document, source of the leasing limits, the animal policy, the dress codes, the sign rules and the infraction schedule.
• Realtor information: the association's own page for agents handling transactions inside the community.
• Club amenities: the club's amenity inventory page.
• Clubhouse: the club's page on the main clubhouse, one of the sources for the 64,000 square foot figure.
• Clubhouse dining: the club's dining page, which carries a clubhouse square footage that contradicts the club's own clubhouse page.
• Private dining: the club's private dining room description.
• Clubhouse Project Refresh: the club's page on the May to November 2027 refresh, its funding from reserves and capital improvement funds, and the no-additional-assessments statement.
• Clubhouse Project Refresh, web pages path: the alternate path to the same project page.
• Amenities and guest information: the club's guest access rules and amenity guidance.
• Golf at TPC Treviso Bay: the club's golf program page.
• Course architect: the club's own attribution of the course to Arthur Hills with Hal Sutton as player consultant.
• Practice facility: the club's practice amenity page.
• Golf shop: the club's retail and instruction page.
• Tee times: the club's member tee time information.
• Tee information: the club's tee and course setup page.
• TPC Network and the PGA TOUR: the club's own description of its relationship to the TPC network.
• TPC Network page, web pages path: the alternate path to the same network page.
• Realtor information, web pages path: the alternate path to the agent resource page.
• Club hours: the club's seasonal hours page.
• Contact and directions: the club's address and contact information.
• Outings and events: the club's events programming page.
• 2026 All Sports Camp: the club's published youth programming.
• Charitable initiatives: the club's community programming page.
• 2025 scorecard: the club's own scorecard, the correct place to confirm course setup detail.
• Member login: the member portal gateway, behind which the detailed golf rules and booking policies sit.
• TPC Passport map: the TPC network's own map of participating properties.
• TPC 2026 partner course rates and restrictions: the current network rate and restriction schedule, revised annually.
• Coach Homes II at Treviso Bay prospectus, revised 4-15-15: the condominium prospectus establishing the Coach Homes II unit count and recorded square footage band.
• 2019 Membership Golf Guide: the club's older membership guide, the only source carrying cart fee figures, which is why we decline to publish a dollar amount.
• New member information: the club's new member onboarding document.

Golf Industry Bodies and Course Records

• Florida State Golf Association club record for TPC Treviso Bay: the state association's course record, the authority for course rating and slope by tee.
• American Society of Golf Course Architects profile, Drew Rogers: the architect's own professional profile, checked while running down the persistent misattribution of this course.
• Golfweek on Southwest Florida golf course recovery after Ian: regional reporting on post-storm course conditions.
• News-Press on National Golf Foundation storm damage findings: the regional survey of course damage from Ian.

City of Naples, City of Marco Island and Regional Beach Access

• City of Naples beach parking permits: the city permit program that honors the Collier County resident sticker.
• City of Naples beach parking information: the city's parking rules at municipal beach lots.
• Lowdermilk Park: a City of Naples beach park.
• Public beach accesses and seawall projects: the city's beach access inventory and current capital work.
• Naples Pier rebuild project: the city's post-Ian pier reconstruction record.
• Naples Beach Patrol: the city's beach enforcement and safety program.
• City of Naples construction and demolition waste: the city's renovation waste handling requirements.
• City of Marco Island beach access: the Marco Island public beach access inventory.
• Top tips for shelling on Florida's Paradise Coast: the county tourism bureau's guide to the regional beaches.

Utilities, Public Safety and Health Facilities

• Collier County water division: the county utility serving the corridor.
• Collier County solid waste: the county's waste management program.
• Collier County collection services: the county's residential collection information.
• Collier County recycling: the county recycling program.
• Collier County residential collection services: the county's service schedule page.
• Conservation Collier: the county land conservation program relevant to preserve context.
• Collier County 10-year water supply facilities work plan: the county's utility capacity planning document for the corridor.
• Greater Naples Fire Rescue Station 26: the fire district facility serving the area.
• Collier County and Greater Naples Fire Rescue open Station 74: the county's 2026 announcement of expanded fire coverage.
• Florida Health facility locator: the state's licensed health facility search, used to verify hospital and urgent care locations.
• Collier County engagement portal document: a county public engagement document consulted during the corridor research.