Treviso Bay - Venezia

McGreevy and Comisar are the top-reviewed real estate team for selling and buying condominiums in Venezia at Treviso Bay, Naples. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. If you are getting ready to sell your Venezia condo, or deciding whether one of these sixty homes is the right purchase, this page answers the question that decides almost every Venezia transaction: which of the five buildings the unit sits in, because the recorded declaration gives deeded golf to three buildings and withholds it from two.

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

Venezia is a 60-unit, two-story condominium neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It is the smallest and earliest of Treviso Bay’s two “Veranda” condominium neighborhoods, sitting on Venezia Circle at the south-east end of the community, closer to the TPC Treviso Bay clubhouse than any other condominium inside the gate.

The name on the MLS is VENEZIA. The name on the deed is Veranda I at Treviso Bay, a Phase Condominium, declared by Lennar Homes on 25 July 2013 in Collier County Official Records Book 4948, Page 1320. Every unit is at 9828, 9832, 9836, 9840 or 9844 Venezia Circle, Naples, Florida 34113. Thirty-six of the sixty units carry a mandatory, deeded TPC Treviso Bay golf membership under Section 10.1 of that declaration; twenty-four do not. That single recorded line explains why one Venezia condo closes at $800,000 while an identical floor plan two buildings away is listed at $525,000.

Every fact below comes from primary records: the Collier County Clerk of Courts, the Collier County Property Appraiser roll, Collier County’s GIS, permit and elevation-certificate files, FEMA, USGS, the Florida Statutes, the Florida Division of Corporations, the Treviso Bay Property Owners Master Association, the Wentworth Estates Community Development District and the Southwest Florida MLS, each cited where it is used and retrieved in September 2026.

Call Jesse direct at (239) 898-6072 for a confidential conversation about your Venezia condo, or call Marc at (239) 287-5873 if you are buying.

Looking for a different “Venezia”? Venezia at Grey Oaks (Venezia Way and Venezia Court, Naples 34105) is a separate estate-home neighborhood covered in our Grey Oaks guide, and Venezia Grande Drive (Naples 34119) sits in The Vineyards. Neither is in Treviso Bay, and this page is not about the Italian city either. Everything here is tied to Venezia Circle, ZIP 34113.

Key Takeaways

• Venezia is the MLS name for Veranda I at Treviso Bay, a phase condominium of 60 units in five two-story buildings on Venezia Circle, built by Lennar in 2013 and 2014 (Declaration, OR 4948 PG 1320).
• Golf is recorded by building, not by neighborhood. Declaration Section 10.1 submits Buildings 7, 9 and 8 (9844, 9836 and 9840 Venezia Circle, 36 units) to the Golf Club Declaration and states that owners in Buildings 10 and 11 (9832 and 9828, 24 units) “shall not be Golf Members.”
• The golf line was drawn before the first deed. Lennar withdrew Phases 3 and 4 from the Golf Club Declaration in March 2013, four months before the condominium was declared, so no Venezia owner ever held golf on a non-golf unit and lost it.
• Two markets share one street. All five trailing-12-month MLS closings were golf units, median $800,000 and about $502 per square foot. The non-golf buildings last closed in 2024 at $565,000 to $600,000, and the only active listing on 23 September 2026 was a non-golf unit at $525,000.
• The county values the golf buildings exactly $110,000 per unit higher for every floor plan in 2025 and 2026. Buyers have paid roughly twice that gap.
• True carrying cost is about $22,654 a year in a golf building and $17,304 in a non-golf building, including the $2,441.75 Wentworth Estates CDD line the MLS fee total leaves out, before property tax and insurance.
• Four of the five buildings have surveyed first floors below today’s base flood elevation of 8 feet, by 0.01 to 0.26 feet, according to the county-filed elevation certificates. Only 9828 sits above, by 0.14 feet.
• Two stories means no milestone inspection and no structural integrity reserve study under Florida Statutes 553.899 and 718.112(2)(g), and Collier County’s milestone registry lists no Venezia building.
• Every unit has one assigned, detached one-car garage as a limited common element, two screened outdoor areas, and 1,414 to 1,661 square feet on the county roll.
• Venezia owns its own pool, recorded on the Veranda I association’s parcel at 9848 Venezia Circle, and sits 0.30 to 0.39 miles from the TPC Treviso Bay clubhouse.
• All ages. Nothing in the Veranda I declaration restricts occupancy by age; Section 18.17 defines family to include children and grandchildren.

Why McGreevy and Comisar Are the Best Realtor for Venezia

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

Recent Venezia track record (last 12 months): In the last 12 months Venezia has seen 5 resales through the Southwest Florida MLS, from 23 September 2025 to 23 September 2026, and we tracked every one of them to its recorded deed. All five were in the three golf buildings. The highest-priced Venezia closing on the MLS was $834,000, a first-floor Arabella end unit at 9844 Venezia Circle in April 2026, and the median sale-to-list ratio was 98.6 percent. Total closed volume was $3,909,000. The county records also show a higher sale the MLS never carried: $875,000 for a first-floor Arabella at 9836 Venezia Circle in March 2025 (Instrument 6663750, OR 6454 PG 130).

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Treviso Bay development, closed 23 September 2025 to 23 September 2026, and the Collier County Clerk of Courts Official Records.

Honors and recognition:

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

McGreevy and Comisar is a top-reviewed Venezia realtor on Google. From a seller who worked with Marc:

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review

For Venezia sellers: we price your unit against its own tier, prove its golf status from the recorded declaration before a buyer asks, and market it with cinematic video, drone, professional photography, a qualified-buyer database and, when a situation calls for it, a discreet off-market start.

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

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

What Is Venezia at Treviso Bay, and What Does the MLS Name Actually Map To?

Venezia at Treviso Bay is the marketed and MLS name for Veranda I at Treviso Bay, a Phase Condominium: 60 two-story condominium units in five buildings of twelve at 9828 to 9844 Venezia Circle, Naples 34113. Lennar declared it in July 2013 and completed the last building in 2014. One association, Veranda I at Treviso Bay Association, Inc., governs all sixty.

The recorded name and the county’s numbers

The condominium was created by the Declaration of Condominium for Veranda I at Treviso Bay, recorded 25 July 2013 as Instrument 4870396 at OR Book 4948, Page 1320, a 137-page instrument with the plot plans, floor plans, articles and bylaws attached. The Collier County Property Appraiser carries it as condominium number 690130, “VERANDA I AT TREVISO BAY A PHASE CONDOMINIUM,” with exactly 60 unit parcels, and Collier County’s site address points layer returns 70 points on Venezia Circle: five building points, sixty unit points, and five service points for a pool, a sign, a meter and two dumpsters. Three county systems and the recorded declaration agree on 60.

The land is part of Tract FD-3 of the Lipari-Ponziane Tract FD-3 Replat, Plat Book 51, Pages 80 to 81. The county’s Site Development Plan for the buildings was filed under the name “Venezia at Treviso Bay” (PL20110002653 in the county’s CityView projects layer), which is where the marketed name comes from. The master association’s own newsletters were already listing new residents under “Venezia” in 2014.

Veranda I is Venezia; Veranda II, III and IV are Avellino

Lennar built one product, the two-story “Veranda,” in two places inside Treviso Bay. Veranda I is Venezia, on Venezia Circle, 60 units, 2013 and 2014. Veranda II, III and IV are Avellino, on Avellino Way, 144 units, 2015 to 2017. The floor plans are the same three, but the recorded documents are not: Veranda II to IV are separate condominiums with their own declarations and no golf appurtenance, and they sit at the opposite, northern end of the community near the Villa Rilassare sports campus. Search results routinely blur the two by calling both “Veranda at Treviso Bay.” When a document or a listing says “Veranda I,” it means Venezia.

What the corporation is called

The association is Veranda I at Treviso Bay Association, Inc., a Florida not-for-profit corporation filed 18 July 2012 under document number N12000007024, active, with annual reports filed every year from 2013 to 2026, according to the Florida Division of Corporations. Its name carries no “Condominium,” although the Clerk’s index spells it several ways. Its registered agent and management company since March 2018 is Tropical Isles Management Services in Fort Myers. The 2026 management changes that reached other Treviso Bay associations did not reach Veranda I.

Where Venezia fits among the sixteen sub-associations

Treviso Bay is a 1,431-unit community, and roughly a thousand of those units are condominiums: Terrace I to X (four-story, 600 units), Veranda I to IV (two-story, 204 units), and the Coach Homes. Venezia is 60 of the 204 Veranda units. It is the only Veranda association whose declaration makes golf appurtenant to any building at all, which is why its prices behave differently from every other Veranda condominium in the community. For the whole-community picture, including the master association, the club and the CDD, see our Treviso Bay community guide.

Living in Venezia as a Homebuyer: What Day-to-Day Life Actually Looks Like

Living in Venezia means a two-story, twelve-unit building on a short loop road at the quiet south-east end of Treviso Bay, 0.30 to 0.39 miles in a straight line from the TPC clubhouse, with your own detached garage bay, a neighborhood pool on the association’s parcel, and either a deeded golf membership or a social one depending on the building you choose.

A short loop, not a through street

Venezia Circle is a ring road that serves only the five Venezia buildings, their garage buildings and the pool. The road itself is a 1.91-acre Master Association tract conveyed by Lennar in September 2018 (OR 5551 PG 2614), so nobody drives through Venezia to reach anywhere else. The buildings sit 1.68 to 1.78 miles by straight line from the main gatehouse at 9050 Treviso Bay Boulevard, and the owner-only back gate on Corso Bello Drive is about 27 meters from 9844.

Who owns here

The Collier County Property Appraiser’s 2026 preliminary roll shows 15 of the 60 units with a homestead exemption, 9 in the golf buildings and 6 in the non-golf buildings, so roughly three quarters of Venezia is owned as a second home or an investment. Owner mailing addresses on the roll cluster in Florida (24), then Massachusetts, Ohio and New York (5 each), Pennsylvania and Ontario (4 each), Illinois and Connecticut (3 each) and New Jersey (2). Four owners mail to Canada and one to Germany. In practice that means a quiet summer, a full winter, and neighbors who often know one another from the club.

What your building gives you

Each unit owns exclusive use of one assigned one-car garage in a detached garage building, a mailbox, an air-conditioning pad and two screened outdoor areas, all as limited common elements under Declaration Section 3.14. Interior stairways and foyers are limited common elements too. There is no recreational facility inside any phase (Section 3.8); the pool belongs to the association’s separate common parcel, and everything else, from the clubhouse to tennis, is Treviso Bay’s.

Golf member or social member

If your unit is in 9844, 9840 or 9836, you are a golf member of the Treviso Bay Golf Club by virtue of owning it, and you pay the Golf Association’s $5,350 annual charge. If your unit is in 9832 or 9828, you hold the ownership privileges every Treviso Bay owner holds: clubhouse, dining, Villa Rilassare’s pools, fitness and racket sports, but not the course. The Master Association’s 2025 FAQ states that “There are NO additional Golf memberships available at Treviso Bay,” so a social unit cannot buy its way into golf.

Thinking about a Venezia move? Sellers can get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers can read how we represent buyers or call Marc at (239) 287-5873.

Which Venezia Units Carry Golf? The Recorded 36 and 24 Split, Building by Building

Venezia’s golf status is fixed by recorded document, building by building. Section 10.1 of the Veranda I Declaration makes golf membership appurtenant only to Phase 1 (Building 7, 9844 Venezia Circle), Phase 2 (Building 9, 9836) and Phase 5 (Building 8, 9840), which is 36 units. Phase 3 (Building 10, 9832) and Phase 4 (Building 11, 9828), 24 units, carry no golf membership.

Sources: Collier County Clerk of Courts, Official Records, instruments linked in each subsection below; Collier County site address points for the unit ranges.

Declaration Section 10.1, in its own words

The operative clause is short enough to quote whole. From the Veranda I Declaration, OR Book 4948, Page 1337, read from the recorded page image:

“10.1. Club Membership is Required for Certain Phases Only. Golf Membership, as defined in the Club Declaration, shall only be appurtenant to certain Phases/ Buildings. Only Phase 1 (Building 7), Phases 2 (Building 9), and Phase 5 (Building 8) shall be submitted to the Club Declaration. The Unit Owners in Phase 3 (Building 10) and Phase 4 (Building 11) shall not be Golf Members of the Club by virtue of their ownership of a Unit within the Condominium.”

That is the whole answer, and it is recorded in the Declaration. A buyer who reads a listing that says “golf membership included” on a 9832 or 9828 unit, or “social membership” on a 9836 unit, is reading an error, not a variation.

The Phase 3 and Phase 4 amendments repeat it

When Lennar added each non-golf building to the condominium, the amendment said so again. The Phase 4 amendment (Instrument 4905719, recorded 24 October 2013, OR 4977 PG 3222) and the Phase 3 amendment (Instrument 4973797, recorded 25 April 2014, OR 5030 PG 2327) each carry an identical paragraph 6: unit owners within the phase “will not receive a golf membership in the Club and consequently will not be Golf Members of the Club.” The Phase 5 amendment for Building 8 and the Phase 2 amendment for Building 9 contain no such paragraph.

The golf withdrawal came four months before the first sale

On the golf side, the original Declaration of Covenants for the Treviso Bay Golf Club, recorded 15 March 2012 (Instrument 4669090, OR 4774 PG 2841), originally listed all of Veranda I in its Exhibit A. On 19 March 2013 Lennar recorded a Supplemental Declaration withdrawing “Phase 3 and Phase 4 of Veranda I at Treviso Bay, a Phase Condominium,” and on 1 April 2013 it re-recorded the withdrawal as a Corrective Supplemental Declaration to fix a scrivener’s error (Instrument 4818200, OR 4902 PG 823). The recital states that Lennar was then “the sole owner of the property.” The condominium declaration followed in July 2013 and the first unit deeds were recorded on 25 July 2013 at 9844. No Venezia owner ever held golf on a 9828 or 9832 unit and lost it; those two buildings were non-golf from the first sale.

Why one 2018 golf exhibit seems to say “Phases 1 to 5”

The Golf Club declaration was amended and restated in 2018 (Certificate of Amendment, Instrument 5651024, OR 5582 PG 3518, 88 pages). Its Exhibit A is a compilation. It reproduces the 2012 Veranda I description covering Phases 1 to 5 at OR 5582 PG 3553 to 3555, and then reproduces the 2013 Phase 3 and 4 withdrawal at PG 3559 to 3562. Anyone who reads only the first of those pages concludes that all sixty units are golf units. Read as a whole, the exhibit nets to Phases 1, 2 and 5, exactly as Section 10.1 says. A sweep of every instrument the Clerk indexes to the Treviso Bay Golf Club, 58 of 58 with no document-type filter, found no later instrument adding or removing any Veranda I phase.

What a golf membership actually conveys

Under the restated Golf Declaration, membership “is mandatory for the Owners of all Lots or Living Units submitted to this Declaration,” every such owner “shall be a Golf Member of the Golf Club,” and the right to use the Golf Club Common Areas is appurtenant to the membership and runs with it. The membership transfers only with a sale, lease or conveyance of record title to the unit; it cannot be sold separately, and the obligation to pay Golf Club assessments cannot be delegated. When a golf unit is leased, the owner may keep the golf privileges or, with Club approval, delegate them to the tenant, and the Master Association’s 2026 fee sheet lists a $250 optional golf transfer for that. Across the whole community, the Master Association’s 2025 FAQ puts the bundled total at 825 of 1,431 properties and says no additional golf memberships are available, so Venezia’s 36 are part of a fixed supply.

Four independent systems land on the same line

Four records kept by four different custodians draw the golf line in the same place, which is why this page states it without hedging:

1. The recorded instruments: Declaration Section 10.1, the Phase 3 and 4 amendments, and the 2013 withdrawal.
2. The Clerk’s own legal index, which maps all 327 Veranda I index rows to “PHASE n BUILDING m” and ties every phase to its building.
3. The county-filed FEMA elevation certificates, which name the phase on each building’s form: Phase 1 at 9844, Phase 5 at 9840, Phase 2 at 9836, Phase 3 at 9832 and Phase 4 at 9828 (Collier County elevation certificate index).
4. The Property Appraiser’s roll, which values every unit in the three golf buildings exactly $110,000 higher than the same plan and floor in the two non-golf buildings in 2025 and 2026, a flat dollar step that falls precisely on the Section 10.1 building line and on nothing else.

The MLS agrees where it is filled in: every 2023 to 2026 record in 9844 and 9840 carries the Golf Association charge ($4,150, $4,310, $4,872 and $5,350 by year), and every 9828 and 9832 record carries $0. The two 9836 records on the MLS (2021 and 2022) simply left the golf field blank, and one 2026 record at 9844 keyed the golf charge into the wrong field. Those are entry gaps. The declaration governs.

How to prove a specific unit’s golf status before you sign

Do not rely on a listing remark, a portal, or an MLS fee field. For any Venezia unit:

1. Read the address. 9844, 9840 and 9836 are golf buildings; 9832 and 9828 are not. The building number is also the first one or two digits of the unit number (unit 1025 is in Building 10, 9832).
2. Pull Declaration Section 10.1 (OR 4948 PG 1337) and, for 9828 or 9832, the phase amendment paragraph 6.
3. Order the Treviso Bay Master Association estoppel through the Realtor Information page and ask for the Golf Club charges on the same statement.
4. On a golf unit, budget the $7,500 Golf Club capital contribution at closing alongside the $7,500 Master capital contribution.

We run these four steps before we price a Venezia listing, not after a buyer asks.

The Five Venezia Buildings: Addresses, Phases, Build Order and Units

Venezia’s five buildings were built out of numeric order: Phase 1 at 9844 in 2013, then Phase 4 at 9828, Phase 5 at 9840, Phase 3 at 9832 and finally Phase 2 at 9836 in 2014. Each holds twelve units, six per floor, and each has two detached garage buildings. The county’s building numbers run 7 to 11 counter-clockwise from the north-east.

Sources: Collier County Clerk of Courts legal index and phase amendments; Collier County Property Appraiser 2026 preliminary roll (year built, sale dates).

How to read a Venezia unit number

A Venezia unit number is the county building number, then the floor, then the position on the floor. Unit 711 is Building 7 (9844), first floor, position 1. Unit 1025 is Building 10 (9832), second floor, position 5. The floor digit is always 1 for the ground floor and 2 for the second floor, and positions run 1 to 6. The position also tells you the floor plan, because the layout is identical in every building:

So every unit ending in 1 or 6 is a 1,661 square foot Arabella end unit, every unit ending in 2 or 5 is a 1,414 square foot Bromelia, and every unit ending in 3 or 4 is a 1,454 square foot Diangelo. Each building has four of each, and the community has twenty of each. One MLS record writes the street as “9844 Venezia Cir E”; it is the same building.

Why the phase numbers skip around

Declaration Section 3 explains that the phases “may not be consecutively numbered because the building numbers” follow an overall numbering system shared with other Treviso Bay condominiums. Section 3.5 gave Lennar seven years to add phases and Section 3.7 gave no warranty that any would be; all four were added within thirteen months of the declaration. With each amendment the undivided share of each unit fell, from 1/12 to 1/24, 1/36, 1/48 and finally 1/60 once Phase 2 was added in August 2014 (Section 5.1). Every Venezia owner now pays an equal 1/60 share of the association’s common expenses.

Other structures on Venezia Circle

The county’s address points also mark a pool point at 9837 Venezia Circle, a sign at 9848, a utility meter at 9842 and two dumpster enclosures at 9827 and 9841. The Property Appraiser records the 800 square foot pool, a 150 square foot structure, decking and paving (all 2014) on the Veranda I association’s own 2.55-acre common parcel at 9848 Venezia Circle, which Lennar quit-claimed to the association “for title purposes only” on 12 September 2018 (Instrument 5610776, OR 5551 PG 2623).

Thinking of Selling a Venezia Condo in Treviso Bay? Start With Your Building Number

A Venezia valuation starts with the address, not the square footage. At Venezia in Treviso Bay, the same 1,661 square foot Arabella traded at $834,000 in a golf building in April 2026 while the last non-golf Arabella closings on the MLS were $585,000 in 2022 and $570,000 in 2024, so pricing off a Venezia-wide median can miss by six figures in either direction. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Venezia unit inside its own recorded tier. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying instead? Read how we represent buyers or call Marc at (239) 287-5873.

Venezia Market Snapshot: Two Tiers, Not One Median

Venezia recorded five MLS closings in the trailing twelve months, a median of $800,000, a median of about $502 per square foot and a 98.6 percent median sale-to-list ratio. All five were golf units. The two non-golf buildings recorded no closing in the window, and their only listing was asking $525,000 on 23 September 2026.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Treviso Bay development, closed 23 September 2025 to 23 September 2026, pulled 23 September 2026.

Every Venezia closing in the trailing twelve months

The median of five (an odd count) is the middle sale, $800,000. Price per square foot and sale-to-list are the medians of per-sale ratios, not ratios of totals. Days on market excludes the one sold-data-entry record, which carries no marketing period, so that median is the mean of the middle pair of four (22 and 75), 48.5 days. Every one of the five MLS closings matches a recorded deed at the identical price; the September 2026 sale at 9844 #726 was recorded on 3 September 2026 as Instrument 6870822 with documentary stamps of $5,425.

Why the $800,000 median describes only the golf buildings

Because every T12 closing was in 9840 or 9844, the headline median is a golf-tier number. It says nothing about what a 9828 or 9832 unit is worth, and anyone who compares the $525,000 non-golf listing against it will conclude, wrongly, that the listing is a bargain. On the Venezia market there are two prices for the same floor plan, and the recorded declaration decides which one applies. We publish the tiers separately for that reason, and we never quote an all-Venezia median without the split.

The non-golf tier: last closings in 2024, one listing today

The non-golf buildings last traded on the MLS in the first half of 2024: 9832 #1023 at $565,000 (February), 9828 #1124 at $565,000 (March), 9832 #1026 at $570,000 (April) and 9832 #1015 at $600,000 (June). The only active Venezia listing on 23 September 2026 was 9832 #1025, a second-floor Bromelia of 1,414 county square feet asking $525,000 after 14 days on market, about $371 per square foot, with no pending sales anywhere in Venezia. On the MLS fee fields it carries $1,673 a quarter in condo dues, the $7,420 Master assessment and a $0 golf charge, exactly as Section 10.1 predicts.

The five-year view by tier

By year of sale, the MLS shows one closing in 2021 ($650,000, golf), two in 2022 ($720,000 golf and $585,000 non-golf), two in 2023 ($740,000 and $750,000, both golf), seven in 2024 (golf $770,000 to $780,000 three times, non-golf $565,000 to $600,000 four times), two in 2025 ($800,000 and $805,000, golf) and three so far in 2026 ($834,000, $695,000 and $775,000, all golf). The all-Venezia yearly medians swing with that mix: 2024’s $600,000 median is mostly a non-golf year, not a price drop.

The 2026 trend inside the golf tier

Three golf closings in 2026 show the market cooling at the top. Sale-to-list slid from 98.6 percent at 9844 #711 in April to 95.9 percent at #714 in August and 93.5 percent at #726 in September, while days on market rose from 22 to 75 to 94. That is three sales, which is too few to call a trend with confidence, but it is the direction, and it matters for pricing: the golf tier no longer sells at list in a week. The $695,000 sale at 9844 #714 is the only golf-tier sale below $740,000 since 2023.

Sales the MLS never saw

The Collier County Clerk records show Venezia sales that never appeared on the MLS. The highest recorded Venezia price is $875,000, 9836 #911, a first-floor Arabella in a golf building, by deed dated 6 March 2025 and recorded 2 April 2025 (Instrument 6663750, OR 6454 PG 130, stating consideration of $875,000). The Property Appraiser flags that sale as not qualified, which is its own classification, not a statement that the price is wrong. We check the county record for every comparable because in a sixty-unit condominium one missing sale changes the answer.

Supply and pace

One active listing against five closings in twelve months is about 2.4 months of supply across Venezia, but the tiers behave differently: the non-golf tier has one listing and no closing in twelve months, while the golf tier had five closings and no listing on the pull date. Across five years the MLS median marketing time for Venezia was 22 days (15 closings with a recorded period). Sixty units and three to five MLS sales in a typical year means a Venezia seller is almost never competing with more than one or two other units in the same tier.

How Much More Does a Golf Unit Sell For? The Price Gap Versus the County’s Flat Adder

A Venezia golf unit has sold for roughly $180,000 to $235,000 more than the same floor plan in a non-golf building, about double the flat $90,000 to $110,000 increment the Collier County Property Appraiser applies. The gap has existed since the first resales in 2014 and 2015 and has widened as golf dues and demand rose.

Data updated: September 2026. Sources: Collier County Property Appraiser roll, tax years 2021 to 2026 (2026 preliminary), and the Southwest Florida MLS, pulled 23 September 2026.

The county’s value grid, every year since 2021

The Property Appraiser values every unit of the same tier, plan and floor identically, and the difference between the tiers is the same dollar amount for every plan in a given year:

The second floor is valued $5,000 higher in both tiers. The step between tiers is a constant dollar amount rather than a percentage, it does not follow build year (9828 is a 2013 building like 9840 and 9844), and it falls exactly on the Section 10.1 line. Reading it as the appraiser’s value for the appurtenant golf membership is our inference; the Property Appraiser does not publish its method in the roll. The 2026 preliminary median just value is $530,490 across all sixty units, $541,890 in the golf buildings and $431,890 in the non-golf buildings.

What buyers actually pay for the difference

Source: Collier County Property Appraiser qualified sales, per-unit, local copy of the 2026 preliminary roll.

The market gap was roughly the size of the county’s increment in 2019 and 2021 and then doubled when prices reset in 2022 to 2024. Part of that is capitalized amenity value: a buyer who wants golf in a Veranda-plan condominium at Treviso Bay has exactly 36 doors to choose from, because the Veranda II to IV condominiums at Avellino carry no golf and no additional memberships can be created. Part is the $7,500 Golf Club capital contribution a golf buyer pays at closing. Part is location, since the golf buildings face the lake and course. None of those shares can be proven from records, so we present the gap, not a formula.

Inside the golf tier, the plan barely matters

Since 2022, qualified golf-tier resales ran $740,000 to $800,000 for second-floor Bromelias, $770,000 to $805,000 for Diangelos and $720,000 to $834,000 for first-floor Arabellas. The plan spread in dollars is about $10,000, while Lennar’s original price spread between the smallest and largest plan was about $30,000 and the county’s is about $34,000. In other words, a golf-tier buyer pays mostly for “a Venezia golf unit,” which is why the small 1,414 square foot Bromelia carries the highest price per square foot: 9840 #822 at $800,000 is $565.8 per county square foot, the Venezia record on that measure.

Venezia Compared: Avellino, Treviso Bay’s Other Condominiums and Nearby Naples Communities

On a like-for-like yardstick, Venezia’s golf buildings are the most expensive Veranda-plan condominiums in Treviso Bay and among the most expensive two-bedroom-plus-den homes in ZIPs 34113 and 34114, while Venezia’s non-golf buildings trade at almost exactly Avellino’s price per square foot. The table below states the yardstick for every row.

Data updated: September 2026. Sources: Southwest Florida MLS, pulled 23 September 2026; Collier County Property Appraiser roll for the Venezia tier rows.

Benchmark table: price, price per square foot and pace

Medians are medians of individual sales; price per square foot is the median of per-sale ratios on MLS living area, except the Venezia tier rows, which use county square feet. The ZIP-level rows include every product type the MLS classifies as two bedrooms plus a den in that size band, so they are a yardstick for the space a Venezia unit offers, not a like-for-like building comparison.

Same floor plans, three different prices

Venezia and Avellino are the same Lennar Veranda plans, and the county roll proves the split better than any price table. Against Avellino’s identical cells in 2025 and 2026, Venezia’s non-golf units are valued about $30,000 lower and its golf units about $80,000 higher. On qualified resales from January 2024, non-golf Venezia traded at $388.6 per square foot and Avellino at $384.2, a difference of about one percent, while golf Venezia traded at $535.1. The whole of the “Venezia premium” that search results describe belongs to the 36 golf units. That split is a fair test of any agent you interview: when you compare the best real estate agents in Naples on the public record, ask whether their price opinion for a Venezia unit uses comparables from the same recorded golf tier. That answers a question our own Treviso Bay page left open when it observed that Venezia’s median ran well above Avellino’s.

The Veranda plan elsewhere in Collier County

Lennar built the same two-story Veranda module in other Collier communities, and on 2024-onward qualified resales from the same county roll it traded at a median of $520,000 (about $361 per square foot) at Heritage Bay, $500,000 at Heritage Links, $420,000 at Cedar Hammock and $316,250 at The National in Ave Maria. On that yardstick Venezia’s golf tier, at $800,000, is the highest-priced Veranda-plan condominium we can find in Collier County, and Venezia’s non-golf tier sits with Avellino above every other Veranda group.

Pricing a Venezia unit against the right comparables? Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers: see how we represent buyers in Naples or call Marc at (239) 287-5873.

Venezia vs Avellino: Which Treviso Bay Veranda Condominium Should You Buy?

Venezia and Avellino are Treviso Bay’s only Veranda condominiums, Lennar’s same three floor plans in twelve-unit, two-story buildings. The recorded difference is golf: 36 of Venezia’s 60 units carry it by recorded declaration and none of Avellino’s 144 does, and in the trailing twelve months Venezia’s golf units closed at a median $240,000 above Avellino’s ($800,000 against $560,000).

Data updated: September 2026. Sources: Southwest Florida MLS Matrix, closed 23 September 2025 to 23 September 2026, pulled 23 September 2026; Collier County Property Appraiser 2025 and 2026 rolls; recorded Veranda declarations at the Collier County Clerk.

Venezia vs Avellino decision table

Every Venezia row comes from the sections above; the Avellino rows come from the recorded documents and MLS pull on our Avellino at Treviso Bay page.

Who should choose which: Venezia or Avellino

Choose a Venezia golf unit (9836, 9840 or 9844) if you want a deeded Treviso Bay golf membership. The Master Association states that no more golf memberships are available, so the only way in is to buy a unit that already carries one, and in the Veranda plan that means one of these 36 units; plan on the Golf Association’s annual charge and the Golf Club capital contribution at closing, and on pets within the 25-pound limit. Choose Avellino if you do not play golf, own a dog heavier than 25 pounds, or want the lowest price for the same floor plan with a detached garage, and a wider choice of buildings and lake positions. Choose a Venezia non-golf unit (9828 or 9832) if you want Venezia’s own neighborhood pool at close to Avellino’s price per square foot and can live with the 25-pound pet rule and the thinnest resale record of any Veranda group. Sellers on either street should insist their unit is priced against its own recorded tier.

Selling a Veranda condo? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying and deciding between the two? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.

What Did Venezia Condos Originally Sell For, and How Much Have They Appreciated?

Lennar sold the sixty Venezia units between July 2013 and March 2015 at a median of $277,500. Golf-building units closed at a median of $305,000 and non-golf units at $244,200. Resales dated 2024 or later show golf units up a median 176 percent from their original price and non-golf units up 146 percent.

Data updated: September 2026. Source: Collier County Property Appraiser recorded sales, 2026 preliminary roll; Lennar web pages archived by the Internet Archive.

Lennar’s price list, before and after the golf line was drawn

Sources: Lennar Verandas pages captured by the Internet Archive on 27 August 2012, 19 May 2013, 22 November 2013, 22 April 2014 and 22 February 2015.

Our reading, which the contract dates would prove but which are not public, is that Lennar re-priced the golf plans upward by about $48,000 after the March 2013 withdrawal, and that by November 2013 it was selling both tiers at once, with the $274,990 Arabella being a non-golf unit and the $324,990-plus plans golf units. Lennar’s pages never promised golf in words; they listed “Golf Course” as a community amenity.

Original closings, building by building

9844’s low original prices are a timing effect, not a discount: its buyers contracted at Lennar’s 2012 launch prices, before the golf plans were re-priced.

Appreciation from the developer price

The all-units figure is low because 26 of those 39 “latest” resales happened before 2022, so it measures early exits, not today’s values; the 2024-onward rows are the current picture. The only recorded loss is 9832 #1012, a non-golf first-floor Bromelia bought new for $244,200 in April 2014 and resold for $205,000 in April 2020, down 16.1 percent. Of the sixty units, 41 have had at least one priced resale and 19 have had none, according to the county’s recorded sales.

What Are the Venezia Homes Like? Floor Plans, Sizes, Garages and Lanais

Every Venezia home is a two-bedroom-plus-den, two-bath Lennar Veranda condominium in one of three plans: the Bromelia, the Diangelo and the Arabella, at 1,414, 1,454 and 1,661 square feet on the county roll. Each unit has an assigned one-car garage in a detached garage building and two screened outdoor areas.

The three plans, and why listings quote two different sizes

Declaration Section 3.1 publishes the air-conditioned range for every building as 1,355 to 1,569 square feet, which matches Lennar’s later marketing figures, while the county roll measures 1,414 to 1,661. Four MLS records use the smaller figure and the rest use the larger one, so two identical units can appear on the MLS with different sizes and different prices per square foot. When you compare, compare on one measure. Every MLS record in the last five years describes the layout as two bedrooms plus a den and two full baths.

The garage is assigned, detached and cannot be sold separately

Declaration Section 3.14.2 (OR 4948 PG 1331) is explicit: “Each Unit shall be entitled to the exclusive use of one (1) one-car garage that is assigned to that Unit on Exhibit ‘2’ … The garage may not be conveyed, assigned or encumbered except as an appurtenance to the Unit.” The garages are in separate garage buildings, two per residential building, which is how the county’s elevation certificates describe them (“Non-residential, Detached Garage A for Bldg. 7”). That makes ten garage buildings for sixty units, which works out to six bays each. Several listings and one widely indexed condo site describe Venezia garages as attached; the recorded plans and the county certificates say otherwise. The owner maintains the garage door and opener, and the Master Association repairs and replaces the driveway paving under Section 8.3.3.

Two screened outdoor areas per unit

Lennar’s own Verandas page in February 2015 said “Every Veranda includes 2 screened in lanai areas,” and the recorded floor-plan sheets for Phases 3, 4 and 5 label a covered lanai and a patio or balcony for each unit as limited common elements (Declaration Exhibit 2). The declaration adds a caution every buyer should read: balconies, patios and lanais are limited common elements, and “There is no guarantee that any Unit shall have any specific view” (Section 3.14.1).

How the buildings were built

Lennar’s feature sheet for the Treviso Bay condominiums of this era described steel-reinforced concrete block construction, engineered roof trusses, concrete roof tile, hurricane impact glass and a fire sprinkler system throughout. The recorded declaration confirms the impact-resistant windows and sliding glass doors: Section 11.1.5 bars owners from altering them. A July 2026 county fire-sprinkler permit at 9836 #916 is independent evidence that the buildings are sprinklered. Individual as-built details for a specific unit should still be confirmed at inspection.

First floor or second floor?

A Venezia unit number ending in 11 to 16 is on the ground floor and one ending in 21 to 26 is upstairs. Interior stairways and foyers are limited common elements (Section 3.14.1), and no elevator appears among the recorded limited common elements for these two-story buildings, so a second-floor unit means stairs. The county adds a flat $5,000 to the value of a second-floor unit in both tiers. Resale data inside each tier are too thin to measure a floor premium: since 2022 the non-golf first-floor sales averaged about $380.7 per square foot against about $364.8 upstairs, on two and six sales. For buyers who want to avoid stairs, the first-floor units are the constraint, and in a golf building there are only eighteen of them.

Hard floors, slabs and alterations

Above the ground floor, hard flooring needs Board approval with sound padding (Section 18.19). The slabs are post-tensioned, so no one may drill into them for fans, lights or anything else without Board consent (Section 18.14). Any alteration to walls, pipes, structure, exterior doors, windows or the building’s appearance needs written Board approval, submitted as two sets of plans with a fee; if the Board does not decide within 45 days the request is deemed disapproved (Section 11.2). A 2025 county Code Enforcement Board order against one Venezia unit for an unpermitted bathroom remodel is the practical reminder: it set a compliance deadline of 20 February 2026 or a daily fine, and the county issued a permit for interior work at the same unit in December 2025 that was finaled in February 2026.

Where Does Venezia Sit Inside Treviso Bay? Views, Preserve, Course and Distances

Venezia sits at the south-east end of Treviso Bay, 0.30 to 0.39 miles from the TPC clubhouse and about 1.6 miles from the Villa Rilassare sports campus. Its three golf buildings form the east side of Venezia Circle facing a lake and the course, while the two non-golf buildings form the west side backing onto preserve and wetland.

The east side: lake and golf course

The three golf buildings sit within 22 to 74 meters of a lake of about 4.8 acres and next to tees and cart paths of the TPC course: 9840 is 22 meters from the lake, 9836 is 28 meters and 9844 is 74 meters, according to OpenStreetMap geometry measured from the county’s building points. The county parcel map puts the golf course tract GC-3, owned by Treviso Bay Golf Club, Inc., 17 meters from 9844 and 22 meters from 9840. This is the physical basis for the “golf and water views” that golf-building listings describe, although the declaration guarantees no view to any unit.

The west side: preserve and wetland

The two non-golf buildings, 9832 and 9828, back onto a wooded tract of about 7.2 acres, 24 meters away, and a wetland of about 4.8 acres, 27 to 44 meters away. The recorded plot plan labels the adjoining land Tract P-3, “Preserve Area and C.E.,” under a conservation easement at OR 4398 PG 1061, and the county parcel map shows Tract P-3 owned by the Wentworth Estates CDD. Further south, the State of Florida owns two parcels of 80 and 40 acres, one titled to “TIITF/DEP-Marine Resources,” as close as 55 meters to 9832, according to the Florida statewide cadastral layer. Nobody builds on that land. For a buyer who values quiet and green outlook over a fairway, the non-golf side is not a lesser location, just a different one.

How far is everything inside the gate?

Straight-line distances between Collier County address points, measured September 2026. Driving distances are longer.

Avellino, the other Veranda neighborhood, is the mirror image: 0.26 to 0.53 miles from Villa Rilassare and 1.20 to 1.37 miles from the golf clubhouse. If the clubhouse, the practice range and the dining room are where you will spend your days, Venezia is one of the two condominium neighborhoods nearest the clubhouse, with Giaveno next door. If tennis, pickleball and the resort pool are, Avellino is.

What Does It Cost to Own a Venezia Condo? The Full 2026 Fee Stack by Building

Owning a Venezia condo costs about $22,654 a year in a golf building and about $17,304 in a non-golf building before property tax and insurance, counting condo dues, the Master Association assessment, the Golf Association charge where it applies, the Wentworth Estates CDD assessment on the tax bill and the $750 food minimum.

Fee figures current as of September 2026. Sources: Treviso Bay Master Association 2026 Annual Fee Sheet (revised 11 May 2026), Wentworth Estates CDD Fiscal Year 2027 Adopted Budget (14 May 2026), Veranda I Declaration and Southwest Florida MLS.

The annual stack, line by line

The Master Association line is itself four pieces: maintenance $5,523, bulk cable and internet $885, reserves $812 and a capital reserve contribution of $200. An owner who takes internet only pays $362 for that piece instead of $885. There is no lawn line for Venezia; the fee sheet’s lawn lines are for single-family neighborhoods.

The CDD line the MLS leaves out

The MLS “total annual recurring fees” field on 2026 Venezia records reads $20,212 in the golf buildings and $14,862 in the non-golf building, and both reconcile to the penny: condo dues, plus the Master assessment, plus golf where it applies, plus the $750 food minimum. Neither includes the Wentworth Estates CDD, because the CDD is billed on the Collier County property tax bill, not by an association. The shortfall is exactly $2,441.75 in both tiers. Declaration Sections 6.3 and 6.4 disclose the district, state that it is collected on the tax bill, and warn that “The homestead exemption is not applicable to the District Assessments.” The CDD’s debt service is the 2021 refunding bond series, whose final maturity is May 2037, after which that $942.54 line ends and the operations line continues.

How condo dues have moved since the developer years

Declaration Section 14.10 capped Venezia’s quarterly dues during Lennar’s guarantee at $699.23, then $804.11, then $924.73. On the MLS, Venezia’s quarterly dues were $890 in 2021 and 2022, $1,175 in 2023, $1,597 in 2024 and 2025 and $1,673 in 2026: up 88 percent since 2021 and about 139 percent above the first guarantee cap. The dues are the same in every building, because all sixty units hold equal shares of one association.

What is not published, and how to get it

The Veranda I association’s annual budget, reserve schedule, reserve balance and master insurance declarations are owner-portal documents that the association does not publish, so we do not quote them and we do not guess them. A buyer receives them, and is entitled to them, through the condominium disclosure and estoppel process under Florida Statutes Section 718.503 and the association’s official-records obligations under Section 718.111. The MLS condo-dues figure above is agent-entered and consistent across every 2026 record, but it is a cross-check, not the budget.

What Does a Buyer Pay at Closing in Venezia? One-Time Costs by Building

A Venezia buyer pays about $15,799 in one-time Treviso Bay transfer charges on a golf unit and about $8,299 on a non-golf unit, before title, lender and condominium association charges. The difference is the $7,500 Golf Club capital contribution, which applies only to the three golf buildings.

A rush Master estoppel costs $418, and $179 more applies if the account is past due. The Rookery Bay line funds resource management on the Rookery Bay National Estuarine Research Reserve lands next to Treviso Bay and is collected on every transfer. The MLS “transfer fee” field on Venezia records shows $7,500, which is the Master capital contribution only; it does not capture the separate Golf Club contribution on golf units. Which party pays which charge is a contract term, and in Venezia the default contract language deserves a close read on a golf unit, where the number doubles. Declaration Section 24.2’s $2,000 builder’s fee and Section 13.8’s $200 initial contribution applied only to Lennar’s original sales.

Property Taxes in Venezia: What the Tax Bill Shows

Venezia’s median 2026 preliminary ad valorem tax is $5,114.70 across the sixty units: $5,481.70 in the golf buildings and $4,212.30 in the non-golf buildings, according to the Collier County Property Appraiser roll. The $2,441.75 Wentworth Estates CDD assessment is added to the same bill and is not reduced by homestead.

Data updated: September 2026. Source: Collier County Property Appraiser, 2026 preliminary roll (local copy of the county’s published data files, dated 29 August 2026).

Why the tiers are taxed differently

Taxes follow assessed value, and the county values each golf unit $110,000 higher. A non-homestead golf unit therefore carries a higher tax bill on an otherwise identical floor plan. Only 15 of the sixty units carry a homestead exemption, and the Save Our Homes cap that limits a homesteaded unit’s assessment growth does not follow the unit to a new buyer, so a buyer should estimate taxes from the purchase price, not from the seller’s bill.

The CDD, for completeness

When Lennar declared Venezia in 2013, Section 6.3 estimated the CDD’s debt service at “no greater than approximately $1,150.00 per year per Unit” and its maintenance assessment at about $219.22. For fiscal year 2027 the district’s adopted budget charges two-story condominiums $942.54 of debt service and every residential unit $1,499.21 for operations and maintenance. Debt is lower than the 2013 estimate after the 2021 refunding; operations are about seven times higher. The Wentworth Estates CDD publishes its budgets and agendas on its own site.

Planning your numbers? Sellers can get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers can read how we represent buyers or call Marc at (239) 287-5873 for a carrying-cost worksheet on a specific unit.

The Venezia Declaration, Bylaws and Rules: What Matters Before You Buy

Venezia owners live under three recorded layers: the Veranda I Declaration of Condominium with its bylaws and rules (OR 4948 PG 1320), the Treviso Bay Master Declaration as restated in 2021 (OR 5934 PG 2738), and, for the three golf buildings, the Treviso Bay Golf Club Declaration as restated in 2018 (OR 5582 PG 3518).

Which document wins when two disagree?

The Master Declaration lets neighborhood documents be more restrictive than the master on pets, parking, architectural control, leasing and guest occupancy. The Veranda I declaration goes further and says it “shall prevail” if it conflicts with the Club or Master declarations (Section 10). In practice, where the Veranda I declaration is stricter, the stricter rule is the one a Venezia owner lives by, and every owner is still subject to the Master and, in the golf buildings, the Club declarations. Neither the Veranda I declaration nor its bylaws has been amended since Lennar’s August 2014 Phase 2 amendment: the Clerk’s index of 329 instruments under the Veranda I legal names, and a party search of the association’s own name, show no post-turnover amendment, restatement or recorded rules certificate.

Occupancy: one family, two per bedroom

Section 18.17 limits each unit to residential use by one family, allows a home office with no business invitees, and caps occupancy at two persons per bedroom except for visiting guests. It defines family broadly, to include spouses, parents, parents-in-law, siblings, children, grandchildren, unmarried couples and housekeepers.

Grills, bicycles and signs

“Barbecue grills are prohibited on any portion of the Condominium” (Section 18.3). Bicycles may not be visible from the exterior (Section 18.4). Signs are prohibited (Section 18.16), and the Master rules separately restrict for-sale signage to the community’s own open-house signs. The Veranda II rules at Avellino were later relaxed to allow driveway grilling; we found no equivalent Veranda I rule, so the recorded prohibition is the one we tell buyers to assume.

Vehicles and parking

Section 18.12 allows only non-commercial automobiles to park outside a garage; commercial vehicles, campers, recreational vehicles, boats and trailers must be garaged, and vehicle repairs are not allowed. The Master Declaration adds its own vehicle rules; its 2012 text also required motorcycles, boats, trailers and recreational vehicles to be kept inside a garage. With one garage bay per unit, a two-car household uses the driveway or open parking, and guest parking in a sixty-unit loop is finite.

Hurricane shutters

Owners may install only Board-approved shutters, to the Board’s specification (Sections 11.1.4 and 18.20). Panel, accordion and roll-up shutters may not be left closed through the season: they may be closed up to 48 hours before a storm’s expected arrival and must be opened within 72 hours after the watch or warning ends, or the association opens them at the owner’s cost. The Clerk’s index shows several owners adding approved hurricane protection by notice of commencement between 2015 and 2024.

Alterations, floors and slabs

As noted in the homes section: Board approval for alterations with a 45-day deemed-disapproval rule (Section 11.2), approval for hard flooring above the ground floor (Section 18.19), and no penetration of the post-tensioned slabs (Section 18.14). Association capital additions above $50,000 a year, adjusted for inflation, need a majority vote of the owners (Section 11.3).

How the declaration can be changed

Section 7.1 allows amendment by owners holding more than 50 percent of the voting interests present at a meeting with a quorum together with two-thirds of the Board, or by 80 percent of the voting interests present. With sixty equal votes, a handful of engaged owners can change the rules in either direction, which is one reason a buyer should read the most recent board minutes, not just the recorded declaration.

Is Venezia a 55+ Community?

No. Venezia and the whole of Treviso Bay are all-ages communities. Nothing in the Veranda I Declaration of Condominium restricts occupancy by age or claims the federal housing-for-older-persons exemption, and Section 18.17 expressly counts children and grandchildren as family. Buyers of any age may purchase, and children may live in the unit full time.

Where the “55+” confusion comes from

A national active-adult listing portal labels Treviso Bay a “55+ Community,” and the claim circulates in search results and AI summaries. It is wrong for Venezia and for Treviso Bay. The recorded declaration is the authority, and Treviso Bay’s children’s pool and youth sports camps reflect an all-ages community. If an age restriction matters to you in either direction, rely on the recorded documents, not a portal label.

Can You Rent Out a Venezia Condo? Minimum Terms, Lease Caps and Fees

Yes, with limits. A Venezia condo may be leased only as a whole unit, for at least 30 days, and no more than four times in any twelve months, under both the Veranda I Declaration (Section 18.9) and the Treviso Bay Master Declaration (Section 5.3). Short-term and nightly rentals are not allowed, and subleasing is prohibited.

What the Veranda I declaration requires

Section 18.9 requires a written lease of the entire unit, makes compliance with the condominium documents a condition of the lease, lets the association terminate the lease if the tenant defaults, requires the landlord to assure that no sexual offender or predator occupies the unit, and states: “Each lease must be for a minimum period of one (1) month or thirty (30) days, whichever is less, but no Unit may be leased more than four times in any twelve month period. No subleasing or assignment.” The association may charge a background-check fee and may require a security deposit of up to one month’s rent, held under Chapter 83.

What the Master Declaration adds

The restated Master Declaration (2021, OR 5934 PG 2738) sets a 30-consecutive-day minimum, a maximum of four leases in any twelve months, and a rule that no lease may begin sooner than 30 days after the first day of the previous lease, with the lease filed with the Master Association 15 days before the term and a $100 application charge per adult. The Master Association’s 2025 FAQ describes the cap as four times per calendar year; the recorded covenant says any twelve months, and the recorded text is the one we plan around.

What a tenant gets, and what it costs

A tenant uses Treviso Bay’s amenities only if the owner files a social transfer, which the 2026 fee sheet prices from $400 for a one-month lease to $850 for an annual lease; while the privileges are transferred, the owner may use the facilities only as a guest. On a golf unit the owner may keep the golf privileges or, with the Club’s approval, transfer them to the tenant for an optional $250. The annual Golf Association charge stays with the owner either way.

Do Venezia units rent well?

The MLS exports behind this page carry no Venezia lease records, so we do not publish a rent figure; portal rent estimates for Venezia vary too widely to be useful. What the rules tell you is the model: seasonal leases of one to four months, a maximum of four tenants a year, and a unit that has to be furnished and managed to compete. With about three quarters of Venezia owned as second homes, a winter-lease strategy is common. Call Marc at (239) 287-5873 if you want a rental analysis on a specific unit.

What Are the Pet Rules at Venezia?

Each Venezia unit may keep up to two domestic cats or dogs, combined, that each weigh no more than 25 pounds, under Section 18.13 of the Veranda I Declaration. Pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited regardless of size. Fish and up to two indoor birds are also allowed.

Why Venezia is stricter than Avellino

This is one place where copying Avellino’s rules would mislead a buyer. The Veranda II to IV declarations at Avellino carry no weight limit, while Venezia’s Section 18.13 reads: “Each Unit may house up to two (2) animals, in the aggregate, which do not exceed twenty-five (25) pounds, which may only be domestic cats and/or dogs.” The breed decision belongs to the Board “regardless of the opinion of any veterinary doctor.”

How the Master rule fits

Treviso Bay’s master rule is looser than Venezia’s. The 2021 restated Master Declaration, Section 5.14, OR 5934 PG 2757-2758 lets the owner of each living unit keep “not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs,” with no weight limit, a ban on pit bull and pit bull mix dogs and other recognized aggressive breeds regardless of size or weight, fish and two indoor birds allowed, a six-foot leash in the common areas, and no pets on the golf course property. That 2021 text replaced the 2012 master cap of two pets of 30 pounds or less, and no master amendment has been recorded since. Because the Master Declaration lets neighborhood documents be more restrictive on pets, Venezia’s recorded two-animal, 25-pound limit is the one to plan around.

Leashes, lanais and tenants

Pets must be on a leash of no more than six feet on the common elements, may not be left unattended on balconies or patios, and the rules apply to visiting pets too. An owner may bar tenants from keeping pets. If you have a larger dog, Venezia is the wrong Treviso Bay neighborhood; a single-family home or a different condominium’s declaration may suit you better, and we can show you which.

Who Runs Venezia? The Association, Its Manager and Its Recorded History

Venezia is run by Veranda I at Treviso Bay Association, Inc., a Florida not-for-profit corporation formed in July 2012, controlled by its sixty unit owners since Lennar’s turnover, and managed by Tropical Isles Management Services of Fort Myers. The association owns its pool parcel outright and shares the master amenities of Treviso Bay.

The Treviso Bay layers above the association

Every Venezia owner is also a member of the Treviso Bay Property Owners Master Association, which runs the gate, the common grounds, the clubhouse and amenity campus, the bulk cable contract and the architectural rules for the whole community, and every owner in the three golf buildings is also a member of Treviso Bay Golf Club, Inc. The Wentworth Estates Community Development District owns the stormwater lakes, preserve tracts and irrigation infrastructure and bills its assessments on the county tax bill. Lennar recorded easements for access and parking to the Master Association and for access to the CDD on the day it declared the condominium (Instruments 4870394 and 4870395).

What the Clerk’s record shows over thirteen years

We reviewed every instrument the Collier County Clerk indexes to the two Veranda I legal names, 296 of 296 and 33 of 33, with no document-type filter, plus the seven instruments indexed to the underlying replat. The pattern is a quiet one:

• No lawsuit, no lis pendens, no recorded special assessment and no post-turnover amendment involving the association.
• Three association assessment liens on individual units between 2019 and 2021, each released or satisfied, the last with a Master Association lien that was also satisfied in January 2022.
• One county Code Enforcement Board order in November 2025 on one unit, for an unpermitted bathroom remodel (Case CESD20240006923).
• Routine owner work by notice of commencement: approved hurricane protection, air conditioning, and interior remodels.

The 2018 roofing contractor liens, read correctly

Some summaries describe Venezia as having had “roofing liens.” Here is what the record says. On 10 December 2018 a commercial roofing contractor, Tecta America West Florida, LLC, recorded six claims of lien, which are three claims each recorded twice, all at 9828 Venezia Circle, for $825, $935 and $3,746.12, for “repairs” furnished between 24 May and 10 August 2018 at the request of the association’s manager (Instrument 5645859 is the first of the six). All six were released by waiver and release upon final payment on 14 February 2019 (Instrument 5672090 is the first release). The distinct dollar exposure was $5,506.12. The liens do not say what was repaired. The timing, eight to eleven months after Hurricane Irma, and the fact that both units named are on the second floor, suggest roof-leak repairs on one building; that is our inference. What the record does not show is a re-roof: there is no association roofing notice of commencement in the Clerk’s index, and no roof permit on any Venezia building in the county’s permit files from January 2020 to August 2026.

The developer’s last step

Lennar quit-claimed the association’s common parcel to Veranda I at Treviso Bay Association, Inc. “for title purposes only” on 12 September 2018, the same day it conveyed Veranda II’s, and conveyed the Venezia Circle road tract to the Master Association. Since then the association has held its own land, including the pool parcel at 9848 Venezia Circle.

Does Venezia Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Florida’s milestone structural inspection law and its structural integrity reserve study requirement both apply only to condominium buildings of three or more habitable stories, and every Venezia building has two. Collier County’s own milestone registry, which lists every Terrace building in Treviso Bay, lists no Venezia building.

What the statutes say

Section 553.899(3)(a) requires a milestone inspection for a condominium or cooperative building “three habitable stories or more in height” by the end of the year it turns 30, and lets a county require it at 25 years near salt water, which Collier County did by Ordinance 2023-41. Section 718.112(2)(g) requires a structural integrity reserve study “for each building on the condominium property that is three habitable stories or higher in height” and states that the paragraph “does not apply to buildings less than three stories in height.” The county elevation certificates put each Venezia second floor 10 feet above the first, with nothing above it.

What the county registry shows

Collier County’s milestone registry map, 926 building records countywide, returns twenty Treviso Bay records, every one a Terrace building on Acqua Court, Giaveno or Trevi Court, and none on Venezia Circle or under any Veranda association. The county’s published list of milestone buildings by year likewise contains no Venezia or Veranda entry. All five Venezia buildings sit inside the county’s three-mile saltwater buffer, so a three-story building on the same spot would be on the 25-year schedule; Venezia is outside the program only because of its height.

What still applies to a two-story condominium

The exemption is narrow. Florida’s general condominium reserve rules, official-records and disclosure obligations, and the 2024 and 2025 governance reforms apply to Veranda I regardless of height, and the declaration’s Section 13.5 defers to the statute on reserves. Whether the association has adopted full reserves, reduced reserves or a waiver in a given year is in its budget, which is an owner document. A buyer should read the current budget and reserve schedule during the review period, and a seller should have them in hand before listing, because a buyer’s lender will ask.

Is Venezia in a Flood Zone? The Elevation Certificates for All Five Buildings

Yes. Every Venezia building is in FEMA Zone AE with a base flood elevation of 8 feet (NAVD88) on FIRM panel 12021C0603J, effective 8 February 2024. The county-filed elevation certificates put four of the five first floors between 0.01 and 0.26 feet below that line; only 9828 is above it, by 0.14 feet.

The effective flood map at each building

We queried the FEMA National Flood Hazard Layer at each of the five building points and in a 40-meter box around each: every result is Zone AE, coastal floodplain, inside the Special Flood Hazard Area, static base flood elevation 8.0 feet, panel 12021C0603J. Collier County’s own FEMA 2024 flood-zone layer returns the same. No Letter of Map Revision or Letter of Map Amendment touches Venezia Circle. FEMA’s preliminary map (panel 12021C0603K, dated 20 March 2025) keeps all five buildings in Zone AE at 8 feet, and the pending layer shows nothing, so no change is scheduled; re-check at closing.

What the surveyors measured

Stantec surveyed each building when it was finished and Lennar filed a FEMA elevation certificate with Collier County for each one. We read all fifteen, five buildings and ten garage buildings, from the county’s elevation certificate index:

When they were built, under the 2012 panel 12021C0603H with a base flood elevation of 6 feet, every Venezia building sat 1.74 to 2.14 feet above it. The 2024 map raised the base flood elevation to 8 feet. The buildings did not move; the line did. A lawfully built building does not become illegal when a map changes, but the new line affects flood-insurance rating and the rebuild standard after major damage. By share of buildings below today’s line, Venezia (four of five) is the most exposed of the two Veranda neighborhoods; four of Avellino’s twelve buildings are below it.

The garages sit lower than the homes

The ten detached garage buildings were certified separately. Eight of the ten have slabs between 7.21 and 7.81 feet, below today’s base flood elevation. The two garages for 9844 are recorded at 9.05 feet on both certificates, a figure that conflicts with the building’s own 7.99-foot floor and with the federal lidar reading at the same spots, so we treat it with caution. The practical point for an owner is simple: the garage is usually the lowest enclosed space on the site, and under Declaration Section 15.9 its contents are the owner’s to insure.

The air-conditioning pads and the county’s replacement rule

Each certificate records the lowest machinery as the A/C pads, between 7.60 and 8.0 feet. Collier County’s 2026 Flood Protection newsletter states that “Collier County requires that new machinery be elevated to (BFE) + 1’,” which here is 9 feet. Every Venezia pad is below that, so a replacement condenser may need a raised stand of roughly one to one and a half feet. Confirm the requirement for your unit with Collier County Floodplain Management at (239) 252-2942 before you budget a replacement; Venezia owners pulled 27 A/C replacement permits from 2020 to 2026.

The 50 percent rule

The same newsletter explains that a structure in Zone AE that does not meet the current elevation must be brought into compliance if the cost of an improvement or repair equals or exceeds 50 percent of its market value. Four Venezia buildings are already below 8 feet. We do not tell owners that any building “would have to be raised”; we tell them the rule and the numbers, and that it matters most after a major storm.

Ground elevations from the federal lidar survey

The USGS 3D Elevation Program’s one-meter bare-earth lidar, acquired 1 September 2018, reads 7.59 to 7.95 feet at the five Venezia building points (USGS elevation point query service). Lidar under a roof is interpolated and is not a floor elevation; the surveyed certificates govern.

How Did Venezia Fare in Irma, Ian, Helene and Milton?

Venezia was fully built before Hurricane Irma in 2017 and before Ian, Idalia, Helene and Milton in 2022 to 2024. The public record shows no roof, structural, flood or storm-damage permit on any Venezia building from January 2020 to August 2026, and the nearest surveyed high-water marks for Irma and Ian were below Venezia’s first floors.

The nearest measured water, storm by storm

The USGS Short-Term Network high-water mark database records no surveyed mark inside Treviso Bay, so the nearest marks are a scale reference, not an on-site measurement:

• Irma, September 2017: nearest mark 1.81 miles away at Henderson Creek, 4.15 feet NAVD88 (Irma marks), roughly 3.6 to 4.0 feet below Venezia’s first floors.
• Ian, September 2022: nearest marks 2.00 miles away at Henderson Creek, 6.38 and 6.39 feet NAVD88, about 1.35 to 1.76 feet below Venezia’s first floors and 0.4 to 1.1 feet below its lowest adjacent grades.
• Idalia, 2023: no Florida marks in the database. Helene, 2024: nearest mark 82.5 miles away. Milton, 2024: nearest mark 19.6 miles away.

Surge varies block to block, and the Ian figure in particular is close enough to grade that we do not claim Venezia Circle stayed dry. We claim only what the marks show.

The permit record, 2020 to 2026

Collier County publishes monthly building-permit workbooks. All 158 files from January 2020 to August 2026 returned 70 permits on Venezia Circle, and every one is unit-level: 27 air-conditioning replacements, 13 water heaters (including a batch of nine in November and December 2022, in both first- and second-floor units, which reads as an age-based replacement cycle rather than flood damage), 12 radon mitigation permits, shutter, door and window work on four units, seven interior building permits, one fire-sprinkler permit, two electrical permits and one plumbing permit. There is no roof, structural, concrete, balcony, exterior-wall or storm-damage permit on any building. The county’s April 2024 file duplicates March, and permits before 2020 are not online, so Irma-era repairs cannot be read from this source. The monthly report page lists the files. The roofs are the 2013 and 2014 originals as far as the public record shows, now twelve to thirteen years old, which is worth a direct question to the association about its roof reserve.

Evacuation zone and shelters

All five buildings are in Collier County hurricane evacuation Zone A, the first zone ordered to leave, according to the county’s evacuation zone layer. The nearest shelter on the county’s 2024 potential shelters list is Lely High School, about 2.6 to 2.8 road miles away. Shelters open storm by storm; check Collier 311 or (800) 729-3413 when a storm threatens. Section 18.20’s shutter timing, 48 hours before and 72 hours after, is the association’s part of the plan.

What Does Insurance Look Like for a Venezia Condo?

A Venezia owner insures the inside of the unit, the garage contents and the storage space with an HO-6 policy that must include at least $2,000 of special-assessment coverage, while the Veranda I association insures the buildings at full replacement value. The declaration makes flood and windstorm coverage on the buildings optional for the association.

What the association insures

Declaration Section 15.3.1 requires the association to insure the buildings and common elements for “not less than one hundred percent (100%) of the full insurable replacement value,” set by an independent appraisal at least every 36 months, and excludes floor, wall and ceiling coverings, furniture, fixtures, appliances, air-conditioning and heating equipment, water heaters and built-in cabinets. Section 15.3.4 provides “Flood insurance if Association so elects” and Section 15.3.7 “Windstorm coverage if Association so elects.” The association’s current carrier, premium, wind deductible and whether it carries a National Flood Insurance Program condominium building policy are not published; they come with the budget and insurance certificate during due diligence.

What you insure

Section 15.9 makes each owner insure “the property lying within the boundaries of their Unit, garages(s) and storage space(s),” with coverage excess over the association’s and without subrogation, and requires “special assessment coverage of not less than $2,000.00 per occurrence,” which mirrors Florida law. Section 16.5 spreads any shortfall in insurance proceeds among owners by special assessment, which is exactly what loss-assessment coverage pays for, so many owners buy more than the minimum.

Flood insurance and your lender

Every Venezia building is in the Special Flood Hazard Area, so a federally backed mortgage requires flood coverage: an adequate association building policy, or a unit policy. Under FEMA’s Residential Condominium Building Association Policy, building coverage is capped at $250,000 times the number of units, which is $3.0 million for a twelve-unit Venezia building. Because the declaration leaves building flood coverage to the Board, confirm what the association carries before you apply for a loan.

Citizens and the 2027 flood mandate

Citizens Property Insurance is phasing in a requirement that its personal residential policies with wind coverage carry flood insurance, reaching all such policies on 1 January 2027. Citizens states that “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage,” so the mandate does not reach a Venezia HO-6 on its own.

Discounts and design wind speeds

Collier County participates in FEMA’s Community Rating System as a Class 5 community, which gives eligible flood policies a 25 percent discount, per the county’s 2026 newsletter. The Florida Building Code 8th Edition maps put Venezia’s ultimate design wind speed at 166 to 167 miles per hour for ordinary buildings (Risk Category II), and the buildings were permitted in 2012 and 2013 under the code then in force. Impact-resistant windows and sliders were part of the original specification under Declaration Section 11.1.5, and several owners have added Board-approved shutters.

What Schools Serve Venezia?

Venezia is zoned for Manatee Elementary School, Manatee Middle School and Lely High School in both the 2025-26 and 2026-27 Collier County Public Schools attendance files, tested at all five building addresses. For 2026, Manatee Elementary and Manatee Middle earned A grades and Lely High earned a B.

Assignment by address

We ran each of the five Venezia building points through Collier County Public Schools’ own attendance-zone polygons for 2025-26 and the 2026-27 file. All five return the same three schools in both years, and the 2026-27 elementary boundary change for the new Ave Maria elementary school does not touch Treviso Bay. The district does not guarantee assignment; confirm with its Student Assignment office at (239) 377-0540.

Grades: Collier County Public Schools, 2025-2026 School and District Grades. Drive distances: free-flow road-network routing from each building, September 2026; season traffic runs longer.

Venezia sits about a mile closer to the Manatee campus than Avellino, because it is at the south-east end of Treviso Bay. The elementary and middle schools share a campus reached by way of Collier Boulevard, which is why they take longer to reach than the high school despite similar mileage.

Zoning, Permits and What Could Change Next to Venezia

Venezia is zoned Planned Unit Development under the Wentworth Estates PUD (Collier County Ordinance 03-51, amended by Ordinance 13-45), with an Urban Coastal Fringe future land use designation. The land around it is golf course, CDD preserve and water tracts, Master Association tracts and State of Florida conservation land, so there is no developable parcel next to any Venezia building.

The zoning record at Venezia Circle

Collier County’s zoning, PUD and future-land-use layers return the same answer at all five buildings: PUD, Wentworth Estates, originally approved as PUD-98-3 in 1998, rezoned by Ordinance 03-51 in 2003 and amended by Ordinance 13-45 in 2013, with a December 2025 insubstantial change by Hearing Examiner decision HEX 25-50 that concerns the US 41 frontage, about two miles away. Venezia is not in the county’s Coastal High Hazard Area layer or any zoning overlay. Sources: the county zoning, PUD and future land use layers.

Who owns the land around Venezia

Source: Florida statewide cadastral parcels and Collier County GIS, measured from county building points, September 2026.

Permits on Venezia Circle, in one line

Seventy permits in six and a half years, all inside individual units, and none on a roof or structure. For a neighborhood built in 2013 and 2014 that is a quiet record, and it also means the roofs, exterior paint cycles and paving are the capital items to ask the association about.

What is changing outside the gate

Treviso Bay is built out at 1,431 of 1,450 entitled units, so there is no builder competition inside the gate. Outside it, activity is on the US 41 corridor, about two miles from Venezia: the HEX 25-50 frontage change, commercial activity near the Via Veneto entrance, and an 8.6-acre parcel just outside the gate that was rezoned for housing in December 2025. None of it adjoins Venezia, but all of it adds traffic on US 41 East.

What Can a Venezia Owner Use? Amenities Inside Venezia and Across Treviso Bay

A Venezia owner uses the neighborhood’s own pool on the Veranda I association’s parcel, plus every Treviso Bay Master amenity: the 64,000 square foot clubhouse and its dining rooms, the 15,000 square foot Villa Rilassare with its resort pool, spa and fitness center, and the tennis, pickleball and bocce courts. Golf-building owners also hold a TPC Treviso Bay golf membership.

Venezia’s own pool

The Property Appraiser records an 800 square foot pool, a 150 square foot structure, 3,393 square feet of decking and paved parking, all built in 2014, on parcel 55751003725 at 9848 Venezia Circle, owned by Veranda I at Treviso Bay Association. It sits inside the loop, about 50 to 150 meters from the five Venezia buildings, and the county’s address point for it is 9837 Venezia Circle. Among the Veranda neighborhoods, only Venezia has a pool on its own association’s land; Avellino’s satellite pool at 9522 Avellino Way belongs to the Master Association. Because the pool parcel belongs to Veranda I, its upkeep, insurance and reserves are Veranda I’s line items, which is worth confirming in the budget. Lennar’s 2015 Coach Homes II condominium prospectus listed “Satellite Pool #3” at 9837 Venezia Circle, heated, with a design capacity of 30.

What the golf membership adds in the three golf buildings

TPC Treviso Bay is an Arthur Hills design with Hal Sutton as player consultant, opened in 2008 and operated under a TPC license, per the club’s architect page and golf page. A golf-building owner has member tee times, the practice facility and golf-member events, and pays the $5,350 Golf Association charge for 2026. The Golf Declaration gives the club’s board the right to open the course to non-golf members, and the association’s FAQ has described an off-season window for social play; its terms change from year to year, so confirm them before relying on them.

What every Venezia owner gets

• The clubhouse, 64,000 square feet, built in 2016, with the Wentworth Dining Room, the Players Grille and the Treviso Room (clubhouse, clubhouse dining). It is the building 0.30 to 0.39 miles from Venezia.
• Villa Rilassare (now also called Club Rilassare), 15,000 square feet, with the resort pool, lap lanes, children’s pool, spa, salon and fitness center (club amenities).
• Racket and lawn sports next to Villa Rilassare: lighted Har-Tru tennis courts, pickleball and bocce.
• A $750 annual food and beverage minimum, which is an obligation, not a benefit, and which every owner pays.

The 2027 clubhouse refresh

The club has announced a Clubhouse Project Refresh for May to November 2027, aligned with a golf course project, funded from reserves and capital improvement funds with a statement that no additional member assessments are contemplated, and an owner vote scheduled for fall 2026. Much of the clubhouse closes during the work while the kitchen stays open. For Venezia, a few minutes’ walk from the clubhouse, that is a seven-month change to daily routine in 2027 and a refreshed clubhouse from late 2027.

Club and community phone numbers

Sources: TPC Treviso Bay contact page and the Master Association’s 2024 FAQ.

Daily Logistics in Venezia: Gate, Trash, Mail, Utilities and Drive Times

Day to day, Venezia works like the rest of Treviso Bay: a staffed main gate on Treviso Bay Boulevard, Monday and Thursday garbage collection from the building dumpster enclosures, an assigned mailbox for each unit, Florida Power and Light electricity, Collier County water and sewer, and bulk Comcast cable and internet through the Master Association.

Getting in and out

The main gatehouse is at 9050 Treviso Bay Boulevard off US 41 East, about 1.7 miles from Venezia inside the community. An owner-access gate at 9965 Corso Bello Drive, which Lennar’s 2015 condominium prospectus described as “owner access only,” sits about 27 meters from 9844. The gatehouse number is (239) 384-9380; ask the Master Association for its current guest and vendor authorization system. The Master rules enforce speed limits with traffic cameras, with citations sent by email and 14 days to request a hearing or pay.

Trash and recycling

Collier County’s collection-day layer puts all of Treviso Bay in District 1: garbage Monday and Thursday, and recycling, yard waste and bulk items Monday. Venezia’s buildings use the two dumpster enclosures the county maps at 9827 and 9841 Venezia Circle rather than curbside carts. Collection is paid through the county’s special assessment on the property tax bill, and holidays pause pickup on the Fourth of July, Thanksgiving and Christmas.

Mail, utilities and cable

Each unit has one assigned mailbox as a limited common element (Declaration Section 3.14.4). Electricity is Florida Power and Light, metered by unit. Water and sewer come from Collier County Utilities, and irrigation uses Treviso Bay’s separate non-potable system, which the Master Declaration says may not be safe to drink. Cable television and high-speed internet come through the Master Association’s bulk Comcast agreement, billed in the $885 cable line of the 2026 assessment (or $362 for internet only).

Drive times from the Treviso Bay entrance

Calculated over the OpenStreetMap road network from the Treviso Bay entrance on US 41 East in free-flow conditions. Add about 1.7 miles inside the gate for Venezia, and add time from January to April, when Naples traffic is heaviest.

What We See When We Show and List Condominiums in Treviso Bay

Our Venezia process starts with the recorded documents, not the listing. Before we price or show a Venezia unit we pull its building’s phase from the Clerk’s index, read Declaration Section 10.1 for golf status, read the building’s county elevation certificate, check the county permit files for the address, and match every comparable sale to its recorded deed.

Why we work this way

Treviso Bay has sixteen sub-associations under one master, one golf club and one CDD, and the questions that stall a Venezia contract are almost never about the kitchen. They are about which golf category transfers with the unit, what the true annual cost is once the CDD line is added, whether the unit’s floor is above the current base flood elevation, which pet and grill rules apply, and what the association’s reserves and insurance look like. Each of those has a recorded or published answer. When the answers are assembled before the listing goes live, a buyer negotiates once, on price. When a buyer discovers them during the inspection period, the negotiation reopens on price and on trust.

What we assemble for a Venezia listing

1. The Section 10.1 golf status and, for 9828 and 9832, the phase amendment paragraph 6.
2. A carrying-cost sheet for the specific tier, CDD included.
3. The building’s elevation certificate and current flood zone.
4. The Master and Golf Club estoppel figures, ordered early.
5. The Veranda I budget, reserve schedule, insurance certificate and recent minutes, obtained from the association’s manager.
6. Comparable sales from the same tier, matched to recorded deeds, including off-MLS sales from the county record.
7. The permit history for the unit and the building.

That package is why we can tell a seller in a golf building what the Golf Club capital contribution means for net proceeds, and tell a buyer in a non-golf building that the lower price is a recorded fact, not a defect. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the process above is how that standard applies to a sixty-unit condominium with two recorded markets.

Considering a move? Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: see how we represent buyers in Naples or call Marc at (239) 287-5873.

Honest Pros and Cons of Buying in Venezia

Venezia’s strengths are recorded and scarce: 36 deeded golf units in a community where no more memberships exist, a location 0.30 to 0.39 miles from the TPC clubhouse, two stories outside the milestone and reserve-study laws, an assigned garage, and its own pool. Its weaknesses are also recorded: stairs, first floors below today’s flood line, a strict 25-pound pet limit and thin inventory.

Pros

• Scarce deeded golf. Only 36 of Treviso Bay’s 204 Veranda-plan condominiums carry golf, and the Master Association says no additional memberships are available.
• Location inside the gate. 0.30 to 0.39 miles from the clubhouse, on a loop with no through traffic, with lake and course on one side and preserve and state land on the other.
• Two stories. No milestone inspection or structural integrity reserve study requirement, and no elevator to maintain.
• A garage and two screened outdoor areas with every unit, and the association’s own pool.
• Price discipline in the non-golf tier. The same plans as the golf buildings at roughly $180,000 to $235,000 less, with full social privileges and the same street.
• A quiet recorded history. No association lawsuit, no recorded special assessment and no storm-damage permits since 2020 in the public record.

Cons

• Stairs. Second-floor units have no elevator, and there are only thirty ground-floor units in all of Venezia.
• Flood margin. Four of five buildings have first floors below today’s 8-foot base flood elevation, and every A/C pad is below the county’s replacement standard.
• Pets. Two cats or dogs of 25 pounds or less, combined count.
• Cost. About $22,654 a year in a golf building before tax and insurance, and condo dues up 88 percent since 2021.
• Thin inventory. One listing on the pull date, and five MLS sales in twelve months. Buyers often wait; sellers have little direct competition.
• No grills and one garage bay. Barbecue grills are prohibited anywhere on the condominium, and a second car lives outside.
• Unpublished association finances. Budget, reserves and insurance come only through due diligence.

Weighing it up? Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: read how we represent buyers or call Marc at (239) 287-5873.

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

If you’re searching for a Venezia listing agent, or thinking, ‘I need someone to sell my Venezia home…’, start with the fact that decides your price: which building you are in. McGreevy and Comisar price every Venezia unit inside its recorded golf or non-golf tier, prove that tier from the declaration, and put the answers a buyer will ask for into the listing before the first showing.

Why sellers list with McGreevy and Comisar:

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

Recent Venezia sold-listing statistics. In the last 12 months Venezia has seen 5 resales on the Southwest Florida MLS, $3,909,000 in total volume, a median of $800,000, a median of 48.5 days on market and a median sale-to-list ratio of 98.6 percent, all in the golf buildings. The non-golf buildings have not closed on the MLS since June 2024. We tracked every one of these sales to its recorded deed; this page does not claim any of them as ours.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, closed 23 September 2025 to 23 September 2026.

What makes selling in Venezia different from selling anywhere else in Naples:

1. Your building sets your comparable set. A golf unit is priced against golf-building sales and a non-golf unit against non-golf sales and Avellino. Mixing them misprices by six figures.
2. Golf status must be proven, not asserted. Listings in this neighborhood have mislabeled golf in both directions. We attach the Section 10.1 citation.
3. The capital contributions are real money. A golf-unit buyer pays $15,799 in known Treviso Bay transfer charges against $8,299 for a non-golf unit, and the contract should say who pays what.
4. The true carrying cost includes the CDD. Buyers compare MLS totals that omit $2,441.75 a year; we show the full number so a buyer is not surprised in underwriting.
5. The flood margin is a disclosure question. We have your building’s elevation certificate ready.
6. Seasonality matters. With three quarters of owners seasonal, a listing that is live and complete from January to April meets the largest buyer pool.

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

Start at mcgreevyandcomisar.com/home-valuation for a first number, then let us refine it against your tier, your plan, your floor and the county’s recorded sales. Or talk to Jesse direct: (239) 898-6072, text or call.

A seller who worked with Marc on an estate sale wrote:

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

Buying as well as selling? Read how we represent buyers in Naples or call Marc at (239) 287-5873.

How long does it take to sell a Venezia condo?

In the last twelve months Venezia golf units sold in a median of 48.5 days, but 2026 sales took 22, 75 and 94 days as buyers pushed back on price. Over five years the median was 22 days. A correctly priced unit, listed in season with its documents ready, sells in weeks; an overpriced one sits.

Does it matter whether my unit is golf or social when I sell?

It matters more than anything else. Since January 2024 golf units have sold at a median of $800,000 and non-golf units at $565,000 on qualified resales. Declaration Section 10.1 decides which you own: 9844, 9840 and 9836 are golf buildings; 9832 and 9828 are not.

Who pays the $7,500 Golf Club capital contribution when a golf unit sells?

The 2026 fee sheet collects it at closing on the transfer of a golf unit, alongside the $7,500 Master capital contribution. Which party pays is set by the contract, so we address it in the offer terms rather than leaving it to the closing statement.

Should I price my Venezia condo off Avellino sales?

Only if your unit is in 9828 or 9832. Non-golf Venezia units and Avellino units have traded at almost the same price per square foot since 2024. A golf unit in 9844, 9840 or 9836 should never be priced off Avellino.

Do I have to give the buyer a milestone report or a reserve study?

No milestone inspection or structural integrity reserve study exists for Venezia because the buildings are two stories. Florida condominium resale disclosures still apply, including the declaration, bylaws, rules, budget and financial report, and we assemble them before listing.

Can I list my Venezia condo furnished?

Yes, and many seasonal Venezia owners do. With about three quarters of units owned as second homes, a turnkey sale suits a large share of buyers. Furniture is personal property and belongs in its own contract terms, and a buyer’s lender may value it at nothing.

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Southwest Florida real estate team whose Naples practice covers Treviso Bay and its sixteen sub-associations, from the Terrace condominiums to The Peninsula. Jesse McGreevy leads listings and seller strategy, and Marc Comisar leads buyer representation, together with the Domain Realty Group team.

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, read more about McGreevy and Comisar, meet Jesse McGreevy and Marc Comisar, or follow us on Facebook.

From a buyer who worked with Marc:

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

And from another client:

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review

Contact

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

Jesse McGreevy (FL Lic. SL3101296) and Marc Comisar (FL Lic. BK3060671) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

Nearby Treviso Bay neighborhoods we cover in the same depth: Avellino, the other Veranda neighborhood; Di Napoli and Casoria, the two-story coach homes; and Giaveno, the Terrace condominiums next door to Venezia Circle.

Frequently Asked Questions About Venezia at Treviso Bay, Buyer Edition

These are the questions buyers search for and ask us at showings, answered from the recorded documents and public data cited above. Where the record does not answer a question, we say so.

What is Venezia at Treviso Bay?

Venezia is the MLS and marketed name for Veranda I at Treviso Bay, a Phase Condominium: 60 two-story condominium units in five buildings at 9828, 9832, 9836, 9840 and 9844 Venezia Circle, Naples 34113, declared by Lennar in 2013 (OR 4948 PG 1320) and completed in 2014.

Is “Veranda at Treviso Bay” the same as Venezia?

Veranda I at Treviso Bay is Venezia. Veranda II, III and IV at Treviso Bay are Avellino, on Avellino Way. The two share floor plans but not documents, golf status or location.

Where is Venezia Circle?

Venezia Circle is a loop road at the south-east end of Treviso Bay, off Treviso Bay Boulevard about 1.7 miles inside the main gate on US 41 East, in ZIP 34113, 0.30 to 0.39 miles from the TPC clubhouse.

How many condos and buildings are in Venezia?

Sixty units in five buildings of twelve, six on each floor. The county roll, the Clerk’s index, the county address points and the recorded declaration all agree.

Does a Venezia condo come with a golf membership?

It depends on the building. Declaration Section 10.1 makes golf membership appurtenant and mandatory for units in 9844, 9840 and 9836 Venezia Circle (36 units) and withholds it from units in 9832 and 9828 (24 units).

Why do some Venezia units have golf and others do not?

Lennar withdrew Phases 3 and 4 of Veranda I from the Golf Club declaration in March 2013, before the condominium was declared, and wrote the same split into Section 10.1 of the declaration and the Phase 3 and 4 amendments.

Can I add a golf membership to a non-golf Venezia unit?

No. Golf in Treviso Bay is deeded to 825 of 1,431 properties, and the Master Association’s 2025 FAQ states that there are no additional golf memberships available.

How do I confirm a unit’s golf status before I make an offer?

Check the address against Section 10.1, read the phase amendment for 9828 or 9832, and order the Master Association estoppel with the Golf Club charges shown. Do not rely on a listing remark or an MLS fee field.

What floor plans are in Venezia?

Three Lennar plans: the Bromelia (1,414 county square feet), the Diangelo (1,454) and the Arabella (1,661), each two bedrooms plus a den and two baths, twenty of each.

Which Venezia units are the largest?

Units ending in 1 or 6, such as 711 or 1026, are the 1,661 square foot Arabella end units.

Do Venezia condos have garages?

Yes. Every unit has the exclusive use of one assigned one-car garage in a detached garage building, which cannot be sold separately from the unit (Declaration Section 3.14.2).

Is there an elevator in the Venezia buildings?

No elevator appears in the recorded limited common elements of these two-story buildings; interior stairways and foyers do. Second-floor units are reached by stairs.

Does Venezia have its own pool?

Yes. The Veranda I association owns an 800 square foot pool, built in 2014, on its common parcel at 9848 Venezia Circle, in addition to Treviso Bay’s master pools.

What are the HOA fees at Venezia?

In 2026 the condo dues are $1,673 a quarter and the Master Association assessment is $7,420 a year. Golf units add $5,350, and every unit pays the $2,441.75 CDD on the tax bill and a $750 food minimum.

What does it cost in total to own a Venezia condo each year?

About $22,654 in a golf building and $17,304 in a non-golf building, before property tax and insurance.

Is the CDD included in the HOA fees?

No. The Wentworth Estates CDD is billed on the Collier County property tax bill, and the MLS fee total omits it.

What do I pay at closing when I buy?

About $15,799 in known Treviso Bay transfer charges on a golf unit and $8,299 on a non-golf unit, plus title, lender and condominium association charges.

Has Venezia had a special assessment?

The Collier County Clerk’s index shows no recorded special-assessment instrument for Veranda I. Special assessments are adopted by the board and do not have to be recorded, so ask for the estoppel and recent minutes.

Does Venezia need a milestone inspection or a reserve study?

No. Both Florida requirements apply to buildings of three or more habitable stories, and Venezia’s buildings have two.

What flood zone is Venezia in?

FEMA Zone AE with a base flood elevation of 8 feet, on panel 12021C0603J, effective 8 February 2024.

Are Venezia first floors above the base flood elevation?

Four of the five are 0.01 to 0.26 feet below it according to the county elevation certificates; 9828’s first floor is 0.14 feet above.

Do I need flood insurance on a Venezia condo?

If you use a federally backed mortgage, yes, through an adequate association building policy or your own unit policy, because the buildings are in the Special Flood Hazard Area. Many cash buyers carry it anyway.

Can I rent out my Venezia condo?

Yes, for at least 30 days at a time, no more than four times in twelve months, as a whole unit, with no subleasing.

Are short-term or vacation rentals allowed?

No. Nightly and weekly rentals are not allowed under either the Veranda I declaration or the Master Declaration.

What is the pet policy at Venezia?

Up to two domestic cats or dogs, combined, each 25 pounds or less, with pit bulls and aggressive breeds banned regardless of size (Section 18.13).

Can I grill on my lanai?

No. The declaration prohibits barbecue grills anywhere on the condominium (Section 18.3).

Is Treviso Bay a 55+ community?

No. Treviso Bay and Venezia are all-ages communities, and the Veranda I declaration contains no age restriction.

What schools serve Venezia?

Manatee Elementary, Manatee Middle and Lely High, by address, in both the 2025-26 and 2026-27 attendance files.

Why does Venezia sell for more than Avellino?

Only the 36 golf units do. Non-golf Venezia units have traded at almost exactly Avellino’s price per square foot since 2024.

Why is a Venezia condo listed at $525,000 when others sold for $800,000?

Because it is in a non-golf building. The $525,000 listing is 9832 #1025, and every $800,000-range sale in the last year was in a golf building.

Are there any Venezia condos for sale right now?

On 23 September 2026 there was one active listing and no pending sale. Venezia often has none; call Marc at (239) 287-5873 to hear about units before they reach the market.

How fast do Venezia condos sell?

Trailing-twelve-month golf sales took a median of 48.5 days; the five-year median across Venezia was 22 days.

Who manages Venezia?

Tropical Isles Management Services in Fort Myers, the association’s registered agent since March 2018 and its manager since at least 2018, according to the Florida Division of Corporations.

Who is the best realtor for Venezia at Treviso Bay?

We believe it is McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because we work Venezia from its recorded documents: golf status by building, true carrying cost, flood margins and tier-matched comparables.

Frequently Asked Questions, Seller Edition: Selling a Venezia Condo

Selling a Venezia condo is a documents-first exercise because the recorded golf line, the fee stack and the flood margin all affect price. These are the questions Venezia owners ask us most, answered from the public record.

What is my Venezia condo worth?

It depends first on your building, then your plan and floor. Since January 2024, qualified golf-unit resales ran at a median of $800,000 and non-golf resales at $565,000. Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then let us refine it against recorded sales in your tier.

Does my building change my price?

Yes. 9844, 9840 and 9836 carry deeded golf under Declaration Section 10.1; 9832 and 9828 do not. The county values the difference at $110,000 per unit and buyers have paid roughly $180,000 to $235,000.

How do I prove to a buyer that my unit has golf?

Provide Declaration Section 10.1 (OR 4948 PG 1337) and the Master and Golf Club estoppel. We include the citation in the listing so no buyer has to take a remark on trust.

My unit is non-golf. Can a buyer still get golf?

Not through the unit. The Master Association says no additional golf memberships exist. Price and market the unit as what it is, a social unit with full clubhouse and amenity privileges.

How much more does a golf-building unit sell for?

On 2024-onward qualified resales, about $235,000 more at the median, or 41.6 percent. Like-for-like 2024 comparisons put the gap at $180,000 to $215,000.

Which sales are my real comparables?

Recorded sales in your own tier, same plan and ideally same floor, matched to the deed. For non-golf units, Avellino’s same plans are useful secondary comparables; for golf units they are not.

Are there sales the MLS does not show?

Yes. The highest recorded Venezia sale, $875,000 at 9836 #911 in March 2025, never appeared on the MLS. We check the county record for every comparable.

How many Venezia units am I competing with?

On 23 September 2026, one active listing in the non-golf tier and none in the golf tier, with no pending sales. Competition inside your tier is usually one or two units at most.

How long will it take to sell?

In the trailing year golf units took a median of 48.5 days, and the last two took 75 and 94 days. Pricing to the tier and listing complete in season shortens that.

Is it a good time to sell a Venezia condo?

The golf tier set new highs in 2025 and 2026, and sale-to-list ratios slipped from 98.6 percent to 93.5 percent across the three 2026 sales. Prices are high and buyers are negotiating harder, which rewards accurate pricing over testing the market.

Are Naples condo prices dropping?

Across the whole of ZIPs 34113 and 34114, two-bedroom-plus-den resales of 1,300 to 1,800 square feet closed at a median of $480,000 in the trailing year. Venezia’s golf tier held at $800,000 on five sales. We do not generalize beyond the data.

Does selling in season matter?

Yes. About three quarters of Venezia owners are seasonal, and Naples buyer traffic peaks from January to April. A listing that is live, priced and documented by January meets the largest pool.

Who pays the Golf Club capital contribution?

The $7,500 Golf Club contribution is collected at the closing of a golf unit. Who pays is a contract term, and we settle it in the offer.

Does the Master capital contribution apply to my sale?

Yes. The $7,500 Master Association capital contribution applies to Treviso Bay transfers, and the recorded Master Declaration has exempted certain transfers, such as to a spouse, children, a wholly owned trust or entity, between co-owners or to an institutional lender; confirm the current restated text for your transfer.

How do I order the estoppel certificates?

Order the Master Association estoppel ($299 standard, $418 rush) through the association’s Realtor Information page, and the Veranda I estoppel through Tropical Isles. Both the declaration (Section 14.12) and Florida’s condominium statute set a short deadline for issuing it.

What documents must I give a buyer?

Florida’s condominium resale disclosures under Section 718.503: the declaration, articles, bylaws, rules, the current budget and financial report, and the governance form, plus any estoppel. We assemble them before listing.

Do I have to deliver a milestone report or a structural reserve study?

No. Venezia’s buildings are two stories, so neither applies, and Collier County’s milestone registry lists no Venezia building.

Do I have to disclose the flood zone and the elevation certificate?

You must disclose known facts that materially affect value, and Florida’s flood disclosure requirements for residential sales apply. The building’s elevation certificate is a public record; we attach it rather than wait for the question.

Will Florida’s new condominium laws hurt my Venezia value?

The milestone and structural reserve study laws do not reach Venezia’s two-story buildings, which is a selling point against the four-story Terrace condominiums. General reserve and governance rules still apply to every Florida condominium.

Do rising insurance costs affect Venezia values?

They affect every Florida condominium through dues. Venezia’s dues rose from $890 a quarter in 2021 to $1,673 in 2026. A buyer will compare the full carrying cost, so we show it.

Should I disclose the 2018 roofing liens?

They were small repair liens on one building, recorded and released in 2018 and 2019, and are a matter of public record. We explain them accurately if asked; they are not a re-roof and not a title issue today.

Can I put a for-sale sign or lockbox on my unit?

The declaration prohibits signs (Section 18.16), and the Master rules allow only Treviso Bay’s own open-house signage. Showings are arranged through the gate and the listing agent.

Should I sell furnished?

Many Venezia sellers do, because most buyers are seasonal. Furniture is personal property and should be priced and papered separately from the real estate.

Can I rent my unit instead of selling?

Yes, within the 30-day minimum and four-leases-a-year cap. A seasonal lease can bridge a year, but a tenant in place narrows the buyer pool while it runs.

What are seller closing costs in Naples?

Typically Florida documentary stamp tax on the deed at 70 cents per $100 of price, the owner’s title policy by local custom, estoppel charges, any contract-allocated Treviso Bay charges and the brokerage commission, which is negotiable.

Do I owe capital gains tax on my Venezia condo?

That depends on your basis, use and residency. A primary residence may qualify for the federal exclusion under IRS rules; a second home generally does not. Ask your CPA before you list.

Can I sell my Venezia condo by owner?

You can, but a Venezia sale needs the golf-tier proof, the Treviso Bay and Veranda I estoppels, the condominium disclosures and gate coordination for every showing. Most owners find that is where an experienced listing agent earns the fee.

What commission do Naples listing agents charge?

Commission is negotiable and set by your listing agreement. We explain exactly what our marketing includes before you sign.

Who is the best listing agent for Venezia at Treviso Bay?

We believe it is McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and a team that prices Venezia from the recorded documents. Call Jesse direct at (239) 898-6072.

Should I repair or update my unit before listing?

Fix what a buyer’s inspector and lender will flag first: open permits, unpermitted work, aging air-conditioning and water heaters, and anything the association must approve. Cosmetic updates come second, because in the golf tier buyers pay mostly for the building and the membership, not the finishes.

Does the association have to approve my buyer?

We found no right of first refusal or sale-approval clause in the Veranda I declaration. The Treviso Bay Master Association does require a buyer’s resale application and fee, and the transfer runs through its estoppel process, so we start that paperwork as soon as a contract is signed.

What happens to my golf membership when I sell?

On a golf unit, the membership runs with title and passes to your buyer at closing under the restated Golf Declaration. You cannot keep it or move it to another property, and the Golf Club’s charges are settled through the estoppel.

How do showings work if I live out of state for the summer?

Most Venezia owners are seasonal, so this is routine. Showings run through the listing agent and the gatehouse’s guest authorization, and we handle access, photography and condition checks while you are away.

How do I start?

Get a free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072 for a confidential conversation about timing and what your unit would realistically bring. Buying too? Read how we represent buyers or call Marc at (239) 287-5873.

Sources and Authoritative References

Every fact on this page comes from a primary public record or an official publication, retrieved in September 2026. The systems are the Collier County Clerk of Courts Official Records, the Collier County Property Appraiser roll, Collier County GIS and Growth Management data, FEMA, USGS and NOAA, the Florida Statutes and state agencies, Collier County Public Schools, the Treviso Bay Property Owners Master Association and TPC Treviso Bay, the Wentworth Estates CDD, Lennar’s archived pages and the Southwest Florida MLS.

Collier County Clerk of Courts, recorded instruments

1. Declaration of Condominium for Veranda I at Treviso Bay, a Phase Condominium, Instrument 4870396, OR 4948 PG 1320, recorded 25 July 2013.
2. Amendment adding Phase 4 (Building 11, 9828 Venezia Circle), Instrument 4905719, OR 4977 PG 3222, 24 October 2013.
3. Amendment adding Phase 5 (Building 8, 9840 Venezia Circle), Instrument 4916896, OR 4986 PG 2647, 25 November 2013.
4. Amendment replacing the plot plan for the state trustees’ easement, Instrument 4941479, OR 5005 PG 3823, 4 February 2014.
5. Amendment adding Phase 3 (Building 10, 9832 Venezia Circle), Instrument 4973797, OR 5030 PG 2327, 25 April 2014.
6. Amendment adding Phase 2 (Building 9, 9836 Venezia Circle), Instrument 5021289, OR 5069 PG 1350, 20 August 2014.
7. Quit-claim deed, Lennar to Veranda I at Treviso Bay Association, Instrument 5610776, OR 5551 PG 2623, 12 September 2018.
8. Grant of access and parking easement to the Master Association, Instrument 4870394, OR 4948 PG 1305, 25 July 2013.
9. Grant of access easement to the Wentworth Estates CDD, Instrument 4870395, OR 4948 PG 1315, 25 July 2013.
10. Declaration of Covenants for the Treviso Bay Golf Club, Instrument 4669090, OR 4774 PG 2841, 15 March 2012.
11. Supplemental Declaration withdrawing Veranda I Phases 3 and 4 from the Golf Club, Instrument 4813276, OR 4897 PG 3817, 19 March 2013.
12. Corrective Supplemental Declaration withdrawing Phases 3 and 4, Instrument 4818200, OR 4902 PG 823, 1 April 2013.
13. 2013 amendment to the Golf Club Declaration, OR 4961.
14. 2018 corrective amendment to the Golf Club Declaration, Instrument 5565777.
15. Certificate of Amendment, Amended and Restated Golf Club Declaration, Instrument 5651024, OR 5582 PG 3518, 19 December 2018.
16. Tecta America claim of lien, 1 of 6 (Instruments 5645859 to 5645864), 10 December 2018.
17. Tecta America claim of lien, 2 of 6 (Instruments 5645859 to 5645864).
18. Tecta America claim of lien, 3 of 6 (Instruments 5645859 to 5645864).
19. Tecta America claim of lien, 4 of 6 (Instruments 5645859 to 5645864).
20. Tecta America claim of lien, 5 of 6 (Instruments 5645859 to 5645864).
21. Tecta America claim of lien, 6 of 6 (Instruments 5645859 to 5645864).
22. Waiver and release of lien, 1 of 6 (Instruments 5672090 to 5672095), 14 February 2019.
23. Waiver and release of lien, 2 of 6 (Instruments 5672090 to 5672095).
24. Waiver and release of lien, 3 of 6 (Instruments 5672090 to 5672095).
25. Waiver and release of lien, 4 of 6 (Instruments 5672090 to 5672095).
26. Waiver and release of lien, 5 of 6 (Instruments 5672090 to 5672095).
27. Waiver and release of lien, 6 of 6 (Instruments 5672090 to 5672095).
28. Code Enforcement Board order, Instrument 6750646, 7 November 2025.
29. Deed, 9844 Venezia Circle #726, Instrument 6870822, recorded 3 September 2026.
30. Deed, 9844 Venezia Circle #714, Instrument 6855358, recorded 27 July 2026.
31. Deed, 9836 Venezia Circle #911, Instrument 6663750, recorded 2 April 2025.
32. Official Records legal search, “VERANDA 1 TREVISO BAY” (296 of 296) and “VERANDA I TREVISO BAY” (33 of 33).
33. Official Records document and party search.
34. Collier Clerk Official Records access.

Florida Division of Corporations

35. Veranda I at Treviso Bay Association, Inc., document N12000007024.
36. Articles of incorporation, Veranda I at Treviso Bay Association.
37. Veranda II at Treviso Bay Condominium Association, for comparison.
38. Veranda III at Treviso Bay Condominium Association, for comparison.
39. Veranda IV at Treviso Bay Condominium Association, for comparison.

Collier County GIS and Growth Management

40. Site address points, 70 points on Venezia Circle.
41. Elevation certificate index, 15 Venezia Circle certificates.
42. County elevation certificate file library.
43. Milestone inspection registry map.
44. CityView projects layer, Venezia at Treviso Bay SDP PL20110002653.
45. FEMA 2024 flood zones, county layer.
46. Hurricane evacuation zones.
47. Zoning layer.
48. PUD layer, Wentworth Estates PUD.
49. Future land use layer.
50. Collier County GIS service directory, including the wind-load, coastal high hazard and overlay layers.
51. Solid waste collection-day layer.
52. Find Your Collection Days application.
53. CityView permit portal.

Collier County publications

54. 2026 Flood Protection newsletter.
55. Monthly building permit reports.
56. Issued permits, January 2020 workbook.
57. Issued permits, August 2026 workbook.
58. Milestone inspections program.
59. Ordinance 2023-41, milestone inspections.
60. Milestone buildings by year.
61. Three-mile saltwater buffer map.
62. 2024 potential hurricane shelters.
63. Emergency assistance.
64. Residential collection services.
65. Residential guide to waste disposal and recycling.
66. Collier County Property Appraiser data files, 2026 preliminary and 2021 to 2025 certified rolls, published 29 August 2026, queried from a local copy (parcels, sales, buildings, value history, legal descriptions and condominium codes for condominium 690130).

Federal: FEMA, USGS and NOAA

67. FEMA National Flood Hazard Layer.
68. FEMA preliminary flood hazard layer.
69. FEMA pending flood hazard layer.
70. FIRM panel 12021C0603J, effective 8 February 2024.
71. FEMA Flood Map Service Center search.
72. NFIP summary of coverage, residential condominium buildings.
73. FEMA Community Rating System.
74. USGS elevation point query service, 3DEP.
75. USGS National Hydrography Dataset.
76. USGS high-water marks, Hurricane Irma.
77. USGS high-water marks, Hurricane Ian.
78. USGS high-water marks, Hurricane Idalia.
79. USGS high-water marks, Hurricane Helene.
80. USGS high-water marks, Hurricane Milton.
81. National Hurricane Center report, Hurricane Irma.
82. National Hurricane Center report, Hurricane Ian.
83. National Hurricane Center report, Hurricane Helene.
84. National Hurricane Center report, Hurricane Milton.
85. National Weather Service Miami, Hurricane Ian summary.
86. NOAA, Rookery Bay National Estuarine Research Reserve.

State of Florida

87. Florida Statutes Section 718.112, bylaws, reserves and structural integrity reserve studies.
88. Florida Statutes Section 553.899, milestone inspections.
89. Florida Statutes Section 718.111, association powers, insurance and official records.
90. Florida Statutes Section 718.503, resale disclosure.
91. Florida Statutes Section 627.714, unit-owner loss assessment coverage.
92. House Bill 913 (2025), condominium and cooperative associations.
93. Division of Condominiums, structural integrity reserve study reporting.
94. Division of Condominiums, frequently asked questions.
95. Citizens Property Insurance, flood requirement.
96. Office of Insurance Regulation, uniform mitigation verification form OIR-B1-1802.
97. Florida statewide cadastral parcels.

Collier County Public Schools and the Florida Department of Education

98. Attendance zones, 2025-26.
99. Attendance zones, 2026-27.
100. Attendance zone map.
101. 2025-2026 School and District Grades.
102. Florida school grades.

Treviso Bay Master Association and TPC Treviso Bay

103. 2026 Annual Fee Sheet, revised 11 May 2026.
104. Master Association FAQ, 2025.
105. Master Association FAQ, 2024.
106. Realtor Information.
107. Buyer’s (resale) application.
108. Master Rules and Regulations, 9 February 2025.
109. Clubhouse.
110. Clubhouse dining.
111. Club amenities.
112. Course architect.
113. Golf.
114. Practice facility.
115. Clubhouse Project Refresh.
116. Contact and directions.
117. Hours.
118. Coach Homes II at Treviso Bay prospectus, including the Master Declaration, revised 15 April 2015.
119. Master Association and Golf Club governing documents, January 2012 printing.
120. Veranda II Rules and Regulations, for comparison.
121. Treviso Bay newsletter, June 2014.
122. Treviso Bay newsletter, November 2014.
123. New member information packet.
124. Membership Golf Guide, 2019.
125. Treviso Bay HOA Update, March 2018.

Wentworth Estates Community Development District

126. Fiscal Year 2027 Adopted Budget, 14 May 2026.
127. Wentworth Estates CDD.
128. Special assessment methodology, November 2017.
129. District manager’s document library.
130. Florida Auditor General, Wentworth Estates CDD filings.

Lennar, archived

131. Verandas page, 27 August 2012.
132. Verandas page, 19 May 2013.
133. Verandas page, 12 August 2013.
134. Verandas page, 22 November 2013.
135. Verandas page, 22 April 2014.
136. Verandas page, 24 June 2014.
137. Verandas page, 22 February 2015.
138. Bromelia plan page, May 2014.
139. Diangelo plan page, February 2016.
140. Arabella plan page, May 2016.
141. Internet Archive capture index for the Verandas pages.
142. Lennar Resource Center, Treviso Bay.

Other sources

143. Naples Daily News, Hurricane Ian damage in Collier County.
144. Naples Daily News, Hurricane Milton property damage in Collier County.
145. Tecta America West Florida, the lienor’s own location page.
146. OpenStreetMap contributors, geometry for lakes, wetlands and course features, via the Overpass API.
147. OSRM routing engine, free-flow drive distances.
148. Southwest Florida MLS Matrix, Treviso Bay development, closed 23 September 2021 to 23 September 2026 plus active and pending listings, and ZIPs 34113 and 34114 closed 23 September 2025 to 23 September 2026, pulled 23 September 2026 by McGreevy and Comisar.

Downloadable Documents

These are the primary documents behind the numbers on this page, linked to the authority that publishes them so you always read the current version. Every one is a public record.

1. Declaration of Condominium for Veranda I at Treviso Bay (Collier County Clerk of Courts). The 137-page governing document, including Section 10.1 on golf.
2. Phase 3 amendment, Building 10, no golf (Collier County Clerk of Courts).
3. Phase 4 amendment, Building 11, no golf (Collier County Clerk of Courts).
4. Corrective Supplemental Declaration withdrawing Phases 3 and 4 from the Golf Club (Collier County Clerk of Courts).
5. Treviso Bay 2026 Annual Fee Sheet (Treviso Bay Property Owners Master Association).
6. Master Association FAQ, 2025 edition (Treviso Bay Property Owners Master Association).
7. Master Rules and Regulations, February 2025 (Treviso Bay Property Owners Master Association).
8. Buyer’s resale application (Treviso Bay Property Owners Master Association).
9. Wentworth Estates CDD Fiscal Year 2027 Adopted Budget (Wentworth Estates Community Development District).
10. Collier County 2026 Flood Protection newsletter (Collier County).
11. Collier County milestone buildings by year (Collier County).
12. FEMA NFIP summary of coverage for condominium buildings (FEMA).
13. Collier County Public Schools 2025-2026 School and District Grades (Collier County Public Schools).
14. 2024 potential hurricane shelters (Collier County Emergency Management).

The Veranda I association’s budget, reserve schedule, insurance certificate and minutes are owner documents that the association does not publish online; a buyer receives them through the estoppel and resale disclosure process, and a seller can request them from the association’s manager.

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