Treviso Bay - Via Veneto

McGreevy and Comisar are the top-reviewed real estate team selling and buying homes in Via Veneto at Treviso Bay, on Veneto Place and Veneto Lane in 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 Via Veneto home, or you are deciding whether one of these 47 houses is the right way into single-family living at Treviso Bay, this page answers the questions that actually move the price: which of two very different products the home is, whether golf is attached by recorded document, what the full fee stack costs including the district line the MLS leaves out, and what the county’s own elevation certificates say about each house.

Via Veneto at Treviso Bay is a 47-home single-family and villa neighborhood inside the master-planned community of Treviso Bay in Naples, Florida. It sits just inside the main gate on US 41 East, its nearest home about 50 meters from the gatehouse, and 42 of its 47 homes carry a TPC Treviso Bay golf membership by recorded document.

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

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

What Is Via Veneto at Treviso Bay, and Which “Via Veneto” Is This?

Via Veneto at Treviso Bay is 47 homes on Veneto Place and Veneto Lane, Naples, Florida 34113: twelve attached villas in six two-home buildings, built 2007 to 2009 by R&D Italia Villas, and 35 detached Lennar homes built 2012 to 2014. It has no street named Via Veneto, and it is not the Via Veneto condominiums in Pelican Bay.

That second sentence matters more than it looks. Type “Via Veneto Naples” into a search box and nearly every suggestion and top result is a condominium address on a street called Via Veneto in Pelican Bay, ZIP 34108, in North Naples. This page covers only the recorded VIA VENETO plat inside Treviso Bay, and every number on it is tied to a Veneto Place or Veneto Lane address.

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

Sources: Collier County Clerk of Courts Official Records, the Collier County Property Appraiser 2026 preliminary roll, the Florida Division of Corporations, FEMA’s National Flood Hazard Layer and the county’s elevation certificates, all read September 23 and 24, 2026.

Not the Via Veneto in Pelican Bay (ZIP 34108)

The Collier County Property Appraiser’s roll lists a street actually named Via Veneto, with 45 condominium parcels at 505 to 585 Via Veneto, Naples 34108. Those units belong to The Pointe at Pelican Bay II, a Condominium, and their 2026 preliminary county values run from $1,010,000 to $1,382,400. They have nothing to do with Treviso Bay. If you arrived here looking for Pelican Bay, our Pelican Bay community guide is the page you want. Collier County’s own elevation-certificate index carries twelve records for that Pelican Bay street, which is a small proof of how easily the two names get mixed up.

Not Veneto at Miromar Lakes, not Venice, not Rome

We also publish a guide to Veneto at Miromar Lakes, six waterfront estate homes in Estero, Lee County. It is a different community, a different county and a different product. Search engines also pair “Via Veneto” with Venice, Florida, with restaurants that share the name and with the famous street in Rome. None of those is this neighborhood. The Florida Division of Corporations lists an active “Via Veneto Homeowners Association, Inc.” with Colorado and Fort Pierce addresses, and an old, inactive “Via Veneto Condominium Association, Inc.”; neither governs a Treviso Bay home.

Corrections to what you may have read

Several descriptions of Via Veneto that circulate online do not match the public record, so here is what the record says instead. Via Veneto is inside Treviso Bay’s main gate, not a non-gated enclave. The homes were not built in 2015: the county roll shows construction years of 2007 to 2009 for the villas and 2012 to 2014 for the Lennar houses. County-measured sizes run 1,854 to 2,909 square feet, not “1,800 to 3,500”. There is no Via Veneto-only pool, clubhouse or barbecue area on the county roll; residents use Treviso Bay’s shared amenities. Treviso Bay is not a 55-plus community. And inventory counts of “33 for sale” or “34 for rent” shown under a Via Veneto heading are community-wide numbers: on September 23, 2026 the MLS showed no Via Veneto home for sale and none pending.

Why McGreevy and Comisar Are the Best Realtor for Via Veneto

If you’re searching for the best realtor for Via Veneto in Treviso Bay, Naples, whether you’re ready to sell your Via Veneto 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 Via Veneto track record: In the last 12 months Via Veneto has seen 3 resales, from September 23, 2025 to September 23, 2026, and we tracked every one of them, along with every sale recorded on Veneto Place and Veneto Lane since the first lot changed hands in 2006. Because three sales is too few for a meaningful median, we widen the window: over the 36 months to September 23, 2026, the first window with ten or more closings, Via Veneto recorded 10 MLS resales, the highest-priced at $1,750,000, with a median sale-to-list ratio of 99.1 percent, calculated as the median of the ten individual ratios.

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

Honors and recognition:

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

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

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

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

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

Key Takeaways

• Two products, one name. Via Veneto is 12 attached villas built 2007 to 2009 by R&D Italia Villas and 35 detached Lennar houses built 2012 to 2014, on one recorded plat of 47 homes.
• Golf is recorded lot by lot. Four Golf Club supplemental declarations (2012 to 2014) joined 42 homes; five villas, at 9202 and 9205 Veneto Lane and 9242, 9284 and 9292 Veneto Place, appear in no golf instrument.
• Fee-simple, not a condominium. Every home sits on its own platted lot. The county’s “CONDO” code is a valuation class, not a legal form.
• Prices have come off the 2024 peak. The three closings in the last 12 months ran $1,050,000 to $1,275,000; a Victoria that sold for $1,750,000 in November 2024 has comparables at $1,050,000 and $1,075,000 in April 2026.
• The 36-month median is $1,412,500 on 10 MLS resales, with every recorded county sale on the two streets matched to an MLS closing: no off-MLS sales in five years.
• The true carrying cost of a golf home is about $19,200 a year, including the $3,153.10 Wentworth Estates CDD line that the MLS “total recurring fees” field leaves out. A non-golf villa runs about $13,321.
• No first floor sits below today’s base flood elevation. All 47 homes have county elevation certificates; the lowest first floor is 8.00 ft against a 7 ft base flood elevation, and the 2007 villas sit highest of all.
• Closest homes to the gate. Every Via Veneto house is 0.03 to 0.17 miles from the Treviso Bay gatehouse, in a straight line, and no lot backs onto the golf course.
• Two leases a year. The neighborhood’s own recorded covenants cap leasing at twice a year, stricter than the Master Association’s four.
• All ages. No Via Veneto instrument carries 55-plus language, and Treviso Bay is not age-restricted.

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

Living in Via Veneto means living at the front door of Treviso Bay. Every Via Veneto house is between 0.03 and 0.17 miles from the main gatehouse at 9050 Treviso Bay Boulevard, the Club Rilassare fitness, spa and pool campus is a quarter mile away, and 46 of the 47 lots back onto a lake or an open tract rather than a neighbor’s yard.

Those distances come from Collier County’s own address points, measured in straight lines, so they are not marketing copy. What they add up to is a neighborhood where US 41 East is a minute away, a morning swim at Club Rilassare is a short walk, and the 18-hole TPC Treviso Bay course and main clubhouse are a short drive south, about a mile and a half.

How close everything is, street by street

Straight-line distances from the county’s Site Address Points layer, measured September 23, 2026. Driving distances are longer. The single closest home to the gate is 9202 Veneto Lane, at 0.03 miles; the farthest are 9225, 9235 and 9287 Veneto Place, at 0.17.

Lakes and a district tract behind the homes, the golf course behind none

Collier County’s parcel map shows what each Via Veneto lot backs onto. Thirteen homes (lots 1 to 13) back onto Via Veneto’s own 3.21-acre lake, Tract L-2, and thirteen more (lots 35 to 47) back onto its 2.06-acre lake, Tract L-1; both lakes belong to the Wentworth Estates Community Development District. Four homes (lots 14 to 17) back onto a 4.42-acre lake in the neighboring Pavia plat, and sixteen (lots 18 to 33B) back onto Tract P-3, a 20.53-acre tract of the Piacere-Pavia plat that the county classifies as water. One home, 9234 Veneto Place, is an interior lot.

No Via Veneto lot touches a golf-course parcel. A listing that promises a fairway view on Veneto Place is describing something the parcel map does not support, even though most of these homes carry a golf membership. The county agrees with the buyers on one point: on the 2026 preliminary roll it values every Lennar plan exactly $15,000 higher on a lake lot than on a lot facing the P-3 tract.

Who lives here

The 2026 preliminary county roll shows 20 of the 47 homes (42.6 percent) carry a Florida homestead exemption, so a little over half are second homes or rentals. Owner mailing addresses cluster in Florida (25), then Ontario (6), New Jersey (3), Massachusetts (3) and Michigan (2), with one each in nine other states. No Via Veneto instrument carries age-restriction language, and Treviso Bay as a whole is all-ages; the neighborhood declaration’s own definition of a single family expressly includes children and grandchildren.

The US 41 edge

Via Veneto is also the edge of the community. The plat’s northern boundary meets Tract FD-1, a 9.07-acre commercial parcel on Marc Anthony Way that a private company, Prima Partners LLC, is building out along US 41 East. The nearest homes, 9230 and 9234 Veneto Place, sit about 25 to 27 meters from that parcel line, and the centerline of US 41 is about 233 meters from the closest house. We cover what is being built there, from the county record, in the section on what is next door.

Via Veneto Market Snapshot: What Veneto Place and Veneto Lane Homes Sell For Now

Data updated: September 2026. Via Veneto recorded 3 MLS closings in the 12 months to September 23, 2026: $1,050,000, $1,075,000 and $1,275,000, with 25 to 115 days on market and every sale below its last list price. Over 36 months, the first window with ten or more sales, 10 closings produced a median of $1,412,500.

Three sales is too few for a median to mean much, so this page follows a simple rule: widen the window, one step at a time, until it holds at least ten closings, and name the window beside every figure. For Via Veneto that is 36 months. Every number below is computed from the raw closed rows, by two independent methods that agree exactly, and reconciled against the county’s recorded sales.

Every Via Veneto closing in the last 12 months

Southwest Florida MLS Matrix, Treviso Bay development, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026. Total volume $3,400,000. The middle sale is $1,075,000, which is why that figure appears in most summaries of Via Veneto; it is one sale, not a trend.

The 36-month window, the first with ten or more sales

Method: price per square foot and sale-to-list are medians of the individual sale ratios, never a ratio of medians. Two closings in the 36-month window were recorded by the MLS as sold before entry (a status that carries no days-on-market figure) and are left out of the days-on-market column only. Total volume in the 36-month window was $14,070,000.

Five years of Via Veneto prices, year by year

The five-year record also holds the neighborhood’s price per square foot high point: 9295 Veneto Place, a 1,854-square-foot Victoria on the Pavia lake, closed at $1,750,000 on November 14, 2024, which is $944 per MLS square foot.

Every recorded sale reconciled: no off-MLS sales

Some Treviso Bay neighborhoods have sales that were recorded with the county but never listed on the MLS. Via Veneto does not. The Collier County Property Appraiser’s sales file shows 15 priced sales on Veneto Place and Veneto Lane from September 23, 2021 to September 23, 2026, and we tracked every one of them against the MLS: each matches an MLS closing by parcel and date. None was a builder sale: Lennar’s last new-home closing here was in November 2014, so every figure in this section is a resale.

What is for sale right now

On September 23, 2026 the MLS showed no active Via Veneto listing and none pending. Out of 47 homes, that is zero direct competition inside the neighborhood for the next owner who lists, which changes how a seller should price (more on that in the seller section).

Selling at Via Veneto? With no competing listing on Veneto Place or Veneto Lane, a correctly priced home has the neighborhood to itself; get a free Via Veneto valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

Why Did Via Veneto Prices Fall From the 2024 Peak?

Data updated: September 2026. Via Veneto’s prices peaked in 2024, when two sales closed at a median of $1,700,000, and the 2026 sales of the same Lennar plan came in 38.6 to 40.0 percent lower. The record shows what changed: every 2026 sale closed below its list price, and days on market stretched from a median of 6 to as long as 115.

The same plan, two years apart

The cleanest comparison in the record is one Lennar plan, the Victoria, sold three times in eighteen months:

Same builder, same 1,854 county square feet, lake lots in every case: the April 2026 prices are 38.6 and 40.0 percent below November 2024. Condition, pools and updates differ house to house, and the MLS export does not record them, so no single cause explains the whole gap. What the record does show is timing: from 2022 through 2025, the median Via Veneto sale closed at 100 percent of list after 6 days on market, and all three 2026 sales closed 5.6 to 7.9 percent under list after 25 to 115 days.

What the 2026 sales have in common

All three 2026 sales were original Lennar homes from 2014, all three sit on a lake, and all three closed below their last list price. The two Victorias sold within ten days of each other in April, which put two nearly identical houses in front of the same buyers at the same time. That is the one market condition a seller can plan around: Via Veneto has so few sales that two listings at once is a glut.

What the county did to values in 2026

The Collier County Property Appraiser cut 2026 preliminary values on most single-family homes in Treviso Bay by 17 to 40 percent. Via Veneto is the exception: every one of its 47 homes carries exactly the same 2026 preliminary value as its 2025 certified value. The median Lennar home is valued at $1,186,750 in both years, and the median villa at $770,180. The likely reason is that the county values Via Veneto with the model it uses for condominium-class property, which we explain in the section on the “CONDO” code.

Thinking of selling or buying at Via Veneto? Talk to the team that tracked every sale on Veneto Place and Veneto Lane

No Via Veneto home was on the market on the day we pulled this data, and the 36-month record shows correctly priced homes here closing at 99 percent of list. If you own one of the 47 homes just inside the Treviso Bay gate, get a free Via Veneto home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Naples before you write an offer on a home whose golf status you have not confirmed.

How Does Via Veneto Compare With Other South Naples Single-Family Neighborhoods?

Data updated: September 2026. On median price per square foot for single-family homes of 1,700 to 2,400 square feet built since 2005, Via Veneto’s three sales in the last 12 months, at $580, ran 57 percent above the $369 median of 295 comparable sales across ZIP codes 34113 and 34114. Only the Treviso Bay set as a whole, at $597, ran higher, and Isles of Collier Preserve, at $555, came closest.

The yardstick is deliberately narrow: detached homes of about the same size and age, in the same two South Naples ZIP codes, over the same 12 months, so that the comparison measures location, community and membership rather than house size. We publish this kind of evidence on every page because it is how a seller or buyer should judge any agent’s pricing advice, and it is the same standard we hold ourselves to when we are compared with the best real estate agents in Naples on the public record.

The benchmark, trailing 12 months to September 23, 2026

Method: Southwest Florida MLS Matrix, every closed residential sale in ZIP 34113 and 34114 from September 23, 2025 to September 23, 2026 (1,645 rows), joined to the Collier County Property Appraiser roll by address; kept county single-family homes (plus Via Veneto, which the county codes differently) built 2005 or later with 1,700 to 2,400 MLS square feet; communities with three or more sales shown. One of Via Veneto’s three sales did not match in the county join, so the Treviso Bay row holds two of them; the Via Veneto row uses all three. Medians of per-sale ratios throughout.

How Via Veneto compares inside Treviso Bay, on the county’s own numbers

Treviso Bay has eleven single-family groups on the county roll. On the Property Appraiser’s 2026 preliminary values, measured against each home’s county base area, Via Veneto and Pavia’s Piacere Way section have the smallest lots and the smallest houses in the community, and Via Veneto’s median value per square foot sits in the upper middle.

Collier County Property Appraiser 2026 preliminary roll, parcels and buildings files, read September 23, 2026. Piacere Way’s county median house (2,014 square feet) is marginally smaller than Via Veneto’s (2,035), so “the smallest homes in Treviso Bay” is not quite right for either; what is true is that the two Lennar sections share the smallest single-family footprints in the community. For the neighborhoods above and below Via Veneto, see Bella Firenze at Treviso Bay and The Peninsula at Treviso Bay.

Selling a Via Veneto home? The benchmark above is the case your listing makes to a buyer comparing South Naples golf communities. Get a free Via Veneto valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent Naples buyers.

Via Veneto vs Pavia: Which Treviso Bay Lennar Neighborhood Fits You?

Via Veneto and Pavia’s Piacere Way section are Treviso Bay’s two Lennar “Executive Homes” neighborhoods: the same Victoria, Sophia and Isabella plans on lots of about a fifth of an acre, built in the same years. They differ on golf certainty, flood margin, leasing rules, county coding and price.

Pavia’s full story is on our Pavia at Treviso Bay guide. The Pavia plat also includes the eleven estate homes of Pavia Court on lots of about three quarters of an acre; they are a different product, and the comparison below is with Piacere Way, where the plans match.

Side by side

Sources: the recorded instruments and county data cited throughout this page, the Pavia research file’s reading of the Golf Club Declaration Exhibit A-1 and the Pavia elevation certificates, and the Southwest Florida MLS Matrix pull of September 23, 2026.

Who should choose Via Veneto

Choose Via Veneto if you want the shortest trip to the gate and US 41, if a lake behind the house matters more to you than a larger lot, if you want a neighborhood where no first floor sits below today’s base flood elevation, or if you are looking for a villa: Via Veneto’s twelve attached villas carry the lowest county values on the plat, $682,980 to $954,040 on the 2026 preliminary roll, and five of them are not tied to golf dues.

Who should choose Pavia

Choose Piacere Way if you want a golf membership that was written into the Golf Club Declaration’s original exhibit rather than added by supplement, if you plan to rent the home more than twice a year, or if you want the county to value your land and house separately, which is the usual form for a single-family home. Check the flood line on the specific Piacere Way lot: eight homes there sit in Zone AE with a base flood elevation of 8 feet, and seven of them have first floors a fraction of a foot below it.

And versus a Di Napoli coach home at the same price

The single most common trade-off we see a Via Veneto buyer weigh is not another single-family plat at all. It is a two-story coach home in Di Napoli at Treviso Bay, whose 12-month MLS median also happened to be $1,075,000. At about the same price, Via Veneto buys a detached house on its own lot with its own roof, while Di Napoli buys an attached two-story condominium home with a condominium association and a carrying cost our Di Napoli research put at about $23,100 a year, against about $19,200 for a golf-bundled Via Veneto house.

How R&D Italia Villas’ Duplex Villas Became Lennar’s Executive Homes: The Via Veneto Timeline

Via Veneto was platted in 2006 for up to 49 attached villas by R&D Italia Villas, LLC, a builder that bought its lots from Treviso Bay’s original master developer. Twelve villas were built before the housing crash. The lender foreclosed in 2011, and from 2012 to 2014 Lennar finished the neighborhood with 35 detached homes.

That sequence is recorded in the Collier County Clerk’s Official Records, instrument by instrument, and it corrects a claim repeated in most online summaries, including an earlier version of our own Treviso Bay research: the 2007 homes were not built by V.K. Development, the master developer. V.K.’s entities sold the lots; R&D Italia Villas built the villas.

2006: the plat and two declarations

On September 27, 2006, three instruments were recorded within an hour of each other: the VIA VENETO plat, Plat Book 47, Pages 15 to 17, a replat of part of Treviso Bay’s original tracts; the Master developer’s Supplemental Declaration for the Via Veneto at Treviso Bay Neighborhood, Official Records Book 4112, Page 2226; and the builder’s own Declaration of Covenants, Conditions and Restrictions for Via Veneto at Treviso Bay, Book 4112, Page 2280, a 50-page instrument that also carries the articles and bylaws of a neighborhood association. The builder’s declaration allowed “one- or two-story single family attached” dwellings of 1,800 to 2,700 air-conditioned square feet, and the Master’s supplement capped the neighborhood at 49 dwellings. A surveyor’s affidavit recorded in February 2007 corrected the plat’s note to point at that declaration, and in May 2007 the Lots 30 and 33 Replat split two lots into halves for villa pairs.

2006 to 2007: $135,000 a lot

Treviso Bay Development, LLC and VK Treviso Bay LLC, the master developer’s entities, sold every Via Veneto lot to R&D Italia Villas, LLC in five deeds between September 2006 and December 2007. The four bulk deeds price out at exactly $135,000 per lot: three lots for $405,000 in December 2006 (Book 4149, Page 3230), 21 lots for $2,835,000 in February 2007 (Book 4186, Page 3845), and twelve lots for $1,620,000 in each of two deeds, July 2007 (Book 4258, Page 4076) and December 2007 (Book 4314, Page 3237). R&D Italia Villas was a Florida limited liability company filed in March 2005 (Sunbiz L05000031113), part of a Naples builder group that also developed Italia at Treviso Bay.

2007 to 2009: twelve attached villas

R&D built twelve villa homes in six two-home buildings. Notices of commencement recorded in 2007 describe “construction of attached villa with pool” on Lots 11 and 36 and an “attached duplex villa with pool” on Lot 37, and the county’s 2025 building footprints show each pair of villa addresses inside one building outline of 5,982 to 6,455 square feet. Seven villas sold to their first owners in 2006 to 2008 for $484,400 to $1,191,500; the six completed-home sales of 2007 and 2008 had a median of $910,350. These were peak-market prices, and at least two of those homes later resold for less than half of what their first owners paid.

2009 to 2011: default and foreclosure

In September 2009 a Second Amendment to the Supplemental Declaration was recorded, allowing detached homes on any lot and raising the size range to 1,800 to 4,500 square feet, the change that made Lennar’s later houses possible. By January 2010, the Naples Daily News reported that the builder owned 42 lots at Via Veneto, five developed and 37 vacant, with secured debt of more than $6 million, and that the subdivision “originally featured 49 lots, with seven that sold.” The lender’s successor, RL REGI-FL Italia, LLC, foreclosed and took the unsold lots and villas by a Certificate of Title recorded November 29, 2011, Book 4740, Page 1664.

2012 to 2014: Lennar finishes the neighborhood

Lennar Homes, LLC, signing as member of RL REGI-FL Italia, sold the five finished villas in November and December 2012 for $341,500 to $390,000, about 60 percent below what comparable villas had fetched in 2007, and then built 35 detached homes from its “Executive Homes” collection: one in 2012, three in 2013 and 31 in 2014. The first Lennar house, 9209 Veneto Lane, closed on November 30, 2012 at $445,000; the last two closed on November 28, 2014. Lennar’s own archived page described the collection as four executive floor plans of 1,649 to 2,246 square feet, priced from the $400,000s (Lennar, November 2012). Lennar had bought the balance of Treviso Bay out of the master developer’s foreclosure in December 2011 (Book 4742, Page 962).

2013: the neighborhood association merges into the Master

Via Veneto at Treviso Bay Neighborhood Association, Inc. was filed with the state on April 27, 2006 (Sunbiz N06000004668). It was administratively dissolved in December 2011 after its registered agent resigned, then reinstated and merged into Treviso Bay Property Owners Master Association, Inc. on March 14, 2013, by Articles of Merger recorded at Book 4898, Page 2926. The merger plan records 47 neighborhood members; each became a Master Association member, and the neighborhood’s property vested in the Master “without further act or deed.” Since then Via Veneto has had one association layer: the Master.

Via Veneto Homes: The Victoria, Sophia and Isabella Plans and the Twelve Villas

Via Veneto homes come in four forms: Lennar’s one-story Victoria (about 1,854 county square feet, 15 homes), Sophia (2,035, 10 homes) and Isabella (2,246 to 2,249, 10 homes), built 2012 to 2014, and twelve attached villa halves of 1,939 to 2,909 square feet built 2007 to 2009. Every Lennar plan has a two-car garage.

The plan names come from Lennar’s own archived marketing pages; the counts and sizes come from the county roll; and the bedroom and bath strings in the MLS match both. Three independent fields agree on every Lennar house, which is why the plan column in our address table below is stated as fact.

The Lennar Executive Homes plans

Lennar pages via the Internet Archive, captured November 2012 and February 2015; county base areas from the Collier County Property Appraiser 2026 preliminary buildings file. Lennar described the Victoria as “2 bedrooms + Den, 2 baths + pool bathroom, a huge great room and a 2 car garage courtyard.” The same four plans were also sold on Pavia’s Piacere Way.

What the Lennar homes actually sold for, new

Lennar’s closings ran well above the November 2012 base prices, which is normal once lot premiums, options and later price increases are added. On the county sales file the 35 new Lennar houses closed at a median of $544,500 (odd count); by plan, the Victoria’s median was $546,700 (15 sales, $445,000 to $600,000), the Sophia’s $538,500 (10, $482,500 to $600,000) and the Isabella’s $544,100 (10, $490,000 to $625,500). The highest original price in the plat was $625,500 for 9280 Veneto Place, an Isabella on the lake, in October 2014.

Appreciation since Lennar sold them

Of the 35 Lennar houses, 25 have resold at least once. From the original Lennar price to the latest resale, their median gain is 55.8 percent over all resale dates. For the eleven whose latest resale came in 2022 or later, the median gain is 142.5 percent, about $822,600, a median of 9.4 percent a year. The biggest gains in the county record: 9272 Veneto Place, an Isabella bought new for $498,000 in 2013 and resold for $1,695,000 in 2025; 9259 Veneto Place, a Sophia, $541,200 in 2014 to $1,650,000 in 2024; and 9295 Veneto Place, a Victoria, $600,000 in 2014 to $1,750,000 in 2024.

The twelve villas: six two-home buildings

The villas are the older half of Via Veneto’s story. Collier County’s building-footprint layer shows six buildings, each holding two addresses: 9201 and 9205 Veneto Lane (building A), 9284 and 9288 Veneto Place (B), 9292 and 9296 Veneto Place (C), 9287 and 9291 Veneto Place (D), 9242 and 9246 Veneto Place (E), and 9202 and 9206 Veneto Lane (F). Each villa half sits on its own platted lot and shares a party wall, and in some cases a roof, with its neighbor. The halves measure 1,939 to 2,909 county square feet (median 2,151); the largest pair, building D, measures 2,909 square feet a side. Plan names and original feature sheets for the villas are not in any public record we could find.

The villas’ price history is the neighborhood’s cautionary tale. Bought at the 2007 peak, 9201 Veneto Lane sold for $963,800 and resold for $450,000 in 2013, and 9202 Veneto Lane sold for $892,500, went through foreclosure, and resold for $305,000 in 2012. Bought from Lennar in 2012 instead, 9296 Veneto Place went from $341,500 to $541,000 in 2018 and 9291 Veneto Place from $390,000 to $799,000 in 2015. The most recent villa sale, 9292 Veneto Place, closed at $1,450,000 in February 2025, $675 per MLS square foot, against a 2026 preliminary county value of $770,180 on the same home.

Via Veneto and the “Via Veneto Villas”: what the two names mean

The Treviso Bay Master Association’s 2026 Annual Fee Sheet lists two separate single-family lawn-care lines: “Via Veneto” at $2,527 a year and “Via Veneto Villas” at $1,998. The split lines up with the two products on the plat, 35 detached houses and 12 attached villas, although the fee sheet does not list which addresses pay which line. We could confirm the line for one home directly: the MLS record for the 2025 sale of the villa at 9292 Veneto Place shows the $1,940 figure that the 2025 fee sheet charged the Villas line. For any other address, ask the Master Association which line it pays before you rely on either figure.

Pools, garages and lots

Most listing descriptions on these two streets mention a private pool, but the county cannot tell you which homes have one: because the Property Appraiser codes Via Veneto as condominium-class property, its buildings file does not itemize pools, spas or screen cages the way it does for Pavia next door. The county’s permit files show one new pool since 2020, a $50,000 pool with a 1,656-square-foot screen cage at 9235 Veneto Place in January 2021. Confirm the pool, its heater and its cage at the showing. Garages: every Lennar plan has a two-car garage, and the recorded supplemental declaration requires a garage for two to four cars with automatic openers. Lots: the county median is 9,148 square feet, about 0.21 acre; the two largest, at 9235 and 9230 Veneto Place, are the replatted double lots of 24,829 and 23,522 square feet.

Every Via Veneto Address: All 47 Homes on Veneto Place and Veneto Lane

Via Veneto has 47 home addresses: ten on Veneto Lane, numbered 9201 to 9222, and 37 on Veneto Place, numbered 9225 to 9300. The table below lists every one, with its lot, product and plan, year built, county size, recorded golf supplement, flood zone and surveyed first-floor elevation, each linked to its county elevation certificate.

Thirteen of these addresses show up as Google search suggestions on their own, which tells us buyers and owners search here house by house. No other public page puts all 47 in one place, with the recorded document behind each column.

How to read the table

“Golf supplement” names the recorded Golf Club supplemental declaration that joined the lot, by Official Records book and page; “none recorded” means no golf instrument names that lot. “Flood zone” is the FEMA zone under the house footprint on the current map, panel 12021C0603J, effective February 8, 2024; “AE-7” means Zone AE with a 7-foot base flood elevation, and “X (shaded)” means the 0.2 percent annual chance zone, outside the special flood hazard area. First floors are in feet above the NAVD 1988 datum, from each home’s elevation certificate; the certificates for 9287 and 9291 Veneto Place state their elevations on the older NGVD 1929 datum, converted here with the 1.26-foot offset printed on the neighborhood’s other certificates.

Sources: Collier County Property Appraiser 2026 preliminary roll; Collier County elevation certificate index and the 47 certificates linked above, each read September 23, 2026; FEMA National Flood Hazard Layer overlaid on the county’s 2025 building footprints; Golf Club supplemental declarations at the Collier County Clerk.

Why a portal shows “#15” after a Veneto Place address

Many MLS and portal records write a Via Veneto address with a unit number, such as 9295 Veneto Place #15 or 9238 Veneto Place #35. That number is the lot number on the plat, not a condominium unit. It appears because the county records these homes in a condominium-style format, and it is harmless as long as the title work uses the legal description: “VIA VENETO LOT 15,” for example. When you search the county or the Clerk, search by the lot and the plat, not by a unit.

Is Via Veneto a Condominium? Fee-Simple Lots and the County’s “CONDO” Code

Via Veneto is not a condominium. Every home sits on its own platted lot in Plat Book 47, Pages 15 to 17, and the recorded declaration defines an owner as the holder of “fee simple title to any Lot.” The Collier County Property Appraiser nonetheless codes all 47 homes as condominium-class property, which affects valuation, not ownership.

This is the single most confusing fact about Via Veneto, because a buyer who pulls the county record sees “CONDOMINIUM” and a lender’s questionnaire may ask for condominium documents that do not exist. The record resolves it cleanly.

What the plat and the declaration say

The builder’s 2006 declaration (Book 4112, Page 2280) defines a “Lot” as “a platted residential Lot as shown on the Plat of Via Veneto at Treviso Bay” and an “Owner” as the record owner “of the fee simple title to any Lot.” Every county legal description reads “VIA VENETO LOT” and a number, never “UNIT.” The county’s own subdivision table classes both Via Veneto records (codes 690320 and 690325) as type “S,” a subdivision, while Treviso Bay’s actual condominiums, such as the Terrace and Veranda buildings, are type “C.” The Clerk’s legal index for the plat and its replat holds 467 unique recorded instruments, and none is a declaration of condominium under chapter 718 of the Florida Statutes, and no Via Veneto condominium association exists on the state’s corporate register.

Why the Property Appraiser codes the homes as condominium

Every Via Veneto legal description ends in “(HO),” and on the county roll that marker travels with the condominium use code. Countywide, 6,445 parcels carry “(HO)” in their legal description and 6,439 of them are coded use 4, “Condominium,” including villa neighborhoods such as Milano, Heritage Bay’s club homes and Mustang Villas. Via Veneto is the only single-family plat in Treviso Bay coded this way; Bella Firenze, Italia, Pavia, Ponte Rialto, Siracusa, Vercelli, Lipari and Montiano homes are all use code 1, single-family. The likeliest explanation is the neighborhood’s origin as a villa plat with party walls and shared roofs. What the roll’s “(HO)” abbreviation stands for is not stated in the county’s data files.

What the code changes in practice: taxes, lenders and insurers

The code changes how the county values the home. Condominium-class parcels carry a land value of $0 and a single building value, and on the 2026 preliminary roll a 2,249-square-foot Isabella in Via Veneto that is not homesteaded has a median county value of $1,304,450, against $1,102,094 for the same plan in Pavia, which the county codes single-family. Median taxes on those homes run $11,767 and $10,050 respectively. That is a real difference for a non-homestead owner, and it is a question worth raising with the Property Appraiser if you own one.

The code does not make Via Veneto a condominium for any other purpose. There is no condominium association, no master insurance policy on the homes, and no structural integrity reserve study or milestone inspection duty. A lender or insurer who reads the county card should be shown the plat and the declaration, and we put both in the listing file for every Via Veneto home we list. Expect a single-family (HO-3 type) homeowner policy, not a condominium unit-owner (HO-6) policy.

Is Golf Included With a Via Veneto Home? The Recorded Answer, Lot by Lot

Golf at Via Veneto is attached lot by lot, by recorded document. Four supplemental declarations recorded from 2012 to 2014 joined 42 of the 47 homes to the Treviso Bay Golf Club, which makes golf membership, and golf dues, mandatory for those owners. Five villas were never joined, and carry no golf membership or golf dues.

This is the question every listing on these streets answers differently, from “deeded TPC golf membership” to “the golf-included homes of Via Veneto.” The Collier County Clerk’s Official Records settle it for every address, and the address table above shows the answer house by house.

The 2006 declaration gave no golf right

When Via Veneto was platted in the V.K. era, golf was not part of the deal. The builder’s 2006 declaration states that “the TPC at Treviso Bay shall not be governed by the Master Association, nor shall the Owners within Treviso Bay have any rights to use the TPC at Treviso Bay by virtue of their ownership of a Dwelling.” When Lennar recorded the Treviso Bay Golf Club Declaration in March 2012, Book 4774, Page 2841, its Exhibit A listed lots and units elsewhere in Treviso Bay, and no Via Veneto lot.

Four supplements, 2012 to 2014

Via Veneto lots joined the Golf Club only by supplement:

Each joinder states that the owner’s property “shall be bound to the Golf Declaration the same as if Owner’s Property has been included within Exhibit ‘A’,” that any later buyer takes title subject to it, and that it is “a covenant running with the land.” The 2014 supplement also records that Lots 30A and 30B, and 33A and 33B, “collectively comprise one Lot,” entitled to one golf membership each. The Golf Club’s Amended and Restated Declaration of December 2018, Book 5582, Page 3518 carries the earlier supplements forward. The count: all 35 Lennar houses and seven villas (Lots 1, 10, 12, 16, 17, 37 and 46), 42 homes in total.

The five villas that never joined

A search of every instrument indexed to the Via Veneto plat, and every instrument naming the Treviso Bay Golf Club as a party, finds no golf instrument for Lots 2, 9, 11, 36 and 47: 9205 Veneto Lane, 9284 Veneto Place, 9292 Veneto Place, 9242 Veneto Place and 9202 Veneto Lane. All five are villas that R&D Italia Villas sold to their first owners in 2006 to 2008, before the Golf Club Declaration existed. The MLS agrees on the one that has sold recently: the February 2025 record for 9292 Veneto Place shows a mandatory club fee of $0, while every other Via Veneto record in five years shows golf dues of $3,580 to $5,350. Unlike Treviso Bay’s condominium buildings, the county does not value golf here: the non-golf villa at 9292 Veneto Place and the golf villa at 9206 Veneto Lane, both 2,149 square feet, carry the same $770,180 county value.

How to confirm golf status for a specific address

1. Find the lot number in the county legal description (“VIA VENETO LOT 24,” for example).
2. Check it against the four supplements in the table above, each a public record at the Collier County Clerk.
3. Order the Master Association estoppel certificate ($299, or $418 for a three-day rush, per the 2026 fee sheet) and ask for the Golf Club charges on it: a golf-joined home shows the $5,350 golf assessment.
4. Treat any listing remark, including ours, as a claim until those two documents agree.

A non-golf villa owner who wants golf would need a new joinder under the Golf Club Declaration; whether the club offers one today, and at what price, is not published. Ask the club before you buy on that assumption.

What a non-golf owner still gets

Every Via Veneto owner, golf or not, is a member of the Treviso Bay Property Owners Master Association, and the Master’s amenities come with the deed: the clubhouse and its dining, Club Rilassare’s pools, spa, salon and fitness center, the tennis and pickleball courts, and the satellite pools. What the non-golf owner does not get is play on the golf course as a member, and does not pay the $5,350 golf assessment or the $7,500 golf capital contribution at purchase.

What Amenities Come With a Via Veneto Home?

A Via Veneto home comes with Treviso Bay’s shared Master Association amenities, not private neighborhood ones: Club Rilassare at 9323 Treviso Bay Boulevard, a quarter mile away; the main clubhouse at 9800 Treviso Bay Boulevard, about a mile and a half south; the Master’s tennis, pickleball and bocce courts; and five satellite pools. There is no Via Veneto pool or clubhouse.

The county roll is the easiest way to see what is actually built, because it records each Master-owned improvement. Our Treviso Bay community guide covers the club, dining and membership in depth; this section covers what matters from Veneto Place and Veneto Lane.

Club Rilassare, the closest amenity

Club Rilassare (the county roll and older documents also call it Villa Rilassare) sits on a Master Association parcel at 9323 Treviso Bay Boulevard, 0.13 to 0.33 miles from every Via Veneto home. The county records buildings of 9,580, 3,461 and 869 square feet built in 2013, a 6,400-square-foot resort pool, a smaller pool and a spa, and a 64,800-square-foot slab classed as tennis courts. Lennar’s 2015 prospectus for another Treviso Bay neighborhood described the campus as a fitness center, salon and spa, aerobics room, café bar, bocce courts, a half basketball court and eight tennis courts for play (Coach Homes II prospectus, 2015). Pool hours and current court counts are in the Master Rules and Regulations.

The main clubhouse and TPC Treviso Bay

The clubhouse at 9800 Treviso Bay Boulevard is 1.38 to 1.56 miles from Via Veneto, a short drive or golf-cart ride. It holds the club’s dining, where every owner, golf or not, carries a $750 annual food and beverage minimum under the 2026 fee sheet. The TPC Treviso Bay course is an Arthur Hills design managed by Troon; for course, tee-time and membership detail see the club’s own pages and our community guide.

The nearest satellite pool

The closest of the five satellite pools is on Prima Way, the street that runs about 50 meters west of the nearest Via Veneto home: the county records a 1,400-square-foot pool and a spa there, built in 2008, on a Master Association parcel at 9117 Prima Way. It is shared with the Di Napoli coach homes and every other Treviso Bay owner.

What Via Veneto does not have

No Via Veneto-only pool, clubhouse, barbecue area or gatehouse appears on the county roll. The 2006 declaration anticipated an “automatic entry system and gates into the Properties” paid by the neighborhood association; whether any neighborhood gate operates today is not recorded anywhere we could find, and the neighborhood’s common tracts, now held for the Master, are its road and small open-space tracts. There is no marina or boat launch anywhere in Treviso Bay.

What Does It Cost to Own at Via Veneto? The Full 2026 Fee Stack

A golf-joined Via Veneto house costs about $19,200 a year in community charges in 2026: $7,420 to the Master Association, $5,350 to the Golf Club, $2,527 for lawn care, a $750 dining minimum and $3,153.10 in Wentworth Estates CDD assessments on the tax bill. A non-golf villa costs about $13,321. Property tax and insurance are on top.

Via Veneto has no neighborhood association dues: its association merged into the Master in 2013, and the Master’s own FAQ says single-family homes “only pay the Annual Assessment with Treviso Bay Master Association.” Everything below comes from the Master Association’s 2026 Annual Fee Sheet, revised May 11, 2026 and the Wentworth Estates CDD’s FY2027 adopted budget.

The annual stack, 2026

Not included: county property tax, the county’s solid-waste assessment, homeowner’s and flood insurance, utilities, and pool or pest service. An owner who chooses internet-only service instead of cable pays $362 on that line instead of $885.

The line the MLS leaves out: the CDD

The MLS “total annual recurring fees” field on the three 2026 Via Veneto sales reads $16,047. That is exactly $7,420 plus $5,350 plus $2,527 plus $750, the association charges, and it leaves out the $3,153.10 district assessment that the county collects on the property tax bill. The Master Association’s FAQ confirms the mechanism: “Your CDD assessment for debt repayment and maintenance is included on your annual tax bill from Collier County.” The district’s Series 2021 refunding bonds are scheduled to be retired with the final payments in 2037, so the debt line runs through fiscal year 2037; at today’s rate that is about $18,193 of remaining debt assessment per lot from FY2027 onward, unless an owner prepays. The operations line continues after that.

The district classes every Via Veneto home as a 50-foot lot, one unit, in its September 2018 assessment roll, the smallest single-family class in Treviso Bay. That is one reason a Via Veneto owner’s CDD line is lower than a Bella Firenze or Pavia Court owner’s.

The lawn-care line, and which one your home pays

Master Association annual fee sheets for 2024, 2025 and 2026. The Master bills lawn care neighborhood by neighborhood under its recorded power to take over landscape maintenance of lots, and the builder’s declaration expressly allowed that. Via Veneto Villas carries the lowest lawn line in Treviso Bay. Which line a given villa pays is confirmed in the public record for only one home, 9292 Veneto Place; ask for it on the estoppel.

How the golf line has moved

Golf dues are the fastest-rising line. The MLS records for Via Veneto sales show the mandatory golf figure at $3,580 in 2021, $4,150 in 2023, $4,310 in 2024, $4,870 in 2025 and $5,350 in 2026, the last matching the fee sheet exactly. From 2024 to 2026 that is a rise of 24.1 percent. The MLS is agent-entered and we use it only as a cross-check here; the fee sheet is the authority.

What we could not verify

The Master Association’s budget and reserve schedule are member documents, so we do not publish reserve balances. No special assessment against Via Veneto lots has been recorded since the association-era liens of 2009 to 2011, and the last association-related foreclosure on the plat was in 2016; that is the Clerk’s index, not a guarantee. The 2006 supplemental declaration set up a master alarm-monitoring contract passed through assessments; whether any such service continues today is not stated in any current document. Ask for all of it on the estoppel and in the resale package.

What a Via Veneto Buyer Pays at Closing

A resale buyer of a golf-joined Via Veneto house pays $15,799 in known community charges at closing in 2026, including a $7,500 Master Association capital contribution and a $7,500 Golf Club capital contribution. A buyer of one of the five non-golf villas pays $8,299. Title, lender and recording costs are separate.

These are published charges, not estimates, and they are the same for every Treviso Bay neighborhood of the same golf status. The contract decides whether buyer or seller pays each one, which is why we settle it before the first offer.

The one-time charges, from the 2026 fee sheet

Source: Master Association 2026 Annual Fee Sheet. An estoppel on an account that is past due adds $179. The resale application goes to the Master Association with the buyer’s application form; the Realtor information page lists the current contacts.

The “$3,750” figure

Some data summaries of Treviso Bay show a “$3,750 transfer fee” for certain neighborhoods. It is a statistical artifact of averaging agent-entered MLS fields, not a charge on any fee sheet. The transfer-fee field in Via Veneto’s own MLS records ranges from $0 to $13,049 because agents enter different things in it; the fee sheet above is the only reliable source.

The Rookery Bay fee, explained

The $250 line is the Rookery Bay Environmental Grant Fee, collected on every Treviso Bay transfer under the Master Declaration and, for Via Veneto, repeated in the builder’s 2006 declaration. It funds resource management at the Rookery Bay National Estuarine Research Reserve, part of NOAA’s national estuarine reserve system, through a fund the Master Declaration places with the National Fish and Wildlife Foundation.

No approval to sell, no right of first refusal

The builder’s declaration says plainly that there are “no restrictions on the sale of Lots”: no association approval of the buyer and no right of first refusal. The seller gives the Master Association notice, and the buyer files the Master’s resale application and pays its fees. That is simpler than the approval processes in Treviso Bay’s condominiums.

Property Taxes at Via Veneto, and the Same Plan Taxed Differently

Via Veneto’s median 2026 preliminary property tax bill is $9,950 across all 47 homes, and $10,618 for the 27 homes without a homestead exemption. Because the county values these fee-simple houses as condominium-class property, a Via Veneto Isabella carries a higher county value, and a higher tax bill, than the same plan in Pavia.

The figures below are the county’s own, from the Property Appraiser’s 2026 preliminary roll, which the county will certify later in the year. The CDD assessment is billed on the same tax notice but is not included in these tax figures.

County values, 2021 to 2026

From 2021 to 2026 the Lennar median more than doubled, from $565,495 to $1,186,750, while the villa median rose about 58 percent. The county values each Lennar plan on a fixed schedule: a Victoria is $1,087,200 facing the P-3 tract and $1,102,200 on a lake, a Sophia $1,186,750 or $1,201,750, and a 2,249-square-foot Isabella $1,304,450 or $1,319,450. The replatted double lots get no extra value, because the county values the land at $0.

Same Isabella, two tax bills

That gap, about $1,700 a year on the same Lennar plan, is a consequence of coding, not of the house. Owners can ask the Collier County Property Appraiser about the classification, and a buyer who makes the home a primary residence can apply for Florida’s homestead exemption and the Save Our Homes assessment cap.

Villas valued far below their sale prices

The same model values the villas far below the market. The villa at 9292 Veneto Place carried a 2026 preliminary value of $770,180 after selling for $1,450,000 in February 2025. For a buyer of a villa, the low county value is a tax advantage today; for a seller, it is a number to keep out of the pricing conversation, because the buyer’s lender will rely on an appraisal of recent sales, not on the county card.

Governing Documents: Two 2006 Declarations, a Merged Association and the Master

A Via Veneto home is governed by three layers of recorded documents: the builder’s 2006 Declaration of Covenants for Via Veneto at Treviso Bay, the Master developer’s 2006 Supplemental Declaration and its two amendments, and the Treviso Bay Master Declaration, restated in 2021. Where they conflict, the builder’s declaration says the more restrictive rule governs.

None of the Via Veneto instruments has been terminated or restated. The neighborhood association they created no longer exists, but the covenants still run with the lots, and the Master Association is the successor that enforces them.

The builder’s declaration, 2006

The Declaration of Covenants, Conditions and Restrictions for Via Veneto at Treviso Bay (Book 4112, Page 2280, 50 pages) was recorded by R&D Italia Villas, LLC with the joinder of the master developer and its lenders. It runs for 50 years from 2006, renewing in ten-year periods unless two thirds of the lot owners record otherwise, and can be amended by two thirds of the voting interests. Its key provisions for a buyer today:

• Party walls and shared roofs (Articles III and IV): the owners of an attached villa share the cost of repairing a common wall or roof equally, a negligent owner pays all of it, and an owner who does not pay can be liened.
• Owner insurance (sections 3.6, 4.5, 7.4 to 7.7): each owner insures the home for its full replacement value and must begin repairs within 30 days of an insurance settlement and finish within six months.
• Leasing (section 12.4): no lease under 30 days, no more than two leases a year, no subleasing without board approval.
• Sales (section 12.3): no restriction on the sale of lots, and no right of first refusal.
• Vehicles and signs (sections 9.4 and 9.7): no boats, trailers, recreational or commercial vehicles outside the garage for more than eight hours; garage doors closed except when in use; one approved “For Sale” sign.
• Architecture (Article VIII): every exterior change needs approval, now handled through the Master’s architectural review process.

The Master’s supplemental declaration and its two amendments

The Supplemental Declaration for the Via Veneto at Treviso Bay Neighborhood (Book 4112, Page 2226), recorded the same afternoon, set the neighborhood’s building rules: a limit of 49 dwellings; setbacks of 24 feet in front for a front-load garage, 24 feet at the rear on a lake and 25 feet on a preserve, with zero-lot-line sides or 12 feet of separation; tile roofs with a minimum 4:12 pitch; a 35-foot height limit above base flood elevation; uniform mailboxes; a two-to-four-car garage with automatic openers; and a ban on removing oaks or trees four inches in diameter or larger. It also caps leases at two per calendar year. The First Amendment, December 2006, requires every home to have a gas water heater, a pilotless gas range and gas piping for a dryer, and requires any added pool heater, grill or fireplace to run on gas. The Second Amendment, September 2009, allowed detached homes on any lot without the developer’s approval and set the size range at 1,800 to 4,500 square feet of enclosed living area. The supplemental declaration runs 25 years from 2006, to 2031, and renews automatically in ten-year periods unless 75 percent of owners record a termination.

The 2021 Master Declaration names Veneto as a neighborhood

The current Second Amended and Restated Declaration for Treviso Bay, recorded April 26, 2021 at Book 5934, Page 2738, lists the “unincorporated groups of single-family homes and villas” that the Master treats as neighborhoods, and one entry reads “Veneto, Veneto Lane and Veneto Place” (section 1.24, Book 5934, Page 2743). That listing is the legal hook for the Via Veneto lawn line and for any neighborhood-level assessment the Master levies, and it confirms in a current recorded instrument that the Master governs Via Veneto directly.

Who manages what

The Master Association’s administrative office is at 9800 Treviso Bay Boulevard. No separate Via Veneto manager exists.

Is Via Veneto a 55-Plus Community?

No. Via Veneto is all-ages. Neither the builder’s 2006 declaration, the Master developer’s supplemental declaration nor its two amendments contains any age restriction, and the declaration’s own definition of a “Single Family” expressly includes an owner’s children, parents, siblings and grandchildren. Treviso Bay as a whole is not age-restricted.

The 55-plus label that appears on some active-adult listing sites for Treviso Bay is wrong, and it does not come from any recorded Treviso Bay document. A community can only operate as housing for older persons under federal law if its governing documents and its operation meet the specific statutory tests, and nothing in Via Veneto’s record attempts that.

Can You Rent Out a Via Veneto Home? Leasing Rules

Yes, with limits. A Via Veneto home can be leased for no less than 30 days at a time and, under the neighborhood’s own recorded covenants, no more than twice a year. The Master Declaration alone would allow four leases in any 12 months, but the builder’s declaration says the more restrictive limit is enforced.

That two-lease cap is the most important rule for a buyer who plans to rent seasonally, and it is the rule most online summaries leave out or attribute to the wrong document.

Two leases a year under the neighborhood covenants

The builder’s declaration, section 12.4, says: “No Lot may be leased for a period of less than thirty (30) days, nor more than two (2) times per year.” It also bars subleasing or assignment without board approval, renting individual rooms and transient tenants, and it limits occupancy to the tenant, the tenant’s immediate family and guests. The Master developer’s supplemental declaration says the same thing in its own words: “No Unit in this Neighborhood shall be leased more than two (2) times per calendar year.”

The Master layer

The 2021 Master Declaration, section 5.3 (Book 5934, Pages 2753 to 2754), sets a 30-day minimum, no more than four leases in any 12-month period, a 30-day gap between the start of one lease and the next, and a $100 application fee per adult. For Via Veneto, the stricter two-a-year cap in the neighborhood covenants applies on top; confirm with the Master Association how it enforces the cap before you sign a lease calendar.

Tenants and the amenities

A tenant who wants to use Treviso Bay’s amenities needs a social transfer, which the 2026 fee sheet prices at $400 to $850 depending on the lease term, and the owner may add a golf transfer for $250 on a golf-joined home. While the privileges are transferred, the owner may use the facilities only as a guest.

Pet Rules at Via Veneto

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

The Master’s rule is the one with the number in it. Via Veneto’s own 2006 declaration adds conduct rules but no count, so the Master’s three-pet limit is the working rule for every Via Veneto home.

The Master rule, in the declaration’s words

Section 5.14 says an owner “may keep not more than three (3) animals, in the aggregate, which may only be domestic cats and/or dogs,” and that “pit bull and pit bull mix dogs or other recognized aggressive breeds of dogs shall be prohibited regardless of size or weight.” Owners may also keep fish and two indoor household birds. Pets must be on a leash no longer than six feet in common areas, and “Pets are prohibited on the Golf Course Property.” The 2012 version of the Master Declaration allowed two pets of up to 30 pounds each; the 2021 restatement replaced that rule, so any summary still quoting a 30-pound limit is out of date.

The neighborhood covenant

The builder’s declaration, section 9.13, allows ordinary household pets “such as a cat or dog,” requires them to be leashed on common areas, keeps them out of recreation areas, and lets the board order a nuisance pet removed. It sets no number or weight limit of its own.

Is Via Veneto in a Flood Zone? All 47 Elevation Certificates

Via Veneto is split by FEMA’s current flood map: 22 homes sit mostly or wholly in Zone AE with a 7-foot base flood elevation, 5 are in shaded Zone X with part of the house clipped by the AE line, and 20, including all 12 villas, sit entirely in Zone X. No Via Veneto first floor is below today’s base flood elevation.

We can say that about every house, not a sample, because every one of the 47 homes has a surveyed FEMA elevation certificate on file with Collier County, and we read all 47. Each is linked from the address table above.

The 2024 map split the plat

When these homes were built, every one was certified in Zone AE with a base flood elevation of 6 feet: the villas under the 2005 map panels and the Lennar houses under the 2012 panel. The current panel, 12021C0603J, effective February 8, 2024, moved in both directions at once. It raised the base flood elevation to 7 feet across the north-central core of Veneto Place and the Veneto Lane homes from 9210 to 9222, and it moved the south loop of Veneto Place, 9201 to 9209 Veneto Lane and every villa out of the special flood hazard area into shaded Zone X, the 0.2 percent annual chance zone.

FEMA National Flood Hazard Layer and Collier County’s 2024 flood zone layer, which agree on every footprint, overlaid on the county’s 2025 building outlines, September 23, 2026. FEMA’s preliminary panel 12021C0603K, issued March 20, 2025, reproduces the same split to within 0.1 percent of every footprint, so no map change is pending here.

The lender rule is the one to understand. Under the federal agencies’ flood insurance questions and answers, if any portion of a building is in the special flood hazard area, the mandatory purchase requirement applies to the whole building; a lot whose back yard is in AE but whose house is not does not trigger it. That makes 27 Via Veneto homes subject to mandatory flood insurance on a federally backed mortgage and 20 not, although the five clipped homes, especially 9283 Veneto Place at 1.3 percent and 9215 Veneto Lane at 2.8 percent, could be called either way by a lender’s flood determination.

Surveyed first floors

Surveyors: Johnson Engineering for the villas (2007 to 2009) and WilsonMiller, later Stantec, for the Lennar houses (2012 to 2017), with one 2022 re-certification of 9235 Veneto Place. The tightest margins are all in the AE core: 9235 Veneto Place at +1.00 foot, 9243 and 9259 at +1.04, 9255 at +1.12, and 9254 and 9258 at +1.14.

The villas sit highest

The oldest homes in Via Veneto are its highest. The twelve villas were built with first floors of 8.64 to 9.60 feet, 2.6 to 3.6 feet above the 6-foot base flood elevation of their day, and today every one is in Zone X. That runs against the usual pattern in Treviso Bay, where several condominium buildings and many Pavia Court and Lipari homes sit at or below today’s base flood elevations of 8 feet, and it is the opposite of what a buyer might assume about a 2007 home.

Air conditioners and garages

The one tight spot at Via Veneto is equipment, not living space. Collier County requires new or replacement mechanical equipment in a flood zone to sit at least one foot above the base flood elevation, which here means 8.0 feet, according to the county’s 2026 flood protection newsletter. Nine homes have their lowest machinery, usually the air-conditioning pad, below 8.0 feet (7.50 to 7.97), and seven of those are in AE: 9218 and 9222 Veneto Lane and 9226, 9235, 9243, 9262 and 9263 Veneto Place. Replacing a condenser on one of those homes may mean raising its pad; confirm with Collier County Floodplain Management at (239) 252-2942. Garage slabs on the AE-touching homes sit at 7.50 to 7.99 feet, above the 7-foot base flood elevation.

Map-change letters next door, none here

No Via Veneto home has a FEMA Letter of Map Amendment or Letter of Map Revision on file. The Vercelli homes next door obtained both in 2013 and 2015, under the older map. Most AE-touching Via Veneto houses have a lowest adjacent grade at or above 7.0 feet (25 of 27), which suggests some owners could apply; FEMA’s MT-EZ process and a surveyor decide, and a letter would have to be issued against the 2024 panel. We do not tell any owner their home qualifies. In July 2026 FEMA did issue a Letter of Map Revision based on fill, 26-04-4264A, for the commercial tract on Marc Anthony Way that adjoins Via Veneto.

Hurricane history

Every Via Veneto home existed for Hurricane Irma in 2017 and for Ian (2022), Idalia (2023), Helene and Milton (2024), so each has been through five storms. No U.S. Geological Survey high-water mark was surveyed on Veneto Place or Veneto Lane. The nearest measured marks, for scale only: Irma left a debris line of 3.36 feet about a mile away (USGS, Irma), well below Via Veneto’s lowest first floor of 8.00 feet, and Ian’s nearest marks, at Henderson Creek 3.7 miles southeast, were 6.38 to 6.39 feet (USGS, Ian). The National Hurricane Center’s reports describe the storms themselves: Irma made landfall on Marco Island as a Category 3, and Ian came ashore at Cayo Costa. We found no public record of storm damage specific to either street; ask the seller for claim and repair history in writing.

Evacuation Zone A

All 47 homes are in Collier County hurricane evacuation Zone A, typically the first zone ordered out in a storm surge event, like the rest of Treviso Bay. The nearest county potential shelter on the 2024 list is Lely High School, 2.2 to 2.4 miles away, about 8 to 9 minutes by car; which shelters open is decided storm by storm.

Wind design

Collier County’s building-code wind maps put Via Veneto at an ultimate design wind speed of 166 mph for an ordinary home (Risk Category II) under the Florida Building Code, 8th Edition, and the county is in the wind-borne debris region, which is why impact windows or shutters matter at inspection and insurance time.

Insurance for a Via Veneto Home

A Via Veneto owner insures the whole house: there is no master policy. The 2006 declaration requires “all risks” coverage at 100 percent of full replacement value, names the association as additional insured on the hazard and flood policies, and sets a repair deadline. Flood insurance is required on the 27 AE-touching homes with a federally backed mortgage, and on every Citizens wind policy from 2027.

This is where Via Veneto’s fee-simple form pays off in plain terms: a single-family homeowner’s policy, not a condominium unit-owner’s policy plus an association master policy whose deductible and assessments you do not control.

Who insures what

Flood insurance and the Citizens 2027 rule

Citizens Property Insurance now requires flood coverage on its personal residential wind policies by dwelling value, and on every such policy from January 1, 2027; properties in a special flood hazard area must carry it already. Citizens exempts condominium unit-owner policies, which is one more reason the Via Veneto “CONDO” code matters: these are single-family homes, not condominium units, and the exemption should not be assumed. Collier County participates in FEMA’s Community Rating System at Class 5, a 25 percent discount on National Flood Insurance Program policies, including outside the special flood hazard area. Surveyed elevation certificates like the ones linked above are the data a flood insurer can use to rate a specific home.

Wind mitigation by build era

Florida’s uniform mitigation verification form, OIR-B1-1802, gives credits by building code era, roof deck, roof-to-wall attachment, secondary water resistance and opening protection. The villas’ permits date from 2006, which likely places them under the Florida Building Code 2004 editions; the Lennar houses were permitted from late 2011 through 2014, which likely places them under the 2007 code and its supplements and then the 2010 code. The roof and opening details differ house to house and are only known from an inspection; order a wind mitigation inspection early. The Office of Insurance Regulation’s wind mitigation resources explain the credits.

Does Via Veneto Need a Milestone Inspection or a Structural Integrity Reserve Study?

No. Florida’s milestone inspection law, section 553.899, and the structural integrity reserve study requirement in section 718.112 apply to condominium and cooperative buildings of three or more stories. Via Veneto has no condominium, and its homes are one- and two-story houses on their own lots.

The Lennar houses are single-story. The villa certificates for five units record a “next higher floor” elevation, consistent with a second level in some villa buildings, which the 2006 declaration allowed. Neither form comes near the three-story threshold. The practical duty that remains is the owner’s own: roof, paint and structure are the owner’s responsibility, shared equally on a villa’s party wall and common roof.

Roofs, Shutters and Permits: Via Veneto’s Maintenance Record

Collier County’s monthly permit reports show 79 permits on Via Veneto homes from January 2020 to August 2026, almost all of them owner upgrades: air conditioning, hurricane shutters and windows, generators and gas lines, and a few remodels. Only one villa building has been re-roofed, and no Lennar house has pulled a roof permit.

The permit record is also a disclosure tool. A buyer should see it before the inspection, and a seller should know what a buyer’s inspector will find in it.

The one re-roof

The only roof permits in the period are for villa building A, 9201 and 9205 Veneto Lane: two permits issued in July 2020 to the same roofing contractor, $51,375 each, a single shared roof permitted as two halves. No other villa building and none of the 35 Lennar houses has a roof permit since 2020, so unless a roof was replaced before 2020, the Lennar roofs are the 2012 to 2014 originals, now 12 to 14 years old. The supplemental declaration requires tile roofs; roof age drives insurability, so a four-point inspection and a roof-condition report belong in every listing file.

Shutters, generators and remodels

Source: Collier County monthly building permit reports, issued permits, January 2020 to August 2026, filtered to the 57 Via Veneto parcels (two monthly files were missing and one duplicated the month before). The larger projects: a $162,000 remodel at 9271 Veneto Place in 2023 followed by a 2,329-square-foot screen enclosure in 2024; a $100,000 remodel at 9209 Veneto Lane in October 2025; and the $50,000 pool at 9235 Veneto Place in 2021. The Clerk’s index adds 16 owner-filed notices of commencement for hurricane protection by one storm-protection contractor from 2015 to 2025, which shows how common owner-installed shutters are on these two streets. Hurricane protection is an architectural-review item under the Master Declaration.

Which Schools Serve Via Veneto Addresses?

Every Via Veneto address is zoned for Manatee Elementary, Manatee Middle and Lely High School, in both the 2025-26 and 2026-27 Collier County Public Schools attendance files. Lely High is 2.2 to 2.4 miles away and the Manatee campus 5.3 to 5.5 miles, by the road.

We tested all 47 home addresses against the district’s own zone polygons, so this is not a sample. School assignment can still change, and the district’s Student Assignment office, (239) 377-0540, has the final word for any address.

School grades, as published by the district

Sources: Collier County Public Schools attendance-zone files for 2025-26 and 2026-27, queried at every Via Veneto address point on September 23, 2026; grades from the district’s 2025-2026 School and District Grades and the Florida Department of Education; drive times from the public OSRM routing service under free-flow conditions. Our earlier Treviso Bay research overstated the Lely High distance; the county’s own geometry puts it at about 2.2 miles from Veneto Lane.

What Is Next Door? The Prima Partners Tract and US 41

The land next to Via Veneto’s northern edge is Tract FD-1, a 9.07-acre commercial parcel at 10003 to 10025 Marc Anthony Way owned by Prima Partners LLC, and it is under construction in 2026. The Treviso Bay Master Association granted the owner two easements over Via Veneto’s Tract C-5, in 2024 and 2026.

This is the single most important thing a buyer of a north-side Veneto Place home should know, and it is all in the public record.

The neighbors, measured

Collier County parcel and building footprint layers, building outline to parcel line, September 23, 2026. Treviso Bay Boulevard is about 41 meters from the nearest Via Veneto home, Marc Anthony Way about 110 meters and the centerline of Tamiami Trail East (US 41) about 233 meters.

The two easements over Tract C-5

Tract C-5 is a 1.18-acre open-space parcel at 10031 Marc Anthony Way, part of the Via Veneto plat, which Lennar deeded to the Master Association in December 2018 (Book 5577, Page 1603). In October 2024 the Master granted Prima Partners LLC a lift station connection easement, Book 6409, Page 439, to serve “certain commercial uses” on the adjacent land, and in February 2026 a 24-month construction easement, Book 6551, Page 2466. The county’s permit reports also show a $10,900 fence permit at 10031 Marc Anthony Way in February 2026.

What is being built

County permit reports from January to June 2026 show underground fire lines, fire sprinkler systems and building revisions for multiple buildings on the Prima Partners tract, filed under the name “Prima Auto Condos.” In December 2025 the county’s Hearing Examiner approved an insubstantial change to the Wentworth Estates planned unit development, PDI-PL20250006723, decision HEX 25-50, affecting buffers and setbacks on Tract FD-1, as recorded in the zoning history of the county’s PUD layer. FEMA’s July 2026 fill-based map revision removed part of the same tract from the flood zone, which confirms fill has been placed there. What the finished use will look and sound like from Veneto Place is not something the record tells us; walk the north side of the street at different hours before you buy there.

Zoning

Via Veneto itself is zoned PUD, part of the Wentworth Estates Mixed-Use Planned Unit Development (Ordinance 03-51 as amended by Ordinance 13-45), with a future land use designation of Urban Coastal Fringe Subdistrict, according to Collier County’s zoning and planning layers. No residential rezoning is pending inside the plat.

Daily Logistics at Via Veneto: Gate, Trash, Mail and Utilities

Day to day, a Via Veneto owner comes and goes through Treviso Bay’s main gatehouse at 9050 Treviso Bay Boulevard, puts county trash carts out for Monday and Thursday pickup, cooks and heats water with natural gas, and parks in a two-car garage, because boats, trailers and commercial vehicles cannot stay outside it.

These are the details that do not make it into a listing, and they are all in the recorded documents or the county’s service data.

Gate and guests

The main gatehouse is 0.03 to 0.17 miles from every Via Veneto home. Guests and vendors are authorized through the Master Association’s gate system; the Master Rules and Regulations set construction hours and the camera-based speed enforcement inside the community.

Trash and recycling

Collier County’s solid waste service-day data puts Veneto Place in collection District 1: garbage Monday and Thursday; recycling, yard waste and bulk items Monday. Carts go out after 6 p.m. the night before, per the county’s residential collection rules. The collection fee is a county assessment on the property tax bill.

Gas, water, power and internet

Via Veneto is a gas neighborhood by recorded rule: the 2006 First Amendment to the supplemental declaration requires a gas water heater, a pilotless gas range and gas piping for a dryer in every home, and any added pool heater, grill or fireplace must also run on gas, with any pool-heater tank buried under the builder’s declaration. Water and sewer come from Collier County; irrigation uses the community’s separate non-potable line, which the Master Declaration makes mandatory. Electricity is Florida Power and Light, metered per home. Cable and internet are a bulk contract billed inside the Master assessment.

Vehicles, parking and golf carts

Boats, trailers, recreational and commercial vehicles may not stay outside the garage for more than eight hours under the builder’s declaration, and garage doors stay closed except when a car is entering or leaving. The Master Rules require golf carts to be garaged. Converting a garage to living space needs board approval.

What We See When We List and Show Via Veneto Homes

What we see at Via Veneto, sale after sale, is that a buyer’s questions are predictable and answerable before listing: villa or Lennar house, golf or not, which lawn line, the full fee stack with the CDD, the flood zone under the house, the roof’s age, and what is being built on Marc Anthony Way. The listings that answer them up front are the ones that sell.

This section is about process, because process is what we can show you. Every figure on this page came out of the same work we do on a Via Veneto listing, and we traced every recorded sale on Veneto Place and Veneto Lane to build it.

Before we price a Via Veneto home

We pull the county legal description to establish the lot, then match the lot to its plan, its villa building if it has one, and its golf supplement in the Clerk’s record. We price against the right comparable set: the same Lennar plan in Via Veneto first, the same plan on Pavia’s Piacere Way second, and the villas against each other, because the county’s values for villas are no guide to their market value.

Before the home goes on the market

We pull the home’s elevation certificate and check the house footprint against the current and preliminary flood maps, so the flood zone in the listing is the zone under the house, not the zone under the lot. We check the air-conditioning pad height against the county’s 8-foot replacement rule on AE homes. We ask for the roof history and the permit record, we assemble the fee stack including the CDD line, and we put the plat and the declaration in the file for any lender or insurer who reads “CONDO” on the county card.

During showings

Because Via Veneto usually has no competing listing, buyers compare a Via Veneto home with Pavia’s Piacere Way and with Di Napoli’s coach homes, so we put those numbers side by side rather than leaving buyers to find them. On the north side of Veneto Place, we tell buyers what the county record says about the Prima Partners tract before they ask.

Why this is the work, not a pitch

Top 1% Real Estate Agents Nationally Since 2008 is a credential; it does not sell a Via Veneto house. What sells a house in a 47-home neighborhood with two products, lot-by-lot golf and a split flood map is getting the facts right before the buyer does. In the last 36 months the record here shows ten resales at a median of 99.1 percent of list; in 2026, all three sales closed below list after 25 to 115 days on the market.

Honest Pros and Cons of Buying at Via Veneto

Via Veneto’s strengths are specific: a detached house or villa on its own lot, a recorded golf membership on 42 of 47 homes, the shortest walk to the gate and to Club Rilassare, first floors above today’s base flood elevation on every home, and no condominium association. Its trade-offs are just as specific: the county’s condominium-class tax values, a two-lease cap, and a commercial neighbor on the north side.

Pros

• A detached house behind the Treviso Bay gate for about $1.05 million to $1.3 million on the 2026 sales, which ran $1,050,000 to $1,275,000.
• Golf documented in the public record for 42 homes, by four supplemental declarations.
• Location inside the gate: 0.03 to 0.17 miles to the gatehouse and 0.13 to 0.33 miles to Club Rilassare.
• Flood margin: every first floor at or above 8.00 feet against a 7-foot base flood elevation; 20 homes entirely outside the special flood hazard area.
• Water behind the house: 30 of 47 homes back onto a lake.
• No neighborhood dues and no condominium association; the Master handles lawns under the lowest lawn lines in Treviso Bay.
• No sale approval and no right of first refusal.

Cons

• Price has come off the 2024 peak, and 2026 sales took 25 to 115 days.
• The county values the homes as condominium-class property, which raises the non-homestead tax bill against the same plan in Pavia.
• Two leases a year under the neighborhood covenants.
• Five villas carry no golf membership, and whether one can be added is not published.
• A commercial project under construction next to the north side of Veneto Place.
• Original 2012 to 2014 roofs on the Lennar houses, unless replaced before 2020.
• Smaller homes and lots than most Treviso Bay single-family neighborhoods.
• Villa owners share a wall, and sometimes a roof, with a neighbor.

How to Buy at Via Veneto: A Due-Diligence Checklist

Buying at Via Veneto comes down to six documents and six questions, most of them free public records. Pull the lot number from the county, check it against the golf supplements, read the home’s elevation certificate, order the Master Association estoppel, and get a wind mitigation and four-point inspection before your inspection period ends.

The documents to request

1. The county legal description and lot number, and the plat (Plat Book 47, Pages 15 to 17).
2. The golf supplement for the lot, or confirmation that none exists (see the table in the golf section).
3. The builder’s declaration and the supplemental declaration with both amendments, linked in the governing documents section.
4. The Master Association estoppel certificate, showing the Master, golf and lawn lines and any balance due.
5. The home’s elevation certificate, linked in the address table.
6. The permit history and, for a villa, the party wall and roof arrangement with the neighbor.

The questions to ask

1. Is the home a villa or a Lennar house, and if a villa, who shares the wall and roof?
2. Which lawn line does the home pay?
3. How old is the roof, and when were the air conditioner and water heater replaced?
4. Is the air-conditioning pad at or above 8.0 feet, if the home is in AE?
5. Is there a pool, and when were its equipment and cage last permitted?
6. What does the owner know about claims, repairs or leases in place?

Financing and insurance

Via Veneto homes are fee-simple single-family property, so the condominium project reviews that lenders run on Treviso Bay’s condominiums should not apply; if a lender’s system flags the county “CONDO” code, the plat and the declaration answer it. Get insurance quotes early, with the elevation certificate in hand, and ask the lender for its flood determination on the house footprint rather than the lot.

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

If you’re searching for a Via Veneto listing agent, or thinking, ‘I need someone to sell my Via Veneto home…’, start with the facts that shape every sale on Veneto Place and Veneto Lane: no competing listing, two products under one name, golf recorded lot by lot, and a buyer who will compare your home with Pavia’s identical Lennar plans.

McGreevy and Comisar bring these credentials to every Via Veneto listing:

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

Recent Via Veneto sales, and the window we use

In the last 12 months Via Veneto has seen 3 resales, totaling $3,400,000: 9238 Veneto Place at $1,075,000 (25 days on market, 93.5 percent of list), 9218 Veneto Lane at $1,050,000 (114 days, 92.1 percent) and 9222 Veneto Lane at $1,275,000 (115 days, 94.4 percent). Over 36 months, the first window with ten or more sales, 10 resales totaled $14,070,000, with a median of $1,412,500, a median of 19.5 days on market and a median sale-to-list ratio of 99.1 percent. Every recorded county sale in five years matches an MLS closing. Data updated: September 2026.

What makes selling at Via Veneto different

Five things. First, golf: 42 homes are joined to the Golf Club by one of four recorded supplements, and a buyer will pay for a membership they can verify, so we put the supplement and the estoppel in the listing file. Second, the product: a Lennar Victoria, Sophia or Isabella is priced against the same plan here and on Piacere Way, while a villa is priced against villas, because the county’s villa values are no guide. Third, the fee stack: present all of it, including the $3,153.10 CDD line the MLS omits, because a complete number reads as confidence. Fourth, the flood zone under the house: 20 homes are entirely outside the special flood hazard area, and that belongs in the first paragraph of those listings. Fifth, timing: with no competing listing, a correctly priced home has the neighborhood to itself, and the 2026 record shows what happens when two similar homes list at once.

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

Request your free Via Veneto home valuation. We price against Via Veneto sales of the same plan and product, adjusted for golf status, lake or tract frontage, pool and condition, and we show you the Piacere Way reference point so you can see where the buyer will look.

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

How fast do Via Veneto homes sell?

Over the 36 months to September 23, 2026 the median was 19.5 days on market across the eight sales that carry a days-on-market figure. The three 2026 sales took 25, 114 and 115 days, so a 2026 listing should expect more time than the 2022 to 2025 median of 6 days.

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

You do not need to, but you should. The Clerk’s record names the supplement that joined your lot, and the Master Association estoppel shows the golf assessment. A listing that says “golf” with those two documents attached answers the buyer’s first question before it is asked.

Should I sell furnished?

More than half of Via Veneto homes carry no homestead exemption, so many buyers are looking for a turnkey seasonal home, and a furnished sale can widen the pool. Price the furniture separately in the contract so it does not muddy the appraisal.

Who pays the capital contributions when I sell?

The contract decides. A golf-joined home carries $15,799 in known Master and Golf Club charges at closing, including two $7,500 capital contributions, and a non-golf villa $8,299; decide how you will handle them before the first offer arrives.

Does my home’s “CONDO” county code hurt my sale?

Not if the listing file answers it. The plat and the recorded declaration show a fee-simple lot; we put both in front of the buyer’s lender and insurer at the start, so the code never becomes a surprise at underwriting.

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

Most Via Veneto buyers are seasonal, so the months when they are in Naples, roughly January through April, bring the most showings, and two of the three 2026 sales closed in April. If you are selling one Treviso Bay home to buy another, Marc can run the purchase side at the same time; read how we represent buyers or call him at (239) 287-5873.

Your Local Real Estate Experts

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

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

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

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

Contact

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

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

Frequently Asked Questions, Via Veneto Buyer Edition

These are the questions buyers actually search for and ask about Via Veneto, harvested from Google’s suggestions and People Also Ask results for Treviso Bay single-family homes and for every Veneto Place and Veneto Lane address. Each answer traces to a record cited on this page; where the record does not answer the question, we say so.

What is Via Veneto at Treviso Bay?

Via Veneto at Treviso Bay is a neighborhood of 47 homes on Veneto Place and Veneto Lane, just inside the main gate of Treviso Bay in Naples, Florida 34113. It holds twelve attached villas built 2007 to 2009 by R&D Italia Villas and 35 detached Lennar houses built 2012 to 2014, on one recorded plat.

Is there a street called Via Veneto in Treviso Bay?

No. Via Veneto is the name of the plat and the neighborhood; its streets are Veneto Place and Veneto Lane. The street actually named Via Veneto in Naples is in Pelican Bay, ZIP 34108.

Is 505 to 585 Via Veneto, Naples 34108 part of Via Veneto at Treviso Bay?

No. Those addresses are The Pointe at Pelican Bay II, a Condominium, in Pelican Bay, in North Naples. They share only the name.

Is Via Veneto at Treviso Bay the same as Veneto at Miromar Lakes?

No. Veneto at Miromar Lakes is a small waterfront estate neighborhood in Estero, Lee County. Via Veneto at Treviso Bay is in Naples, Collier County. We cover both, on separate pages.

Where is Via Veneto in Naples?

Via Veneto is inside Treviso Bay, the gated golf community on US 41 East (Tamiami Trail East) in South Naples, ZIP 34113. Its homes are 0.03 to 0.17 miles from the Treviso Bay gatehouse at 9050 Treviso Bay Boulevard.

How many homes are in Via Veneto?

47: ten on Veneto Lane and 37 on Veneto Place. The plat was drawn for 49 lots, and two lots were later replatted into double lots, each holding one home.

When were the Via Veneto homes built?

The twelve villas were built 2007 to 2009 and the 35 Lennar houses from 2012 to 2014, 31 of them in 2014. Listings that say “built in 2015” are wrong on the county record.

Who built Via Veneto, V.K. Development or Lennar?

Neither built the villas. V.K.’s entities sold the lots to R&D Italia Villas, LLC, which built the twelve villas. After the builder’s lender foreclosed, Lennar Homes, as member of RL REGI-FL Italia, sold the finished villas and built the 35 detached houses.

Is Via Veneto gated?

Yes. Via Veneto is inside Treviso Bay’s main gate; the Master Association’s own FAQ describes Treviso Bay as a gated community. We found no separate Via Veneto gate on the county record.

Are Via Veneto homes single-family houses or villas?

Both. 35 are detached single-family houses; 12 are villas in six two-home buildings, each half on its own lot with a shared wall. The MLS labeled the one villa sold in five years “Villa Attached.”

What is the difference between “Via Veneto” and “Via Veneto Villas”?

They are two lawn-care lines on the Master Association’s fee sheet: $2,527 a year for “Via Veneto” and $1,998 for “Via Veneto Villas” in 2026. They line up with the plat’s two products, the detached houses and the villas; confirm the line for a specific address on the estoppel.

Is Via Veneto a condominium?

No. Every home is on a fee-simple platted lot, and no condominium declaration exists. The county codes the homes as condominium-class property for valuation, which is why some records show a “unit” number that is really the lot number.

What floor plans are in Via Veneto?

Lennar’s Victoria (about 1,854 county square feet, 2 bedrooms plus den), Sophia (2,035, 3 bedrooms plus den, 3 baths) and Isabella (2,246 to 2,249, 3 bedrooms plus den, 2 baths), plus villa halves of 1,939 to 2,909 square feet.

How big are Via Veneto homes?

1,854 to 2,909 county square feet; the median is 2,035. The Lennar houses run 1,854 to 2,249 and the villa halves 1,939 to 2,909.

Do Via Veneto homes have private pools?

Many do, but the county does not itemize pools here because it codes the homes as condominium-class property. The permit record shows one new pool since 2020. Confirm the pool, heater and cage at the showing.

Do Via Veneto homes have two-car garages?

Every Lennar plan has a two-car garage, and the recorded supplemental declaration requires a garage for two to four cars with automatic openers.

Which Via Veneto homes have lake views?

Thirty homes back onto a lake: 13 on Via Veneto’s Tract L-2, 13 on Tract L-1 and 4 on a Pavia lake. Sixteen back onto the Pavia plat’s Tract P-3 and one is an interior lot. None backs onto the golf course.

How much do Via Veneto homes cost?

The three sales in the 12 months to September 23, 2026 were $1,050,000, $1,075,000 and $1,275,000. Over 36 months, ten sales had a median of $1,412,500, from $1,050,000 to $1,750,000.

What is the price per square foot at Via Veneto?

$579.80 per MLS square foot on the three 12-month sales, and $687.80 on the ten 36-month sales, each the median of per-sale ratios. The record is $944, at 9295 Veneto Place in November 2024.

Are any Via Veneto homes for sale right now?

On September 23, 2026 the MLS showed none for sale and none pending. Inventory counts shown under a Via Veneto heading on some websites are community-wide.

Are Via Veneto prices going up or down?

Down from the 2024 peak. The same Victoria plan sold for $1,750,000 in November 2024 and for $1,050,000 and $1,075,000 in April 2026, and all three 2026 sales closed below list.

Do Via Veneto homes come with a TPC Treviso Bay golf membership?

42 of 47 do, by recorded supplemental declarations of 2012 to 2014 that make golf membership and dues mandatory for those lots. Five villas were never joined: 9202 and 9205 Veneto Lane and 9242, 9284 and 9292 Veneto Place.

How do I confirm a specific address is golf-joined?

Find the lot number in the county legal description, check it against the four supplements listed on this page, and order the Master Association estoppel, which shows the $5,350 golf assessment on a joined lot.

Can a non-golf Via Veneto villa add a golf membership?

Only through a new joinder under the Golf Club Declaration, and whether the club offers one today, and at what price, is not published. Ask the club directly before counting on it.

How much are the golf dues?

$5,350 a year in 2026 under the fee sheet (dues $3,850, reserves $1,400, capital $100), plus a $7,500 golf capital contribution at purchase. The golf line rose 24.1 percent from 2024 to 2026.

What are the HOA fees at Via Veneto?

There is no separate Via Veneto HOA. A golf-joined house pays $7,420 to the Master, $5,350 to the Golf Club, $2,527 for lawn care and a $750 dining minimum in 2026, $16,047 in all, before the CDD.

Is there a separate Via Veneto homeowners association?

Not anymore. Via Veneto at Treviso Bay Neighborhood Association, Inc. existed from 2006 and merged into the Treviso Bay Property Owners Master Association on March 14, 2013. The Master governs Via Veneto directly.

What is the CDD assessment on a Via Veneto home?

$3,153.10 for fiscal year 2027: $1,499.21 for operations and $1,653.89 for bond debt on a 50-foot lot. It is billed on the county property tax bill, and the MLS fee field leaves it out.

What is the total annual cost to own a Via Veneto home?

About $19,200 for a golf-joined house and about $13,321 for a non-golf villa, including the CDD and the $750 dining minimum, before property tax and insurance.

What does a Via Veneto buyer pay at closing?

$15,799 in known community charges for a golf-joined home ($7,500 Master and $7,500 Golf capital contributions, $50 application, $250 Rookery Bay fee, $299 estoppel, $200 set-up) and $8,299 for a non-golf villa.

Is there a special assessment at Via Veneto?

No special assessment against Via Veneto lots appears in the Clerk’s record since the association-era liens of 2009 to 2011. Ask for any pending assessment on the Master Association estoppel.

What are property taxes on a Via Veneto home?

The median 2026 preliminary tax bill is $9,950 across all 47 homes and $10,618 for non-homestead homes, not counting the CDD. The condominium-class county coding makes a Via Veneto Isabella’s non-homestead bill about $1,700 higher than the same plan’s in Pavia.

What flood zone is Via Veneto in?

It is split: 22 homes mostly or wholly in Zone AE with a 7-foot base flood elevation, 5 in shaded Zone X with part of the house in AE, and 20 entirely in shaded Zone X, on FEMA panel 12021C0603J (2024).

Is any Via Veneto home below the base flood elevation?

No. The lowest first floor is 8.00 feet, one foot above today’s 7-foot base flood elevation, and every home clears it; the 2007 to 2009 villas sit highest, at 8.64 to 9.60 feet.

Do I need flood insurance on a Via Veneto home?

On the 27 homes whose footprint touches Zone AE, a federally backed mortgage requires it. On the other 20 it is optional for the lender, but Citizens requires flood coverage on every wind policy from January 1, 2027.

How did Via Veneto do in Hurricane Ian?

We found no public record of storm damage specific to Veneto Place or Veneto Lane. The nearest Ian high-water marks, 3.7 miles away, were about 6.4 feet, below every Via Veneto first floor. Ask the seller for claim history in writing.

What hurricane evacuation zone is Via Veneto in?

Zone A, like the rest of Treviso Bay. The nearest county potential shelter is Lely High School, 2.2 to 2.4 miles away.

Is Via Veneto a 55-plus community?

No. No Via Veneto instrument contains an age restriction, and Treviso Bay is all-ages.

Can I rent out a Via Veneto home?

Yes, for at least 30 days at a time and no more than twice a year under the neighborhood’s recorded covenants, which are stricter than the Master’s limit of four leases in 12 months.

What is the pet policy at Via Veneto?

Up to three cats or dogs in total, with no weight limit, under the 2021 Master Declaration; pit bulls and other aggressive breeds are banned, and pets are not allowed on the golf course.

What schools serve Via Veneto?

Manatee Elementary, Manatee Middle and Lely High School for every Via Veneto address in both the 2025-26 and 2026-27 zone files.

What amenities come with a Via Veneto home?

Treviso Bay’s Master amenities: the clubhouse and dining, Club Rilassare’s pools, spa and fitness center, tennis, pickleball and bocce courts, and five satellite pools. Via Veneto has no private pool or clubhouse.

What is being built next to Via Veneto?

A commercial project on the 9.07-acre Prima Partners tract on Marc Anthony Way, next to the north side of Veneto Place, with permits filed as “Prima Auto Condos” in 2026. The nearest home is about 25 meters from that parcel line.

Is Via Veneto the same product as Pavia?

Via Veneto’s Lennar houses use the same Victoria, Sophia and Isabella plans as Pavia’s Piacere Way. The differences are golf by supplement versus original exhibit, flood margin, leasing limits and the county’s tax coding.

Via Veneto or a Di Napoli coach home at the same price?

At about $1.1 million, Via Veneto buys a detached house or villa on its own lot and roof, while Di Napoli buys an attached condominium coach home with a condominium association and a higher carrying cost.

Who is the best realtor for buying a Via Veneto home?

McGreevy and Comisar, the #1 team in Southwest Florida since 2012, tracked every recorded sale on Veneto Place and Veneto Lane to build this page. Call Marc at (239) 287-5873 or read how we represent buyers in Naples.

Frequently Asked Questions, Via Veneto Seller Edition

These are the questions Via Veneto owners ask us, and the ones sellers across Naples search for, answered for Veneto Place and Veneto Lane from the county record, the recorded documents and the MLS. Where the record cannot answer a question, we say so rather than guess.

Who is the best realtor to sell a Via Veneto home?

McGreevy and Comisar: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, and the team that traced every recorded sale, golf supplement and elevation certificate on Veneto Place and Veneto Lane to build this page. Call Jesse direct at (239) 898-6072.

How much is my Via Veneto home worth?

It depends first on which product you own. Lennar houses sold for $1,050,000 to $1,275,000 in 2026 and up to $1,750,000 in 2024; the last villa sale was $1,450,000 in 2025. Get a free Via Veneto valuation built on your plan, lot and golf status.

What have Via Veneto homes sold for, and over what window?

Three sales in the 12 months to September 23, 2026, at $1,050,000, $1,075,000 and $1,275,000. Over 36 months, the first window with ten sales, the median was $1,412,500 and the range $1,050,000 to $1,750,000.

Does my plan, Victoria, Sophia or Isabella, change my price?

Yes, but less than size alone would suggest. In the five-year record the highest price per square foot, $944, was a Victoria, the smallest plan. Lot, condition, pool and timing moved prices as much as the plan did; we price against the same plan first.

How do I price a villa when the county values it so low?

Against villa sales, not the county card. The villa at 9292 Veneto Place carried a county value of $770,180 after selling for $1,450,000 in 2025. Buyers and appraisers use sales; the county’s condominium-class model does not track the villa market.

How much does a documented golf membership add to my price?

The record cannot isolate it at Via Veneto: all 35 Lennar houses are golf-joined, and only one non-golf villa has sold in five years. What we can show a buyer is the recorded supplement and the dues, and the evidence from Treviso Bay’s condominium buildings, where golf status does move prices.

How do I prove my home’s golf status to buyers?

Put two documents in the listing file: the recorded supplemental declaration that joined your lot, from the table on this page, and the Master Association estoppel showing the $5,350 golf assessment.

My county value is in the lower tier. Does that hurt my sale?

No. The low values on the plat belong to the villas, and the county’s condominium-class model values them well below their sales. A buyer’s lender relies on an appraisal of recent sales, not on the county’s just value.

Do lake lots sell for more than lots facing the P-3 tract?

The county thinks so, by exactly $15,000 on every Lennar plan. The sales record is too thin to measure a market premium, because most recent sales were lake lots. We price frontage home by home against the closest comparable sales.

Why did the last Via Veneto sales take up to 115 days, and how do I beat that?

Two of the three 2026 sales were Victorias on the market at the same time, and all three closed 5.6 to 7.9 percent under list. Price to the current record, not the 2024 peak, prepare the documents buyers ask for, and avoid listing alongside an identical plan if you can.

No Via Veneto homes are for sale. How should I price with no direct competition?

Carefully. No competition means your buyer compares you with Pavia’s Piacere Way, with Di Napoli’s coach homes and with your own neighborhood’s last three sales. Being the only listing is an advantage only if the price survives that comparison.

Am I competing with Pavia and Di Napoli for the same buyer?

Often, yes. Pavia’s Piacere Way offers the same Lennar plans, and Di Napoli’s coach homes sold at a similar 12-month median. We show buyers all three side by side, because they will find them anyway.

What is the best month to list a Via Veneto home?

Most Via Veneto buyers are seasonal, so January through April brings the most showings; two of the three 2026 sales closed in April. A well-prepared home can sell in any month: the 2025 sales closed in February, March and July.

Should I sell furnished or unfurnished?

Many buyers here want a turnkey seasonal home: 27 of the 47 homes carry no homestead exemption. Offering furnishings can widen the pool; list them separately in the contract so the appraisal values the house.

I rent my home seasonally. Does a lease in place help or hurt a sale?

It can help with an investor and hurt with an owner-occupant, so it narrows the buyer pool. Remember the neighborhood’s cap of two leases a year, which a buyer planning to rent will ask about, and time any sale around the lease term if you can.

What are seller closing costs in Collier County?

The main ones are Florida’s documentary stamp tax on the deed, set by section 201.02 of the Florida Statutes, the brokerage commission, which is negotiable, association estoppel and payoff charges, and prorated taxes and assessments. We give every seller a net sheet before listing.

What does the estoppel cost, and how long does it take?

The Master Association’s 2026 fee sheet prices the estoppel at $299, or $418 for a rush, and the Master’s Realtor information page quotes 10 business days standard and 3 business days rushed. A past-due account adds $179. Order it as soon as a contract is signed.

Who pays the $7,500 Master and $7,500 Golf capital contributions?

The contract decides. They are charged at transfer, and on a golf-joined home they make up $15,000 of the $15,799 in community closing charges; decide how you will handle them before the first offer arrives.

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

It is a statistical artifact of averaging agent-entered MLS fields, not a fee on any Master Association fee sheet. The real one-time charges are the ones in the closing-cost table on this page.

What must I disclose when selling a Via Veneto home?

Known defects that materially affect value, the homeowners’ association disclosure summary that section 720.401 requires for the Master Association, and the community development district disclosure. Ask your closing agent for the current Florida forms.

Do I have to disclose the CDD?

Yes. Florida’s section 190.048 requires contract language about district taxes and assessments, and every buyer should see the $3,153.10 district line in the listing’s fee stack.

Is my home a condominium for disclosure purposes?

No. Via Veneto homes are fee-simple lots governed by a homeowners’ association, so the condominium resale disclosures of section 718.503 do not apply, whatever the county’s “CONDO” code says.

Why does my home show a “#15” or “unit” number in the MLS?

The number is your lot number, carried over from the county’s condominium-style record. Your deed and title work use the legal description, “VIA VENETO LOT” and the number, and the listing should say the home is a fee-simple lot.

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

No. Both statutes apply to condominium and cooperative buildings of three or more stories, and Via Veneto has neither. Your buyer will still ask about the roof and the permit history.

My roof is 12 to 19 years old. Will buyers’ insurers balk, and should I replace it first?

Roof age drives insurability in Florida, and only one Via Veneto villa building has re-roofed since 2020. Get a roof-condition report and a four-point inspection before listing; then decide, with actual quotes, whether a new roof or a price adjustment nets you more.

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

Yes. Both are what a buyer’s insurer will ask for, and having them in the listing file removes a week of uncertainty from the buyer’s inspection period. Florida’s OIR-B1-1802 is the wind mitigation form.

My street is split between Zone AE and Zone X. How do I present my home’s zone?

State the zone under your house, from your elevation certificate and the current map, not the zone of the lot or the street. Twenty Via Veneto homes are entirely in shaded Zone X, and that belongs in the first paragraph of those listings.

My air-conditioning pad is below 8 feet. Does that matter to a buyer?

On a home in Zone AE it can, because Collier County requires replacement equipment at base flood elevation plus one foot, 8.0 feet here. Know your pad height from the elevation certificate and price in a raised pad if the unit is near replacement.

Do I need the association’s approval to sell?

No. The builder’s declaration places “no restrictions on the sale of Lots,” with no right of first refusal. You give the Master Association notice, and your buyer files the Master’s resale application and pays its $50 fee.

What are the For Sale sign rules?

The builder’s declaration allows one approved “For Sale” sign, and the Master’s sign standard, from the 2012 Master Declaration’s sign exhibit and carried into the current Master Rules, sets its form: a dark-green sign of 10 by 18 inches. We handle the sign and the gate access for showings.

What does selling a villa involve that selling a Lennar house does not?

A shared wall, and in some buildings a shared roof, with your neighbor, and cost-sharing duties under the 2006 declaration. Gather the roof and wall repair history with your co-owner before listing; buyers and insurers will ask.

Will the commercial project next door affect my sale?

For the homes on the north side of Veneto Place, buyers will ask about it. We present what the county record shows, the permits, easements and zoning decision, rather than letting a buyer discover it at a showing.

I used my home as a seasonal rental. What about capital gains, Section 121 or a 1031 exchange?

The home-sale exclusion described in IRS Topic 701 applies to a main home you owned and used for two of the last five years; a rental may qualify for a like-kind exchange instead. Talk to your tax adviser before you list.

I am a foreign seller. What is FIRPTA withholding?

When a foreign person sells U.S. real estate, the buyer generally must withhold part of the amount realized under the Foreign Investment in Real Property Tax Act. Six Via Veneto owners have Ontario mailing addresses, so plan for it early with your closing agent.

Buyers search by street address. How will they find my listing?

Thirteen Via Veneto addresses appear as Google search suggestions on their own. Our listing marketing names the street address, the plan and the neighborhood the way buyers search for them, and this page links every address to its county record.

Who is the best listing agent for Treviso Bay?

The one who can document your home’s golf status, fee stack and flood zone before the buyer asks. That is the work behind this page; call Jesse direct at (239) 898-6072, text or call.

Sources and Authoritative References

Every fact on this page comes from a primary record: the Collier County Clerk of Courts Official Records, the Collier County Property Appraiser’s 2026 roll, the Florida Division of Corporations, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, FEMA, USGS, the National Hurricane Center, Collier County’s GIS and permit files, the Florida Statutes, Collier County Public Schools, Lennar’s own archived pages and the Southwest Florida MLS. All were retrieved September 23 and 24, 2026.

Recorded instruments, Collier County Clerk of Courts

1. Plat of VIA VENETO, Plat Book 47, Pages 15 to 17, recorded September 27, 2006
2. Via Veneto Lots 30 and 33 Replat, Plat Book 48, Page 73, recorded May 4, 2007
3. Surveyor’s affidavit correcting plat note 10, Book 4185, Page 3997, 2007
4. Declaration of Covenants, Conditions and Restrictions for Via Veneto at Treviso Bay, Book 4112, Page 2280, 2006
5. Supplemental Declaration for the Via Veneto at Treviso Bay Neighborhood, Book 4112, Page 2226, 2006
6. First Amendment to the Supplemental Declaration (natural gas), Book 4149, Page 1148, 2006
7. Second Amendment to the Supplemental Declaration (detached homes, 1,800 to 4,500 sq ft), Book 4494, Page 319, 2009
8. Articles of Merger of the Via Veneto neighborhood association into the Master Association, Book 4898, Page 2926, 2013
9. Deed of Via Veneto common tracts to the neighborhood association, Book 4414, Page 2456, 2008
10. Deed of Lot 2 from the master developer to R&D Italia Villas, Book 4112, Page 3676, 2006
11. Deed of Lots 1, 46 and 47 to R&D Italia Villas, Book 4149, Page 3230, 2006
12. Deed of Lots 3 to 21, 36 and 37 to R&D Italia Villas, Book 4186, Page 3845, 2007
13. Deed of Lots 22 to 29, 31, 32 and Replat Lots 30A and 30B, Book 4258, Page 4076, 2007
14. Deed of Lots 34, 35, 38 to 45 and Replat Lots 33A and 33B, Book 4314, Page 3237, 2007
15. Certificate of Title to RL REGI-FL Italia, LLC, Book 4740, Page 1664, 2011
16. Certificate of Title to Lennar Homes for the Treviso Bay master foreclosure, Book 4742, Page 962, 2011
17. Treviso Bay Golf Club Declaration, Book 4774, Page 2841, 2012
18. Golf Club Supplemental Declaration, Via Veneto Lots 1 and 17, Book 4822, Page 1407, 2012
19. Golf Club Supplemental Declaration, 28 Via Veneto lots, Book 4853, Page 1215, 2012
20. Owner joinder to the 2012 supplement, Book 4853, Page 1219
21. Golf Club Supplemental Declaration, Lots 38, 39, 42, 43 and Replat Lots 30A, 30B, 33A, 33B, Book 5057, Page 3712, 2014
22. Golf Club Supplemental Declaration, Lots 37, 40, 41, 44, 45 and 46, Book 5069, Page 1879, 2014
23. Amended and Restated Golf Club Declaration, Book 5582, Page 3518, 2018
24. Second Amended and Restated Declaration for Treviso Bay (Master Declaration), Book 5934, Page 2738, 2021
25. Lift station connection easement over Tract C-5 to Prima Partners LLC, Book 6409, Page 439, 2024
26. Construction easement over Tract C-5 to Prima Partners LLC, Book 6551, Page 2466, 2026
27. Collier County Clerk, Official Records document search
28. Collier County Clerk, Official Records legal-description search
29. Collier County Clerk, Official Records information
30. Collier County Clerk, COR Access portal

Florida Division of Corporations

31. Via Veneto at Treviso Bay Neighborhood Association, Inc., document N06000004668
32. R&D Italia Villas, LLC, document L05000031113
33. Entity search results, “Via Veneto at Treviso”
34. Entity search results, “R&D Italia”
35. Treviso Bay Golf Club, Inc., document N11000011890
36. Florida Division of Corporations, entity name search

Treviso Bay Master Association and Golf Club

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

Wentworth Estates Community Development District

57. Wentworth Estates CDD
58. About the district
59. FY2027 adopted budget, May 14, 2026
60. Board agenda package with assessment roll, September 25, 2018
61. Board agenda package, May 14, 2026
62. Special assessment methodology, November 2017
63. District manager’s document library
64. Audited financial statements, Florida Auditor General
65. 2025 audit report

Florida Statutes

66. Section 553.899, milestone inspections
67. Section 718.112, condominium bylaws and structural integrity reserve studies
68. Section 718.503, condominium resale disclosures
69. Section 720.401, homeowners’ association disclosure summary
70. Section 190.048, community development district sales disclosure
71. Section 201.02, documentary stamp tax on deeds

Federal flood, elevation and storm data

72. FEMA National Flood Hazard Layer
73. FEMA preliminary flood hazard layer
74. FEMA pending flood hazard layer
75. FEMA Flood Map Service Center
76. FEMA Community Rating System
77. FEMA MT-EZ, Letter of Map Amendment and Letter of Map Revision based on fill
78. Interagency questions and answers on flood insurance, Federal Register, May 31, 2022
79. USGS 3D Elevation Program point query service
80. USGS high-water marks, Hurricane Irma
81. USGS high-water marks, Hurricane Ian
82. USGS high-water marks, Hurricane Idalia
83. USGS high-water marks, Hurricane Helene
84. USGS high-water marks, Hurricane Milton
85. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
86. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
87. National Hurricane Center, Tropical Cyclone Report, Hurricane Idalia
88. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
89. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton

Collier County GIS, flood, permits and planning

90. Site Address Points
91. Elevation certificate index
92. 2024 FEMA flood zones, county layer
93. Hurricane evacuation zones
94. Building footprints, 2025
95. Parcels
96. Collier County GIS services directory, zoning, PUD, land-use, road and wind-load layers
97. Solid waste service days
98. Collier County flood maps
99. Collier County floodplain management
100. Collier County 2026 flood protection newsletter
101. Collier County monthly building permit reports
102. Collier County CityView permit portal
103. Collier County Emergency Management, potential shelters
104. Collier County PUD master list and maps
105. Collier County residential collection services
106. Collier County residential guide to waste disposal and recycling
107. Collier County Property Appraiser, for any single parcel; this page’s figures come from the Appraiser’s published 2026 preliminary data files

State emergency, property and insurance records

108. Florida Division of Emergency Management, Know Your Zone
109. Florida Department of Revenue statewide cadastral layer
110. Florida Department of Revenue, property tax exemptions and Save Our Homes
111. Citizens Property Insurance, flood insurance requirement
112. Florida Office of Insurance Regulation, wind mitigation resources
113. Uniform Mitigation Verification Inspection form OIR-B1-1802

Schools

114. Collier County Public Schools attendance zones, 2025-26
115. Collier County Public Schools attendance zones, 2026-27
116. Collier County Public Schools, 2025-2026 School and District Grades
117. Collier County Public Schools attendance boundaries
118. Manatee Elementary School
119. Manatee Middle School
120. Florida Department of Education, school grades
121. OSRM public routing service, used for drive distances

Builder records, Lennar’s own pages (archived)

122. Treviso Bay Executive Homes, November 2012
123. Victoria plan, November 2012
124. Isabella plan, November 2012
125. Nina plan, November 2012
126. Sophia plan, February 2015
127. Internet Archive capture index for Lennar’s Treviso Bay Executive Homes pages
128. Lennar resource center, Treviso Bay

News, environment and tax

129. Naples Daily News, “CEO sues Naples luxury developer, alleges positive market reports were bogus,” January 2, 2010
130. Naples Daily News archive, TPC Treviso Bay’s 2008 opening
131. Rookery Bay National Estuarine Research Reserve
132. NOAA, Rookery Bay reserve
133. IRS Topic 701, sale of your home
134. IRS, like-kind exchanges of real estate
135. IRS, FIRPTA withholding

Elevation certificates on file with Collier County, all 47 Via Veneto homes

136. 9201 Veneto Lane, Lot 1, certificate of 2007
137. 9202 Veneto Lane, Lot 47, certificate of 2007
138. 9205 Veneto Lane, Lot 2, certificate of 2007
139. 9206 Veneto Lane, Lot 46, certificate of 2007
140. 9209 Veneto Lane, Lot 3, certificate of 2012
141. 9210 Veneto Lane, Lot 45, certificate of 2013
142. 9214 Veneto Lane, Lot 44, certificate of 2013
143. 9215 Veneto Lane, Lot 4, certificate of 2014
144. 9218 Veneto Lane, Lot 43, certificate of 2014
145. 9222 Veneto Lane, Lot 42, certificate of 2014
146. 9225 Veneto Place, Lot 31, certificate of 2014
147. 9226 Veneto Place, Lot 32, certificate of 2014
148. 9230 Veneto Place, Lot 33AB, certificate of 2014
149. 9234 Veneto Place, Lot 34, certificate of 2014
150. 9235 Veneto Place, Lot 30AB, certificate of 2022
151. 9238 Veneto Place, Lot 35, certificate of 2014
152. 9239 Veneto Place, Lot 29, certificate of 2014
153. 9242 Veneto Place, Lot 36, certificate of 2008
154. 9243 Veneto Place, Lot 28, certificate of 2014
155. 9246 Veneto Place, Lot 37, certificate of 2008
156. 9247 Veneto Place, Lot 27, certificate of 2014
157. 9250 Veneto Place, Lot 38, certificate of 2014
158. 9251 Veneto Place, Lot 26, certificate of 2014
159. 9254 Veneto Place, Lot 39, certificate of 2014
160. 9255 Veneto Place, Lot 25, certificate of 2014
161. 9258 Veneto Place, Lot 40, certificate of 2014
162. 9259 Veneto Place, Lot 24, certificate of 2014
163. 9262 Veneto Place, Lot 41, certificate of 2017
164. 9263 Veneto Place, Lot 23, certificate of 2014
165. 9267 Veneto Place, Lot 22, certificate of 2014
166. 9268 Veneto Place, Lot 5, certificate of 2014
167. 9271 Veneto Place, Lot 21, certificate of 2014
168. 9272 Veneto Place, Lot 6, certificate of 2013
169. 9275 Veneto Place, Lot 20, certificate of 2014
170. 9276 Veneto Place, Lot 7, certificate of 2014
171. 9279 Veneto Place, Lot 19, certificate of 2014
172. 9280 Veneto Place, Lot 8, certificate of 2014
173. 9283 Veneto Place, Lot 18, certificate of 2014
174. 9284 Veneto Place, Lot 9, certificate of 2009
175. 9287 Veneto Place, Lot 17, certificate of 2008
176. 9288 Veneto Place, Lot 10, certificate of 2009
177. 9291 Veneto Place, Lot 16, certificate of 2008
178. 9292 Veneto Place, Lot 11, certificate of 2008
179. 9295 Veneto Place, Lot 15, certificate of 2014
180. 9296 Veneto Place, Lot 12, certificate of 2008
181. 9299 Veneto Place, Lot 14, certificate of 2014
182. 9300 Veneto Place, Lot 13, certificate of 2014

Market data

Southwest Florida MLS Matrix, Treviso Bay development (code 11778), closed September 23, 2021 to September 23, 2026 with actives and pendings, plus every closed residential sale in ZIP 34113 and 34114 from September 23, 2025 to September 23, 2026, pulled September 23, 2026 and verified by two independent calculations. Collier County Property Appraiser 2026 preliminary roll (parcels, buildings, sales and value history), read from the county’s published data files.

Downloadable Documents

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

1. Plat of VIA VENETO (2006), Collier County Clerk. The reference sheet for Plat Book 47, Pages 15 to 17.
2. Declaration of Covenants, Conditions and Restrictions for Via Veneto at Treviso Bay (2006), Collier County Clerk. Party walls, owner insurance, two leases a year, no sale restrictions.
3. Supplemental Declaration for the Via Veneto Neighborhood (2006), Collier County Clerk. Setbacks, roofs, sizes, leasing.
4. Second Amendment to the Supplemental Declaration (2009), Collier County Clerk. Detached homes allowed, 1,800 to 4,500 square feet.
5. Articles of Merger into the Master Association (2013), Collier County Clerk.
6. Golf Club Supplemental Declaration for 28 Via Veneto lots (2012), Collier County Clerk.
7. Golf Club Supplemental Declaration for Lots 37, 40, 41, 44, 45 and 46 (2014), Collier County Clerk.
8. Second Amended and Restated Master Declaration for Treviso Bay (2021), Collier County Clerk. Section 1.24 names Veneto; section 5.14 is the pet rule.
9. Treviso Bay 2026 Annual Fee Sheet, Treviso Bay Master Association.
10. Treviso Bay FAQ, 2025, Treviso Bay Master Association.
11. Treviso Bay Master Rules and Regulations (2025), Treviso Bay Master Association.
12. Wentworth Estates CDD FY2027 adopted budget, Wentworth Estates Community Development District.
13. Collier County Public Schools, 2025-2026 School and District Grades.
14. Collier County Emergency Management, potential hurricane shelters.

Every home’s elevation certificate is linked in the address table above.

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