Updated September 2026
One hundred forty-four Lennar Veranda condos with detached garages and no golf, about seven sales a year and five listings competing for the next buyer. McGreevy and Comisar price from your plan's recorded sales and build the association, flood and fee file before the first showing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Avellino at Treviso Bay is 144 two-story Lennar Veranda condominiums on Avellino Way, each with its own detached garage and none with golf, and 14 of them closed in the 24 months to September 23, 2026 at a $566,250 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Avellino unit from its own plan, floor and association, with the recorded no-golf clause and the building’s elevation certificate in the file.
This page is written for the Avellino owner who is deciding whether, when and how to sell. The full record of the neighborhood, the three Veranda condominiums, the garages, the flood certificates and the permit history, is on our Avellino at Treviso Bay guide, which this seller page sits beside, and the wider community is on our Treviso Bay community guide. If you want a number first, start with a free Avellino at Treviso Bay home valuation. If you are also thinking about buying back into Treviso Bay, read our Avellino at Treviso Bay buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Avellino condo in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling on Avellino Way, on Venezia Circle, on a Terrace court, elsewhere in Treviso Bay, in Lely Resort or along the US 41 East corridor, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the condominium and Master Association paperwork every Avellino sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS, from Collier County’s records or from the Treviso Bay associations’ own published documents, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the Treviso Bay gate, the garage walk, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the condominium and Master Association paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling an Avellino condominium differs from any other Treviso Bay sale in five ways: “Avellino” is three recorded Veranda condominiums rather than one, the recorded declarations exclude golf from every unit, each unit’s garage is a separate building, the two-story buildings sit outside Florida’s milestone and reserve-study laws, and four of the twelve buildings now sit a few inches below today’s flood elevation.
On the Collier County record, Avellino is Veranda II, Veranda III and Veranda IV at Treviso Bay, 48 units each. 9509, 9510, 9513 and 9514 are Veranda II; 9517, 9518, 9521 and 9525 are Veranda III; 9528, 9529, 9532 and 9533 are Veranda IV. The Master Association’s 2024 FAQ swaps 9525 and 9528; the recorded phase amendments do not. Your buyer’s first question is which association you are in, and the estoppel has to come from the right one.
Section 10.1 of each Veranda declaration says golf membership “is not appurtenant to any unit within this Condominium,” and the Golf Club’s recorded lands exhibit at OR 5582 PG 3518 omits Veranda II, III and IV. Your buyer pays no golf dues and no $7,500 Golf Club capital contribution. That is the main reason Avellino sells below Venezia next door, and the main reason a non-golfer chooses it.
Every Avellino unit has one assigned one-car garage in a detached garage building, 24 of them beside the twelve residential buildings, as a limited common element that cannot be sold apart from the unit under Section 3.14.2 of the declarations. No Treviso Bay Terrace condominium has a garage. We sell it as the feature it is, and we tell the buyer’s insurance agent it is a separate structure.
Florida’s milestone inspection law and its structural integrity reserve study requirement start at three habitable stories, and every Avellino building has two. Collier County’s milestone registry lists the 20 Terrace buildings in Treviso Bay and none on Avellino Way. For a buyer who has read about Florida condominium special assessments, that is the first answer they want.
All twelve buildings sit in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024. The county-filed elevation certificates put eight first floors 0.04 to 0.39 feet above that line and four, at 9521, 9528, 9529 and 9532, 0.06 to 0.26 feet below it. A buyer’s insurance agent will see it, so we show it first.
For a prepared Avellino unit priced to its own plan and floor, yes, with realistic expectations. The Southwest Florida MLS counts 14 Avellino closings in the 24 months to September 23, 2026 at a $566,250 median and 97.1 percent of list, and five listings were active that day with one pending, which is about 8.6 months of supply in a 144-unit neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium AVELLINO, 24-month window closed 23 Sep 2024 to 23 Sep 2026, pulled 23 Sep 2026; the 12-month window holds 7 closings, under 10, so it is listed sale by sale and carries no median)
Seven Avellino units closed in the twelve months to September 23, 2026. A median of seven is not a market, so our rule widens the window until it holds at least ten closings. The 24-month window holds 14, and every headline figure on this page names that window. The seven most recent sales are also shown one by one below, and the five-year record sits beside them.
Closed | Building and association | Plan, county sq ft | Floor | Bedrooms | Sale price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
December 2024 | 9514, Veranda II | Diangelo, 1,454 | 1 | 2 plus den | $605,000 | 15 | 98.4% |
March 2025 | 9514, Veranda II | Arabella, 1,661 | 1 | 2 plus den | $625,000 | 0 | 98.4% |
April 2025 | 9513, Veranda II | Arabella, 1,661 | 1 | 2 plus den | $632,000 | 0 | 96.5% |
May 2025 | 9529, Veranda IV | Arabella, 1,661 | 1 | 2 plus den | $630,000 | 12 | 97.7% |
June 2025 | 9525, Veranda III | Diangelo, 1,454 | 2 | 2 plus den | $565,000 | 141 | 95.0% |
July 2025 | 9529, Veranda IV | Diangelo, 1,454 | 1 | 2 plus den | $575,000 | 48 | 96.0% |
August 2025 | 9517, Veranda III | Diangelo, 1,454 | 2 | 2 plus den | $530,000 | 177 | 96.5% |
November 2025 | 9510, Veranda II | Diangelo, 1,454 | 2 | 2 plus den | $560,000 | 103 | 99.1% |
January 2026 | 9509, Veranda II | Diangelo, 1,454 | 2 | 2 plus den | $564,000 | 32 | 94.2% |
February 2026 | 9510, Veranda II | Diangelo, 1,454 | 2 | 2 plus den | $525,000 | 8 | 100.0% |
April 2026 | 9528, Veranda IV | Arabella, 1,661 | 1 | 2 plus den | $610,000 | 11 | 97.8% |
April 2026 | 9528, Veranda IV | Arabella, 1,661 | 2 | 2 plus den | $567,500 | 97 | 90.2% |
May 2026 | 9529, Veranda IV | Diangelo, 1,454 | 1 | 2 plus den | $539,000 | 2 | 98.2% |
August 2026 | 9510, Veranda II | Arabella, 1,661 | 2 | 2 plus den | $550,000 | 227 | 96.5% |
Window: the 24 months to September 23, 2026. Fourteen sales, total $8,077,500, range $525,000 to $632,000; the median is the mean of the seventh and eighth prices, $565,000 and $567,500. The last seven rows are the trailing twelve months. Plan and floor are read from each unit number, as explained below.
On September 23, 2026 the MLS showed five Avellino listings, asking $499,000 to $599,000 with a median of $540,000 and a 21-day median on market, plus one pending. Four of those six are in Veranda III, which recorded two of the 14 sales. A buyer shopping Avellino this season compares your unit with those listings, with the 14 recorded sales and with Venezia’s buildings across the boulevard.
Avellino’s 24-month median sale closed at 97.1 percent of its final list price, and the five-year figure is 97.7 percent. The spread is the lesson: the units that sold in 0 to 15 days closed at 96.5 to 100 percent of list, while the second-floor Arabella that sat 97 days closed at 90.2 percent, $61,500 under its last asking price.
The Treviso Bay community recorded 82 closings in the twelve months to September 23, 2026 at a $570,000 median, with 28 active listings. That median mixes estate homes, coach homes, golf-bundled Terrace condominiums and Veranda condominiums. An Avellino unit should be priced against Avellino first, then against Venezia’s non-golf buildings, and only then against the community.
With five listings and about seven sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Avellino at Treviso Bay home valuation, priced against the same-plan sales, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Avellino condos recorded 47 closings in the Southwest Florida MLS in the five years to September 23, 2026, at a median of $600,000, $388.58 a square foot, 97.7 percent of list and 30 median days on market. Prices stepped up in 2022, peaked at a $605,000 median in 2024 on eleven sales, and 2026 sales to date have run $525,000 to $610,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
Year closed | MLS sales | Median, where the year holds 10 or more | Price range |
|---|---|---|---|
2021, from September 23 | 1 | Single sale | $500,000 |
2022 | 9 | Under 10, range only | $575,000 to $650,000 |
2023 | 13 | $590,000 | $545,000 to $679,000 |
2024 | 11 | $605,000 | $540,000 to $640,000 |
2025 | 7 | Under 10, range only | $530,000 to $632,000 |
2026, to September 23 | 6 | Under 10, range only | $525,000 to $610,000 |
We publish a median only for a year with ten or more closings. The five-year median across all 47 is $600,000.
A seller who remembers a 2023 or 2024 neighbor’s sale at $630,000 or $640,000 is remembering the top of the run. The market an Avellino seller prices into in 2026 is the $525,000 to $610,000 band of this year’s six sales. Pricing to the 2024 number is the fastest way to a 200-day listing.
All 144 original Lennar sales are on the county roll, from February 2015 to November 2017, at a median of $264,300 and a range of $232,000 to $310,200. For the 79 units with an original sale and a later qualified resale, the median gain is 94.1 percent, or $257,000, over a median hold of 5.6 years. The ten resales dated 2025 or later show a median gain of 115.0 percent, or $307,700. Only one unit has ever resold below its Lennar price, in 2017.
The county roll and the MLS show how individual owners fared. A first-floor Diangelo at 9529 sold for $630,000 in July 2022, $575,000 in July 2025 and $539,000 in May 2026. A second-floor Arabella at 9528 sold for $620,000 in February 2024 and $567,500 in April 2026. A first-floor Arabella at 9528 closed at $610,000 in April 2026 after 11 days.
The county roll records 120 priced resales across the 144 units since 2015: 26 in 2021, the peak, then 10 in 2022, 16 in 2023, 11 in 2024, 8 in 2025 and 5 in 2026 through August. On the MLS, about seven closings a year from 144 units is roughly 5 percent annual turnover, which is why a single overpriced listing changes the supply figure.
The recent Avellino sales that matter most to your price are the ones in your plan and on your floor, because every Avellino building repeats the same three Lennar Veranda plans in the same six positions on each floor. A buyer’s agent and a buyer’s appraiser will line your unit up against the same-plan sales, then adjust for floor, lake outlook, condition, the garage and the building’s flood margin.
Data updated: September 2026 (Southwest Florida MLS Matrix, 24-month and five-year windows to 23 Sep 2026, pulled 23 Sep 2026; plan read from unit position; Collier County Property Appraiser 2026 preliminary roll)
On the five-year MLS record, reading the plan from each unit’s position, the Bromelia closed at a $581,000 median on 12 sales, the Diangelo at $582,500 on 18 and the Arabella end unit at $625,000 on 17. In the 24-month window, six Arabellas closed from $550,000 to $632,000 and eight Diangelos from $525,000 to $605,000. No Bromelia closed in the 24 months, so a Bromelia seller prices from the five-year record and the live listings.
Across five years, 23 first-floor sales carried a $600,000 median and 24 second-floor sales $586,000, and the price per square foot differed by about 1.5 percent. In the 24-month window the seven first-floor sales ran $539,000 to $632,000 and the seven second-floor sales $525,000 to $567,500, and the first-floor units sold in 0 to 48 days against 8 to 227 upstairs. Buyers here pay for the stair-free entry.
Over five years the three associations trade almost identically: Veranda II at a $590,000 median on 17 sales, Veranda III at $582,000 on 13 and Veranda IV at $600,000 on 17. The declarations are the same Lennar template and the county values every building on one grid. The association matters for dues, rules and management, not for price per square foot.
The highest Avellino sale of the 24 months was a first-floor Arabella end unit at 9513, closed in April 2025 at $632,000, 96.5 percent of list, with no days on market. It combined the largest plan, the ground floor and the peak of the window. The highest of the last twelve months, $610,000, was the same combination at 9528, in 11 days.
A second-floor Arabella at 9510 closed at $550,000 in August 2026 after 227 days on market, below every first-floor Diangelo of the window. A buyer’s agent may cite it to pull an Arabella price down. It was the slowest sale of the window and reflects a long listing, not the plan, and we explain that in writing rather than let it set your number.
An appraiser for a financed buyer will reach for the most recent Avellino sales of the same plan and floor, then Venezia’s non-golf buildings at 9828 and 9832, which share the same plans without golf. We hand the appraiser the same-plan sales, your building’s elevation certificate and the recorded no-golf clause, so the adjustments are made on documents rather than on a golf comparable that does not belong.
Avellino and Venezia are the only Lennar Veranda condominiums in Treviso Bay, the same three plans in the same twelve-unit, two-story buildings with detached garages, and almost every Avellino buyer tours both. Venezia’s golf buildings sell far higher because 36 of its 60 units carry golf by recorded document; Avellino offers the same plan without golf, a wider choice of buildings and stronger flood margins.
Data updated: September 2026 (Southwest Florida MLS, 36-month window closed 23 Sep 2023 to 23 Sep 2026, the first window with 10 or more Venezia closings; Collier County Property Appraiser 2026 preliminary roll; recorded declarations and golf instruments; county-filed elevation certificates)
Question | Avellino (Veranda II, III and IV) | Venezia (Veranda I) |
|---|---|---|
Units and buildings | 144 in 12, on Avellino Way | 60 in 5, at 9828 to 9844 Venezia Circle |
Year built | 2015 to 2017 | 2013 and 2014 |
Floor plans | Bromelia, Diangelo, Arabella | The same three plans |
Golf by recorded document | None: Section 10.1 of each declaration | 36 units at 9836, 9840 and 9844; 24 units at 9828 and 9832 withdrawn in March 2013 |
MLS closings, 36 months to September 23, 2026 | 28, median $600,000 | 14, median $760,000 |
Median price per sq ft, same window | $385 | $490 |
Median days on market, same window | 35 | 27 |
2026 preliminary county median value | $461,890 | $541,890 golf buildings; $431,890 non-golf buildings |
Golf charges | None | $5,350 a year and a $7,500 Golf Club capital contribution on golf units |
Garage | Detached one-car garage per unit | Detached one-car garage per unit |
Nearest pool | Master Association satellite pool at 9522 Avellino Way | Veranda I’s own pool at 9848 Venezia Circle |
Pets under the condominium declaration | Two cats or dogs in Veranda II and III, three in Veranda IV with no more than two dogs, no weight limit | Two cats or dogs, each 25 pounds or less |
First floors against today’s 8.0 ft base flood elevation | 8 of 12 buildings 0.04 to 0.39 ft above; 4 buildings 0.06 to 0.26 ft below | 4 of 5 buildings 0.01 to 0.26 ft below; only 9828 above |
Milestone inspection and reserve study | Not required, two stories | Not required, two stories |
A buyer should choose Avellino for the Veranda plan and a garage at the lower price, with no golf dues, a choice of twelve buildings and lake positions, first floors mostly at or above today’s flood line, and a larger dog allowed. A buyer should choose Venezia only if a deeded golf membership matters, in 9836, 9840 or 9844, because the Master Association states no additional golf memberships are available. Venezia’s non-golf buildings, where four sales in the window closed at $565,000 to $600,000, are Avellino’s closest price match.
Your Avellino listing competes with Venezia’s non-golf buildings, not its golf buildings. Never let a buyer’s agent price your unit against the $760,000 golf-weighted Venezia median. Lead with what Venezia’s golf buildings cannot offer, a lower carrying cost with no golf line, and with what Venezia’s non-golf buildings cannot offer, eleven more buildings and first floors on the right side of the flood line.
McGreevy and Comisar price an Avellino condo against the recorded sales of the same Lennar Veranda plan, then adjust for floor, lake outlook, association dues, the building’s flood margin, condition and the fee stack your buyer will carry. Because every Avellino building repeats the same three plans in the same positions, the unit number alone tells us most of what an automated estimate never reads.
An Avellino unit number is four digits: the county building number, 18 to 29, then the floor, 1 or 2, then the position, 1 to 6. Positions 1 and 6 are the Arabella end units, 2 and 5 the Bromelia and 3 and 4 the Diangelo, on both floors of every building. Unit 2516 is county building 25, which is 9528 Avellino Way, first floor, an Arabella. The county building numbers do not follow the street numbers: 9525 is building 26 and 9528 is building 25.
Before we price an Avellino unit we check five things in this order: the association and plan from the recorded phase amendment and the unit number; the building’s elevation certificate; the unit’s air-conditioning and water heater permit history; the association’s current quarterly dues and any special assessment on the estoppel; and the same-plan sales in Avellino, then Venezia’s non-golf buildings.
The county values every Avellino unit on one grid, identical in all twelve buildings: on the 2026 preliminary roll a first-floor Bromelia is $447,990 and a second-floor Arabella $486,860, with $5,000 between floors, and the all-unit median is $461,890. Recent sales run about 20 percent above that grid. A model that leans on it cannot see a lake outlook, a renovated kitchen, a new condenser or a first floor below the flood line.
The first is the plan, with the Arabella’s end-unit windows and extra 207 to 247 square feet. The second is the floor, since first-floor units have sold faster in every recent window. The third is the outlook, since every building backs onto a lake but each unit’s view is its own. The fourth is condition, which no public record surveys. The fifth is the paperwork: the no-golf clause, the elevation certificate and the association identified correctly.
With five Avellino listings asking $499,000 to $599,000 on September 23, 2026 and one pending, we set a list price that wins the first thirty days against those listings and against Venezia’s non-golf units. The 24-month record is clear: units priced to the market went under contract in days, and the five that sat 97 to 227 days closed $5,000 to $61,500 under their last list price.
McGreevy and Comisar market an Avellino condo to the seasonal buyer who wants a garage condominium inside a gated amenity community without paying for golf, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, with the no-golf clause, the garage, the fee stack and the building’s flood record packaged before the first showing.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, homestead and owner mailing fields; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
On Collier County’s preliminary 2026 roll, 28 of the 144 Avellino units, 19.4 percent, carry a Florida homestead exemption. By owner mailing address, 48 units are owned from Florida, 21 from New York, 11 from Ohio, 10 from New Jersey and 9 each from Illinois and Massachusetts, with three owners in Canada. Avellino buyers are mostly seasonal Northeast and Midwest buyers, which sets the marketing calendar and the channels.
Every Avellino building backs onto water: the six odd-numbered buildings on the north side face a lake of about 14 acres, and the six even-numbered buildings face two smaller lakes. The photography shows the lanai outlook at the right time of day, the garage, and aerial capture that places the unit a quarter to half a mile from the Club Rilassare campus. Video lets a buyer who is still up north walk the plan before booking a flight.
Every showing is pre-authorized at the Treviso Bay gatehouse, and for-sale signs follow the Master Association’s specification, a 10 by 18 inch dark green sign with white lettering. An Avellino listing is sold through the MLS, syndication, direct outreach to the agents who work the US 41 East corridor, and our own database of buyers looking for a garage condominium without golf.
Buyers arrive at Treviso Bay expecting golf. Our listing says plainly that Avellino units carry none, cites Section 10.1 of the declaration and prices against non-golf comparables. A buyer who learns that at day twelve of an inspection period asks for a price cut; a buyer who knew on day one priced it in.
The garage is the feature Terrace buyers cannot get, so we photograph it and give the walking distance to the unit door. Every Avellino building is two stories with no elevator documented, so a second-floor listing answers the stair question in the copy rather than at the showing, and a first-floor listing leads with it.
Some Avellino owners want quiet, for an estate, a health change or privacy in a twelve-unit building. We can market a unit agent-to-agent before it reaches the MLS. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your unit.
McGreevy and Comisar negotiate an Avellino contract at partner level, never through an assistant, and we build the condominium document review, both estoppels, the Master Association resale application and the buyer’s insurance quote into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With about seven Avellino sales a year and a 97.1 percent median sale-to-list over 24 months, the first counter sets the tone, and the buyer’s agent will often arrive with a Venezia comparable that has to be answered with the recorded golf split.
Under Section 718.503 an Avellino buyer may cancel within the statutory review period after signing and receiving the required condominium documents. We request the package from the right manager the day you list, Tropical Isles for Veranda II and IV or Beachside Property Management for Veranda III since June 2026, so it is delivered at contract and the clock starts at once.
A buyer’s inspector will price the owner’s items. Twenty-three unit A/C replacement permits on Avellino Way since February 2023 show the original 2015 to 2017 systems aging out, and seven of the twelve buildings have A/C pads surveyed below 8 feet, so a replacement may need a raised stand. The Veranda II rules require a water heater replacement at least every ten years. Knowing both dates before listing removes an easy credit.
Insurance questions slow Avellino sales more than anything else. We give the buyer’s agent your building’s elevation certificate, the association’s insurance declarations and your HO-6 policy at the first showing, so the HO-6 and flood quotes arrive inside the inspection period rather than after it.
Selling an Avellino condominium costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the condominium and master estoppel certificates, a municipal lien search, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the 2026 fee sheet collects the $7,500 Master Association capital contribution at closing; there is no Golf Club contribution on an Avellino sale.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
Florida charges $0.70 per $100 of consideration, or fraction of $100, under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the 24-month Avellino median of $566,250 that is 5,663 taxable units, or $3,964.10. At the five-year median of $600,000 it is $4,200. It is the largest fixed cost of selling after commission.
In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips and the buyer customarily chooses and pays. No statute fixes the allocation, so the contract controls, and a seller moving within Southwest Florida should confirm it in writing rather than assume the Lee County habit.
An Avellino sale needs a condominium estoppel under Florida Statutes 718.116(8), from Tropical Isles for Veranda II or IV or from Beachside Property Management for Veranda III, and a master estoppel from the Treviso Bay Master Association under Florida Statutes 720.30851. The 2026 fee sheet prices the master estoppel at $299, $418 for a rush and $179 more if the account is past due. The condominium estoppel fee is not published; ask the manager.
The 2026 fee sheet collects the $7,500 Master Association capital contribution, the $50 resale application, the $250 Rookery Bay Environmental Grant fee and the $200 post-closing set-up fee at a resale closing. Who pays is a contract term, and in practice buyers usually pay the capital contribution. The $7,500 Golf Club contribution applies only to golf units, so it never appears on an Avellino closing statement.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law. What you negotiate with us is the listing side; whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS.
Line, illustrative sale at $566,250 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $3,964.10 |
Condominium estoppel certificate | Seller, by custom | Set by the manager, not published |
Master Association estoppel certificate | Seller, by custom | $299, or $418 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration, closing June 30, on a $4,587.10 tax figure | Seller credits buyer | About $2,275 |
Condominium and master assessment prorations | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Master Association capital contribution | Collected at closing, usually from the buyer | $7,500 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of $4,587.10, the median 2026 preliminary ad valorem tax figure across the 144 Avellino units; it excludes the CDD line. Your own net sheet uses your price, your bill and your closing date, and we build it with you before you sign a listing agreement.
An Avellino seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, plus the property tax disclosure summary and any known material defect that is not readily observable. Because the buildings are two stories, there is no structural integrity reserve study or milestone summary to deliver. The master homeowners association layer raises a separate question your closing agent should answer.
Section 720.401 of the Florida Statutes requires a homeowners association disclosure summary before a contract is signed, and Section 720.401 does not apply to associations regulated under Chapter 718. Avellino sits on both sides of that line: the Veranda associations are Chapter 718 condominiums, and the Treviso Bay Master Association is a Chapter 720 homeowners association. How the two regimes apply to your contract is for your closing agent or attorney to confirm. This is information, not legal advice.
The buyer receives the declaration of condominium, articles, bylaws and rules, the current budget and most recent financial report, and the frequently asked questions and answers sheet. The Veranda budgets and Veranda III and IV rules are not published online, so we request every item from the association before listing, and we note that the Veranda II rules are public.
Section 718.503 gives a resale buyer a right to cancel within a set period after signing and receiving the required documents, excluding weekends and legal holidays. A package delivered late only lengthens the period in which the buyer can walk. Deliver at signing, and let your closing agent confirm the current statutory period on your contract form.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With 28 Avellino units homesteaded and the 2026 preliminary median tax figure at $4,587.10 before the CDD line, the warning describes a real change in your buyer’s carrying cost if you hold a homestead.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For an Avellino unit that means prior leaks from above or below, insurance claims, unapproved alterations such as hard flooring upstairs without board approval, and any special assessment you know is levied or proposed. The elevation certificate is a public record, so we put it in the file rather than wait for a buyer to find it.
Avellino’s two-story buildings mean no milestone structural inspection and no structural integrity reserve study, by statute and by Collier County’s own registry, and the county’s permit files show no roof, structural, exterior-wall or storm-repair permit on Avellino Way from January 2020 through August 2026. That is the structural answer buyers ask for first, and it belongs in your listing.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone registry and Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026; Florida DBPR SIRS reporting lists)
Section 553.899 requires milestone inspections of condominium buildings three habitable stories or more, and Section 718.112(2)(g) requires a structural integrity reserve study for buildings three habitable stories or higher and says it does not apply to buildings less than three stories. The Avellino elevation certificates record a first floor and a second floor ten feet above it, and nothing higher.
Collier County’s milestone registry returns no record on Avellino Way; its Treviso Bay records are the 20 Terrace buildings. A search of the registry for the word “Avellino” returns 21 buildings, all of them Avellino Isles in The Vineyards, which is a different community. The state’s SIRS databases list Terrace condominiums at Treviso Bay and no Veranda condominium, which is expected rather than a gap.
Collier County issued 57 permits on Avellino Way from January 2020 through August 2026: 23 unit A/C replacements, other unit mechanical and plumbing work, four owner shutter or impact-opening jobs, and twelve fire-alarm communicator replacements, one per building, on August 11, 2026. None was for a roof, structure, exterior wall or storm repair. The concrete tile roofs date from 2015 to 2017.
Two stories removes the milestone and reserve-study mandates, not the rest of Chapter 718. The associations still budget reserves under their declarations, maintain insurance and provide records. Ask your board for the current reserve schedule and roof plan, because a buyer’s agent will ask whether the reserves are funded for the first roof cycle.
The flood zone shapes the Avellino buyer pool rather than capping the price: all twelve buildings sit in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024, eight first floors sit 0.04 to 0.39 feet above it and four sit 0.06 to 0.26 feet below it, and a financed buyer needs flood coverage, so the sellers who hand over the elevation certificate first keep deals together.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; county-filed elevation certificates; Collier County 2026 Flood Protection Newsletter)
Building | Association | Top of first floor | Against today’s 8.0 ft | Against the 6.0 ft in force when built |
|---|---|---|---|---|
9509 | Veranda II | 8.14 ft | +0.14 ft | +2.14 ft |
9510 | Veranda II | 8.09 ft | +0.09 ft | +2.09 ft |
9513 | Veranda II | 8.04 ft | +0.04 ft | +2.04 ft |
9514 | Veranda II | 8.04 ft | +0.04 ft | +2.04 ft |
9517 | Veranda III | 8.39 ft | +0.39 ft | +2.39 ft |
9518 | Veranda III | 8.14 ft | +0.14 ft | +2.14 ft |
9521 | Veranda III | 7.74 ft | -0.26 ft | +1.74 ft |
9525 | Veranda III | 8.34 ft | +0.34 ft | +2.34 ft |
9528 | Veranda IV | 7.94 ft | -0.06 ft | +1.94 ft |
9529 | Veranda IV | 7.79 ft | -0.21 ft | +1.79 ft |
9532 | Veranda IV | 7.89 ft | -0.11 ft | +1.89 ft |
9533 | Veranda IV | 8.24 ft | +0.24 ft | +2.24 ft |
Every building cleared the 6.0 foot base flood elevation of the 2012 map by 1.74 to 2.39 feet when it was certified. The 2024 map raised the line to 8.0 feet, and FEMA’s preliminary 2025 panel keeps Avellino Way in Zone AE at 8 feet. The four buildings now below it were all certified between August 2016 and July 2017.
The 24 detached garage buildings were surveyed at 7.34 to 7.84 feet, all below today’s line, with the surveyor’s note “no equipment in garages.” Tell your buyer’s insurance agent the garage is a separate structure; Section 15.9 of the declarations requires the owner’s policy to cover the garage and storage space.
Section 15.3.1 of each declaration requires the association to insure the buildings at 100 percent of full insurable replacement value, with flood and windstorm coverage at the association’s election, and Section 15.9 makes the owner insure the interior, fixtures, appliances, A/C, water heater and the garage, with at least $2,000 of special assessment coverage. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums.
No Avellino building has a roof, structural, exterior-wall, flood or storm-repair permit on the county record from 2020 through August 2026, and no Avellino Way permit of any kind was issued in 2022, the year of Hurricane Ian. The nearest surveyed Ian marks were 6.38 and 6.39 feet at Henderson Creek, 3.66 miles away. No high-water mark was surveyed on Avellino Way itself, so we never claim the street stayed dry.
An Avellino buyer will pay about $16,600 to $16,900 a year in association, district and dining charges before property tax and insurance, depending on the association: roughly $6,000 to $6,320 in condominium dues, $7,420 to the Master Association, $2,441.75 to the Wentworth Estates CDD on the tax bill and a $750 food minimum. There are no golf dues.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026; 2026 Avellino MLS listings for condominium dues)
Annual line | Veranda II | Veranda III | Veranda IV |
|---|---|---|---|
Condominium association dues, per 2026 MLS listings | $6,260 | $6,320 | $6,000 |
Master Association | $7,420 | $7,420 | $7,420 |
Golf Association | $0 | $0 | $0 |
Wentworth Estates CDD, operations and maintenance | $1,499.21 | $1,499.21 | $1,499.21 |
Wentworth Estates CDD, debt service, two-story condominium rate | $942.54 | $942.54 | $942.54 |
Food and beverage minimum | $750 | $750 | $750 |
Total | $16,871.75 | $16,931.75 | $16,611.75 |
The condominium dues are agent-entered MLS figures from 2026 listings, $1,565, $1,580 and $1,500 a quarter; the associations do not publish their budgets, and the condominium estoppel is the binding figure for a specific unit on a specific date.
The MLS “total annual recurring fees” field for Avellino adds the condominium dues, the $7,420 master assessment and the $750 dining minimum, and stops; the median across the Avellino listings with fee data in the five-year pull is $14,170. It leaves out the $2,441.75 CDD line because the district collects it on the county tax bill. A buyer who budgets from the MLS total is short by exactly that amount, so we show it in the listing.
The Wentworth Estates CDD assesses $1,499.21 for operations and $942.54 for debt service on each Avellino unit for fiscal 2027, at the district’s two-story condominium rate, higher than the four-story Terraces’ $789.62 debt line. The Series 2021 refunding bonds make their final principal payment on May 1, 2037, after which the debt line should fall away. Homestead does not reduce it.
The 2026 preliminary roll puts the median Avellino ad valorem tax figure at $4,587.10. Florida’s Save Our Homes cap holds down a long-held homestead, so a homesteaded seller’s bill says little about the buyer’s. Preliminary figures change when the roll is certified.
The Avellino rules that affect a sale are the Master Association’s resale application, the leasing limits a tenant-occupied sale must respect, the pet counts a buyer inherits, the post-tension slab and upstairs flooring rules a renovator will read, and the grill, vehicle and Home Watch rules, all set by the recorded Veranda II, III and IV declarations, the Veranda II rules and the 2021 restated Master Declaration.
None of the three Veranda declarations contains a right of first refusal or a sale-approval clause, based on a full-text search of each. The Master Association’s Buyers (Resale) Application, with its $50 fee, is required about 30 days before closing, so we file it the week the contract is signed.
Every Avellino lease must run at least 30 days, no unit may be leased more than four times in any twelve months under the Veranda II and III declarations, or four times per year under Veranda IV’s, and the Master Association sets the same cap with a $100 fee per adult applicant. A buyer who inherits a lease takes the unit subject to it, and it counts toward those limits.
Veranda II and III allow up to two domestic cats or dogs per unit; Veranda IV allows up to three, no more than two of them dogs. None of the three sets a weight limit, and all ban pit bulls and other aggressive breeds. The 2021 restated Master Declaration allows up to three in aggregate with no weight limit. Tell buyers with a larger dog early; the rule is a selling point next to Venezia’s 25-pound cap.
Section 18.14 of the declarations discloses post-tensioned slabs that may not be drilled and warns that the units are not designed for ceiling fans or ceiling lighting unless originally built in. Section 18.19 allows hard flooring above the ground floor only in foyers and bathrooms unless the board approves sound padding. If your second-floor unit has tile or wood throughout, find the approval letter before listing.
Section 18.3 prohibits barbecue grills on any portion of the condominium, while the Veranda II rules allow driveway grilling ten feet from the garage; a board rule cannot override a recorded declaration, so tell buyers to get the current position in writing. Commercial vehicles, boats, trailers and RVs may be kept only inside the garage. The Veranda II rules require a Home Watch service for any unit vacant a month or longer.
An Avellino sale took a median of 23.5 days on market in the 24 months to September 23, 2026, with individual sales from 0 to 227 days, plus a contract period that covers the condominium document review, both estoppels, the Master Association resale application and the buyer’s insurance. The five active listings that day had a 21-day median, and the one pending listing had been on market 181 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, 24-month window to 23 Sep 2026, pulled 23 Sep 2026)
With 19.4 percent of units homesteaded and owners mailing tax bills from New York, Ohio, New Jersey, Illinois, Massachusetts and Canada, Avellino’s buyers are mostly seasonal. A listing live by November meets the January-to-April buyer pool while it is in Naples, and leaves time for the paperwork before spring closings. Five of the six fastest 24-month sales closed between March and May.
Valuation and document request in week one; photography, video and the garage in week two; listing live in week three; contract, condominium document delivery and the review period; the Master Association application filed at once; both estoppels ordered on the first business day; inspection and insurance quotes inside the inspection period; closing and the buyer’s gate and member set-up.
Most Avellino owners sell from out of state. Marc handles showings, contractors and inspections in person and coordinates with your Home Watch service, Jesse handles the paperwork and the associations, and the title company arranges a mail-away closing. The gate needs every showing pre-authorized, which we manage for you.
You get a free Avellino at Treviso Bay home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the recorded sales of your plan, adjusted for your floor, outlook, association and condition, with your buyer’s fee stack and your building’s elevation certificate beside it. There is no cost and no obligation to list.
You receive the same-plan MLS and recorded sales with their dates and sources, the live competition in Avellino and Venezia’s non-golf buildings, the fee stack and CDD line your buyer will underwrite, your building’s flood record, and a recommended list price with a defensible range. Request it through our Avellino at Treviso Bay home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building, your unit number, your timeline and the one thing you are most worried about.
In a neighborhood where the 24-month sales ran from $525,000 to $632,000 on the same three plans, the opening price decides the sale. We would rather you see the same-plan evidence and the number before you commit to anything, and many Avellino owners use the valuation to decide whether to list this season, lease another season or wait.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
Four in five Avellino units carry no homestead exemption, and an Avellino sale has its own moving parts: an association to identify from the recorded amendment, two estoppels, a Master Association application and a gate that pre-authorizes every visitor.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a neighborhood where the same Arabella plan closed from $550,000 to $632,000 in two years, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
An Avellino specialist matters because the facts that decide an Avellino sale live in recorded documents and county files rather than a listing feed: the association your building actually belongs to, the no-golf clause in Section 10.1, the elevation certificate for your building, the detached garage, the CDD line the MLS omits and the plan hidden in your unit number.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Avellino owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price Avellino off the Treviso Bay median or off Venezia’s golf buildings, list the MLS fee total without the CDD line, write “golf community” without saying the unit carries none, order the estoppel from the wrong association for 9525 or 9528, pull “Avellino” comparables from Avellino Isles in The Vineyards, or learn about the elevation certificate from the buyer’s insurer.
Most Treviso Bay sellers own estate homes, coach homes or four-story Terrace condominiums, with different buyers and different paperwork. Our guide to selling a Treviso Bay home covers the whole community, and our Treviso Bay home valuation page prices every product in it. Avellino is the lowest-priced garage condominium inside the gate.
Many Avellino sellers are also buyers, moving to a coach home or estate home inside Treviso Bay, to a golf-bundled condominium, to another Naples community or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Avellino estoppels and Master Association application clear before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some Avellino owners trade up to a three-bedroom coach home in Casoria at Treviso Bay, and others move to a golf unit to join the club. Our guide to buying a home in Treviso Bay covers the whole community, and our Avellino at Treviso Bay buyer guide covers the purchase side of this neighborhood in full.
These are the questions Avellino at Treviso Bay owners ask before they list, answered from the recorded Veranda declarations and golf instruments, the Master Association’s published fee sheet, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Identify your association, Veranda II, III or IV, from the recorded phase amendment for your building, request its document package, and price against Avellino sales of your plan and floor. Then list with a team that files the Master Association application and both estoppels the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your plan and floor from the recorded sales, answer the golf question from Section 10.1 of your declaration, hand over your building’s elevation certificate and deliver the condominium package at contract. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The 24 months of Avellino sales to September 23, 2026 ran from $525,000 to $632,000, median $566,250 and $377.78 a square foot. Your plan, floor, outlook and condition place you in that range; a free Avellino at Treviso Bay home valuation gives you the number.
One hundred forty-four, in twelve two-story buildings of twelve units each, recorded as Veranda II, Veranda III and Veranda IV at Treviso Bay, 48 units in each condominium.
Fourteen closed in the MLS in the 24 months to September 23, 2026, about seven a year, and 47 in five years. The county roll records eight priced resales in 2025 and five in 2026 through August.
Only seven Avellino units closed in the last twelve months, and we publish a median only on ten or more sales. The 24-month window holds 14, so the headline figures use it, and the seven most recent sales are listed individually.
The 24-month median was 23.5 days on market, from 0 to 227 days. Units priced to the market went under contract within about two weeks; the five that sat 97 to 227 days closed $5,000 to $61,500 under their last list price.
Balanced to soft: five listings against about seven sales a year is roughly 8.6 months of supply, the 24-month median sale closed at 97.1 percent of list, and 2026 sales have run below 2024’s. A prepared unit priced to its plan sells.
Because the county values every Avellino building on the same plan-and-floor grid, a model cannot see your lake outlook, your condition, your A/C age or your building’s flood margin, which move an Avellino price by tens of thousands of dollars.
Yes. Across five years the Arabella end unit closed at a $625,000 median against $581,000 for the Bromelia and $582,500 for the Diangelo, although the Arabella sells for less per square foot because it is larger.
On price, only slightly: five-year medians were $600,000 on the first floor and $586,000 on the second. On speed, clearly: in the 24-month window first-floor units sold in 0 to 48 days and second-floor units in 8 to 227.
Not much. Five-year medians were $590,000 for Veranda II, $582,000 for Veranda III and $600,000 for Veranda IV. The association sets your dues, rules, manager and estoppel, not your price per square foot.
Because 36 of Venezia’s 60 units carry golf by recorded document and none of Avellino’s 144 do. The county values Venezia’s golf units $80,000 above the identical Avellino unit, and Venezia’s non-golf units sold at $565,000 to $600,000 in the 36-month window, right beside Avellino.
No. Section 10.1 of each Veranda declaration says golf membership is not appurtenant to any unit, the Golf Club’s recorded lands exhibit omits Veranda II, III and IV, and no golf supplement has been recorded against them.
Cite Section 10.1 of your association’s recorded declaration in the listing and order the Master Association estoppel early; it lists every charge on the unit. Doing it up front turns a negotiating point into a disclosed fact.
The 2026 fee sheet collects the Master Association capital contribution at closing; who pays is a contract term, and in practice buyers usually pay it. There is no $7,500 Golf Club contribution on an Avellino sale.
None of the three Veranda declarations contains a sale-approval clause or a right of first refusal. The Master Association’s resale application is still required about 30 days before closing.
Two: the condominium estoppel under Section 718.116(8), from Tropical Isles for Veranda II or IV or Beachside Property Management for Veranda III, and the Master Association estoppel, $299 or $418 for a rush under the 2026 fee sheet.
9525 is Veranda III and 9528 is Veranda IV, per the recorded phase amendments, the county condominium codes and each building’s elevation certificate. The Master Association’s 2024 FAQ has them swapped, so order the estoppel from the association the recorded documents name.
Under Florida Statutes 718.503: the declaration, articles, bylaws and rules, the budget and financial report, and the frequently asked questions sheet. Request them from the association before you list, since the budgets and the Veranda III and IV rules are not published online.
Section 720.401 does not apply to associations regulated under Chapter 718, which your Veranda association is, but the Treviso Bay Master Association is a Chapter 720 association. Ask your closing agent or attorney how both regimes apply to your contract; this is information, not legal advice.
No. Avellino’s buildings are two stories, and Florida’s milestone inspection and structural integrity reserve study requirements begin at three habitable stories. Collier County’s registry lists no Avellino Way building.
Not on the county record: no roof permit appears on Avellino Way from 2020 through August 2026, and the concrete tile roofs date from 2015 to 2017. Ask your board for its roof reserve plan so you can answer the question before a buyer asks.
Yes. All twelve buildings are in FEMA Zone AE with an 8.0 foot base flood elevation on the map effective February 8, 2024. Eight first floors sit above it and four, at 9521, 9528, 9529 and 9532, sit 0.06 to 0.26 feet below.
Your building’s elevation certificate is a public record and a buyer’s insurer will see it. Florida sellers must disclose known facts that materially affect value that are not readily observable, so we include the certificate and explain the 2024 map change.
The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search, and prorated taxes and assessments. At the $566,250 24-month median the deed stamps are $3,964.10.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Commission is not set by law. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Yes. The lease stays in force, the buyer takes the unit subject to it, and it counts toward the four-leases limit. Showings need the tenant’s cooperation, and the tenant’s amenity transfer ends with the lease.
It depends on your carrying cost, tax position and the market direction. An Avellino owner pays about $16,600 to $16,900 a year before tax and insurance, and the 30-day minimum rules out nightly rental. We run both scenarios with you.
Yes. Seasonal buyers often like turnkey units, but furniture rarely returns its cost in the price. When furniture is part of the sale we list it on a separate inventory so the appraisal and the lender treat it correctly.
Your buyer lives under the same rule: two cats or dogs in Veranda II and III, three with no more than two dogs in Veranda IV, no weight limit, and no aggressive breeds. It is a real advantage over Venezia’s 25-pound cap.
If it is original, a buyer’s inspector will price it. Twenty-three unit A/C replacement permits on Avellino Way since February 2023 show the 2015 to 2017 systems aging out, and a replacement may need a raised stand under the county’s standard.
For an Avellino unit, yes: the interior finishes, fixtures, appliances, A/C, water heater and garage door and opener are the owner’s under the declaration, and a buyer’s inspector will price every one of them.
Very likely, if you hold a homestead exemption. The 2026 preliminary median ad valorem tax figure across Avellino is $4,587.10, and the $2,441.75 CDD line comes on top.
Only the Master Association’s specified sign, a 10 by 18 inch dark green sign with white lettering, and the Veranda II rules bar other signs. We market through the MLS, outreach and gate-authorized showings.
Yes. Agent-to-agent marketing before the MLS suits an estate or a private sale. The trade is exposure, and we tell you which way it lands for your unit.
Possibly. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter part of the gain. A second home does not qualify. Talk to your CPA before you sign.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases. Three Avellino owners mail from Canada. Engage a CPA early.
Fall. Most Avellino buyers are seasonal, and a listing live by November meets the January-to-April buyer pool with the documents, photography and garage ready.
Get a written valuation from your plan’s recorded sales, confirm your association from the recorded amendment, request the condominium package and both estoppel figures, and pull your building’s elevation certificate. Request an Avellino at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Avellino at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Avellino at Treviso Bay seller always opens the official, current copy. Clerk documents open as non-certified copies from the Collier County Clerk’s public records system. We host nothing ourselves.
Document | What it proves for an Avellino seller | Official authority |
|---|---|---|
Declaration of Condominium, Veranda II at Treviso Bay, OR 5123 PG 2183 | Section 10.1 no-golf clause, the garage, pets, leasing, insurance, flooring | |
Declaration of Condominium, Veranda III at Treviso Bay, OR 5215 PG 2377 | The same template for 9517, 9518, 9521 and 9525 | |
Declaration of Condominium, Veranda IV at Treviso Bay, OR 5313 PG 3732 | Veranda IV’s leasing and three-pet wording | |
Veranda III Phase 4 amendment, Building 26 | That 9525 Avellino Way is Veranda III | |
Golf Club amended golf declaration, OR 5582 PG 3518 | The lands exhibit that omits Veranda II, III and IV | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, capital contribution, estoppel and transfer charges | |
Master Association Buyers Application | The resale application your buyer files | |
Veranda II Rules and Regulations | Home Watch, water heater, signs and grill rules | |
Wentworth Estates CDD FY2027 adopted budget | The $2,441.75 district line on every Avellino tax bill | |
Elevation certificate, 9521 Avellino Way | The lowest Avellino first floor, 7.74 ft | |
Elevation certificate, 9517 Avellino Way | The highest Avellino first floor, 8.39 ft | |
Florida Statutes 718.503, disclosure prior to sale | The condominium document package | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Avellino at Treviso Bay sits inside the Naples gated-community market they work every week. If you are weighing a sale on Avellino Way, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. In the last 24 months we tracked every Avellino closing in the Southwest Florida MLS, all 14, and we tracked every Avellino resale on the county roll back to Lennar’s first closings in 2015. Few Avellino units come up for sale in a year, so the next owner who sells should call us first. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.