Updated September 2026
Fifty-five golf-bundled Lennar pool homes, three sales a year and no listing to compare yours with. McGreevy and Comisar price from every Firenze Circle sale since Lennar and build the golf, flood, permit 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
Bella Firenze at Treviso Bay is 55 Lennar single-family pool homes on Firenze Circle and Firenze Drive, every lot carrying a Treviso Bay Golf Club membership by one recorded instrument, and only three of them closed in the last twelve months, at $2,050,000 to $2,250,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Bella Firenze home from every sale on the street since Lennar, lot by lot.
This page is written for the Bella Firenze owner. The full record of the neighborhood, the plat, the golf supplement, all 55 elevation certificates and the permit history, is on our Bella Firenze 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 Bella Firenze at Treviso Bay home valuation. If you are also buying back into Treviso Bay, read our Bella Firenze 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 Bella Firenze home 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 Firenze Circle, on Firenze Drive, on Corso Bello Drive, 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, and they run a Bella Firenze listing themselves: the valuation, the listing file, the showings through the gate, the negotiation and the Master Association estoppel. If you are weighing listing agents across the city first, our guide to the best real estate agents in Naples compares the teams on the public record: reviews, licence history and published production.
These are career figures 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. You get every Bella Firenze sale on the MLS and in the county record, with its date, price and source, which is the evidence a buyer will be looking at anyway.
Two partners, no hand-off. Marc Comisar runs the field: showings pre-authorized at the Treviso Bay gatehouse, buyer-agent calls, the inspection, the pool and roof contractors and the final walk-through. Jesse McGreevy runs the price, the marketing, the data and the paperwork with the Master Association and the Golf Club. 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 a Bella Firenze home differs from other Treviso Bay sales in five ways: the street trades about three times a year, so your comparables are few and months apart; golf is attached to all 55 lots by a single 2013 supplement; there is no neighborhood association; the MLS fee total omits a $3,612.08 district line; and every surveyed first floor sits at or above today’s flood elevation.
The county record holds 55 Lennar first sales and 38 priced resales from 2014 to September 2026, and 24 of the 55 homes have never resold. On most days there is no other Bella Firenze listing for a buyer to compare with yours, which sounds like an advantage and is one, but it also means the buyer’s reference point is a sale from months ago rather than a house down the street.
On July 30, 2013, while Lennar still owned every lot, it recorded a Supplemental Declaration at Official Records Book 4949, Page 3423 submitting “Lots 1 through 55, Bella Firenze” to the Treviso Bay Golf Club. Nothing has withdrawn a lot since. Your buyer inherits a mandatory TPC Treviso Bay membership, pays $5,350 a year for it and pays a $7,500 Golf Club capital contribution at closing. Elsewhere in Treviso Bay golf was often joined lot by lot, and some lots never joined; here the question has one answer.
The Division of Corporations holds no Bella Firenze entity and the Clerk’s index holds no neighborhood declaration for the plat. The 2021 restated Master Declaration, Book 5934, Page 2738, names “Bella Firenze, Firenze Circle and Firenze Drive” as one of its single-family neighborhoods, so a sale needs one estoppel, from the Treviso Bay Master Association, and one resale application. There is no neighborhood board to approve anything and no neighborhood special assessment to disclose.
Bella Firenze MLS listings report “total recurring fees” of $16,171: the $7,420 Master assessment, the $5,350 Golf assessment and the $3,401 Bella Firenze lawn line. The Wentworth Estates CDD adds $1,499.21 for operations and $2,112.87 for debt service on the county tax bill for fiscal 2027, $3,612.08 in all, which the field never shows. A buyer who budgets from the MLS figure finds that gap in underwriting unless your listing shows it first.
Collier County holds an elevation certificate for all 55 homes, and every first floor is 8.14 to 9.39 feet NAVD88, at or above the base flood elevation on the FEMA map effective February 8, 2024. Three homes at the west end of Firenze Circle sit in Zone X, outside the flood zone. On the same county certificates Pavia Court has 8 of 11 first floors below the 8-foot line, Lipari 21 of 27 and Corso Bello 13. That is a selling point, and it belongs in the listing.
For a well-documented Bella Firenze home priced to the latest closings, yes: on September 23, 2026 the Southwest Florida MLS showed no Bella Firenze home for sale and one pending, while the three closings of the prior twelve months ran from $2,050,000 to $2,250,000 at 92.9 to 96.9 percent of list. A seller who lists now competes with the record, not with a neighbor.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision BELLA FIRENZE, closed 23 Sep 2025 to 23 Sep 2026, actives and pendings, pulled 23 Sep 2026; each closing matched to its recorded Collier County deed)
Three closings fall inside the twelve months to September 23, 2026, and here they are one by one. The plan column is our match of the county’s building size to the homesites Lennar named, so read it as an informed reading, not a recorded fact.
Closed | Address | Plan and MLS size | Backs onto | List price | Sale price | Sale-to-list | Days on market | Price per MLS sq ft |
|---|---|---|---|---|---|---|---|---|
October 29, 2025 | 9555 Firenze Circle | Bougainvillea II, 2,818 sq ft | Interior lake | $2,207,700 | $2,050,000 | 92.9% | 14 | $727 |
March 25, 2026 | 9571 Firenze Circle | Napoli, 2,392 sq ft | Interior lake | $2,375,000 | $2,250,000 | 94.7% | 7 | $941 |
September 10, 2026 | 9630 Firenze Circle | Portofino-type, 2,983 sq ft | Perimeter lake | $2,295,000 | $2,225,000 | 96.9% | 47 | $746 |
Window: the 12 months to September 23, 2026. Three sales, $6,525,000 in total. The county record shows no off-MLS Bella Firenze sale in the window, and the September sale was recorded with the Clerk on September 16, 2026 at the same $2,225,000.
Our rule is to widen the window, 12 months, then 24, 36 and 60, until it holds at least ten closings, and to list the sales rather than publish a median when it never does. Bella Firenze holds 3, 4, 6 and 8 MLS closings in those four windows. The only window that clears ten is the full county record since 2014, 38 priced resales, and it straddles the 2022 re-rating, so a median across it would describe neither market. The individual sales are the honest measure, and they are what a buyer’s agent will quote.
On September 23, 2026 the MLS showed no active Bella Firenze listing and one pending sale: a Toscana-plan home backing onto the preserve, listed at $2,250,000 and under contract after five days on market. Its price is not public until it closes. A buyer shopping Bella Firenze this season has nothing else on the street to tour, so the comparison runs to the three closings above, to Corso Bello and to whatever else in Treviso Bay carries recorded golf.
The three most recent closings came in at 92.9, 94.7 and 96.9 percent of their final list prices, below the 100.0 and 100.9 percent of the two 2022 sales. The gaps were $157,700, $125,000 and $70,000. In a street where every buyer’s agent can see every sale, the part of a list price the market has not yet agreed with is what gets negotiated away.
Treviso Bay as a whole recorded 82 closings in the same twelve months at a $570,000 median, with 28 active listings on September 23, 2026. That figure is dominated by the Terrace and Veranda condominiums and the coach homes. A Bella Firenze home should be priced against Bella Firenze first, then against the Lennar single-family streets that share its plans, and never against the community median.
With no competing listing and three sales a year, the list price you open at is the single biggest decision of the sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Bella Firenze at Treviso Bay home valuation, built from the same-plan and same-lot 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.
Bella Firenze homes recorded eight MLS closings in the five years to September 23, 2026, from $2,050,000 to $2,675,000, at 92.9 to 100.9 percent of list and 0 to 85 days on market. The record is $2,675,000 for 9578 Firenze Circle in October 2024, and the three sales since then have closed between $2,050,000 and $2,250,000.
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 sales file; Collier County Clerk deed index)
Closed | Address | Plan | Backs onto | List price | Sale price | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
May 16, 2022 | 9563 Firenze Circle | Toscana | Interior lake | $2,349,000 | $2,370,500 | 100.9% | 2 |
May 31, 2022 | 9597 Firenze Circle | Bougainvillea II | Interior lake | $2,590,000 | $2,590,000 | 100.0% | 0 |
February 28, 2024 | 9636 Firenze Drive | Napoli Grande | Preserve | $2,795,000 | $2,600,000 | 93.0% | 3 |
July 17, 2024 | 9563 Firenze Circle | Toscana | Interior lake | $2,595,000 | $2,525,000 | 97.3% | 85 |
October 8, 2024 | 9578 Firenze Circle | Toscana with bonus room | Preserve | $2,795,000 | $2,675,000 | 95.7% | 81 |
October 29, 2025 | 9555 Firenze Circle | Bougainvillea II | Interior lake | $2,207,700 | $2,050,000 | 92.9% | 14 |
March 25, 2026 | 9571 Firenze Circle | Napoli | Interior lake | $2,375,000 | $2,250,000 | 94.7% | 7 |
September 10, 2026 | 9630 Firenze Circle | Portofino-type | Perimeter lake | $2,295,000 | $2,225,000 | 96.9% | 47 |
Window: the 60 months to September 23, 2026. Eight sales, $19,285,500 in total. The county record shows the same eight and no off-MLS sale. The MLS entry for 9636 Firenze Drive shows 3,161 square feet, the Toscana Grande figure, while the county and Lennar sizes point to the 3,025-square-foot Napoli Grande, which is a reminder to check the plan before trusting a per-foot figure.
The county sales file holds 38 priced resales since Lennar’s first closing in May 2014. The first 30, from 2014 through 2021, all closed between $725,000 and $1,199,900; the last two before the change were 9642 and 9630 Firenze Circle at $1,199,000 and $1,199,900 in July 2021. The next eight, from May 2022 on, all closed between $2,050,000 and $2,675,000. There was no gradual climb between the two bands. There was one step, in the spring of 2022, and the street has stayed above it since.
A seller who remembers the 2024 closings at $2,525,000 to $2,675,000 is remembering the top of the post-step market. The three closings since October 2025 set the current range, and two of the 2024 homes took 81 and 85 days to sell at those levels. Pricing to the record rather than to the latest two or three closings is the most common way a Bella Firenze listing loses its first month.
Lennar’s 55 recorded first sales ran from $590,500 for a Napoli at 9534 Firenze Circle in July 2014 to $981,000 for a Bougainvillea II at 9633 Firenze Circle in July 2015, with a median of $768,700. Here is what the homes that have resold since 2022 returned against their own Lennar price.
Address | Lennar sale | Latest resale | Change | Years held | Compound annual growth |
|---|---|---|---|---|---|
9597 Firenze Circle | $900,400 (2015) | $2,590,000 (May 2022) | +187.6% | 7.0 | 16.4% |
9636 Firenze Drive | $789,000 (2015) | $2,600,000 (February 2024) | +229.5% | 8.8 | 14.6% |
9563 Firenze Circle | $750,100 (2014) | $2,525,000 (July 2024) | +236.6% | 10.0 | 12.9% |
9578 Firenze Circle | $821,000 (2014) | $2,675,000 (October 2024) | +225.8% | 10.0 | 12.6% |
9555 Firenze Circle | $801,400 (2014) | $2,050,000 (October 2025) | +155.8% | 11.4 | 8.6% |
9571 Firenze Circle | $771,100 (2014) | $2,250,000 (March 2026) | +191.8% | 11.5 | 9.7% |
9630 Firenze Circle | $860,500 (2015) | $2,225,000 (September 2026) | +158.6% | 11.3 | 8.8% |
Every one of the seven more than doubled its Lennar price, from 155.8 to 236.6 percent. Only one resale in the whole record closed below Lennar’s price: 9633 Firenze Circle, at $893,000 in 2017 against $981,000.
An original Lennar owner selling in the current range has close to tripled the purchase price, before improvements: the Lennar median of $768,700 against sales of $2,050,000 to $2,250,000. An owner who bought on resale between 2014 and 2021, in the $725,000 to $1,199,900 band, has still roughly doubled or better. An owner who bought after May 2022 paid inside today’s band, and should see the three latest closings before deciding what a sale will net. Federal tax on the gain is a question for your CPA; we come back to it in the FAQ.
Thirty-one of the 55 homes have resold at least once since Lennar and 24 never have. Across twelve years that is about three priced resales a year, and 2023 recorded none at all. Low turnover is the reason a Bella Firenze buyer who wants this street will often wait months for a home, and the reason a seller should not assume the buyer will wait for a price the market has not yet reached.
The Bella Firenze sales that matter most to your price are the recent ones on your Lennar plan and your kind of lot, then the same plan on Corso Bello, then the same plan in Italia as a lower reference. A buyer’s appraiser will line your home up the same way, then adjust for size, stories, additions, rear view, condition and the date of each sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and sales file)
Six Lennar plans stand on the street, matched from the county’s building sizes: 15 Napolis of about 2,394 square feet, 13 Toscanas of 2,553, 13 Bougainvillea IIs of 2,799, 6 two-story Napoli Grandes of 3,025, 2 Toscana Grandes of 3,161 and 2 Portofino-type homes of 2,926, with four homes matching no footprint. The latest same-plan sales are the Napoli at 9571 for $2,250,000 in March 2026, the Bougainvillea II at 9555 for $2,050,000 in October 2025 and the Toscanas at 9563 and 9578 in 2024.
Twenty-two lots back onto the district’s preserves, 21 onto the 3.84-acre lake inside the circle, 9 onto two smaller perimeter lakes and 3 are corner or common-tract lots. The county’s 2026 land values rank lake above preserve, $633,929 for the interior-lake median against $606,181 for preserve, but the two five-year preserve resales, $2,600,000 and $2,675,000, closed above the five interior-lake resales, $2,050,000 to $2,590,000. With so few sales, position clearly matters and the market’s preference is not settled.
Eleven homes carry a second floor on their elevation certificates, nine built that way and two, 9533 and 9620 Firenze Circle, raised in 2022 to 2024. Seven homes took county addition permits from 2021 to 2026. An expanded or two-story home is a different comparable from a stock Napoli, and pricing it off the Napoli sale either leaves money behind or scares a buyer off with a number the appraiser cannot support.
The top Bella Firenze sale of the last twelve months was 9571 Firenze Circle, a one-story Napoli on the interior lake, at $2,250,000 in March 2026 after seven days on market, or about $941 per MLS square foot. It was the smallest of the three homes that sold and the highest priced, which says condition and presentation moved that sale as much as size did. It is the sale your buyer’s agent will lead with if your home is a Napoli, and the one we would argue from if it is larger.
The Bougainvillea II at 9555 Firenze Circle closed at $2,050,000 in October 2025, the lowest sale since 2022, after listing at $2,207,700. A buyer’s agent will quote it against any larger home. It is one sale of one house on one date, and it sits $540,000 below the $2,590,000 the same plan fetched at 9597 in 2022. We explain in writing what separates your home from it rather than let it set your number.
An appraiser for a financed buyer at this price will reach first for the eight Bella Firenze sales of the last five years, then for Corso Bello, where the Bougainvillea II also stands and every lot is golf-bundled, and then for Italia’s same-plan homes. We hand the appraiser the sale list, your plan match, your permit and approval history and your elevation certificate, so the adjustments rest on documents rather than on a portal estimate.
Bella Firenze and Ponziane, the 34 Corso Bello Drive homes the MLS files as PONZIANE, are the two Lennar single-family neighborhoods in Treviso Bay where every lot carries recorded golf, and a buyer in the $2 million to $2.9 million band tours both. Ponziane is newer, larger and on bigger lots; Bella Firenze has more homes, a stronger flood position and a lower recent price band.
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; recorded plats, golf instruments and county elevation certificates; Treviso Bay Master Association 2026 fee sheet)
Question | Bella Firenze | Ponziane (Corso Bello Drive) |
|---|---|---|
Homes and streets | 55 on Firenze Circle and Firenze Drive | 34 on Corso Bello Drive |
Recorded plat | BELLA FIRENZE, Plat Book 53, Pages 68 to 70 (2013) | Corso Bello replat, Plat Book 58, Pages 17 to 18 |
Builder and years | Lennar, 2014 (35) and 2015 (20) | Lennar, 2016 (19) and 2017 (15) |
Median county base size | 2,603 sq ft | 2,818 sq ft |
Median lot | 0.29 acres | 0.36 acres |
Golf by recorded document | 55 of 55, one supplement (Book 4949, Page 3423) | 34 of 34, by recorded lot joinders |
Private pools | 55 of 55 | 34 of 34 |
Lawn line, 2026 fee sheet | $3,401 | $3,483 |
First floors below today’s base flood elevation | 0 of 55 | 13 |
MLS sales, 12 months to September 23, 2026 | 3, from $2,050,000 to $2,250,000 | 5, from $2,500,000 to $2,865,000 |
MLS sales, five years | 8, from $2,050,000 to $2,675,000 | 12, median $2,550,000, $837 per sq ft |
2026 preliminary county value, median | $1,403,785 | $1,535,576 |
Neighborhood covenant on top of the Master | None | A 2006 Ponziane covenant remains of record on the parent plat |
A buyer should choose Bella Firenze for recorded golf at the lower recent price, a preserve or lake view, a one-story Lennar plan under 3,000 square feet, no neighborhood covenant on top of the Master Declaration and first floors that all clear today’s flood line. A buyer should choose Ponziane at Treviso Bay for the newest Lennar single-family product in the community, more house and more lot, and should expect to read a thinner or negative flood margin on some certificates. Buyers who want golf with a smaller home look at Pavia at Treviso Bay, where the Piacere Way and Pavia Court homes trade from about $1.3 million.
Your listing competes with Corso Bello as much as with the Bella Firenze record. Ponziane’s twelve-month sales started at $2,500,000, above every Bella Firenze sale of the same period, so a Bella Firenze home priced into Ponziane’s band has to show why: a second story, an addition, a larger plan, a renovated kitchen. Lead with what Corso Bello cannot always offer, which is a first floor above the flood line and no second covenant, and price inside the band where a Corso Bello shopper still sees value.
McGreevy and Comisar price a Bella Firenze home from the recorded sales of the same Lennar plan and the same kind of lot, then adjust for stories, additions, condition, the age of the roof and air conditioning, the flood margin on the certificate and the date of each comparable. Because the street holds only 55 homes of six plans, the lot number alone tells us more than any automated estimate reads.
The lot number on your deed fixes three facts at once. Lots 1 to 55 of Plat Book 53, Page 68 are the lots named in the golf supplement. Lots 6 to 27, the Firenze Drive homes and the even numbers from 9542 to 9620 Firenze Circle, back onto preserve; Lots 35 to 55, the odd numbers from 9517 to 9633, back onto the interior lake; Lots 1 to 5 and 29 to 32 back onto the perimeter lakes; and Lots 28, 33 and 34 are corner or common-tract lots. The plat, not a listing remark, decides what is behind your screen enclosure.
Before we name a number we check six things in this order: the lot on the plat and what it backs onto; the plan, from the county building size; any second story, addition or pool rebuild, with its permit and architectural approval; the elevation certificate against the 2024 map; the age of the roof, the air conditioning and the pool equipment; and the latest same-plan sales in Bella Firenze, then on Corso Bello, then in Italia.
Three closings a year give a model almost nothing to learn from, and what it does learn it tends to borrow from the county roll. Collier County’s 2026 preliminary values fell a median 17.3 percent from 2025, to $1,403,785, almost all of it in the land line, which dropped from a $914,760 median to $633,929. That median is 62 to 68 percent of the three most recent sale prices. A model anchored to the roll, or to sales from before the 2022 step, will read low.
The first is the plan and whether it has grown: a Toscana with a bonus room, a Napoli Grande or an addition is a different house. The second is the rear view, preserve, interior lake or perimeter lake. The third is the paperwork, because a golf supplement, a closed permit and a post-construction elevation certificate remove doubt a buyer would otherwise price in. The fourth is condition: kitchens, baths, flooring, pool finish and cage. The fifth is the age of the 2014 or 2015 roof and systems.
With no other Bella Firenze home on the market on September 23, 2026 and one pending, the price that wins the first thirty days is set by the latest closings and by what a Corso Bello shopper can buy for the same money. Two 2024 listings priced at or near the record took 81 and 85 days. We set a list price that a buyer can defend to an appraiser from the eight five-year sales, because at this price range almost every buyer’s lender will ask.
McGreevy and Comisar market a Bella Firenze home to the golf-minded, often seasonal buyer who shops Treviso Bay’s single-family streets, through professional photography, video and aerial capture, MLS exposure, direct agent outreach and our buyer database, with the recorded golf supplement, the plat, the full fee stack and the elevation certificate in the listing file 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 the 2026 preliminary roll, 32 of the 55 homes carry a Florida homestead exemption, so a little over half are primary residences. By owner mailing address, 36 homes are owned from Florida, 4 from Ontario, 3 from New Jersey and 2 each from Connecticut and Ohio. That is a mix of full-time residents and seasonal owners from the Northeast, the Midwest and Canada, and the marketing reaches both.
Firenze Circle is a quiet loop around a 3.84-acre lake, with district preserve along the east and northeast side and no through traffic. The photography shows the pool and cage against the view at the right hour, the interior of the plan in the order a buyer walks it, and aerial capture that places the home about half a mile from the TPC clubhouse at 9800 Treviso Bay Boulevard. Video lets a buyer still up north walk the plan before booking a flight.
Every showing is pre-authorized at the Treviso Bay gatehouse at 9050 Treviso Bay Boulevard, and the February 2025 Master Rules require the Master’s standard oval sign rather than a yard sign of the seller’s choosing. A Bella Firenze listing is therefore sold through the MLS and syndication, direct calls to the agents who work Treviso Bay and the US 41 East corridor, and our own list of buyers waiting for a golf-bundled single-family home.
Plenty of listings say “golf included”. Ours cites the recorded supplement, Book 4949, Page 3423, whose Exhibit A reads “Lots 1 through 55, Bella Firenze,” and asks that the Master Association estoppel show the Golf Club charges. Under the Golf Club Declaration the membership runs with the lot, so it passes with title and cannot be sold separately. On Bella Firenze the claim is true on every lot; the listing should prove it anyway.
Searches for “Firenze” in Naples return the Imperial Homes “Firenze” model in The Peninsula at Treviso Bay, Firenze Way in Tuscany Reserve, Firenze Lane in VeronaWalk and a small downtown condominium called Villa Firenze. We lead the listing with “Bella Firenze at Treviso Bay, Firenze Circle, Naples 34113”, name the Lennar plan and cite Plat Book 53, Page 68, so the right buyer finds the right house.
Some Bella Firenze owners want privacy, for an estate, a health change or simply a quiet sale on a 55-home street. With so few homes coming to market, some buyers wait for exactly this neighborhood, and we can approach them agent to agent before the MLS. The trade is exposure, and less exposure can mean a lower price, so we tell you plainly which way it lands for your home.
A buyer will meet the Master assessment, the Golf assessment, the lawn line, the $750 dining minimum and the two CDD lines on the tax bill. We put all six, with their published sources, in the listing file from the first day, so the carrying-cost conversation happens before a contract rather than during underwriting.
McGreevy and Comisar negotiate a Bella Firenze contract at partner level, never through an assistant, and we build the Master Association estoppel, the resale application, the buyer’s insurance quotes, the inspection and the appraisal into the contract dates so that none of them reopens the price after the buyer has committed.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With three sales a year and sale-to-list ratios of 92.9 to 96.9 percent on the latest closings, the first counter sets the tone, and the buyer’s agent usually arrives with the same eight five-year sales we do.
Most buyers at $2 million or more use jumbo financing or cash. A jumbo lender’s appraiser has very few Bella Firenze comparables and may reach outside the street. We deliver the sale list, the plan match, the permit history and the golf supplement to the appraiser at inspection, and we write the appraisal terms so that a short appraisal is a negotiation rather than a collapse.
A buyer’s inspector will price a 2014 or 2015 house item by item. The county permit files from January 2020 to August 2026 show 31 mechanical permits on Bella Firenze homes, mostly air-conditioning replacements, and no roof permit on any home. Knowing your system ages, your pool equipment and your roof condition before listing removes easy credits, and a wind mitigation report and a four-point inspection answer the insurer before the buyer asks.
Fifty-two of the 55 homes sit in Zone AE, so a financed buyer needs flood coverage, and every Bella Firenze buyer needs a homeowner’s policy with wind. We hand the buyer’s agent your elevation certificate, your wind mitigation report and any impact-opening permits at the first showing, so the quotes arrive inside the inspection period.
The Master Association issues its estoppel on a 10-business-day turnaround for $299, or $418 rushed, under the 2026 fee sheet. We order it the day the contract is signed, alongside the buyer’s $50 resale application, so the closing date never waits on the association.
Selling a Bella Firenze home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the Master Association estoppel, a municipal lien search, and prorated property taxes, district assessments and Master charges. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays both $7,500 capital contributions under the 2026 fee sheet.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At $2,225,000, the price of the most recent Bella Firenze closing, that is $15,575. At $2,050,000 it is $14,350, and at the $2,675,000 record it would be $18,725. After commission it is the largest fixed cost of a sale here.
In Lee County the seller customarily picks the closing agent and pays for the owner’s title policy. In Collier County the custom runs the other way, and the buyer customarily picks and pays. No statute fixes the split, so the contract governs it, and a seller moving between the two counties should confirm it in writing rather than assume the habit of the last sale.
Because there is no neighborhood association, a Bella Firenze sale needs one estoppel certificate, from the Treviso Bay Master Association under Florida Statutes 720.30851, and we ask that it show the Golf Club charges as well. The 2026 fee sheet prices it at $299, $418 for a rush and $179 more if the account is past due. Condominium sellers in Treviso Bay order two; you order one.
The 2026 fee sheet puts the $7,500 Master capital contribution, the $7,500 Golf Club capital contribution, the $50 resale application, the $250 Rookery Bay Environmental Grant fee and the $200 post-closing set-up fee on the resale buyer: $15,500, or $15,799 with the estoppel. MLS transfer-fee fields for Bella Firenze have shown $250, $4,000, $7,500 and $15,000 over five years, none of them a Bella Firenze fee, so we state the real figures in the listing.
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 $2,225,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $15,575 |
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 and CDD proration, closing June 30, on a $16,695.81 bill | Seller credits buyer | About $8,279 |
Master, lawn and Golf assessment prorations | Seller, through the closing date | From the estoppel |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Master and Golf Club capital contributions and fees | Buyer, under the 2026 fee sheet | $15,500 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a bill built from the median 2026 preliminary ad valorem figure across the 55 homes, $13,083.73, plus the $3,612.08 district line, and it leaves out the county’s solid-waste assessment. 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.
A Bella Firenze seller owes the buyer the homeowners association disclosure layer that comes with the Master Association, the statutory community development district disclosure, the written flood disclosure Florida added for residential sales, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable. The exact forms and timing are for your closing agent or attorney to confirm.
Section 720.401 of the Florida Statutes requires a homeowners association disclosure summary before a contract is signed, and it does not apply to associations regulated under Chapter 718, the condominium chapter. Many Treviso Bay sellers sit on the condominium side of that line. A Bella Firenze home does not: it is a fee-simple lot, there is no condominium and no neighborhood association, and the Treviso Bay Master Association above it is a Chapter 720 homeowners association. How Section 720.401 applies to your contract, and on which form, is for your closing agent or attorney to confirm. This is information, not legal advice.
Florida Statutes 190.048 requires a seller of property inside a community development district to give the buyer the statutory district disclosure in the contract. Bella Firenze sits inside the Wentworth Estates CDD, which levies $1,499.21 for operations and $2,112.87 for debt service on every Bella Firenze lot for fiscal 2027, collected on the Collier County tax bill. Putting the two lines in the listing makes the disclosure a formality rather than a surprise.
Florida Statutes 689.302 requires a written flood disclosure for residential sales at or before contract: whether you know of flood damage to the home during your ownership, whether you have filed a flood insurance claim, and whether you have received federal flood assistance. We found no permit described as storm, flood or damage repair on any Bella Firenze home in the county files from January 2020 to August 2026, but your own history is what the form asks about.
Florida Statutes 689.261 requires that a buyer of residential property receive a summary warning not to rely on the seller’s current property taxes. On the 2026 preliminary roll, Bella Firenze ad valorem tax figures run to a median of $13,083.73, and 32 of the 55 homes carry a homestead exemption whose cap does not transfer, so the warning describes a real change for most buyers.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Bella Firenze home that means roof leaks, pool or cage problems, insurance claims, open or expired permits, and exterior work done without the Master’s architectural approval. Your elevation certificate and permit history are public records, so we put them in the file rather than wait for a buyer’s agent to find them.
Florida’s milestone inspections and structural integrity reserve studies do not apply to a Bella Firenze home, because both reach only condominium and cooperative buildings. What a buyer reads instead is Collier County’s permit record: 115 permits on 41 of the 55 homes from January 2020 to August 2026, $4.12 million in declared value, no roof permit on any home, and seven additions.
Data updated: September 2026 (Collier County monthly issued-permit reports, January 2020 to August 2026, 78 monthly files; Collier County elevation certificate index; Florida Statutes 553.899 and 718.112)
Florida Statutes 553.899 sets milestone inspections for condominium and cooperative buildings of three or more habitable stories, and Section 718.112 requires a structural integrity reserve study of a condominium association. A Bella Firenze home is a detached, one- or two-story, fee-simple house with no association of its own. Several Treviso Bay condominiums carry both obligations; your buyer’s inspection is the structural review here.
Permit type | Count, January 2020 to August 2026 |
|---|---|
Mechanical, mostly air-conditioning replacements | 31 |
Electrical, including generator hook-ups and solar | 18, plus revisions |
Gas | 16 |
Shutters, doors and windows | 16 on 14 homes |
Building additions | 7 |
Building alterations and remodels | 6 |
Roof | 0 |
The county does not publish June 2021 or December 2023, and its April 2024 file duplicates March, so those months are gaps. Unpermitted work never appears in any of them.
As far as the county record shows, the 55 roofs are the original 2014 and 2015 Lennar concrete-tile roofs, now 11 to 12 years old. A tile roof of that age is not old by Florida standards, but insurers, lenders and inspectors ask about roof age on every sale, and the Master’s annual roof inspection checks appearance, not condition. A seller with a roof inspection and a current wind mitigation report on the state form removes a question the buyer will ask anyway.
Home | Addition permit issued | Declared value |
|---|---|---|
9517 Firenze Circle | October 2021 | $400,000 |
9590 Firenze Circle | September 2022 | $175,735 |
9533 Firenze Circle | October 2022 | $425,000 |
9620 Firenze Circle | August 2023 | $805,951 |
9552 Firenze Circle | February 2024 | $320,000 |
9534 Firenze Circle | May 2026 | $111,000 |
9638 Firenze Circle | August 2026 | $500,000 |
Under Collier County’s substantial-improvement rule, work costing 50 percent or more of the structure’s value brings the whole house to current flood standards. The county flagged the 9620 addition as a substantial improvement, and the finished house surveys at a 9.0-foot first floor. If your home carries an addition, gather the final permit, the architectural approval and, where one was required, the post-construction elevation certificate before listing; five of the seven additions have no new certificate in the county index yet.
Owners filed 16 county permits for shutters and impact openings on 14 homes since 2020, generator hook-ups on several and two solar installations in 2023, at 9517 and 9620 Firenze Circle. Lennar’s 2014 Bella Firenze listings did not name impact windows, so a buyer will ask what opening protection your home has. The permits and the wind mitigation report are the answer, and they can lower the buyer’s insurance quote.
The flood zone works for a Bella Firenze seller rather than against one: on the FEMA map effective February 8, 2024, 50 homes are in Zone AE at an 8-foot base flood elevation, 2 are in AE at 7 feet and 3 are in Zone X, and every one of the 55 county elevation certificates puts the first floor at or above today’s base flood elevation, by 0.31 to 1.51 feet.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; Collier County elevation certificates for all 55 homes; Collier County 2026 Flood Protection Newsletter)
First floors run from 8.14 to 9.39 feet NAVD88. Fifteen homes are already at 9.0 feet or higher, a foot above today’s line, and the highest is 9626 Firenze Circle at 9.39 feet. The ten thinnest margins, under half a foot, are 9608 (0.31 feet), 9571 (0.37), 9542 (0.40), 9607 (0.41), 9575 (0.42), 9543, 9611 and 9632 (0.44 each) and 9570 and 9574 (0.49 each). Every certificate is linked from our guide, and yours belongs in the listing file.
Fifty-three of the 55 certificates were certified against the 2012 panel 12021C0603H, when the base flood elevation here was 6 feet, and Lennar’s first floors cleared it by 2.14 to 3.39 feet. The February 2024 map raised the line to 8 feet on 50 homes and 7 feet on 2, which cut the margin to 0.31 to 1.51 feet. The houses did not change. A certificate’s own base-flood box may still read 6 while the buyer’s lender reads 8, and we explain that before the lender does.
9634, 9638 and 9642 Firenze Circle sit in Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, although part of each lot is in AE. A federally backed lender does not have to require flood insurance on a house in Zone X, but the lender’s own determination decides on a split lot. If you own one of the three, the certificate and the zone belong in the first line of the flood discussion.
Two homes’ surveyed equipment pads sit below today’s 8-foot line, 9608 Firenze Circle at 7.23 feet and 9539 at 7.94 feet, and 42 of the 50 AE-8 homes have an original pad below the 9.0 feet the county’s 2026 Flood Protection Newsletter sets for new or replacement machinery. Ten attached garage slabs also sit at 7.84 to 7.99 feet without flood openings. None of that changes your first floor; all of it may come up in a buyer’s inspection or flood quote.
Put your elevation certificate, your current flood and homeowner’s declarations pages, any wind mitigation report and your impact-opening permits in the listing file. A buyer’s agent who can get a quote on day one keeps the buyer inside the inspection period with confidence rather than doubt.
Every Bella Firenze home was standing for Irma in 2017, Ian in 2022 and Helene and Milton in 2024, and the county files from 2020 to August 2026 show no roof permit and no permit described as storm or flood repair on any of them. The nearest surveyed Ian high-water marks were 6.38 and 6.39 feet at the Henderson Creek boat ramp, 2.8 miles away, below every Bella Firenze first floor. No mark was surveyed on Firenze Circle, so we never claim the street stayed dry.
A Bella Firenze buyer will pay $20,533.08 a year in community and district charges in 2026, about $1,711 a month, before property tax, insurance and utilities: the $7,420 Master assessment, the $5,350 Golf assessment, the $3,401 lawn line, the $750 dining minimum and $3,612.08 in CDD assessments on the tax bill. There are no neighborhood dues on top.
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; CDD parcel assessment roll, September 2018; Southwest Florida MLS fee fields)
Annual charge | Paid to | 2026 amount |
|---|---|---|
Master assessment (maintenance $5,523, cable and internet $885, reserves $812, capital reserve $200) | Treviso Bay Property Owners Master Association | $7,420.00 |
Golf assessment (dues $3,850, reserves $1,400, capital $100) | Treviso Bay Golf Club | $5,350.00 |
Bella Firenze lawn line | Master Association | $3,401.00 |
District operations and maintenance | Wentworth Estates CDD, on the tax bill | $1,499.21 |
District debt service, 75-foot lot class | Wentworth Estates CDD, on the tax bill | $2,112.87 |
Subtotal | $19,783.08 | |
Food and beverage minimum | Golf Club dining | $750.00 |
Total | $20,533.08 |
The Master Association bills Bella Firenze’s lawn care as its own line: $3,097 in 2024, $3,302 in 2025 and $3,401 in 2026. The fee sheet does not publish the scope of the lawn contract, so a buyer will ask what it covers. We ask the association before listing so the answer is in the file.
The district’s 2018 parcel roll classes every Bella Firenze lot as a 75-foot lot, and the FY2027 budget sets that class’s debt assessment at $2,112.87. The Series 2021 refunding bonds mature on May 1, 2037, so at a level payment roughly 11 more installments remain from fiscal 2027, about $23,242 per lot. That is our arithmetic; the district manager quotes the exact payoff. A buyer comparing Bella Firenze with a street outside a district will price the line in.
Thirty-two homesteaded owners pay tax on a capped assessed value, and the cap does not pass to a buyer; the county reassesses at market value the January after a sale. The median 2026 preliminary value across the 55 homes is $1,403,785, down 17.3 percent on the year, and the median ad valorem figure is $13,083.73. Your buyer’s first bill will be set by the purchase price, not by yours.
The rules that affect a Bella Firenze sale all come from the 2021 restated Master Declaration and the February 2025 Master Rules, because no neighborhood document sits on top of them: the resale application, the leasing limits a tenant-occupied sale must respect, the pet rule your buyer inherits, the architectural approvals behind any exterior change, and the sign and vehicle rules that shape how the home is marketed.
The Master Declaration contains no right of first refusal, and there is no neighborhood association with any say over a sale. Your buyer files the Master Association’s resale application with its $50 fee and the association issues the estoppel. We file the application the week the contract is signed so the gate, the amenity cards and the golf membership are ready for the buyer at closing.
Under Section 5.3 of the Master Declaration, Book 5934, Pages 2753 to 2754, a Bella Firenze home may be leased for at least 30 consecutive days, no more than four times in any 12-month period, with at least 30 days between one lease’s start and the next. Each lease goes to the Master Association at least 15 days before it starts, with $100 per adult applicant. A buyer takes the home subject to an approved lease, and it counts toward those limits.
Section 5.14 of the Master Declaration, Book 5934, Pages 2757 to 2758, allows up to three cats or dogs in total with no weight limit, bans pit bulls, pit bull mixes and other recognized aggressive breeds regardless of size, and keeps pets off the golf course. Because Bella Firenze has no neighborhood declaration, that is the whole rule, and a buyer with a large dog will find it more generous than most Treviso Bay condominiums.
Sections 5.9 to 5.13 of the Master Declaration put shutters, window film, fences, landscaping, driveways and irrigation under the Master’s architectural review, require irrigation from the non-potable line and bar private wells and artificial turf. A buyer’s agent will ask whether your cage, shutters, generator, pool rebuild or addition carries an approval letter. Find it before listing, because a missing approval becomes a negotiation point late in the contract.
The Master Rules require the Master’s standard oval for-sale sign, keep golf carts in the garage and limit construction work to 7 AM to 5 PM Monday to Saturday. Section 5.15 of the Master Declaration keeps commercial vehicles, boats, trailers and recreational vehicles out of sight in a garage. Most Bella Firenze plans have three-car garages, so the vehicle rule rarely bites, but a buyer with a boat will ask.
A Bella Firenze home took 7 to 47 days on market across the three closings of the last twelve months and 0 to 85 days across the eight closings of the last five years, plus a contract period covering the Master Association estoppel and resale application, the inspection, insurance quotes and, for most buyers, a jumbo appraisal. The homes priced near the latest closings went fastest.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026)
Four of the eight five-year closings went under contract within a week: 9597 Firenze Circle at 0 days, 9563 in 2022 at 2 days, 9636 Firenze Drive at 3 days and 9571 at 7 days. The slowest were the two 2024 listings priced at or near the peak, 9563 at 85 days and 9578 at 81 days, and 9630 in 2026 at 47 days. Both 2024 homes still sold above $2.5 million; the market needed time to agree with the price.
Most Bella Firenze buyers are in Naples from January through April, which brings the most showings, but the five-year closings fell in February, March, May, July, September and October. A home live by November meets the winter buyer while they are here and leaves time for the paperwork before spring closings; a well-prepared home does not have to wait for season.
Valuation and document gathering in week one: the plat and supplement references, the elevation certificate, permits and approvals, roof and system ages. Photography and video in week two. Listing live in week three. Then the contract, the resale application and the estoppel ordered on the first business day, the inspection and insurance quotes inside the inspection period, the appraisal, and closing with the buyer’s gate and member set-up.
Twenty-three of the 55 homes carry no homestead exemption, and many owners sell from out of state. Marc handles showings, contractors and inspections in person, Jesse handles the paperwork with the Master Association and the Golf Club, 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 Bella Firenze 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 every Bella Firenze sale on the MLS and the county record, the same plan on Corso Bello and in Italia, your lot and rear view, your permits and your certificate, with your buyer’s fee stack beside it. There is no cost and no obligation to list.
You receive the same-plan and same-lot sales with their dates and sources, the live competition in Bella Firenze and Corso Bello, the fee stack and CDD line your buyer will underwrite, your elevation certificate against the current map, your permit and approval record, and a recommended list price with a defensible range. Request it through our Bella Firenze 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 address, your lot number if you have it, your timeline and the one thing you are most unsure about.
On a street with no competing listing and three sales a year, 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 Bella Firenze owners use the valuation to decide whether to list this season, rent for a 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
Many Bella Firenze owners spend part of the year elsewhere, and a sale here has its own moving parts: the Master estoppel, a resale application, a golf membership that passes with the lot 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
On a street where the last three sales spanned $200,000 and the record sits $625,000 above the lowest of them, pricing judgment carries the sale.
★★★★★ “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
A Bella Firenze specialist matters because the facts that set a Bella Firenze price live in recorded documents and county files rather than a listing feed: the plat lot and its rear view, the one golf supplement that covers every lot, the plan hidden in the county’s building size, the elevation certificate against the 2024 map, the permits behind any addition, and the CDD line the MLS leaves out.
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: showings through the gate, buyer-agent conversations, inspections and the contractor visits that let an out-of-state Bella Firenze 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 a Bella Firenze home off the 2024 record, quote the MLS fee total without the district line, confuse the street with the Peninsula’s “Firenze” model, price an expanded home as a stock plan, miss that the elevation certificate reads against the 2012 map, or write “golf included” without citing the supplement. None of those errors is exotic, and each one costs a seller time or money at this price.
Most Treviso Bay sellers own condominiums or coach homes, 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. Bella Firenze and Corso Bello sit near the top of that spectrum, below only the estate homes of The Peninsula.
Many Bella Firenze sellers are also buyers, moving to a larger estate home in The Peninsula, down to a Treviso Bay coach home or condominium, to another Naples golf community, or out of the area altogether. McGreevy and Comisar represent both sides of that move on one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Bella Firenze estoppel and resale application clear before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side and Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some Bella Firenze owners move up to The Peninsula at Treviso Bay, where the estate homes trade above $3 million, and others move to a lock-and-leave coach home. Our guide to buying a home in Treviso Bay covers the whole community, and our Bella Firenze at Treviso Bay buyer guide covers the purchase side of this street in full.
These are the questions Bella Firenze at Treviso Bay owners ask before they list, answered from the recorded plat and golf documents, the 2021 Master Declaration, the Master Association’s published fee sheet, the Wentworth Estates CDD budget, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Confirm your lot on Plat Book 53, Page 68, gather your elevation certificate, permits and approvals, and price against the latest Bella Firenze sales of your plan and lot type. Then list with a team that proves the golf membership from the recorded supplement and orders the Master estoppel the day the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your home from every Bella Firenze sale on the public record, prove the golf from Book 4949, Page 3423, and put the fee, flood and permit documents in front of a buyer on the first day. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The three closings of the last twelve months, $2,050,000 to $2,250,000, set the current range, and the 2024 closings at $2,525,000 to $2,675,000 set the recent ceiling. Your plan, lot, stories, additions and condition place you in or outside that range; a free Bella Firenze at Treviso Bay home valuation gives you the number.
Fifty-five detached single-family homes on Lots 1 to 55, fifty on Firenze Circle and five on Firenze Drive, all built by Lennar in 2014 and 2015. The county counts 63 parcels because eight are common tracts.
About three: 38 priced resales from 2014 to September 2026 on a 55-home street. The MLS shows three closings in the last twelve months and eight in five years, and 24 of the 55 homes have never resold.
Because no MLS window up to five years holds ten closings, and a median of three or eight sales moves with every sale. We list each sale instead, with its date, plan, lot, price, sale-to-list and days on market.
The last three sales took 7, 14 and 47 days on market. Over five years, four of eight went under contract within a week, and the slowest, two 2024 homes listed near the peak, took 81 and 85 days.
The three most recent sales sit below the 2024 closings of $2,525,000 to $2,675,000, so the street has softened from its high. Every resale since May 2022 has still closed above $2 million, against $725,000 to $1,199,900 before the 2022 step.
Both May 2022 sales closed at or above list within two days, at $2,370,500 and $2,590,000, after a top resale of $1,199,900 in July 2021. The county record shows a single step rather than a climb. Recorded golf on every lot, preserve and lake views and one builder’s product are what the price carries; the data are consistent with that, not proof of it.
Three sales a year give a model little to work with, and the county’s 2026 preliminary values, which fell a median 17.3 percent to $1,403,785, sit at 62 to 68 percent of recent sale prices. A model cannot see your plan, your rear view, an addition, your roof age or your certificate.
Yes, although the evidence is thin. In the last five years a Napoli closed at $2,250,000, Bougainvillea IIs at $2,590,000 and $2,050,000, Toscanas at $2,370,500 to $2,675,000 and a Napoli Grande at $2,600,000. Size, stories and condition move the number within each plan.
It matters, but the market has not settled which is worth more. The county values lake lots above preserve lots on the same plan, yet the two five-year preserve resales, $2,600,000 and $2,675,000, closed above the five interior-lake resales. We price your view against the closest matching sale.
Yes. Under the Golf Club Declaration, Book 4774, Page 2841, and the Bella Firenze supplement, the membership runs with the lot, so your buyer becomes the member at closing and pays the Golf Club’s $7,500 capital contribution under the 2026 fee sheet.
Point the buyer and the title agent to the recorded supplement, Book 4949, Page 3423, whose Exhibit A names Lots 1 through 55, and have the Master Association estoppel show the Golf Club charges. Those two documents settle it; a listing remark does not.
By custom and under the 2026 fee sheet, the resale buyer: $7,500 to the Master Association, $7,500 to the Golf Club, the $50 resale application, the $250 Rookery Bay fee and the $200 set-up fee. The contract can change it, and any unpaid assessments on your estoppel come out of your proceeds.
No approval of the sale itself: the Master Declaration has no right of first refusal and there is no neighborhood association. Your buyer still files the Master’s $50 resale application, and the association issues the estoppel.
One, from the Treviso Bay Master Association under Section 720.30851: $299 on a 10-business-day turnaround, $418 rushed, and $179 more if the account is past due, under the 2026 fee sheet. Ask that it show the Golf Club charges.
Section 720.401 excludes associations regulated under Chapter 718, and a Bella Firenze home is not a condominium; the Treviso Bay Master Association is a Chapter 720 homeowners association. Ask your closing agent or attorney to confirm how the section applies to your contract and on which form. This is information, not legal advice.
Yes. Florida Statutes 190.048 requires the community development district disclosure in the sale contract. The Wentworth Estates CDD line on a Bella Firenze tax bill is $3,612.08 for fiscal 2027.
Because the MLS field adds only the Master ($7,420), Golf ($5,350) and lawn ($3,401) charges. The district’s $3,612.08 is on your tax bill, so agents leave it out. We list both so the buyer sees the real carrying cost.
No. Both apply only to condominium or cooperative buildings, and a Bella Firenze home is a detached single-family house with no association of its own.
Most are: 50 homes are in Zone AE at an 8-foot base flood elevation and 2 in AE at 7 feet, on the map effective February 8, 2024. 9634, 9638 and 9642 Firenze Circle are in Zone X. Every first floor is at or above today’s base flood elevation.
Yes. In Bella Firenze it usually helps you, because every first floor clears today’s line, and Section 689.302 separately requires a written flood disclosure at or before contract. We attach your county certificate to the listing.
Florida sellers must disclose known facts that materially affect value and are not readily observable, and the flood disclosure form asks about flood damage, claims and federal assistance during your ownership. Tell your agent and your attorney what you know.
Not necessarily. A 2014 or 2015 concrete-tile roof is 11 or 12 years old, and no Bella Firenze home shows a roof permit since 2020. Get a roof inspection and a wind mitigation report first, and replace only if the inspection shows a problem an insurer would flag.
If it is original, a buyer’s inspector will price it. The county shows 31 mechanical permits on Bella Firenze homes since 2020, mostly air-conditioning replacements, and a replacement condenser may need a raised stand under the county’s current equipment standard.
Usually, when it was permitted, approved by the Master’s architectural committee and finished with a post-construction elevation certificate where one was required. Buyers and appraisers pay for documented square footage; an addition without its paperwork becomes a negotiation point.
The negotiated commission, documentary stamp tax at $0.70 per $100, the Master estoppel, a municipal lien search and prorated taxes and assessments. At $2,225,000 the deed stamps are $15,575.
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 approved lease stays in force, the buyer takes the home subject to it, and it counts toward the four-lease limit. Showings depend on the tenant’s cooperation, so time the listing around the lease term.
It depends on your carrying cost, your tax position and your plans. The Master Declaration allows up to four leases of 30 days or more in any 12 months, and the home carries $20,533.08 a year in community and district charges before tax and insurance. We model both paths with you.
Yes. Seasonal buyers often like a home ready to use, 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.
Very likely if you hold a homestead exemption, because the cap does not transfer. The county reassesses at market value the January after the sale, and the median 2026 preliminary ad valorem figure across the 55 homes is $13,083.73.
Only the Master Association’s standard oval sign, under the February 2025 Master Rules. We market through the MLS, direct agent outreach and gate-authorized showings.
Yes. With so few homes coming up, some buyers wait for this street, and an agent-to-agent approach before the MLS suits an estate or a private sale. The trade is exposure, and we tell you which way it lands for your home.
Lead the listing with “Bella Firenze at Treviso Bay, Firenze Circle, Naples 34113,” name the Lennar plan and cite Plat Book 53, Page 68. The Peninsula’s “Firenze” is an Imperial Homes model on Montiano Drive, and no Bella Firenze home was built by Imperial.
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. Four Bella Firenze homes are owned from Ontario. Engage a cross-border CPA early.
Fall, for the most showings: the January-to-April buyer is in Naples then. But the five-year closings fell in six different months, so a prepared home can sell in any season.
Get a written valuation from the recorded sales of your plan and lot, pull your elevation certificate and permit history, and confirm your golf documents. Request a Bella Firenze at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Bella Firenze at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, Lennar’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Bella Firenze at Treviso Bay seller always opens the official, current copy. The Golf Club and Master declarations are Collier County official records identified above by book and page. We host nothing ourselves.
Document | What it proves for a Bella Firenze seller | Official authority |
|---|---|---|
Plat of BELLA FIRENZE, Plat Book 53, Pages 68 to 70 | Your lot number, and what your lot backs onto | |
Golf Club Supplemental Declaration, Book 4949, Page 3423 | Golf membership on Lots 1 through 55 | |
Second Amended and Restated Master Declaration, Book 5934, Page 2738 | Leasing, pets, architectural review, vehicles, capital contributions | |
Golf Club Declaration, Book 4774, Page 2841 | That membership runs with the lot | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, golf, lawn, capital contribution and estoppel charges | |
Master Association Buyers Application | The resale application your buyer files | |
Master Rules and Regulations, February 2025 | Signs, golf carts, construction hours and roof inspections | |
Wentworth Estates CDD FY2027 adopted budget | The $3,612.08 district line on every Bella Firenze tax bill | |
Elevation certificate, 9620 Firenze Circle, 2024 | A post-addition certificate at a 9.0-foot first floor | |
Elevation certificate, 9642 Firenze Circle | A Zone X home at the west end | |
2026 Flood Protection Newsletter | The replacement-machinery elevation standard and the CRS discount | |
Florida Statutes 720.401, disclosure summary | The homeowners association disclosure and its Chapter 718 exclusion | |
Florida Statutes 190.048, CDD disclosure | The district disclosure in your contract | |
Florida Statutes 689.302, flood disclosure | The written flood disclosure at or before contract | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | |
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 Bella Firenze at Treviso Bay sits inside the Naples golf-community market they work every week. If you are weighing a sale on Firenze Circle or Firenze Drive, the first conversation costs nothing, and on a street that trades three times a year it 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 12 months we tracked every Bella Firenze closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every priced Bella Firenze resale back to Lennar’s first closing in 2014. 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.