Updated September 2026
Sixty-eight Lennar coach homes, no golf by recorded declaration, and no competing listing on the street. McGreevy and Comisar price from your floor's recorded sales and build the golf, 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
Casoria at Treviso Bay is 68 two-story Lennar coach homes on one cul-de-sac, recorded as Coach Homes II at Treviso Bay and the only Treviso Bay coach home with no golf attached. Twelve sold on the MLS in the last 36 months at a $754,000 median, and none was listed in September 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Casoria home from its own floor and side of the street.
This page is written for the Casoria owner. The full record of the neighborhood, the declaration, the 17 phase amendments, the elevation certificates and the permit history, is on our Casoria 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 Casoria at Treviso Bay home valuation. If you are also buying back into Treviso Bay, read our Casoria 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 Casoria coach 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 Casoria Court, on Napoli Lane, on Avellino Way, elsewhere in Treviso Bay 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 two estoppels a Casoria closing 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, 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 a Casoria coach home differs from any other Treviso Bay sale in five ways: the home has an identical golf-bundled twin at Di Napoli that trades far higher, the recorded declaration settles golf in one sentence, there is almost never a competing listing on the street, the two-story buildings sit outside Florida’s milestone and reserve-study laws, and the flood margin changes from one building to the next.
Lennar built Casoria and the Coach Homes I buildings at Di Napoli from the same two plans, the ground-floor Florence and the upper-floor Verona, and the county measures both at 1,883 and 2,099 square feet. On Collier County’s recorded sales, matched resales of the same plan ran about $40,500 apart from 2016 to 2021 and about $274,375 apart from 2022 to 2026, on 16 matched sales. Your buyer will find the twin; your listing has to explain the gap before they ask.
Section 10.1 of the recorded Coach Homes II declaration, Official Records Book 5186, Page 3430, says Golf Club membership “is not appurtenant to nor are any privileges in the Golf Club granted to any unit within this Condominium.” Lennar’s own 2015 price sheet was headed “(NON GOLF).” A Casoria listing that states this plainly, and then sells what the buyer does get, loses fewer buyers late in the process.
On September 23, 2026 there were no active and no pending Casoria listings on the MLS, and 33 of the 68 homes, 48.5 percent, have never had a priced resale since Lennar sold them. When you list, you are usually the only Casoria coach home a buyer can buy. That is leverage, and it disappears if the price ignores the last sale on your floor.
Every Casoria building is two stories. Florida’s milestone inspection law reaches condominium buildings of three habitable stories or more, and the structural integrity reserve study requirement does not apply to buildings under three stories, so a Casoria sale carries neither. Collier County’s milestone registry lists no Casoria building. The reserve questions a buyer asks are about roofs and paint, and we answer those with the association’s schedule.
All 17 buildings were certified in 2015 to 2017 above the 6 foot base flood elevation then in force. The map effective February 8, 2024 raised it to 8 feet, and the county-filed certificates now put nine buildings at or above that line and eight at 0.06 to 0.26 feet below it. Which side of the line your building sits on is a sale fact, and we show it first.
For a prepared Casoria home priced to the last sale on its own floor, yes. The Southwest Florida MLS counts 12 Casoria closings in the 36 months to September 23, 2026 at a $754,000 median and 97.7 percent of list, and on that date not one Casoria home was listed or pending, so a new listing faces no direct competition on Casoria Court.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium CASORIA, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026; every closing matched to its recorded Collier County deed)
We publish a median only for a window that holds at least ten closings, widening from 12 months until one does. Casoria held 3 MLS closings in the 12 months to September 23, 2026, 8 in 24 months and 12 in 36 months, so 36 months is the lead window. With 12 sales the median is the mean of the middle pair, $750,000 and $758,000. The shorter windows are shown sale by sale below, without a median.
Closed | Address | Plan and floor | Sold price | Sale-to-list | Days on market |
|---|---|---|---|---|---|
October 2023 | 9468 Casoria Ct #201 | Verona, upper | $775,000 | 99.4% | 10 |
November 2023 | 9496 Casoria Ct #202 | Verona, upper | $825,000 | 99.9% | 10 |
March 2024 | 9468 Casoria Ct #102 | Florence, ground | $750,000 | 99.2% | 54 |
May 2024 | 9492 Casoria Ct #101 | Florence, ground | $758,000 | 99.7% | 53 |
March 2025 | 9468 Casoria Ct #201 | Verona, upper | $765,000 | 95.7% | 108 |
April 2025 | 9472 Casoria Ct #102 | Florence, ground | $650,000 | 93.0% | 245 |
May 2025 | 9484 Casoria Ct #102 | Florence, ground | $645,000 | 92.4% | 128 |
June 2025 | 9464 Casoria Ct #201 | Verona, upper | $840,000 | 94.5% | 24 |
June 2025 | 9468 Casoria Ct #102 | Florence, ground | $670,000 | 91.9% | 11 |
February 2026 | 9476 Casoria Ct #101 | Florence, ground | $620,000 | 98.4% | 1 |
April 2026 | 9496 Casoria Ct #101 | Florence, ground | $660,000 | 97.1% | 105 |
June 2026 | 9473 Casoria Ct #202 | Verona, upper | $870,000 | 102.4% | 1 |
Window: the 36 months to September 23, 2026. Twelve sales, $8,828,000 in total, range $620,000 to $870,000, median $754,000. The last three rows are the whole trailing-12-month record, $2,150,000 across three sales.
Collier County’s roll records one more arm’s-length sale inside the 36 months that never reached the MLS: 9469 Casoria Ct unit 32101, a lake-side Florence, $650,000 on August 15, 2024, qualified by the Property Appraiser. Two further priced transfers, $870,000 for a lake-side Verona at 9465 in February 2024 and $765,000 at 9480 in December 2024, carry no qualification, so we list them and leave them out of every figure.
With no Casoria home on the market on September 23, 2026, a buyer who wants this coach home without the golf price can only buy yours, or wait. The trade-off is that every buyer also sees the Coach Homes I listings at Di Napoli, and in September 2026 one was active and one pending there.
The 36-month median sale closed at 97.7 percent of its final list price. The four Casoria sales that took more than 100 days closed at 92.4 to 97.1 percent, while the four fastest, at 1 to 10 days, closed at 98.4 to 102.4 percent. The June 2026 Verona sold above its asking price. Pricing to the last sale on your floor is what the record rewards.
The Treviso Bay community recorded 82 closings in the 12 months to September 23, 2026 at a $570,000 median, with 28 active listings. That median mixes estate homes, coach homes, Veranda condominiums and Terrace condominiums, golf and non-golf. A Casoria home should be priced against Casoria first, then against Coach Homes I with an explicit golf adjustment, and only then against the community.
With no Casoria listing on the market and three sales in the last 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 Casoria at Treviso Bay home valuation, priced against the same-floor 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.
Casoria coach homes recorded 14 closings in the Southwest Florida MLS in the five years to September 23, 2026, at a median of $750,000, about $366 a square foot, 97.7 percent of list and 53.5 median days on market. Every one of the 14 matches a Collier County deed at the same price, and the $870,000 top has been paid twice.
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) | Closings | Lowest sale | Highest sale |
|---|---|---|---|
2021, from September 23 | 0 | None | None |
2022 | 0 | None | None |
2023 | 4 | $740,000 | $825,000 |
2024 | 2 | $750,000 | $758,000 |
2025 | 5 | $645,000 | $840,000 |
2026, to September 23 | 3 | $620,000 | $870,000 |
No single year holds ten sales, so we publish no yearly median. The two 2022 county-recorded resales, $650,000 for a lake-side Florence in February and a $500,000 transfer the Property Appraiser did not qualify, never reached the MLS.
The yearly ranges move with the floor mix as much as with the market: the 2025 and 2026 closings were mostly ground-floor Florence homes, and the Florence sales reset from $750,000 and $758,000 in 2024 to $620,000 to $670,000 since. The upper-floor record held, with $840,000 in 2025 and $870,000 in 2026. A Florence seller prices into the $620,000 to $670,000 band of the last two years; a Verona seller prices into $765,000 to $870,000.
All 68 original Lennar closings are qualified on the county roll: the Florence at a $342,000 median and the Verona at $371,700, 34 of each, from September 2015 to April 2017. Across the 29 homes with a qualified resale, the median gain from Lennar to the latest resale is 34.6 percent, $135,000, over a median hold of 4.75 years. That figure is held down by the many owners who sold in 2017 to 2021, before the market repriced.
Original Lennar sales, county deeds | Homes | Median | Range |
|---|---|---|---|
Florence, lake side | 19 | $360,000 | $341,000 to $381,200 |
Florence, preserve side | 15 | $325,000 | $316,000 to $339,000 |
Verona, lake side | 19 | $390,100 | $369,500 to $412,400 |
Verona, preserve side | 15 | $355,500 | $350,000 to $366,000 |
Lennar charged about $35,000 more for a home backing onto the 13.9-acre lake than for the same plan backing onto the preserve, and the county has carried a $30,000 step between the two sides in every year from 2021 to 2026.
Fifty-five priced resales have recorded on Casoria Court since 2016, about 8.6 percent of the homes a year, against about 10 percent a year at Coach Homes I. Thirty-five homes have resold at least once and 33 never have. Thin turnover is why a Casoria seller needs a 36-month view and why each sale matters to the next.
The recent Casoria sales that matter most to your price are the ones on your floor and your side of the street, because every building repeats the same four homes: two Florence homes downstairs and two Verona homes upstairs. A buyer’s agent and appraiser line your home up against those first, then adjust for condition, garage, view and season.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser recorded sales and 2026 preliminary roll)
In the 36 months to September 23, 2026, the seven ground-floor Florence sales ran from $620,000 to $758,000, and the five upper-floor Verona sales from $765,000 to $870,000. Neither group holds ten sales, so we publish the ranges and the sales themselves rather than a plan median. The two plans do not overlap: the lowest Verona sale sits above the highest Florence sale.
The odd-numbered buildings, 9465 to 9497, back onto the lake; the even-numbered buildings, 9464 to 9496, back onto a mapped wetland preserve, with the two east-facing homes at 9464 looking toward a smaller lake. Collier County’s 2026 preliminary roll values a lake-side Florence at $581,591 and a preserve-side Florence at $551,591, and a Verona at $641,423 and $611,423. Both $870,000 records are lake-side Verona homes.
Buildings differ in flood margin more than in anything else. 9469 and 9468 have the highest first floors on the street at 8.84 feet, and 9477 the lowest at 7.74 feet. A buyer’s flood quote follows the building’s elevation certificate, so the building shapes the carrying cost a buyer weighs against your price.
The highest Casoria sale of the last 12 months was the upper-floor Verona at 9473 Casoria Court, unit 202, on the lake side, closed in June 2026 at $870,000 after one day on market, 102.4 percent of its $850,000 asking price and about $414 an MLS square foot. That is what a well-placed Verona reached in 2026, and it matched the county-recorded high from 2024.
The February 2026 Florence at 9476 Casoria Court, a preserve-side home, closed at $620,000 after one day, the lowest Casoria price in five years. A buyer’s agent may cite it to pull a lake-side Florence down. It sits on the preserve side, in one of the buildings below today’s flood elevation, and its speed says it was priced to sell at once.
An appraiser for a financed buyer will reach first for Casoria sales of the same plan, then, if the file is thin, for Coach Homes I sales of the same plan with a golf adjustment. We hand the appraiser the Casoria sales on your floor, the lake or preserve tier, your building’s elevation certificate and the recorded declaration, so any adjustment for golf is made on documents rather than guessed.
Casoria and Di Napoli’s Coach Homes I are Treviso Bay’s two Lennar coach-home neighborhoods, same plans and same county sizes, and almost every Casoria buyer tours both. Casoria offers newer buildings, no golf dues and a price about $274,375 lower on matched resales since 2022; Coach Homes I offers the bundled golf membership and a shorter drive to the gate.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2023 to 23 Sep 2026 for Casoria and 23 Sep 2025 to 23 Sep 2026 for Coach Homes I; Collier County Property Appraiser 2026 preliminary roll and recorded sales; recorded declarations; Treviso Bay Master Association 2026 Annual Fee Sheet)
Question | Casoria (Coach Homes II) | Di Napoli (Coach Homes I) |
|---|---|---|
Homes and buildings | 68 in 17 | 116 in 29 |
Streets | Casoria Court | Napoli Court, Napoli Lane, Prima Way |
Builder and years | Lennar, 2015 to 2017 | Lennar, 2012 to 2015 |
Plans and county sizes | Florence 1,883, Verona 2,099 sq ft | Florence 1,883, Verona 2,099 sq ft |
Golf by recorded document | No: declaration section 10.1 | Yes: Golf Club Declaration |
Golf dues, 2026 | $0 | $5,350 a year |
Golf capital contribution at resale | $0 | $7,500 |
Condominium dues, per MLS listings | $1,842 a quarter | about $1,750 a quarter |
Recent MLS sales | 12 in 36 months, median $754,000 | 5 in 12 months, $825,000 to $1,130,000 |
Matched-resale gap since 2022 | about $274,375 below Coach Homes I | |
2026 preliminary county value, Florence | $551,591 or $581,591 | $751,975 |
2026 preliminary county value, Verona | $611,423 or $641,423 | $822,175 |
Median 2026 preliminary property tax | $5,990.87 | $7,000.14 |
Flood zone, 2024 map | AE 8 ft; two buildings split with shaded Zone X | Shaded Zone X at the building points |
Median distance to the main gate | about 0.68 mile | about 0.18 mile |
A buyer should choose Casoria for the Treviso Bay coach home, gate, clubhouse and spa without paying for golf they will not use: roughly $275,000 less on the purchase, $5,350 a year less in dues, newer buildings and a quiet street with a lake or preserve behind every home. A buyer should choose Di Napoli if they will play golf regularly, because the Master Association states that no additional golf memberships are available and the only way in is a bundled home.
Your Casoria listing competes with every Coach Homes I listing as well as with the last Casoria sale. Lead with what Coach Homes I cannot offer at your price: the same floor plan for about $275,000 less, no golf line on the fee sheet and a 2015 to 2017 building. Never price toward Coach Homes I without the golf adjustment, because every buyer’s agent will make it for you.
McGreevy and Comisar price a Casoria coach home against the recorded Casoria sales of the same floor, then adjust for the lake or preserve side, the building’s flood margin, condition, the air conditioner’s age and the season, and test the result against Coach Homes I with an explicit golf adjustment. The unit number alone tells us most of what an automated estimate never reads.
A Casoria unit number is the county building number, then the floor, then the position. Unit 46101 is building 46, 9497 Casoria Court, ground floor, a Florence; unit 41201 is building 41, 9484 Casoria Court, upper floor, a Verona. Listings use both the long form and a short form such as “#101”. Because Coach Homes I also uses county building numbers 30 to 32, a number such as 30101 exists in both condominiums, and only the street tells them apart.
Before we price a Casoria home we check five things in this order: the plan and floor from the unit number; the side of the street and the county’s lake or preserve tier; the building’s elevation certificate and whether its first floor clears 8 feet; the air-conditioning permit history and the pad elevation; and the Casoria sales on your floor, then the Coach Homes I sales with the golf gap stated.
Automated estimates often blend Casoria with Coach Homes I, because the addresses sit in the same community, the plans share names and the MLS has no field for golf status. An estimate that averages the two can land more than $100,000 off. The county’s 2026 preliminary median value for Casoria, $596,507, fell 5.7 percent on the year, and a model that leans on it will also miss the lake step and your condition.
The first is the floor, since the lowest Verona sale in 36 months sits above the highest Florence sale. The second is the side, since both $870,000 records are lake-side Veronas. The third is the building’s flood margin, which sets the buyer’s insurance quote. The fourth is condition, including a permitted air conditioner; 18 air-conditioning replacements have been permitted on Casoria Court since 2020. The fifth is the paperwork, because a home with section 10.1 and the elevation certificate in the file answers the two hardest questions before they are asked.
With no Casoria listing active on September 23, 2026, there is no ceiling set by a neighbor’s asking price. That cuts both ways. A price anchored to the last same-floor sale draws the buyers who have been waiting; a price anchored to Coach Homes I sits, as the four 2025 and 2026 listings that took more than 100 days showed, and each closed below its final list price.
McGreevy and Comisar market a Casoria coach home to the buyer who wants Treviso Bay’s gate, clubhouse and spa without golf, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, with the declaration’s golf clause, the full fee stack and the building’s flood record packaged before the first showing through the gate.
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, 23 of the 68 Casoria homes, 33.8 percent, carry a homestead exemption, almost the same share as Coach Homes I. By owner mailing address, 29 homes are owned from Florida, 10 from New York, 6 from Ohio, 4 from Illinois and 3 from Michigan. Casoria’s buyers are a mix of full-time residents and seasonal owners, weighted to the Northeast and the Midwest.
Every Casoria home has water or woods behind it: the lake 21 to 32 meters from the south-side buildings, the preserve 13 to 30 meters from the north side. The photography is built around the lanai outlook at the right time of day, the Verona’s three-car tandem garage, and aerial capture that places the cul-de-sac between the lake and the preserve. 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 the Master Association restricts for-sale signs to its approved design, so a Casoria 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 Treviso Bay coach home. We confirm lockbox practice with the association manager before listing.
The fastest way to lose a Casoria buyer is to let them discover the golf answer at the estoppel. Our listing states that golf is not included, cites section 10.1, and sets out what every Casoria owner does get through the Master Association: the clubhouse and dining, the Villa Rilassare spa and fitness campus, the pools, tennis, pickleball and bocce. A buyer who knows the answer on day one is a buyer comparing price, not feeling misled.
Some Casoria owners want quiet, for an estate, a health change or privacy on a street of 17 buildings. We can market a home 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 home.
A buyer will see the condominium dues, the Master assessment, the dining minimum and the CDD line on the tax bill, and will notice that there is no golf line. We put all four, with their sources, in the listing file from day one, and we show the $5,350 a year in golf dues a Coach Homes I buyer pays, because that difference is part of what your buyer is getting.
McGreevy and Comisar negotiate a Casoria 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 flood and HO-6 quotes 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. On a street with three sales in the last 12 months and a 97.7 percent median sale-to-list over 36 months, the first counter sets the tone, and the buyer’s agent will often arrive with a Coach Homes I sale in hand.
Under Section 718.503 a Casoria buyer may cancel within the statutory review period after signing and receiving the required condominium documents. We request the package from Tropical Isles Management the day you list, so it is delivered at contract and the clock starts at once.
A buyer’s inspector will price the owner’s items: under the declaration the owner maintains everything inside the home, including the air handler, water heater, screens, garage door and opener. The original 2015 to 2017 systems are aging out, and every air-conditioning pad on the certificates sits below the 9 foot level Collier County requires for replacement equipment here, so a replacement may need to be raised. Knowing your condenser’s age and permit before listing removes an easy credit.
Insurance questions slow Casoria sales more than anything else. We give the buyer’s agent your building’s elevation certificate, the association’s master policy declarations and a recent wind-mitigation report at the first showing, so the HO-6 and flood quotes arrive inside the inspection period rather than after it.
Selling a Casoria coach home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the Coach Homes II 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 buyer pays the $7,500 Master capital contribution under the 2026 fee sheet.
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 under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the Casoria 36-month MLS median of $754,000 that is 7,540 taxable units, or $5,278. On a $660,000 Florence it is $4,620, and on an $870,000 Verona $6,090. 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.
A Casoria sale needs a condominium estoppel from Coach Homes II at Treviso Bay Condominium Association under Florida Statutes 718.116(8), ordered through Tropical Isles Management, and a Master Association estoppel 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 association’s own estoppel fee is not published. Order both the week the contract is signed.
The 2026 fee sheet places 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 on the resale buyer. There is no Golf Club capital contribution on a Casoria sale, which is $7,500 less than a Coach Homes I buyer pays, and we say so 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 $754,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $5,278 |
Coach Homes II estoppel certificate | Seller, by custom | Not published; capped by Section 718.116(8) |
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 $5,990.87 bill | Seller credits buyer | About $2,971 |
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 | Buyer, under the 2026 fee sheet | $7,500 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $5,990.87 bill, the median 2026 preliminary tax figure across the 68 Casoria homes; the CDD’s $2,602.32 is billed on the same tax bill and prorates the same way. 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 Casoria 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, no milestone inspection summary or structural integrity reserve study is part of the package, but the master homeowners association layer raises a separate question for your closing agent.
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. Casoria sits on both sides of that line: Coach Homes II at Treviso Bay Condominium Association is a Chapter 718 condominium, 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 most recent year-end financial information, and the frequently asked questions and answers sheet. The current Coach Homes II budget and reserve schedule are owner documents, not public, and the only public budget is Lennar’s 2015 developer budget, so we request every current item from Tropical Isles before listing.
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. About a third of Casoria homes are homesteaded, and the median 2026 preliminary tax figure is $5,990.87 before the CDD line, so the warning describes a real change for a buyer of a long-held home.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Casoria home that means prior water intrusion, insurance claims, unapproved alterations and any special assessment you know is levied or proposed. The elevation certificate and permits are public records, so we put them in the file rather than wait for a buyer to find them.
A Casoria sale carries no milestone inspection and no structural integrity reserve study because every Casoria building is two stories, and both Florida laws start at three habitable stories. Collier County’s registry lists no Casoria building. What a Casoria buyer asks instead is how the roofs and the paint are funded, and the answer sits in the association’s reserve schedule.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2020 to August 2026)
Florida Statutes 553.899 requires a milestone inspection for “a building that is three habitable stories or more in height” under condominium ownership, and Section 718.112 states that its structural integrity reserve study paragraph “does not apply to buildings less than three stories in height.” Casoria is inside the county’s saltwater buffer, but it is not a covered building, so the clock never starts.
Collier County’s issued-permit files from January 2020 to August 2026 show about 50 permit records on Casoria Court and none for a roof, structural repair, painting or storm damage. The original 2015 to 2017 roofs remain. Lennar’s 2015 reserve plan assumed a 30-year roof life and budgeted $474,300 across the 17 buildings, so no re-roof is due on that schedule for many years.
The same 2015 plan budgeted building painting at $170,000 every four years and pavement at $163,948 over 25 years. No painting permit or association notice of commencement appears in the county or Clerk records we searched. Ask the board when the buildings were last painted and what the reserve holds for the next cycle, because a buyer will ask you.
Florida still requires Coach Homes II to budget reserves for roofs, painting and pavement “regardless of the amount,” but an association not required to have a structural integrity reserve study may vote, by a majority of the total voting interests, to fund less or none in a year. A waived reserve is a future special assessment. Bring the reserve schedule and any waiver votes to the listing file.
Four association liens have been recorded against Casoria homes since 2015, on three homes, and all four were satisfied, the 2025 pair within five weeks. For a 68-home association over 11 years that is a clean record, and the estoppel confirms it for your home.
The flood zone shapes the Casoria buyer pool building by building: every building sits wholly or partly in FEMA Zone AE with an 8 foot base flood elevation on the map effective February 8, 2024, nine buildings have first floors at or above that line and eight sit 0.06 to 0.26 feet below it. A financed buyer needs flood coverage, so the seller who hands over the elevation certificate first keeps the deal 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 | Address | First floor | Garage slab | Against today’s 8 ft |
|---|---|---|---|---|
30 | 9465 Casoria Ct | 8.34 ft | 7.84 ft | +0.34 ft |
31 | 9464 Casoria Ct | 8.44 ft | 7.94 ft | +0.44 ft |
32 | 9469 Casoria Ct | 8.84 ft | 8.34 ft | +0.84 ft |
33 | 9468 Casoria Ct | 8.84 ft | 8.34 ft | +0.84 ft |
34 | 9473 Casoria Ct | 8.04 ft | 7.54 ft | +0.04 ft |
35 | 9472 Casoria Ct | 8.44 ft | 7.94 ft | +0.44 ft |
36 | 9477 Casoria Ct | 7.74 ft | 7.24 ft | -0.26 ft |
37 | 9476 Casoria Ct | 7.89 ft | 7.39 ft | -0.11 ft |
38 | 9481 Casoria Ct | 7.79 ft | 7.29 ft | -0.21 ft |
39 | 9480 Casoria Ct | 7.84 ft | 7.34 ft | -0.16 ft |
40 | 9485 Casoria Ct | 8.34 ft | 7.84 ft | +0.34 ft |
41 | 9484 Casoria Ct | 8.34 ft | 7.84 ft | +0.34 ft |
42 | 9489 Casoria Ct | 8.34 ft | 7.84 ft | +0.34 ft |
43 | 9492 Casoria Ct | 7.94 ft | 7.44 ft | -0.06 ft |
44 | 9493 Casoria Ct | 7.84 ft | 7.34 ft | -0.16 ft |
45 | 9496 Casoria Ct | 7.84 ft | 7.34 ft | -0.16 ft |
46 | 9497 Casoria Ct | 7.94 ft | 7.44 ft | -0.06 ft |
All elevations in feet NAVD88 from section C2 of each county-filed certificate. Every building cleared the 2012 map’s 6 foot elevation by 1.74 to 2.84 feet when certified; the shortfall on eight buildings is the 2024 map revision.
Overlaying the FEMA zones on the county’s 2025 building footprints puts 9468 Casoria Court 64 percent in shaded Zone X and 9472 Casoria Court 90 percent in shaded Zone X, with the rest in AE. Some flood lookups report Zone X for both. Ask the buyer’s lender early how its determination treats a footprint that touches AE, and consider asking a surveyor whether a Letter of Map Amendment is worth pursuing for these two high buildings.
FEMA’s preliminary panel 12021C0603K, dated March 20, 2025, keeps Casoria in AE at 8 feet and draws the same split through 9468 and 9472, so the next map does not change the picture. No letter of map change applies to any Casoria building on the effective map. Re-check at closing.
Section 15.3.1 of the declaration requires the association to insure each building at full replacement value; Section 15.9 makes the owner insure the coverings, fixtures, appliances, water heater and cabinets, with at least $2,000 of special-assessment coverage. Lennar’s 2015 budget carried building insurance including flood, and the current carrier and deductibles are association records, so request the declarations pages for the listing file.
Every Casoria building was finished before Hurricane Irma in 2017 and has come through Irma, Ian, Idalia, Helene and Milton, and the county’s permit files from 2020 to August 2026 show no storm-repair, roof or structural permit on any of them. No high-water mark was surveyed on Casoria Court, so we never claim the street stayed dry; we show the certificates and the permit record and let them speak.
A Casoria buyer will pay about $18,140 a year in association, district and dining charges in 2026, with no golf dues: $7,368 in condominium dues per MLS listings, $7,420 to the Master Association, $2,602.32 to the Wentworth Estates CDD on the tax bill and the $750 dining minimum. Property tax, insurance and electricity come 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; Casoria MLS listings 2025 and 2026 for condominium dues)
Annual line | Amount |
|---|---|
Coach Homes II condominium dues, $1,842 a quarter per MLS listings | $7,368.00 |
Master Association: maintenance, cable and internet, reserves and capital reserve | $7,420.00 |
Golf Association | $0 |
Wentworth Estates CDD, operations and maintenance | $1,499.21 |
Wentworth Estates CDD, debt service, coach-home rate | $1,103.11 |
Subtotal, fees and district | $17,390.32 |
Food and beverage minimum | $750.00 |
Total | $18,140.32, about $1,511.69 a month |
The condominium dues are agent-entered MLS figures, consistent across eight 2025 and 2026 Casoria closings; the association does not publish its budget, and the Coach Homes II estoppel is the binding figure for a specific home on a specific date.
Casoria MLS listings show the quarterly condominium dues at $1,390 in 2023, $1,725 in 2024 and $1,842 in 2025 and 2026, a 33 percent rise over the three years that has since held flat. Every home pays the same dues regardless of floor, because every unit carries an equal one-sixty-eighth share. A buyer will ask what drove the 2024 increase, so get the board’s answer in writing.
The Wentworth Estates CDD bills Casoria homes $2,602.32 for fiscal 2027 on the county tax bill. Because it is on the tax bill, it never appears in the MLS “total annual recurring fees” field: a 2026 Casoria closing shows $15,538 there, exactly the condominium dues plus the Master assessment plus the dining minimum. A buyer who budgets from the MLS is short by the whole CDD line.
A Coach Homes I buyer pays the same Master assessment, the same CDD line and similar condominium dues, plus $5,350 a year in golf dues under the 2026 fee sheet. That $5,350 is the carrying-cost side of the price gap, and it belongs in your listing next to the $18,140 figure.
The 2026 preliminary roll puts the median Casoria tax figure at $5,990.87, against $7,000.14 at Coach Homes I. Florida’s Save Our Homes cap holds down a long-held homestead and resets on sale, so a homesteaded seller’s bill says little about the buyer’s. Preliminary figures change when the roll is certified.
The Casoria rules that affect a sale are the Master Association’s resale application, the leasing limits a tenant-occupied sale must respect, the two-pet cap a buyer inherits, the slab and flooring limits a renovator will read, and the 2018 grill amendment and vehicle rules, all set by the recorded Coach Homes II declaration and the 2021 restated Master Declaration.
The Coach Homes II declaration contains no right of first refusal and no clause requiring the condominium board to approve a sale. The Master Association’s resale application, with its $50 fee, is still required, and the Master issues its own estoppel, so we file the application the week the contract is signed.
Section 18.9 of the declaration allows only whole-home written leases of at least one month or 30 days, and the 2021 restated Master Declaration sets the operative limits: at least 30 days, no more than four leases in any 12 months, each lease delivered to the Master 15 days ahead, with a $100 fee per adult. A buyer who inherits an approved lease takes the home subject to it.
Section 18.13 allows up to two domestic cats or dogs, with no weight limit, and the Master Declaration bans pit bulls and other recognized aggressive breeds regardless of size. The stricter count of two governs on Casoria Court. That makes Casoria one of the easier Treviso Bay condominiums for a buyer with a large dog, and it is worth saying in the listing.
Section 18.14 discloses post-tension slabs, bars any penetration without board consent and says the homes are not designed for added ceiling fans, soffits or ceiling lighting. Section 18.19 allows hard flooring in an upper-floor Verona only in foyers and baths unless the board approves sound-deadening underlayment. If your Verona has tile or wood throughout, find the approval letter before listing.
The 2018 amendment, recorded at Book 5540, Page 2054, allows a grill on the owner’s driveway at least 10 feet from the building, stored in the garage, with propane only in one-pound cylinders. Commercial vehicles, boats and trailers must be kept inside the garage, with exceptions for SUVs up to 19 feet and clean pickups up to three-quarter ton, and board-approved shutters may close no earlier than 48 hours before a storm.
A Casoria sale took a median of 38.5 days on market in the 36 months to September 23, 2026, with individual sales from 1 to 245 days, plus a contract period that covers the condominium document review, both estoppels, the Master Association resale application and the buyer’s insurance. Over five years the median was 53.5 days, the slowest of Treviso Bay’s attached-home neighborhoods.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026)
With about a third of homes homesteaded and owners mailing tax bills from New York, Ohio, Illinois and Michigan, many Casoria buyers are seasonal. A listing live by November meets the January-to-April buyer pool while it is in Naples, although the 36-month record also shows quick sales in February, June, October and November for homes priced to their floor.
Casoria’s 53.5-day five-year median comes from four listings that took more than 100 days, all closed in 2025 and 2026, three of them Florence homes listed at $680,000 to $699,000 while the Florence comparables were resetting. It reflects pricing, not an absence of buyers: the other sales in the window took 1 to 54 days.
Valuation and document request in week one; photography and video 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 Master Association set-up.
Many Casoria owners sell from out of state. Marc handles showings, contractors and inspections in person, 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, and we can arrange the shutters and a pre-listing clean before photography.
You get a free Casoria 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 Casoria sales on your floor, adjusted for your side of the street, your building’s flood margin and your condition, with your buyer’s fee stack and the Coach Homes I comparison beside it. There is no cost and no obligation to list.
You receive the same-floor MLS and county-recorded sales with their dates and sources, the Coach Homes I sales with the golf adjustment stated, the full fee stack and CDD line your buyer will underwrite, your building’s elevation certificate and permit record, and a recommended list price with a defensible range. Request it through our Casoria 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.
On a street where three homes sold in a year and four listings in 2025 and 2026 sat more than 100 days, the opening price decides the sale. We would rather you see the same-floor evidence and the number before you commit to anything, and many Casoria owners use the valuation to decide whether to list this season, rent 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
Many Casoria owners are not in Naples all year, and a Casoria sale has its own moving parts: two estoppels, a Master Association application, a golf question to answer with the declaration 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 same Florence plan closed from $620,000 to $758,000 in three 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
A Casoria specialist matters because the facts that decide a Casoria sale live in recorded documents and county files rather than a listing feed: the section 10.1 golf clause, the matched gap to Coach Homes I, the county’s lake and preserve tiers, your building’s elevation certificate, 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 Casoria 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 Casoria off a Coach Homes I sale without the golf adjustment, write “social membership” without citing section 10.1, list the MLS fee total without the CDD line, miss the $30,000 lake step, confuse a Casoria unit 30101 with the Coach Homes I unit of the same number, or learn about the elevation certificate from the buyer’s insurer. Each costs a seller time or money.
Most Treviso Bay sellers own estate homes, Terrace or Veranda condominiums or golf-bundled coach homes, with different buyers and 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. The other non-golf Lennar neighborhoods, Avellino and Trevi, are condominium buildings rather than coach homes.
Many Casoria sellers are also buyers, moving to a golf-bundled home inside Treviso Bay, to a single-family home elsewhere in Naples or to a smaller seasonal place. 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 Casoria 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 Casoria owners decide they want golf after all and trade across to a Coach Homes I home at Di Napoli, since a bundled home is the only way to a membership; others move to Venezia or a single-family street. Our guide to buying a home in Treviso Bay covers the whole community, and our Casoria at Treviso Bay buyer guide covers this neighborhood in full.
These are the questions Casoria at Treviso Bay owners ask before they list, answered from the recorded Coach Homes II declaration, the Master Association’s published fee sheet, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Confirm your plan and floor from your unit number, request the Coach Homes II document package from Tropical Isles, pull your building’s elevation certificate, and price against Casoria sales on your floor and side of the street. 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 floor from the recorded Casoria sales, answer the golf question with section 10.1 before a buyer asks, 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.
Over the 36 months to September 23, 2026, Casoria MLS sales ran from $620,000 to $870,000 at a $754,000 median. Ground-floor Florence homes sold from $620,000 to $758,000 and upper-floor Veronas from $765,000 to $870,000; a free Casoria at Treviso Bay home valuation gives you your number.
Sixty-eight, in 17 two-story buildings of four homes each, recorded as Coach Homes II at Treviso Bay, a Phase Condominium, on Casoria Court.
Three closed on the MLS in the 12 months to September 23, 2026, and 12 in 36 months. Since 2016 Casoria has averaged about 8.6 percent of its homes resold each year.
The 36-month median was 38.5 days on market, from 1 to 245 days. Two of the three most recent sales went under contract in one day; the four that took more than 100 days were priced above their floor’s recent sales.
With no Casoria listing active or pending on September 23, 2026, a well-priced home faces no direct competition on the street. Florence values have softened since 2024 while the Verona record held, so the answer depends on your floor.
Because models often blend Casoria with Coach Homes I, which is the same plan with golf, and they cannot see your side of the street, your building’s flood margin or your condition. Matched sales of the same plan have run about $274,375 apart since 2022.
Yes. Over 36 months the lowest upper-floor Verona sale, $765,000, sat above the highest ground-floor Florence sale, $758,000. The Verona carries about 370 more square feet under air and a three-car tandem garage.
Yes. Lennar charged about $35,000 more for the lake side, the county values every lake-side home exactly $30,000 above the same plan on the preserve side, and both $870,000 records are lake-side Veronas.
No building holds enough sales to rank on price. The buildings differ most on flood margin: 9469 and 9468 have the highest first floors at 8.84 feet and 9477 the lowest at 7.74 feet.
Golf. Casoria’s declaration section 10.1 says golf is not appurtenant to any unit, while Coach Homes I is golf-bundled under the Golf Club Declaration. Matched resales ran about $40,500 apart through 2021 and about $274,375 apart since 2022.
No, under the club’s published policy. The Master Association’s 2025 FAQ states that there are no additional golf memberships available at Treviso Bay, so a buyer who wants golf has to buy a bundled home.
With the declaration, then the savings: section 10.1 says golf is not appurtenant, and the buyer saves about $275,000 on the purchase and $5,350 a year in golf dues while keeping the clubhouse, spa and pools through the Master Association.
The resale buyer, under the 2026 fee sheet: the $7,500 Master Association capital contribution, the $50 resale application, the $250 Rookery Bay fee and the $200 set-up fee. There is no Golf Club capital contribution on a Casoria sale.
No. The Coach Homes II declaration contains no sale approval and no right of first refusal. The Master Association’s resale application is required.
Two: the Coach Homes II estoppel under Section 718.116(8), ordered through Tropical Isles Management, whose fee is not published, and the Master Association estoppel, $299 or $418 for a rush under the 2026 fee sheet.
Under Florida Statutes 718.503: the declaration, articles, bylaws and rules, the most recent year-end financial information and the frequently asked questions sheet. Request current copies from Tropical Isles before you list.
Section 720.401 does not apply to associations regulated under Chapter 718, which Coach Homes II 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. Both laws start at three habitable stories, and every Casoria building is two stories. Your buyer will still ask for the reserve schedule, the roof age and the last painting date.
It raises a question to answer with the reserve schedule. The roofs date from 2015 to 2017, and Lennar’s reserve plan assumed a 30-year life, so ask the board what the roof reserve holds and put the answer in the file.
Yes. Every building sits wholly or partly in FEMA Zone AE with an 8 foot base flood elevation on the map effective February 8, 2024. First floors run from 7.74 to 8.84 feet, building by building.
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, CDD and assessments. At the $754,000 36-month median the deed stamps are $5,278.
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 need the tenant’s cooperation.
It depends on your carrying cost, tax position and the market. A Casoria owner pays about $18,140 a year before tax and insurance, and the 30-day minimum rules out nightly rental. We run both scenarios with you.
Yes. About two-thirds of Casoria homes carry no homestead exemption, and seasonal buyers often like a turnkey home, but furniture rarely returns its cost. List it on a separate inventory so the appraisal treats it correctly.
Your buyer lives under the same rule: two cats or dogs, no weight limit, and no pit bulls or other recognized aggressive breeds. The absence of a weight limit is a selling point for dog owners.
If it is original, a buyer’s inspector will price it. Eighteen air-conditioning replacements have been permitted on Casoria Court since 2020, and a replacement may need to be raised to the county’s 9 foot standard.
For a Casoria home, yes: the air handler, water heater, screens, garage door and interior finishes are the owner’s under the declaration, and a buyer’s inspector will price each of them.
Very likely, if you hold a homestead exemption. The median 2026 preliminary tax figure is $5,990.87, and the CDD’s $2,602.32 is billed on the same bill.
The Master Association restricts signs to its approved design. We market through the MLS, agent 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 home.
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. Two Casoria homes are owned from Ontario. Engage a CPA early.
Fall, so the home is live for the January-to-April season, although Casoria homes priced to their floor have sold quickly in February, June, October and November.
Get a written valuation from your floor’s recorded sales, pull your building’s elevation certificate and the association’s reserve schedule, and gather your air-conditioning and shutter permits. Request a Casoria at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Casoria 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 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 Casoria at Treviso Bay seller always opens the official, current copy. The Coach Homes II declaration and its amendments are Collier County official records, identified by book and page. We host nothing ourselves.
Document | What it proves for a Casoria seller | Official authority |
|---|---|---|
Declaration of Condominium for Coach Homes II at Treviso Bay, OR 5186 PG 3412 | Section 10.1 golf, leasing, pets, insurance, maintenance and slab rules | |
Certificate of Amendment, section 18.3 grills, OR 5540 PG 2054 | The 2018 driveway grill rule | |
Amendment adding Phase 16, OR 5374 PG 1135 | That the condominium holds 68 units in total | |
Coach Homes II prospectus, revised April 15, 2015 | The “NON GOLF” price sheet, plan sizes and the 2015 reserve plan | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master assessment, capital contribution, estoppel and transfer charges | |
Treviso Bay FAQ, 2025 | That no additional golf memberships are available | |
Master Association Buyers Application | The resale application your buyer files | |
Wentworth Estates CDD FY2027 adopted budget | The $2,602.32 district line on every Casoria tax bill | |
Milestone Buildings by Year, January 2026 | That no Casoria building is listed | |
Elevation certificate, 9477 Casoria Ct | The lowest first floor on the street, building 36 | |
Elevation certificate, 9469 Casoria Ct | The highest first floor on the street, building 32 | |
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 | |
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 Casoria at Treviso Bay sits inside the Naples golf-community market they work every week, even though Casoria itself carries no golf. If you are weighing a sale on Casoria Court, 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 36 months we tracked every Casoria closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every qualified Casoria resale back to Lennar’s first closing in 2015. 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.