Updated September 2026
One hundred twenty-eight coach homes in two condominiums, and rarely more than one on the market. McGreevy and Comisar price from your condominium's same-floor 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
Di Napoli at Treviso Bay is 128 two-story coach homes in two recorded condominiums just inside the Treviso Bay gate, and 14 of them closed on the Southwest Florida MLS in the 24 months to September 23, 2026 at a $1,065,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your home against its own condominium, floor and golf status.
This page is written for the owner on Napoli Court, Napoli Lane or Prima Way. The full record of the neighborhood, both declarations, the golf exhibit, the 32 elevation certificates and the building table, lives on our Di Napoli at Treviso Bay guide, and the wider community is on our Treviso Bay community guide. If you want a number before anything else, start with a free Di Napoli at Treviso Bay home valuation. If you are also buying back into Treviso Bay, read our Di Napoli 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 Treviso Bay 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 Napoli Court, on Casoria Court, elsewhere in Treviso Bay, in Lely Resort or along the US 41 East corridor, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the listing build, the negotiation and the estoppels a Di Napoli sale needs. If you are comparing listing agents across the city before you choose, our guide to the best real estate agents in Naples lines the teams up on the public record: reviews, licence history and published production.
Those 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. Every figure below comes from the MLS, from Collier County’s records or from the associations’ own published documents, with its window beside it.
You work with Jesse and Marc, not an assistant running a template. Marc Comisar handles the field: showings through the Treviso Bay gatehouse, buyer agent calls, contractors and inspections. Jesse McGreevy handles pricing, marketing, data and the paperwork for the condominium, the Master Association and, on a Coach Homes I sale, the Golf Club. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
Selling a Di Napoli coach home differs from any other Treviso Bay sale in six ways: one MLS label covers two recorded condominiums, golf is attached to one of them and barred in the other, condominium law sits under a homeowners association master, the MLS fee total omits a $2,602.32 district line, the flood map is kinder than elsewhere in Treviso Bay, and no milestone inspection applies.
On the Collier County record, Di Napoli is Coach Homes I at Treviso Bay, a Phase Condominium, 116 Lennar homes in 29 buildings built 2012 to 2015, and Di Napoli, a Condominium, 12 larger Taylor Morrison homes in three 2008 buildings at 9105, 9109 and 9113 Prima Way. Each has its own declaration, association, manager and estoppel. Your buyer’s first question is which one you own.
Coach Homes I is named in Exhibit A of the recorded Golf Club Declaration, OR 4774 PG 2841, so its homes are golf-bundled and the buyer inherits the membership. Section 10.6 of the 2008 Di Napoli declaration says owners have no right to use the Golf Club by virtue of owning a home. A Coach Homes I listing has to prove golf; a Prima Way listing has to say plainly that it carries none.
Both Di Napoli associations are Chapter 718 condominiums, and the Treviso Bay Property Owners Master Association above them is a Chapter 720 homeowners association. A Di Napoli seller therefore follows the condominium resale rules in Section 718.503 for the home and still needs the Master Association’s estoppel and resale application. Which disclosures each layer requires on your contract is a question for your closing agent or attorney.
The MLS “total recurring fees” field for a 2026 Coach Homes I listing reads $20,520: condominium dues, the $7,420 master assessment, the $5,350 golf assessment and the $750 dining minimum. It leaves out the Wentworth Estates Community Development District line, $1,499.21 for operations and $1,103.11 of coach-home debt service for fiscal 2027, because the district collects it on the county tax bill.
Every one of the 32 Di Napoli building points sits in FEMA Zone X (shaded) on the map effective February 8, 2024, while the Terrace condominiums elsewhere in Treviso Bay sit in Zone AE. Four south-row Napoli Lane footprints clip an AE-7 lake edge, and a lender’s flood determination could flag them. We prepare that answer before a buyer asks it.
Florida’s milestone inspection law and its structural integrity reserve study law both reach condominium buildings of three habitable stories or more. Every Di Napoli building is two stories, and Collier County’s milestone registry lists none of them. That is a clean answer a four-story condominium seller in Naples cannot give, and it belongs near the top of the listing.
For a prepared Di Napoli home priced to its own condominium and floor, yes. The Southwest Florida MLS counts 14 Di Napoli closings in the 24 months to September 23, 2026, at a median of $1,065,000 and 96.9 percent of list, and on that date only one Di Napoli home was listed and one was pending, out of 128. Supply, not demand, is what limits a Di Napoli season.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium DI NAPOLI, closed 23 Sep 2024 to 23 Sep 2026, pulled 23 Sep 2026, attached homes only; each closing matched to its recorded Collier County deed)
Di Napoli recorded seven MLS closings in the 12 months to September 23, 2026, fewer than the ten we require before we publish a median. The 24-month window holds fourteen, so every median on this page names that window or the five-year window, and the twelve-month sales appear one by one rather than as a single number.
Closed | Condominium and street | Floor and county size | Sale price | Days on market | Sale-to-list |
|---|---|---|---|---|---|
October 2024 | Di Napoli, a Condominium, Prima Way | Ground, 2,463 sq ft | $1,225,000 | 8 | 96.1% |
November 2024 | Coach Homes I, Napoli Court | Upper, 2,099 sq ft | $1,165,000 | 10 | 98.0% |
November 2024 | Coach Homes I, Napoli Lane | Ground, 1,883 sq ft | $1,120,000 | 39 | 97.5% |
March 2025 | Coach Homes I, Napoli Court | Upper, 2,099 sq ft | $975,000 | 53 | 98.0% |
April 2025 | Coach Homes I, Napoli Lane | Upper, 2,099 sq ft | $999,000 | 227 | 100.0% |
April 2025 | Coach Homes I, Napoli Lane | Upper, 2,099 sq ft | $1,055,000 | 7 | 96.8% |
July 2025 | Coach Homes I, Napoli Lane | Upper, 2,099 sq ft | $925,000 | 50 | 82.2% |
October 2025 | Di Napoli, a Condominium, Prima Way | Ground, 2,463 sq ft | $1,075,000 | 46 | 91.5% |
October 2025 | Coach Homes I, Napoli Court | Ground, 1,883 sq ft | $825,000 | 0 | 84.7% |
December 2025 | Coach Homes I, Prima Way | Upper, 2,099 sq ft | $1,130,000 | 128 | 94.6% |
January 2026 | Coach Homes I, Napoli Lane | Upper, 2,099 sq ft | $950,000 | 11 | 97.0% |
March 2026 | Coach Homes I, Napoli Lane | Ground, 1,883 sq ft | $980,000 | 0 | 100.0% |
June 2026 | Coach Homes I, Napoli Lane | Ground, 1,883 sq ft | $1,129,000 | 5 | 100.0% |
June 2026 | Di Napoli, a Condominium, Prima Way | Upper, 3,025 sq ft | $1,200,000 | 74 | 78.4% |
Window: the 24 months to September 23, 2026. Fourteen sales, total $14,753,000, range $825,000 to $1,225,000, median $1,065,000 (the mean of the seventh and eighth sales). Coach Homes I alone: eleven sales, median $999,000, $502.60 per county square foot, 11 median days on market, 97.5 percent of list. A zero in the days column is how the MLS records a home that went under contract the day it listed.
On September 23, 2026 the MLS showed one active Di Napoli listing, an upper-floor Coach Homes I home asking $980,111 after 19 days, and one pending upper-floor home listed at $975,000. Against the seven closings of the last twelve months, one listing is under two months of supply, which is our arithmetic, not a forecast. On that date a ground-floor listing would have been the only one of its floor on the market.
The 24-month median sale closed at 96.9 percent of its final list price, and Coach Homes I at 97.5 percent. The spread is wide: three Coach Homes I homes closed at full price, while one closed at 82.2 percent and another at 84.7. The two Taylor Morrison sales closed at 91.5 and 78.4 percent. Price close to the last comparable and buyers pay it; price well above and they negotiate hard.
Collier County’s sales file carries two Prima Way transfers in the last year that never appeared on the MLS: an upper-floor home at 9105 Prima Way recorded at $1,485,000 on June 24, 2026 (OR 6604 PG 3396, flagged qualified) and an upper-floor home at 9113 Prima Way recorded at $1,100,000 on May 28, 2026 (OR 6595 PG 1715, flagged not qualified). We keep both out of the MLS statistics above and show them here, because a buyer’s appraiser will find them.
The Treviso Bay community recorded 82 closings in the twelve months to September 23, 2026 at a $570,000 median, with 28 active listings that day. That median mixes estate homes, condominiums and coach homes. A Di Napoli home should be priced against its own condominium first, then against the rest of Di Napoli, then against Casoria, and only then against the community.
With one listing and one pending out of 128 homes, a correctly priced Di Napoli listing is scarce, and the opening price decides how quickly it goes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Di Napoli at Treviso Bay home valuation, priced against the same condominium and floor, 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.
Di Napoli coach homes recorded 31 attached closings on the Southwest Florida MLS in the five years to September 23, 2026, at a median of $1,030,000, $495.50 per county square foot, 98.0 percent of list and 9 median days on market. Coach Homes I alone recorded 28 at a $993,000 median. The run from 2021 to 2024 roughly doubled prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026, attached homes only; one Vercelli single-family sale filed under the same label removed; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
Year closed | Attached closings | Lowest sale | Highest sale |
|---|---|---|---|
2021, from September 23 | 2 | $635,000 | $670,000 |
2022 | 5 | $725,000 | $1,055,500 |
2023 | 6 | $825,000 | $1,215,400 |
2024 | 7 | $987,000 | $1,225,000 |
2025 | 7 | $825,000 | $1,130,000 |
2026, to September 23 | 4 | $950,000 | $1,200,000 |
No single year holds ten closings, so we show each year’s range rather than a yearly median. The five-year median of $1,030,000 on 31 sales is the figure that meets our bar. The highest Coach Homes I MLS sale in the five years was $1,215,400 for an upper-floor Napoli Lane home in December 2023.
A seller who remembers a 2024 neighbor’s sale is remembering the strongest year: every 2024 closing cleared $987,000. Since then the floor has come down, with 2025 sales starting at $825,000 and 2026 sales at $950,000, while the top has held near $1.1 million to $1.2 million. The market pays for the right home and discounts the rest.
Lennar closed all 116 Coach Homes I homes from 2012 to 2015 at a $351,800 median, from $279,000 to $433,300. Taylor Morrison sold seven of its 12 Prima Way homes in 2008 and 2009 at a $580,300 median and closed out the last five from 2012 to early 2013 at a $352,500 median. Coach Homes I homes that resold from 2023 onward did so at a median of 180.7 percent above their original price, a median gain of $669,600 over a median holding period of 10.5 years.
An owner who bought from Lennar holds a large gain, and none of the qualified Coach Homes I resales on the county record closed more than 2 percent below its original price. An owner who bought on resale in 2023 or 2024 paid near today’s level and should compare the 24-month median with their own price before listing. A Taylor Morrison owner who bought in 2008 waited the longest for the market to return.
Seven MLS closings a year out of 128 homes is about 5 percent turnover, and two further Prima Way transfers in the last year went through the county without an MLS listing at all. With so few homes available at any moment, a Di Napoli listing does not compete with a crowd; it competes with the last few sales and with Casoria.
The recent Di Napoli sales that matter most to your price are the ones in your own condominium on your own floor. A buyer’s agent and a buyer’s appraiser will line a Coach Homes I home up against Coach Homes I sales, and a Prima Way home against the handful of Taylor Morrison sales, then adjust for floor, lake exposure, condition and the hurricane protection on the openings.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser recorded sales)
A Coach Homes I home and a Di Napoli, a Condominium home share a label and nothing else that matters to an appraiser: the Prima Way homes are 31 to 44 percent larger on the same floor, a different builder’s product and non-golf. In the 24-month window Coach Homes I closed from $825,000 to $1,165,000; the three MLS sales of Taylor Morrison homes closed at $1,075,000, $1,200,000 and $1,225,000.
Over five years the Coach Homes I ground-floor Florence plan closed at a $983,500 median on 16 MLS sales, $522.30 per county square foot, and the upper-floor Verona at $1,019,500 on 12 sales, $485.70. Qualified county resales from 2022 to 2026 tell the same story: $987,500 on the ground floor and $999,000 upstairs. Upstairs buys space; the ground floor buys no stairs.
Every Di Napoli building sits within 15 to 26 meters of a district lake, with five lakes between the rows, and the largest, about 7.6 acres, lies behind the south row of Napoli Lane. Whether a home looks across open water or at the next row of buildings is not in any public record. It is the adjustment the showing proves, and it is why we photograph the lanai view first.
The top Coach Homes I sale of the 24 months was an upper-floor Napoli Court home at $1,165,000 in November 2024, 98.0 percent of list after 10 days. The top ground-floor sale was a Napoli Lane home at $1,129,000 in June 2026, full price in five days, about $600 per county square foot. Those two define what a well-presented home on each floor has reached.
A ground-floor Napoli Court home closed at $825,000 in October 2025, the lowest price in the window, at 84.7 percent of its final list price. A buyer’s agent may cite it to pull a ground-floor price down. The ratio says the home was listed well above what it sold for; we explain that sale in writing rather than let it set your number.
A lender’s appraiser will reach first for Coach Homes I sales on the same floor, then for Casoria sales of the identical Lennar plans, adjusted for golf. We hand the appraiser the same-floor sales, the Golf Club Declaration exhibit, the building’s elevation certificate and the flood determination, so the golf and flood adjustments rest on documents rather than on a remark in the listing.
Napoli Lane from 9393 to 9472 is the Vercelli plat’s single-family homes; Coach Homes I starts at 9476. A 2,233 square foot Vercelli house at 9402 Napoli Lane that sold for $1,315,000 in October 2023 was filed under the Di Napoli label on the MLS. It does not belong in your price, and we remove it from every figure we show a buyer.
Di Napoli and Casoria are Treviso Bay’s only coach-home neighborhoods, with the same Lennar coach home in both, and almost every Coach Homes I buyer tours Casoria first or second. Casoria is recorded as non-golf and sells for roughly $250,000 to $320,000 less; Coach Homes I carries the golf membership that cannot be bought separately, a Zone X flood map and the spot nearest the gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser qualified resales 2023 to 2026; recorded declarations and Golf Club Declaration; FEMA National Flood Hazard Layer)
Question | Di Napoli: Coach Homes I | Di Napoli: Di Napoli, a Condominium | Casoria: Coach Homes II |
|---|---|---|---|
Homes and buildings | 116 in 29 | 12 in 3 | 68 in 17 |
Builder and years | Lennar, 2012 to 2015 | Taylor Morrison, 2008 | Lennar, 2015 to 2017 |
County sizes, ground and upper | 1,883 and 2,099 sq ft | 2,463 and 3,025 sq ft | 1,883 and 2,099 sq ft |
Golf by recorded document | Yes, Golf Club Declaration Exhibit A, OR 4774 PG 2841 | No, declaration section 10.6 | No, declaration section 10.1, “not appurtenant” |
Five-year MLS closings and median | 28, $993,000 | 3 in 24 months, listed above | 14, $750,000 |
Five-year median price per county sq ft | $499.10 | Not enough sales | $365.80 |
Five-year median days on market | 8 | Not enough sales | 53.5 |
Qualified resale medians 2023 to 2026, ground and upper | $987,250 and $1,047,500 | Not enough sales | $670,000 and $800,000 |
Condominium dues, 2026 MLS | $1,750 a quarter | $3,110 a quarter | about $1,842 a quarter |
Golf Association line | $5,350 a year | None | None |
Flood zone at the building points | Zone X (shaded) | Zone X (shaded) | Zone AE; 8 of 17 first floors below the 8 ft base flood elevation |
Median original builder price | $351,800 | $524,700 | $360,000 |
A buyer should choose Coach Homes I at Di Napoli for the golf membership, which Treviso Bay says cannot be bought any other way, the Zone X map, the walk to the Prima Way pool and the shortest drive out the gate. A buyer should choose Casoria at Treviso Bay for the same Lennar coach home, the same gate and the same clubhouse, with no golf dues, at roughly $300,000 less. A buyer who wants more space than either and no golf should look at the 12 Prima Way homes.
Your Coach Homes I listing competes with Casoria as much as with the other Di Napoli listing. Lead with what Casoria cannot offer: the recorded golf membership, Zone X at the building point and the front-of-community location. The golf premium is real only if the buyer can verify it, so the Golf Club exhibit and the estoppel’s Golf Club charges go in the listing file from day one.
McGreevy and Comisar price a Di Napoli coach home against the recorded sales in the same condominium on the same floor, then adjust for golf status, lake exposure, condition, the openings’ hurricane protection, the building’s flood position and the fee stack your buyer will carry. Because the county measures every Coach Homes I plan identically, the unit number alone tells us most of what an automated estimate never reads.
A Coach Homes I unit number is the county building number, then the floor, then the position. Unit 24201 is building 24, 9511 Napoli Lane, second floor, position 1; unit 4102 is building 4, 9107 Napoli Court, ground floor, position 2. A 1 in the floor place means a ground-floor Florence and a 2 an upper-floor Verona. The Prima Way homes are simply 101, 102, 201 and 202 in each Taylor Morrison building.
Before we price a Di Napoli home we check five things in order: the condominium from the county legal description; the golf status from the Golf Club Declaration exhibit and the estoppel; the building’s elevation certificate and whether its footprint touches the AE-7 edge; the unit’s permit history for air conditioning and hurricane protection; and the same-floor sales in the same condominium, then in Casoria.
The county’s 2026 preliminary roll values every Coach Homes I ground-floor home at $751,975 and every upper-floor home at $822,175, identical in all 29 buildings, and it values the larger Prima Way homes lower, at $712,695 and $786,000. A model that leans on that grid cannot see a lake view, a renovated kitchen, impact glass or the golf membership, and those separate an $825,000 sale from a $1,165,000 one.
The first is golf status, which is worth a quarter of a million dollars or more against Casoria. The second is the floor, with its stairs or its extra 216 square feet. The third is the view across the lake. The fourth is condition, including remodels such as the $250,000 and $181,000 upper-floor Napoli Lane permits of 2024. The fifth is the paperwork that proves the first four.
With one Di Napoli listing active on September 23, 2026 at $980,111 and one pending at $975,000, both upper-floor homes, the live competition is thin. A ground-floor seller competes with the 2026 ground-floor closings at $980,000 and $1,129,000; an upper-floor seller competes directly with those two listings. We set a price that wins the first two weeks, because the record says correctly priced homes here go under contract in days.
McGreevy and Comisar market a Di Napoli coach home to the seasonal, golf-minded buyer who dominates the neighborhood, through professional photography, video and aerial capture, MLS exposure, agent outreach and our buyer database, with the golf document, the full fee stack, the flood determination and the building record packaged before the first showing through the Treviso Bay 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 the 2026 preliminary county roll, 39 of the 116 Coach Homes I homes, 33.6 percent, and 5 of the 12 Prima Way homes carry a Florida homestead exemption. Coach Homes I owners mail their tax bills first from Florida, then from Illinois, New York, Ontario and Pennsylvania. Most buyers are part-year residents, which sets the marketing calendar and the channels.
The rows run building, lake, building, so the photography leads with the lanai outlook at the right hour, the Prima Way pool and spa a short walk away, and aerial capture that places the home a few hundred meters from the gatehouse and from the Club Rilassare spa and fitness campus. Video lets a buyer who is still up north walk the stair and the garage before booking a flight.
Every showing is authorized at the Treviso Bay gatehouse at 9050 Treviso Bay Boulevard, about 90 meters from the nearest Napoli Court building. A Di Napoli listing reaches buyers 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 golf-bundled coach home.
Listing remarks for Di Napoli homes have claimed golf, “non golf” and “social membership” for homes that share one label. A Coach Homes I listing should attach the Golf Club Declaration exhibit and ask the Master Association estoppel to show the Golf Club charges. A Prima Way listing should state that the home is non-golf by section 10.6, which also means no $5,350 golf line.
Two Prima Way homes changed hands in the last year without an MLS listing, one at $1,485,000. Some owners want quiet for an estate, a health change or privacy in a four-home building. We can market a home agent-to-agent before it reaches the MLS; the trade is exposure, and we tell you honestly which way it lands for your home.
A buyer will see the condominium dues, the master assessment, the golf assessment on a Coach Homes I home, the dining minimum and the CDD line on the tax bill. We put all of them, with their sources, in the listing file from day one, so the fee conversation happens before a contract rather than during underwriting.
McGreevy and Comisar negotiate a Di Napoli contract at partner level, never through an assistant, and we build the condominium document review, the estoppels, the Master Association resale application, the Prima Way association’s sale approval where it applies, and the buyer’s flood determination into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With so few Di Napoli homes on the market, the buyer’s agent often knows the last two sales as well as we do, and the first counter sets the tone for the rest of the deal.
Under Section 718.503 a resale buyer may cancel within the statutory review period after signing and receiving the required condominium documents. We request the package from Tropical Isles for Coach Homes I or Sentry for Di Napoli, a Condominium the day you list, so it is delivered at contract and the clock starts at once.
Section 17.2.1 of the 2008 Di Napoli declaration requires notice and a copy of the contract within 10 days of signing and gives the association 20 days to decide. If it disapproves for a reason the declaration does not list, it must produce a substitute buyer on terms as favorable within 30 days or the sale proceeds. Coach Homes I has no condominium-level sale approval.
A buyer’s inspector will price the owner’s items. Air-conditioning replacements dominate the Di Napoli permit record, 77 mechanical permits from 2020 to August 2026, as the original 2012 to 2015 systems age out. Owners also pulled 27 permits for shutters, impact doors and windows over the same years. A current condenser and documented opening protection remove easy credits.
For the four south-row Napoli Lane buildings at 9476, 9480, 9494 and 9498, we raise the flood determination question in the first days of the inspection period, with the building’s elevation certificate and its surveyed lowest adjacent grade in hand, so a lender’s flag becomes a documented answer rather than a reason to renegotiate.
Selling a Di Napoli coach home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the condominium and master estoppel certificates, a municipal lien search, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the capital contributions 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 Coach Homes I 24-month median of $999,000 that is $6,993; at the all-Di Napoli 24-month median of $1,065,000 it is $7,455. After commission, it is the largest fixed cost of selling.
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 Di Napoli sale needs a condominium estoppel under Florida Statutes 718.116(8), from Tropical Isles for Coach Homes I or Sentry for Di Napoli, a Condominium, and a master estoppel from the Treviso Bay Master Association under Florida Statutes 720.30851. The 2026 fee sheet prices the master estoppel at $299, $418 for a rush and $179 more if the account is past due. The Coach Homes I restatement requires its estoppel within 10 working days.
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, and a Coach Homes I buyer adds the $7,500 Golf Club capital contribution. The “$3,750 transfer fee” in some summaries is a median of $0 and $7,500 entries, not a fee.
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 Coach Homes I sale at $999,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $6,993 |
Condominium estoppel certificate | Seller, by custom | Within the Section 718.116(8) cap |
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 $7,000.14 bill | Seller credits buyer | About $3,471 |
Condominium, master and golf assessment prorations | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Master and Golf Club capital contributions | Buyer, under the 2026 fee sheet | $15,000 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $7,000.14 bill, the median 2026 preliminary tax figure for a Coach Homes I home; the Prima Way median is $7,413.45. 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 Di Napoli seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable. The CDD line and the master homeowners association layer raise separate questions your closing agent should answer on your specific contract.
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. Di Napoli sits on both sides of that line: both condominium associations are Chapter 718 condominiums, and the Treviso Bay Master Association is a Chapter 720 homeowners association. How the two regimes apply to your contract is for your closing agent or attorney to confirm. This is information, not legal advice.
The buyer receives the declaration of condominium, articles, bylaws and rules, the current budget and most recent financial report, and the frequently asked questions and answers sheet. For Coach Homes I that means the 2024 amended and restated declaration; for Di Napoli, a Condominium the 2008 declaration and its 2008 to 2012 amendments. Neither association publishes its budget, so we request every item 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 window 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. At Di Napoli the median 2026 preliminary tax figure is $7,000.14 for Coach Homes I and $7,413.45 on Prima Way, before the CDD line, and a homesteaded seller’s bill says little about the buyer’s.
The Wentworth Estates CDD assessment appears on the county tax bill every title company pulls, and the standard Florida purchase contracts carry a community development district disclosure. At Di Napoli it is $2,602.32 a year for the coach-home class in fiscal 2027. A listing that shows it on day one reads as a seller with nothing to hide.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Di Napoli home that means prior leaks, insurance claims, unapproved alterations, any storm damage and any special assessment you know is levied or proposed. We found no public record of storm damage specific to Di Napoli; disclose what you know about your own home.
Di Napoli’s structural record is simpler than any four-story condominium’s: no building is subject to a milestone inspection or a structural integrity reserve study, Di Napoli, a Condominium replaced all three roofs in 2018 by recorded notice, and Coach Homes I shows no association-level roof, paint or structural notice from 2012 to 2026, which is the question a buyer will ask.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone map layer; Collier County Clerk notices of commencement; Collier County monthly building permit reports, January 2020 to August 2026)
Section 553.899 requires milestone inspections of condominium buildings “three habitable stories or more in height”, and Section 718.112(2)(g) says its structural integrity reserve study requirement “does not apply to buildings less than three stories in height.” Every Di Napoli elevation certificate records a first floor and one higher floor, and a query of the county’s milestone layer across Di Napoli returns no buildings.
Di Napoli, a Condominium recorded a notice of commencement for a “complete roof replacement” by Trinicon LLC on June 29, 2018, Instrument 5579005, plus one notice per building that November. It also recorded exterior painting in 2016 and screen-wall replacement in 2017. A Prima Way seller can put an eight-year-old roof in the listing with the recorded notice behind it.
A search of the 609 instruments indexed to the Coach Homes I legal description and the 54 filed under the association’s name found no notice of commencement for roof, paint or structural work between 2012 and 2026, and county permits since 2020 show no roof work on any Di Napoli building. The roofs are now about 11 to 14 years old. Ask the board for its roof inspection history and reserve balance before you list.
Year | Mechanical, mostly A/C change-outs | Shutters, doors and windows | Unit remodels | Roof | Structural or storm repair |
|---|---|---|---|---|---|
2020 | 13 | 4 | 2 | 0 | 0 |
2021 | 10 | 5 | 1 | 0 | 0 |
2022 | 14 | 7 | 0 | 0 | 0 |
2023 | 16 | 5 | 1 | 0 | 0 |
2024 | 11 | 3 | 3 | 0 | 0 |
2025 | 8 | 2 | 1 | 0 | 0 |
2026, to August | 5 | 1 | 0 | 0 | 0 |
Two monthly files are missing from the county’s own set. There was no spike in repairs after Hurricane Ian, and unpermitted work never appears in this record.
Two stories does not mean no reserves. Chapter 718’s general budget and reserve rules govern both associations, and a buyer will ask for the reserve schedule, the date of the last roof replacement and the funding of the roof and painting components. Having the association’s answers in the listing file shortens the inspection period.
The flood zone helps a Di Napoli seller: every building point is in FEMA Zone X (shaded) on the map effective February 8, 2024, so a federally backed mortgage does not force flood coverage at the building point, and first floors sit at 7.74 to about 8.9 feet NAVD88. Four south-row Napoli Lane footprints still touch an AE-7 lake edge, which a lender’s vendor could flag.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; Collier County 2024 flood-zone and 2025 building-footprint layers; county-filed elevation certificates)
FEMA’s National Flood Hazard Layer and Collier County’s own 2024 flood layer both return Zone X, the 0.2 percent annual chance area, at every Di Napoli building point on panel 12021C0603J. Under the maps in force when they were built, the same buildings sat in Zone AE. No letter of map change on file covers a Di Napoli building.
Laid over the effective map, the 2025 county footprints of 9498 Napoli Lane (building 27), 9494 (building 28), 9480 (building 31) and 9476 (building 32) cross an AE-7 polygon at the lake edge, while their address points stay in Zone X. FEMA’s determination form instructions say that if any portion of a building is in a Special Flood Hazard Area, flood insurance is required, so a lender’s vendor could flag those four.
The surveyed lowest adjacent grades on those four buildings are 7.1, 7.2, 7.4 and 7.2 feet, all at or above the 7-foot base flood elevation, and FEMA’s guidance is that a Letter of Map Amendment results in removal when the lowest adjacent grade is at or above the base flood elevation, with no review fee. A seller or the association can file through the FEMA Map Service Center before a buyer’s lender asks.
Measure, feet NAVD88 | Coach Homes I, 27 certificates | Di Napoli, a Condominium, 3 certificates |
|---|---|---|
Top of first floor | 7.74 to 8.74 | about 8.8 to 8.9 |
Attached garage slab | 7.24 to 8.24 | about 8.3 |
Lowest machinery, A/C pads | 7.48 to 8.72 | about 8.2 to 8.3 |
Lowest adjacent grade | 6.5 to 8.0 | about 7.2 to 7.5 |
The three 2008 certificates were surveyed in the older NGVD29 datum and converted with the county certificates’ own 1.26-foot note. No certificate is indexed for 9112 or 9115 Napoli Court.
On FEMA’s preliminary panel 12021C0603K, every Di Napoli building point stays in Zone X, but the AE-7 lines move much closer on the north side, to within 0.2 to 8.9 meters of Napoli Court and Prima Way footprints. Check the adoption status at closing; Collier County’s flood map page carries it.
Every Di Napoli building is in hurricane Evacuation Zone A despite flood Zone X, because evacuation maps plan for surge. All 32 buildings have been through Irma, Ian, Idalia, Helene and Milton. The nearest surveyed Ian marks, 6.38 to 6.39 feet at Henderson Creek, sit below every Di Napoli first floor, but no mark was surveyed on Napoli Court, Napoli Lane or Prima Way, so we never claim the homes stayed dry.
A Di Napoli buyer will pay about $23,122 a year for a Coach Homes I home and about $23,212 for a Prima Way home in association, golf, dining and district charges before property tax and insurance. The two land within $90 of each other by arithmetic: the Prima Way homes carry higher condominium dues and no golf line.
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; 2025 and 2026 Di Napoli MLS records for condominium dues)
Annual line | Coach Homes I, golf-bundled | Di Napoli, a Condominium, non-golf |
|---|---|---|
Condominium association, per MLS records | $7,000 ($1,750 a quarter) | $12,440 ($3,110 a quarter) |
Master Association | $7,420 | $7,420 |
Golf Association | $5,350 | None |
Wentworth Estates CDD, operations and maintenance | $1,499.21 | $1,499.21 |
Wentworth Estates CDD, coach-home debt service | $1,103.11 | $1,103.11 |
Food and beverage minimum | $750 | $750 |
Total | $23,122.32 | $23,212.32 |
The condominium dues are agent-entered MLS figures; neither association publishes its budget, and the condominium estoppel is the binding figure for a specific home on a specific date. The Prima Way CDD line assumes the coach-home debt class; confirm it on your own tax bill.
The 2008 declaration gives each of the 12 homes an equal share of common expenses, so any budget item lands on 12 owners rather than 116. The two most recent Prima Way MLS records show $2,695 a quarter in October 2025 and $3,110 in June 2026. A Prima Way seller should have the board’s explanation of that increase ready, because a buyer comparing with Coach Homes I will ask.
The Wentworth Estates CDD assesses $1,499.21 for operations and $1,103.11 of coach-home debt service for fiscal 2027, collected on the Collier County tax bill rather than by either association. The bonds retire in fiscal year 2037, per the district’s audited statements. Until then, the debt line is part of every buyer’s carrying cost.
The 2026 preliminary roll puts the median Coach Homes I tax figure at $7,000.14 and the Prima Way median at $7,413.45, before the CDD. The median Coach Homes I just value fell from $836,850 in 2025 to $787,075 on the 2026 preliminary roll. A buyer’s taxes reset toward the new just value after purchase, so the buyer budgets from the price, not from your bill.
The Di Napoli rules that affect a sale are the Prima Way association’s approval of every sale and lease, the Master Association’s resale application and leasing limits, the pet rules a buyer inherits, the hurricane-protection and lanai rules a renovator will read, and the grill and vehicle limits, all set by the two recorded declarations and the 2021 restated Master Declaration.
The 2024 Coach Homes I restatement contains no condominium-level sale approval and no right of first refusal, and it hands leasing entirely to the Master Association. The Master Association’s resale application, with its $50 fee, is still required, so we file it the week the contract is signed.
The 2008 declaration requires association approval of every sale under section 17.2.1 and every lease under section 17.3, with a cap of four leases a year, a 30-day minimum and a damage deposit of one month’s rent held by the association. Build the 20-day sale-approval window into the contract dates.
Every Di Napoli lease must run at least 30 days, and the 2021 Master Declaration allows no more than four leases in any 12-month period, with a $100 application fee per adult. A buyer who inherits an approved lease takes the home subject to it. While a tenant holds a social or golf transfer, the owner uses the amenities only as a guest, so a buyer who wants golf on day one needs the transfer to end at closing.
The 2021 Master Declaration, Section 5.14, allows up to three cats or dogs with no weight limit, but the stricter condominium rule governs. Coach Homes I allows two dogs or two cats of no more than 25 pounds each under section 12.3 of the 2024 restatement. Di Napoli, a Condominium requires the Board’s prior written permission for any pet and bans pit bulls, Mastiffs, Rottweilers and Presa Canarios.
Section 11.14 of the 2024 Coach Homes I restatement bars permanently affixing hurricane protection to the exterior of a building and requires it inside the lanai tie beam, and section 8.1 bars tiling, covering or enclosing a lanai without prior written Board approval. If your home has a lanai enclosure or new shutters, find the approval letter before listing.
Coach Homes I allows grills only on the garage apron or driveway, at least 10 feet from the building, with no more than two one-pound propane cylinders. The restatement bars trailers, motorcycles, recreational vehicles and commercial vehicles on condominium property. Every home has its own enclosed two-car garage and driveway, recorded as a limited common element that cannot be sold separately.
A Di Napoli sale took a median of 25 days on market across the 14 closings of the 24 months to September 23, 2026, and 11 days for Coach Homes I, plus a contract period that covers the condominium document review, the estoppels, the Master Association application, any Prima Way sale approval and the buyer’s insurance. Five-year Coach Homes I homes went under contract in a median of 8 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026)
The slow Di Napoli closings sit at the edges: the Taylor Morrison homes, which took 46 and 74 days in the last year and closed at 91.5 and 78.4 percent of list, and Coach Homes I homes listed well above the last comparable, one of which took 227 days. Correctly priced Coach Homes I homes went under contract in 0 to 11 days.
With two-thirds of Coach Homes I homes carrying no homestead exemption, most buyers are seasonal, and January to April brings the most showings. The record also shows same-day contracts in October and March and a five-day contract in June, so a well-prepared home does not have to wait for season.
Valuation and document request in week one; photography, video and the flood file in week two; listing live in week three; contract and condominium document delivery; the Master Association application filed at once and, on Prima Way, the association’s approval requested within 10 days; both estoppels ordered on the first business day; inspection and insurance quotes inside the inspection period; closing and the buyer’s gate and member set-up.
Most Di Napoli 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. Every visitor is authorized at the gatehouse, which we manage for you.
You get a free Di Napoli at Treviso Bay home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the recorded sales in your condominium on your floor, adjusted for golf status, lake exposure, condition and the building’s flood position, with your buyer’s fee stack beside it. There is no cost and no obligation to list.
You receive the same-condominium, same-floor MLS and recorded sales with their dates and sources, the live competition in Di Napoli and Casoria, the fee stack and CDD line your buyer will underwrite, your building’s elevation certificate and flood position, and a recommended list price with a defensible range. Request it through our Di Napoli 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 number, your unit number, your timeline and the one thing you are most worried about.
In a neighborhood where one Coach Homes I home closed at full price in five days and another sat 227 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 Di Napoli 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
Most Di Napoli owners are not in Naples all year, and a Di Napoli sale has its own moving parts: two estoppels, a Master Association application, a golf transfer on Coach Homes I and a sale approval on Prima Way.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a neighborhood where the same Lennar plan closed from $825,000 to $1,165,000 in two years, pricing judgment is most of the job.
★★★★★ “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 Di Napoli specialist matters because the facts that decide a Di Napoli sale live in recorded documents and county files rather than a listing feed: which of two condominiums you own, the Golf Club exhibit or the section 10.6 bar, the building’s flood footprint, the CDD line the MLS omits, the Prima Way sale approval and the Vercelli homes hiding under the same label.
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 Di Napoli 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 Coach Homes I home off a Taylor Morrison sale, list the MLS fee total without the CDD line, write “golf included” on a Prima Way home, cite the Vercelli sale as a comparable, miss the 20-day Prima Way approval, or learn about the AE-7 footprint from the buyer’s lender. None of those errors is exotic, and each costs a seller time or money.
Most Treviso Bay sellers own estate homes, Terrace or Veranda condominiums, each 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. Di Napoli is the community’s golf-bundled coach-home product, with Casoria as its non-golf twin.
Many Di Napoli sellers are also buyers, moving to a single-family home inside Treviso Bay, to another Naples golf community or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Di Napoli estoppels, the Master Association application and any Prima Way approval 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 Di Napoli owners move up to a single-family street, and others trade between the coach-home neighborhoods. Our guide to buying a home in Treviso Bay covers the whole community, and our Di Napoli at Treviso Bay buyer guide covers the purchase side of this neighborhood in full.
These are the questions Di Napoli at Treviso Bay owners ask before they list, answered from the two recorded condominium declarations, the Golf Club Declaration, the Master Association’s published fee sheet, Collier County’s files and the Southwest Florida MLS, each with its window and source named beside the figure.
Identify your condominium, Coach Homes I or Di Napoli, a Condominium, request its document package, confirm your golf status on the Master Association estoppel, and price against sales in the same condominium on the same floor. Then list with a team that files the Master Association application and both estoppels the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your condominium and floor from the recorded sales, prove or rule out golf from the recorded documents 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.
Coach Homes I sales in the 24 months to September 23, 2026 ran from $825,000 to $1,165,000 at a $999,000 median; Prima Way MLS sales ran from $1,075,000 to $1,225,000. Your floor, golf status, view and condition place you in that range; a free Di Napoli at Treviso Bay home valuation gives you the number.
One hundred twenty-eight in 32 two-story buildings: 116 in Coach Homes I at Treviso Bay, a Phase Condominium, and 12 in Di Napoli, a Condominium on Prima Way.
Seven closed on the MLS in the twelve months to September 23, 2026, fourteen in 24 months and 31 attached homes in five years. The county recorded two more Prima Way transfers in the last year that never reached the MLS.
The 24-month median was 25 days on market across all fourteen sales and 11 days for Coach Homes I. Over five years Coach Homes I went under contract in a median of 8 days, the fastest attached product in Treviso Bay.
On supply, yes: one active listing and one pending out of 128 homes on September 23, 2026, against seven sales a year. On price, buyers still negotiate a home listed above its comparables, as the 82.2 and 84.7 percent sale-to-list ratios show.
Because the MLS files both condominiums under one label. A figure that mixes the 12 larger Prima Way homes with Coach Homes I overstates a Lennar coach home’s price, and some also include a Vercelli single-family sale filed under the same name.
Less than it used to. Over five years the Coach Homes I ground floor closed at a $983,500 median and the upper floor at $1,019,500, so the upstairs home sells for less per square foot. Buyers pay for single-level living as much as for space.
Qualified resales from 2023 to 2026 ran $317,250 higher on the ground floor and $247,500 higher upstairs than the identical Casoria home, on county medians. Before 2021 the gap was $30,000 to $90,000. The premium tracks the recorded golf status.
On a Coach Homes I home, yes. The condominium is named in Exhibit A of the Golf Club Declaration, OR 4774 PG 2841, so the buyer becomes the golf member at closing and pays the $7,500 Golf Club capital contribution. A Prima Way home carries no golf membership under declaration section 10.6.
Point the buyer and title agent to the Golf Club Declaration’s Exhibit A at the Collier County Clerk and have the Master Association estoppel show the Golf Club charges on your account. Those two documents answer the question; a listing remark does not.
The resale buyer, under the 2026 fee sheet: $7,500 to the Master Association, plus $7,500 to the Golf Club on a Coach Homes I home, the $50 resale application, the $250 Rookery Bay fee and the $200 set-up fee. The contract can reallocate them, and any unpaid assessments come out of your proceeds.
Because of arithmetic, not policy. The figure is the median of eight agent-entered MLS values, four entered as $0 and four as $7,500. No Di Napoli record carries $3,750, and the 2026 fee sheet has no such line.
In Coach Homes I, no; the 2024 restatement has no condominium sale approval or right of first refusal. In Di Napoli, a Condominium, yes: section 17.2.1 requires notice within 10 days of signing and gives the association 20 days to approve. The Master Association application applies to both.
Two: the condominium estoppel under Section 718.116(8), from Tropical Isles for Coach Homes I or Sentry for Di Napoli, a Condominium, 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 budget and financial report, and the frequently asked questions sheet. For Coach Homes I that is the 2024 restatement; for Prima Way, the 2008 declaration and its amendments.
Section 720.401 does not apply to associations regulated under Chapter 718, which both Di Napoli associations are, 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 statutes apply to condominium buildings of three habitable stories or more, and every Di Napoli building is two stories. Collier County’s milestone registry lists none of them. Your buyer will still ask for the reserve schedule and roof history.
It raises a question to answer before a buyer asks it. No association-level roof notice is recorded for Coach Homes I from 2012 to 2026. Ask the board for its roof inspection history, the roof reserve and any plan, and put the answer in the listing file.
Every building point is in FEMA Zone X (shaded) on the map effective February 8, 2024. Four south-row footprints, at 9476, 9480, 9494 and 9498 Napoli Lane, touch an AE-7 lake edge that a lender’s determination could flag.
The surveyed lowest adjacent grades on those four buildings are 7.1 to 7.4 feet, at or above the 7-foot base flood elevation, which is the condition FEMA gives for a Letter of Map Amendment removal, with no review fee. File before a buyer’s lender asks.
Florida sellers must disclose known facts that materially affect value that a buyer cannot readily observe, and storm damage and repairs usually qualify. We found no public record of storm damage specific to Di Napoli; disclose what you know about your own home.
The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search, and prorated taxes and assessments. At the Coach Homes I 24-month median of $999,000 the deed stamps are $6,993.
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 and the buyer takes the home subject to it. On Prima Way the association approved the lease and will approve the sale. A buyer who wants the amenities or golf on day one needs any social or golf transfer to end at closing.
It depends on your carrying cost, tax position and the market direction. A Di Napoli owner pays about $23,100 a year before tax and insurance, and the 30-day minimum rules out nightly rental. We run both scenarios with you.
Two-thirds of Coach Homes I homes carry no homestead exemption, so many buyers are seasonal and like a turnkey home. Furniture rarely returns its cost; list it on a separate inventory so the appraisal and the lender treat it correctly.
If it is original, a buyer’s inspector will price it. The Di Napoli permit record shows the 2012 to 2015 systems being replaced year after year. A current, permitted condenser removes an easy credit.
Yes. Florida’s uniform mitigation form is written for one-to-four-unit buildings, which is exactly what a Di Napoli building is, and a current report plus documented opening protection helps a buyer price insurance before making an offer.
Very likely, if you hold a homestead exemption. The 2026 preliminary median tax figure is $7,000.14 for Coach Homes I and $7,413.45 on Prima Way, before the $2,602.32 CDD line, and a buyer’s assessment resets after purchase.
They can, because Napoli Lane carries both. Vercelli single-family homes run from 9393 to 9472 and Coach Homes I from 9476 to 9512. A good listing names the condominium, the building number and the county square footage up front.
Lead with 2,463 or 3,025 square feet, about 31 to 44 percent more than a Coach Homes I home on the same floor, 2008 Taylor Morrison construction, first floors about a foot higher than any Coach Homes I home, the 2018 roof and no golf dues. Compare it with larger coach homes, not with Coach Homes I.
Yes. Two Prima Way homes changed hands in the last year without an MLS listing. Agent-to-agent marketing 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. Ontario is among the most common Coach Homes I mailing addresses. Engage a CPA early.
Get a written valuation from your condominium’s same-floor sales, request the condominium package and both estoppel figures, and pull your building’s elevation certificate. Request a Di Napoli at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Di Napoli at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association and Golf Club, the Wentworth Estates CDD, Collier County’s files and certificates, state and 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 Di Napoli at Treviso Bay seller always opens the official, current copy rather than a stale reprint. Recorded instruments open at the Collier County Clerk, fee and rule documents at the Treviso Bay Master Association, and certificates at Collier County. We host nothing ourselves.
Document | What it proves for a Di Napoli seller | Official authority |
|---|---|---|
Declaration of Condominium of di Napoli, a Condominium, OR 4334 PG 2484 (2008) | Prima Way sale and lease approval, pets, section 10.6 golf bar | |
Amended and Restated Declaration of Coach Homes I, OR 6341 PG 1535 (2024) | The current Coach Homes I rulebook: garages, lanais, hurricane protection, pets, estoppel timing | |
Treviso Bay Golf Club Declaration, OR 4774 PG 2841 (2012) | Exhibit A names Coach Homes I, the golf bundle a seller must prove | |
Golf Club Certificate of Amendment, OR 5582 PG 3518 (2018) | The re-attached golf exhibit | |
Di Napoli roof replacement notice of commencement (2018) | The Prima Way roofs a seller can document | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, golf, capital contribution, estoppel and transfer charges | |
Master Association Buyers Application | The resale application your buyer files | |
Master Rules and Regulations, February 2025 | Guests, parking and enforcement | |
Wentworth Estates CDD FY2027 adopted budget | The $2,602.32 district line on every Di Napoli tax bill | |
Elevation certificate, 9498 Napoli Lane, building 27 | A south-row footprint that touches AE-7, with its surveyed grade | |
Elevation certificate, 9109 Prima Way, building 2 (2008) | A Taylor Morrison first floor about a foot above any Coach Homes I floor | |
Florida Statutes 718.503, disclosure prior to sale | The condominium document package | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Di Napoli at Treviso Bay sits inside the Naples golf-community market they work every week. If you are weighing a sale on Napoli Court, Napoli Lane or Prima Way, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. In the last 24 months we tracked every Di Napoli closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every Coach Homes I resale back to Lennar’s first closings in 2012. 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.