Bonita Springs, Florida
How to sell a Matera at Vasari condo in 2026: recorded sales by condominium and floor, the board approval timeline, the club membership that passes with the deed, the CDD bond payoff and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a Matera at Vasari condominium starts with two facts most listing pages skip: your buyer needs your condominium board’s written approval, and your home is one of 128 near-identical two-bedroom condominiums that share one bundled golf club. Lee County recorded 10 Matera sales in the 12 months to September 25, 2026, at a $332,500 median, the most of any neighborhood in Vasari Country Club. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 real estate team in Bonita Springs, and we wrote this seller guide for the owners of Matera I, II, III and IV. For the full neighborhood picture, from the 2004 declarations to the flood map, start with our Matera at Vasari community guide; for the club around it, see Vasari Country Club.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Matera at Vasari home valuation, or use our Matera valuation form. We send you the recorded sales we used, labelled by month and source.
To sell a Matera at Vasari condominium in Bonita Springs in 2026, price it against Matera’s own Lee County recorded sales by condominium, floor and plan, start the condominium board’s buyer approval the day the contract is signed, and hand a buyer the club, association and district answers before they ask. The county recorded 10 Matera sales in 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis run October 12, 2026, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets; recorded Matera declarations).
Every price opinion we write for this village starts from the county’s record of deeds. In the 12 months to September 25, 2026 the county recorded 10 sales across the 128 Matera homes, at a median of $332,500 (the mean of the middle pair, $330,000 and $335,000), from $190,000 to $400,000, or $224.95 per square foot of county heated area. Every one was a resale; the buildings date to 2004 to 2006 and the county recorded no builder-direct sale. The Southwest Florida MLS carries measures the county file does not, and its pull of October 21, 2026 is a separate record that we never blend with the county figures: Matera shows 7 MLS closings in the last 12 months at a $330,000 median and 4 active listings, and over 24 months 10 closings at a $343,500 median ($190,000 to $400,000, $211 per square foot) with a median of 128 days on market and a median sold-to-list ratio of 92.9%. We use the 24-month window for days on market and sold-to-list because 12 months is thin, and medians hide a wide range.
Matera is a small, rule-heavy market. It is four recorded condominiums, each with its own association, under one village association and one master association, and every sale and lease passes through a board. A seller who treats it like a single-family listing loses weeks to paperwork that was avoidable. A seller who treats it like a commodity condominium prices off the wrong comparables, because the street, the floor and the plan sort these homes more than the finishes do.
Five things move a Matera sale. The first is the condominium and the street: Matera I and II sit on Matera Lane and Matera III and IV on Altessa Way, and Altessa Way is also the address of other Vasari sections, so the recorded condominium name has to be checked before a comparable is used. The second is the plan: 96 homes share a 1,467 square foot plan and the 32 Matera III homes have 1,597 or 1,621 square feet. The third is the floor, because half the homes are ground floor and half upper floor. The fourth is the stack of charges that passes with the deed: the master association, the village, the condominium, the Vasari Community Development District bill and a Resale Transfer Fee that falls on the buyer. The fifth is the paperwork, which here includes the board’s approval of the buyer. Every one of those is a matter of record, and none is visible to an automated estimate.
A Matera listing competes first with other Matera listings, then with Trieste at Vasari, the other carport section, which traded at a $350,000 median over 24 months, and at the top of Matera’s range with the smaller homes in Toscana at Vasari. No builder is selling new homes inside Vasari. The competition is other resales, so the listing that wins is the one that explains, with documents, what the club membership includes and what a buyer will pay each year to own the home.
We cover why to list with us, the recorded Matera market with every one of the 10 latest sales, how we price, what the MLS alone misses, how Matera benchmarks against Trieste, Toscana and the rest of Vasari, whether now is a good time to sell, how the club membership passes with the home, the annual cost a buyer will weigh, the community development district bond payoff, the five associations and the board approval step, Florida condominium law, the disclosures a seller owes, flood and insurance, the rules that shape your buyer pool, how we market and negotiate, the cost to sell, the comparison with Trieste, and more than thirty-five seller questions answered directly.
McGreevy and Comisar price Matera homes on the records that move them: Lee County’s recorded sales for your condominium and plan, the four recorded declarations, the CDD bill for your building and the flood map at your building. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Matera listing. Our headquarters is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Imperial Parkway entrance to Vasari.
A Matera listing agent has to know that the village sits inside the City of Bonita Springs (tax district 017) and not in unincorporated Lee County, that it is four separate recorded condominiums of 32 homes each, that five Florida not-for-profit corporations govern it, and that Vasari Country Club Master Association, Inc. sits above all of them with a separate Chapter 190 district beside it. We also know the name traps. “Matera, a Condominium†on Lazio Way in Fort Myers is a different 102-unit condominium with a different association, the district’s budget spells the Matera line “Materraâ€, and Altessa Way is the address of four different Vasari sections.
Ten sales in a year is a small market, and a small market is read sale by sale. We split the county record by condominium, street, floor and plan, list each sale instead of leaning on a median where fewer than ten sit behind a subset, and tell you where a single price is an anecdote. That is the difference between an opinion and a number a buyer’s appraiser will accept.
Jesse McGreevy leads our listing and seller strategy and Marc Comisar leads negotiation. A Matera owner gets both. Jesse prices the home and builds the resale package; Marc sits across from the buyer’s agent once an offer arrives. When a buyer’s lender asks for the condominium budget or the board asks for a complete application, the person who answers is a partner who already read the declaration.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete; the Matera figure comes from Matera’s own MLS closings. We will not promise a sale date, because the 128-day median over 24 months hides a wide range, and we will not tell you the CDD bond payoff raises your price, because the county record does not say it does. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 10 Matera at Vasari sales in the 12 months to September 25, 2026, at a $332,500 median, from $190,000 to $400,000, the most sales of any Vasari neighborhood and the lowest section median. Over 60 months the county recorded 33 sales at a $400,000 median.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis run October 12, 2026, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Lee County Property Appraiser parcel layer, read October 12, 2026).
We pulled every recorded sale for the 128 Matera parcels for the 12 months to September 25, 2026: 10 sales, no builder-direct sales and 10 resales. This is the county’s record of deeds, not a listing portal, so it shows what buyers actually paid. The match takes in one roll record whose legal description is typed “MMATERA Iâ€, which is why a simple name search finds 127 parcels and the true count is 128, the number the four declarations and the Florida condominium register both give.
| Window | Dates | Sales | Median | Low | High |
|---|---|---|---|---|---|
| 12 months | Sept 26, 2025 to Sept 25, 2026 | 10 | $332,500 | $190,000 | $400,000 |
| 24 months | Sept 26, 2024 to Sept 25, 2026 | 15 | $345,000 | $190,000 | $400,000 |
| 36 months | Sept 26, 2023 to Sept 25, 2026 | 18 | $342,500 | $190,000 | $416,500 |
| 60 months | Sept 26, 2021 to Sept 25, 2026 | 33 | $400,000 | $190,000 | $594,300 |
The 12-month window is the first with ten or more sales, so it carries the headline. The 60-month window reaches back to the 2022 run and carries its prices, which is why its median sits $67,500 above the 12-month median. The county has recorded 304 qualified Matera sales since October 2004. The 60-month median works out to $260.80 per square foot of county heated area (the roll’s heated area, not MLS living area).
Ten sales is a small market, so we list each one by month, street, floor, condominium and plan. Here is the full 12-month record, September 26, 2025 to September 25, 2026.
| Month | Street | Floor | Condominium | County heated sq ft | Recorded price |
|---|---|---|---|---|---|
| November 2025 | Matera Lane | Ground | Matera I | 1,467 | $389,000 |
| January 2026 | Altessa Way | Upper | Matera IV | 1,467 | $400,000 |
| March 2026 | Altessa Way | Upper | Matera IV | 1,467 | $325,000 |
| April 2026 | Altessa Way | Upper | Matera IV | 1,467 | $345,000 |
| April 2026 | Altessa Way | Ground | Matera III | 1,597 | $312,000 |
| May 2026 | Matera Lane | Upper | Matera II | 1,467 | $352,000 |
| May 2026 | Altessa Way | Ground | Matera III | 1,597 | $310,000 |
| May 2026 | Altessa Way | Upper | Matera III | 1,597 | $330,000 |
| July 2026 | Matera Lane | Ground | Matera I | 1,467 | $190,000 |
| August 2026 | Altessa Way | Upper | Matera IV | 1,467 | $335,000 |
Eight of the ten fell between $300,000 and $400,000. Seven were on Altessa Way and three on Matera Lane. The $190,000 sale in July 2026, a ground-floor Matera Lane home, was the lowest recorded sale in all of Vasari Country Club for the 12 months, and the county coded it as a qualified sale. A sale that far below its neighbors usually reflects condition, terms or circumstances the deed does not show, so we read it as one data point, not a price level. It sits $142,500 below the 12-month median.
Matera’s floor split runs against the usual assumption that upstairs sells for less. Over 60 months, 16 ground-floor homes sold at a $405,000 median ($272.32 per square foot) and 17 upper-floor homes at a $390,000 median. The ground floor carried the three highest prices of the 2022 run, $594,300, $565,000 and $560,000, four of the six 2022 sales above $520,000, and also the lowest recent sale. In the last 12 months the four ground-floor sales were $389,000, $312,000, $310,000 and $190,000, and the six upper-floor sales were $400,000, $352,000, $345,000, $335,000, $330,000 and $325,000. Both 12-month samples are under ten, so we list them and print no median. Over 36 months, the first window with ten or more upper-floor sales, 11 upper-floor homes sold at a $352,000 median, $235.17 per square foot.
| Condominium | Street | 12-month sales | 12-month prices | 60-month sales | 60-month median |
|---|---|---|---|---|---|
| Matera I | Matera Lane | 2 | $190,000 and $389,000 | 6 | under 10, no median ($190,000 to $440,000) |
| Matera II | Matera Lane | 1 | $352,000 | 6 | under 10, no median ($280,000 to $465,000) |
| Matera III | Altessa Way | 3 | $310,000 to $330,000 | 14 | $395,000 |
| Matera IV | Altessa Way | 4 | $325,000 to $400,000 | 7 | under 10, no median ($325,000 to $565,000) |
Over 60 months the four condominiums trade in overlapping ranges: Matera III at a $395,000 median on 14 sales, and the other three under ten sales each, so we show ranges and no median. Matera III’s larger plans have not carried a consistent premium in the recent record: its three 2026 sales, two of them 1,597 square foot homes, closed at $310,000 to $330,000 while 1,467 square foot Matera IV homes closed at $325,000 to $400,000. Matera I’s two recent sales, $389,000 and $190,000, sit $199,000 apart on the same street, so neither number alone describes a Matera I home.
| Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 9 | under 10, no median | $137,000 | $225,000 |
| 2020 | 10 | $178,700 | $155,000 | $261,900 |
| 2021 | 19 | $250,000 | $213,000 | $326,000 |
| 2022 | 10 | $532,050 | $319,900 | $594,300 |
| 2023 | 6 | under 10, no median | $280,000 | $532,500 |
| 2024 | 2 | two sales, $340,000 and $416,500 | $340,000 | $416,500 |
| 2025 | 6 | under 10, no median | $335,000 | $400,000 |
| 2026, to September 25 | 9 | under 10, no median | $190,000 | $400,000 |
Matera’s calendar median nearly tripled from $178,700 in 2020 to $532,050 in 2022, then fell back. The 12-month median of $332,500 (10 sales to September 25, 2026) sits about 38 percent below the 2022 median (arithmetic on the two medians), and still nearly double the 2020 median. Years with fewer than ten sales show their count and range instead of a median; the 2024 count of two sales is the thinnest year on the record. A seller who bought in 2022 near the top of the run should read this table before choosing a list price, because buyers price from the last 12 months and not from 2022.
| Price band | Sales in 12 months | Sales in 60 months |
|---|---|---|
| Under $200,000 | 1 | 1 |
| $200,000 to $300,000 | 0 | 1 |
| $300,000 to $400,000 | 8 | 14 |
| $400,000 to $500,000 | 1 | 9 |
| $500,000 to $750,000 | 0 | 8 |
The $300,000 to $400,000 band is the heart of the market: 8 of the 10 recent sales and 14 of the 33 in five years. If your home sits above $400,000 you are pricing into a band where only one sale in the last 12 months closed, and your price needs more care.
We pulled every recorded sale in Matera at Vasari for the 12 months to September 25, 2026 from the Lee County Property Appraiser roll of October 2026 and the county’s sale file, matched each deed to one of the 128 Matera parcels by its recorded condominium name, split the sales by condominium, street, floor and plan, and checked the floor split against the full 60 months. The ten sales total $3,288,000 in recorded value (arithmetic on the ten prices). The appraiser’s own just value for a Matera home runs from $271,729 to $329,097 with a median of $282,780, about $50,000 below the 12-month sales median; just value is the tax roll’s mass-appraisal estimate and not a sale price.
Three rules. First, find the sales that match your condominium, floor and plan and read those, not the village median. Second, treat a one-sale subset as an anecdote: Matera II recorded a single sale in the latest 12 months. Third, treat any calendar median with fewer than ten sales behind it as a description of what happened to sell, not a forecast. Days on market and sale-to-list ratio are the two numbers that tell you how long a Matera sale takes and how far from the asking price it closes: over 24 months the Southwest Florida MLS (pull of October 21, 2026) shows a median of 128 days and 92.9% on 10 closings, and a median hides a wide range.
We price a Matera condominium from recorded closed sales in the same condominium and plan, then adjust for floor, condition, lanai view and the flood map. Matera is mostly one 1,467 square foot plan, so identical homes sold at prices up to $75,000 apart, and the difference is condition and timing. We never anchor to an automated estimate.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis run October 12, 2026, September 26, 2025 to September 25, 2026; Vasari Community Development District FY2026 and FY2027 budgets; FEMA National Flood Hazard Layer, queried October 12, 2026).
The most common pricing mistake in a village like this is treating a median as the price of a home. Matera’s 12-month median of $332,500 sits between a $190,000 ground-floor sale and a $400,000 upper-floor sale of the same plan size. Those are the same square footage, the same carport and the same club, and they are $210,000 apart. A median does not tell you which of those two your home resembles.
We start with closed sales, not active listings, in the same condominium and plan. For a Matera IV upper-floor home that means the four Matera IV upper-floor sales of 1,467 square feet in the 12 months, at $400,000, $325,000, $345,000 and $335,000, a spread of $75,000, or about 23 percent from lowest to highest (arithmetic on the four prices). For a Matera III home it means the three Matera III sales at $312,000, $310,000 and $330,000, and no 1,621 square foot home sold in the latest 12 months. For Matera I and II it means a short list: a $389,000 ground-floor sale, a $352,000 upper-floor sale and the $190,000 outlier, which is why we widen to the 60-month record, where Matera I and Matera II recorded 6 sales each.
Automated valuation models read the public record. They cannot see your kitchen, your flooring, the age of your air conditioning or your windows, or the view from your lanai. Every Matera home is two bedrooms and two baths on the roll, so the buyer compares condition, and condition is exactly what a model cannot read. We never price from an instant estimate.
A buyer prices your home with the annual cost of ownership in view. At the 12-month median of $332,500, county millage of 12.7942 mills (district 017, 2026) is $4,254.07 before any exemption ($332,500 x 12.7942 / 1000), the CDD adds $1,969.38 for fiscal 2026 on the Matera line ($1,619.01 proposed for fiscal 2027), and the Master Association’s 2026 assessment is $13,601.02 a year per home, with quarterly condominium dues of $1,575 for Matera II to IV and $1,625 for Matera I on top. We run that stack for your building before we quote a number, and the annual cost section below shows how.
Which condominium, which street, which floor and which side of the building changes what a buyer sees from the lanai, and the roll cannot show it. We read it from the parcel map and a visit. The appraiser flags every Matera parcel as golf-course land, but that is a community-level flag and not a promise of a golf view from a given home, so we describe the view you actually have.
We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. Because the MLS median of 128 days on market over 24 months hides a wide range, we do not quote a timeline promise. We build one backward from the date you need to close, and the board approval step sets the floor on it.
Matera recorded 10 sales in the latest 12 months and 8 of them closed between $300,000 and $400,000, so the first thing we do for a seller here is price your home against the full county record for your own condominium, floor and plan, not against a portal estimate. Request a free Matera at Vasari home valuation or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded comparables with the month and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in Matera at Vasari and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
We walk a Matera seller through four documents before we talk about paint. First, your condominium declaration, because the approval, leasing and flooring rules a buyer inherits sit there and not in a brochure. Second, the CDD bill for your building, which sets the Matera line. Third, the flood file: the FEMA zone at your building and any wind mitigation form. Fourth, the closing statement from your own purchase and the plan for the sale. Those four answers move price and timing more than the finishes do.
The MLS measures days on market, sale-to-list ratio and active inventory well, and the county deed record measures what the MLS cannot: every recorded sale, the exact price, the year built and the heated area, in one public file. For Matera we lead with the county record and add the MLS pull of October 21, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026; Southwest Florida MLS pull of October 21, 2026).
The Southwest Florida MLS records how long a home was on the market, the ratio of the sale price to the last list price, the number of homes active and the months of supply. Those are the numbers that tell a seller how a price strategy performed. For Matera, the pull of October 21, 2026 shows 7 closings in 12 months at a $330,000 median and 10 closings in 24 months at a $343,500 median, with a median of 128 days on market and 92.9% of list price, and 4 active listings from $272,000 to $348,500. We use the 24-month window for days on market and sold-to-list because 12 months is thin, and we do not carry any figure over from another community.
The county file shows every recorded sale, including sales that never touched the MLS. It carries the heated area from the roll, the year built, the bedroom and bathroom count and the recorded price. It lets us see that all 10 sales in the latest 12 months were resales, that none was a builder’s first sale, and that 1,467 square feet describes 96 of the 128 homes. A listing portal’s estimate is a model of the same data and cannot do that.
A seller who relies on one measure inherits that measure’s blind spots. The MLS cannot tell you what the unit next door sold for off-market. The county record cannot tell you whether the unit sat for four months. We use the county record to anchor the price and the MLS to test the strategy, and we label which record each figure comes from. The MLS also does not say which of four condominiums a listing belongs to unless the listing agent writes it, which is one more reason we sort the sales by recorded condominium name.
We attach the recorded comparables, with their months and sources, to your listing file and show them to every buyer’s agent who asks why the price is what it is. A price that comes with a record is harder to cut. For the current list of Matera homes for sale, see Domain Realty Group’s Matera at Vasari page.
Matera at Vasari is the lowest-priced and most-traded condominium section in Vasari Country Club: its $332,500 12-month median is the lowest section median, its 10 sales the most in the 12 months, and its $1,969.38 fiscal 2026 CDD line sits in the middle of the six sections. Windows differ by section, so read it as a ranking.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Vasari CDD fiscal 2026 adopted budget; county roll).
| Section | Homes | Parking | Built | Shortest window with 10+ sales | Median | Per county sq ft | CDD fiscal 2026 |
|---|---|---|---|---|---|---|---|
| Matera | 128 | Carport | 2004 to 2006 | 12 months, 10 | $332,500 | $224.95 | $1,969.38 |
| Trieste | 108 | Carport | 2002 to 2007 | 24 months, 10 | $350,000 | $230.09 | $1,709.34 |
| Toscana | 138 | Garage | 2002 to 2005 | 24 months, 12 | $500,000 | $275.04 | $1,883.85 |
| Firenze | 42 | Garage | 2006 | 60 months, 18 | $650,000 | $311.54 | $2,056.07 |
| Cassia | 68 | Garage | 2006 to 2007 | 60 months, 22 | $716,250 | $302.84 | $2,187.26 |
| Altessa | 88 | Garage | 2002 to 2005 | 36 months, 11 | $749,000 | $316.52 | $2,187.26 |
Each section is shown at its own shortest window with ten or more sales, so the medians span different periods. Matera carries the most recent sales of any section: 10 of the community’s 35 recorded sales in the 12 months.
| Section | Recorded sales, 60 months to September 25, 2026 | Median | Per county sq ft |
|---|---|---|---|
| Matera | 33 | $400,000 | $260.80 |
| Trieste | 33 | $425,000 | $263.48 |
| Toscana | 31 | $545,000 | $300.36 |
On the same 60-month window Matera and Trieste trade at almost the same price per square foot, about $3 apart, and Toscana’s garage buildings run about $40 a square foot higher.
Matera’s numbers say two things to a seller. The village is the entry point to the club, so its buyers are weighing cost of ownership and the club more than finishes. And it has the most recent comparable sales of any section, which makes a Matera price easier to support than a price in Firenze, where one sale closed in the 12 months. A seller should expect the buyer to compare the CDD line, the carport and the lease rules against Trieste before anything else.
A Matera owner who sells in order to buy a garage home usually looks first at Toscana, whose 24-month median of $500,000 sits $155,000 above Matera’s 24-month median of $345,000, and then at Altessa, Cassia and Firenze, which run at roughly double Matera’s price. That is a second reason to list with a team that also represents buyers: we can plan the sale and the next purchase together, and you can see our guide to buying a home in Matera at Vasari for the buy side of the same record.
The benchmark cannot tell you the condition of your home, the dues your buyer will see in the estoppel or the number of days a comparable sat on the market. It also cannot tell you what a buyer will pay for the bundled club, because the county file does not separate the value of the membership from the home’s. We say so, and we do not claim a premium.
Four dated items bear on a Matera listing this fall: recorded sales are running above last year’s pace, the CDD’s final bond payment falls on May 1, 2027, Citizens Property Insurance’s flood requirement starts January 1, 2027, and FDOT scheduled nearby I-75 widening hearings for October 27 and 28, 2026. Count backward from the date you need to close.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Vasari Community Development District FY2027 proposed budget of June 15, 2026; Citizens Property Insurance flood page read October 10, 2026; Florida Department of Transportation project 452544-1 as read October 10, 2026).
The county recorded 9 Matera sales in 2026 through September 25 against 6 in all of 2025 and 2 in 2024, so turnover is back up from its low. Prices tell a different story: the 12-month median of $332,500 sits about 38 percent below the 2022 median of $532,050. Whether to sell now depends on your plans and your carrying costs, not on a forecast we cannot make. What we can do is show you the ten sales a buyer will compare against your home.
The Series 2012 bonds have a final maturity of May 1, 2027, and the district’s fiscal 2027 proposed budget lowers the Matera line from $1,969.38 to $1,619.01. A buyer who reads the district’s documents sees an assessment that is scheduled to fall. We cover this in its own section below, and we do not claim it raises your price.
Citizens says most new and renewing personal residential policies with wind coverage must carry flood insurance by January 1, 2027, regardless of flood zone, but its page says condominium unit-owner policies are not required to. A buyer’s insurance quote is part of their offer, so we ask for yours before we list.
The Florida Department of Transportation’s project 452544-1 widens I-75 from north of Golden Gate Parkway to south of Alico Road, with construction anticipated to start in fall 2026. On FDOT’s September 2026 plot, as drawn, Vasari appears on the Exit 116 sheet with an existing privacy wall along I-75 and no proposed noise wall on that side. We describe the plot as drawn and predict nothing from it. Closer to the gate, Midtown at Bonita on Bonita Beach Road has opened its 400 apartments with retail to follow. Convenience nearby can help a listing, and construction nearby can be a question. We prepare for both.
Bonita Springs voters approved up to $35 million of general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, to be repaid from ad valorem taxes on all taxable property in the city over up to 30 years. The cost per home had not been published when we checked on October 12, 2026, so we tell a buyer it exists and do not put a number on it.
Because the MLS median of 128 days on market over 24 months for Matera hides a wide range, we do not quote a sale timeline. We work backward from your target closing date: board approval and estoppels requested early, the flood and wind file assembled before the first showing, and a price that matches the recorded sales. The board approval step alone needs at least 20 days between the notice and the closing.
Club membership passes with your Matera condominium. Every Matera declaration makes each owner a Class A member of Vasari Country Club Master Association, Inc., and the club says the bundled membership carries no initiation fee. A buyer of your Bonita Springs home acquires the membership you hold, and you sell no separate one.
Data updated: October 2026 (Vasari Country Club Master Association Amended and Restated Declaration, Instrument 2024000237003; Vasari Country Club Questions and Answers, club marketing, read October 10, 2026; recorded Matera declarations read October 12, 2026).
Each Matera declaration says that by taking title an owner “automatically becomes a Class ‘A’ member of the Club.†The club’s own Questions and Answers sheet says that because Vasari is a bundled community, membership and amenities are included with ownership, with no separate initiation fee, no additional membership purchase and no food and beverage minimum. That is a club marketing statement, and we attribute it to the club.
The Club Facilities in the restated declaration are the golf course, practice area, racquet courts, pool, exercise, restaurant and social facilities. The club names an 18-hole, par 72 course, a driving range, tennis, pickleball, bocce, a fitness center and a clubhouse. Dues cover community operations, a 24-hour manned gatehouse, cable and internet service and club amenities. Food and beverage, events, cart fees where they apply, lessons, clinics, personal services, certain guest fees and optional upgrades are billed on use.
Membership passes with the title: the buyer becomes a Class A member and you stop being one. The club’s bundled model has no equity or initiation refund to collect, so there is nothing for a seller to transfer or redeem separately. If you lease before you sell, an owner who leases assigns the right to use the club facilities to the tenant for the lease term.
The club books tee times through a point system with requests up to 30 days ahead. Guest golf is limited to noon or later from January through March and is not allowed on Fridays from January through April. Golf directories credit Gordon G. Lewis (2002) with a 2010 update. The club announced a $6.1 million Renaissance Project in 2019 and 2020 covering a Grill and Bar expansion, a lower-level Piazza and a new golf shop building, and a buyer touring the clubhouse sees those improvements.
The club’s Questions and Answers sheet says, “At this time, there are no planned assessments,†and that some owners have paid an earlier assessment in full while others carry a balance that the estoppel shows. Under the master declaration a special assessment above 24 percent of that year’s base assessment needs member approval, with listed exceptions. We ask for the estoppel early so your balance, if any, is on the table before a buyer asks.
No marina, dock or boat storage appears in the club, county roll or district records we read. Boats, trailers and golf carts may be kept in Matera only in an enclosed garage, and Matera homes have carports, so a buyer with a boat or cart keeps it elsewhere. We say that in the listing so it does not surface after an offer.
A Matera at Vasari buyer in Bonita Springs pays the master association’s club and community dues, a share of the Matera village budget, the condominium association’s dues, the Vasari CDD’s $1,969.38 fiscal 2026 assessment and county property tax. The dues, millage and CDD line are all documented; what condominium dues include is not verified.
Data updated: October 2026 (Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet, checked October 30, 2026; recorded declarations read October 12, 2026).
| Line | Fiscal 2026 amount | Who sets it | Paid how |
|---|---|---|---|
| Master association (club and community) | $13,601.02 a year in 2026 ($10,851.02 operating plus $2,750 reserves) | Master board | Billed by the master association |
| Matera village share | Not stated separately; the quarterly fee sheet gives one figure per condominium (next row) | Village board, split by unit count | Through the condominium’s common expenses, billed quarterly |
| Condominium association | $1,625 a quarter (Matera I); $1,575 a quarter each (Matera II, III, IV); what the dues include is not verified | Each Matera condominium board, 1/32 per home | Quarterly |
| Vasari CDD, Matera (“Materraâ€, “Condo IIâ€) | $1,969.38 (operations $1,100.00, debt $869.38) | CDD board | November county tax bill |
| County, city, school and district taxes | 12.7942 mills (2026) | Taxing authorities | November county tax bill |
The association’s 2026 fee schedule, which sits on a third-party brokerage site and not on the club’s public site, lists a Master Association assessment of $13,601.02 per home for 2026, made up of $10,851.02 for operations and $2,750 for reserves, up from $12,905.98 in 2025. It is the same for every product, from a Matera condominium to a Pienza Court home. A capital contribution of $12,000 applies to a buyer new to Vasari and $6,000 to an existing member, and the rental processing fee is $532.50. The 2024 restated declaration lets the board set a Resale Transfer Fee paid by the buyer at closing, which reads as that contribution (our inference). The budget page nets a $258 surplus credit to $13,343; which figure is billed is settled only by the estoppel or a Master Association statement.
Matera’s condominium dues are quarterly, per the associations’ 2026 quarterly fee sheet: $1,625 for Matera I and $1,575 each for Matera II, III and IV, which is $6,500 and $6,300 a year. Whether condominium dues include building insurance, water, sewer or reserves differs by association and we have not verified it, so ask for each association’s budget and the estoppel. The developer’s 2004 guarantee of $770.00 a quarter for condominium common expenses is history and not a current fee. As a seller, you know your own dues, and your buyer will want them in writing, so we put the current budget in the listing file.
| Item | Fiscal 2026 | With fiscal 2027 proposed CDD |
|---|---|---|
| Tax at 12.7942 mills (2026) on $332,500, before exemptions | $4,254.07 | $4,254.07 |
| Vasari CDD, Matera line | $1,969.38 | $1,619.01 |
| Subtotal before association dues | $6,223.45 | $5,873.08 |
| Master association assessment, 2026 | $13,601.02 | $13,601.02 |
| Matera II, III, IV quarterly dues, 4 x $1,575 | $6,300.00 | $6,300.00 |
| Total, Matera II, III, IV | $26,124.47 | $25,774.10 |
County property tax uses district 017. The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025 (Lee County Property Appraiser, 2026 Taxing District Millage Book). The City of Bonita Springs’ 0.8411 is its rolled-back rate, adopted on September 23, 2026 (Resolution 26-027). The tax figure is an illustration on the median and not your bill, and the fiscal 2027 CDD column is proposed. Arithmetic, not a bill: the master assessment plus four quarterly payments plus the CDD is $21,870.40 a year for Matera II, III and IV and $22,070.40 for Matera I with the fiscal 2026 CDD ($21,520.03 and $21,720.03 with the proposed fiscal 2027 CDD), before tax, insurance, utilities and any assessment balance. A homestead owner’s taxable value is usually lower than the sale price, as the roll’s just value of about $282,780 for a typical Matera home suggests, and a buyer’s first-year tax resets with the sale.
The master declaration levies a Resale Transfer Fee on the buyer at closing; the association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference). Each association that issues an estoppel certificate may charge up to the statutory cap: the statute states a $250 base fee, plus $100 if expedited and $150 if the account is delinquent, adjusted by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and an association’s actual fee may be lower (DBPR estoppel certificate fee schedule). The certificate is due within 10 business days of a written request.
The club says there are no planned assessments at this time. Each Matera condominium may levy special assessments for unbudgeted common expenses under its declaration, and under each declaration a buyer is jointly liable with the seller for any unpaid assessments, which is why the estoppel matters.
The Vasari Community Development District’s Series 2012 bonds reach final maturity on May 1, 2027, and the fiscal 2027 proposed budget lowers the Matera line from $1,969.38 to $1,619.01. Assuming no new borrowing, no CDD debt assessment is scheduled after that bill. We promise no price effect.
Data updated: October 2026 (Vasari Community Development District FY2026 adopted budget, FY2027 proposed budget of June 15, 2026, FY2025 audit by the Florida Auditor General; City of Bonita Springs Ordinance 01-09).
The Vasari CDD is a Chapter 190 special district established by City of Bonita Springs Ordinance 01-09 in June 2001. It owns and maintains the stormwater system of 25 lakes, the preserves, the perimeter wall and buffer landscaping and the irrigation pump house and mains; it does not own the golf course or the clubhouse. Five supervisors govern it and meet the second Tuesday of the month at 9:00 a.m. at the clubhouse. Its assessment appears on the November county tax bill.
The district bills by neighborhood label. Matera is labelled “Materra†in the budget and sits in the “Condo II†bond class, which is why its fiscal 2026 total of $1,969.38 exceeds Trieste’s $1,709.34 by $260.04 even though both pay the same $1,100.00 operations line. For Matera, $869.38 of the fiscal 2026 bill is debt service on the Series 2012 refunding bonds. The June 15, 2026 proposed budget lowers the debt line to $519.01 and the total to $1,619.01. The fiscal 2027 adopted budget was not posted when we checked on October 30, 2026.
The operations and maintenance assessment is $1,100.00 per home for all 766 Vasari homes in fiscal 2026 and in the fiscal 2027 proposal. The board sets that line each year, so a buyer should not assume it will stay put. A seller who prepaid the bond assessment owes operations and maintenance only; if that is you, the district’s records and your closing statement show it, and we put it in the package.
We tell a buyer what the budget says and when the bonds mature, and we give the buyer the document. We do not say the payoff will raise a price, and we do not say the operations line will stay at $1,100.00. Section 190.048 of the Florida Statutes prescribes a conspicuous district disclosure for the initial sale of a parcel or unit in a community development district, and a Matera resale is not an initial sale, so the statute does not dictate the wording of your contract. What a buyer is owed in practice is the truth about the district: we tell the buyer it exists before the buyer finds it on the tax bill.
The assessment is on the November tax bill, paid in arrears, so at a closing before the bill is paid it is prorated between seller and buyer with the property taxes. On a June 30 closing with 181 days of seller ownership, the fiscal 2026 Matera line of $1,969.38 prorates to about $976.60 for the seller’s share (arithmetic only, not your bill), and the closing agent works the real figure from the actual bill.
A Matera sale surfaces five Florida not-for-profit corporations: the village association and four condominium associations, plus the master association above them. Each one holds a document or a rule a buyer asks about, and the 2026 fee schedule lists the dues and capital contribution, so we confirm them in writing before the listing goes live.
Data updated: October 2026 (Florida Division of Corporations detail pages read October 12, 2026; Lee County Clerk recorded declarations; Florida Statutes sections 718.116 and 720.30851 read October 12, 2026).
| Entity | Florida document number | Filed | Status, 2026 annual report |
|---|---|---|---|
| Matera at Vasari Village Association, Inc. | N04000003120 | March 25, 2004 | Active, filed April 16, 2026 |
| Matera I at Vasari Condominium Association, Inc. | N04000003119 | March 25, 2004 | Active, filed April 16, 2026 |
| Matera II at Vasari Condominium Association, Inc. | N04000004982 | May 18, 2004 | Active, filed April 16, 2026 |
| Matera III at Vasari Condominium Association, Inc. | N04000007303 | July 26, 2004 | Active, filed April 16, 2026 |
| Matera IV at Vasari Condominium Association, Inc. | N04000007306 | July 26, 2004 | Active, filed April 16, 2026 |
All five list the same management company as registered agent, and none shows a merger or name change. The club’s Questions and Answers says each neighborhood except the single-family homes has its own management company; confirm the current manager in the resale package, because managers change.
The village association’s members are the four condominium associations, one vote for every home each represents, 128 in all. The village board adopts a budget, divides it among the condominiums by unit count and bills it quarterly in advance by the tenth day of each quarter. A condominium’s village assessment may not rise more than 15 percent over the prior year without two-thirds of the village directors. Each condominium passes its share to owners as a common expense, and each owner holds a one-thirty-second share of the condominium’s common elements and pays one-thirty-second of its common expenses.
The village keeps the common-area lawns, landscaping, sprinklers, sidewalks, drives, parking areas, entry features and recreational facilities. The condominium association insures the buildings, keeps the roofs, exterior walls and carports, and pays pest control. The owner keeps windows, glass and screens, the entry door, appliances, the water heater, all air conditioning and heating equipment serving the home and floor coverings. A buyer asks where the line falls, and the answer is in the declaration, Sections 10.1, 11.1 and 11.2.
An estoppel certificate states what an owner owes the association at the time of sale. A Matera sale usually needs two: one from the condominium association under section 718.116 and one from the master association under section 720.30851. The statutes state a $250 base fee, plus $100 if expedited and $150 if the account is delinquent, adjusted every five years by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and an association’s actual fee may be lower (DBPR estoppel certificate fee schedule). The certificate is due within 10 business days of a written request. In Lee County the seller customarily pays for the estoppel, and the contract controls. Request it as early as the contract allows, because the certificate has a limited validity period.
If you carry a balance from an earlier assessment, the estoppel shows it. If you changed anything on the exterior or the flooring, a buyer will ask whether the board approved it. Gather the approval letters and permits before the first showing, and keep the board’s written approval for any upstairs tile or wood floor with the proof of the sound underlayment.
Florida law requires an association managing a condominium of 25 or more units to post listed official records, including the declaration, bylaws, rules, budgets, financial reports and inspection reports, on a website or app within 30 days of receiving or creating them. Each Matera condominium has 32 units, so that duty applies to each. We found no public Matera association website in our search, so we ask the manager for the owner-portal location and the current documents when we take the listing.
Every Matera declaration requires the condominium board’s prior written approval of a sale, with at least 20 days’ notice before closing. The board decides within 20 days of a complete application or 60 days of the notice, and silence counts as approval. In practice the approval sets the shortest realistic timeline of a Bonita Springs Matera sale.
Data updated: October 2026 (recorded Matera declarations, Section 14, read October 12, 2026; Florida Statutes section 718.112 read October 12, 2026).
“No Unit Owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors.†The seller gives the board written notice at least 20 days before closing, with the contract. The board may interview the buyer. It must decide within 20 days after a complete application, or within 60 days of the notice, whichever comes first, and if it does not act in time the sale is deemed approved. Approval is issued as a recordable Certificate of Approval.
| Step | What happens | Time the declaration sets |
|---|---|---|
| Contract signed | Seller delivers written notice and the contract to the board | Notice at least 20 days before closing |
| Application | Buyer completes the board’s application; an interview is possible | Fee up to the legal maximum per applicant |
| Decision | Board approves or disapproves | Within 20 days of a complete application, or 60 days of notice |
| Silence | No decision in time | The sale is deemed approved |
| Disapproval | A majority of the whole board disapproves | The association must furnish a buyer at the same price and terms within 30 days, or the sale is deemed approved |
Never set a closing date less than 20 days after the notice, and send the notice the day the contract is signed. We prepare the buyer’s application before the offer arrives, so the clock starts with the contract and not a week later. The application fee is the buyer’s side: it may not exceed $150 per applicant under section 718.112(2)(k), with a married couple counted as one applicant, and the declarations allow a fee up to the legal maximum
Entity or non-spouse co-owners name one primary occupant, who may be changed once in 12 months. A trust or company can buy, and a life estate is allowed, with the life tenant as the association member. A buyer who plans to lease the home after closing should know the lease rules before making the offer, because the board approves each lease too.
A disapproval needs a majority of the whole board, and then the association has 30 days to produce an approved buyer at the same price and substantially the same terms. We cannot predict a board’s decision, but we make sure the application is complete, because an incomplete application is the usual reason the clock does not start.
For a Matera condominium, Florida’s resale package and estoppel rules apply, but the milestone inspection and structural integrity reserve study laws are tied to buildings of three habitable stories or more, and the county records all 16 Matera buildings at two stories. Confirm your building’s status with your association.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503 read October 12, 2026; Lee County building footprint layer and Florida DBPR condominium register, read October 12, 2026).
The Florida Division of Condominiums register, downloaded October 12, 2026, lists the four Matera projects as approved, with the secondary status “Recordedâ€: Matera I (PR69984), II (PR70120), III (PR70613) and IV (PR70614). The developer of all four was Taylor Woodrow Communities at Vasari, L.L.C. The county’s building footprint layer classes all 16 Matera buildings as “Condominium, Low Rise, 1 to 3 Floors,†eight homes and two stories each.
Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height†by December 31 of the year it reaches 30 years from its certificate of occupancy, and section 718.112(2)(g) requires a structural integrity reserve study for “each building on the condominium property that is three habitable stories or higher in height.†On this record neither trigger is met. A buyer’s lender will still ask about reserves, so we obtain your association’s budget and reserve schedule.
Under section 718.503(2), a non-developer owner who sells a unit provides the buyer, at the seller’s expense, the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, the turnover inspection report where it applies, and the state’s Frequently Asked Questions and Answers document. The contract must carry, in conspicuous type, either an acknowledgment that the buyer received the documents more than 7 days before signing or a clause letting the buyer cancel within 7 days after signing and receipt, excluding Saturdays, Sundays and legal holidays. A purported waiver of that right has no effect, and the right ends at closing. For contracts made after December 31, 2024 the statute adds conspicuous statements about milestone inspections, turnover inspection reports and structural integrity reserve studies.
Every Florida condominium budget must include reserves for roof replacement, building painting and pavement resurfacing, though a unit-owner-controlled association may vote to reduce or waive them, and the board must send owners the proposed annual budget at least 14 days before the budget meeting. Whether each Matera association funds or waives reserves is in its budget and minutes, which are member records. The master association’s restated Section 12.9, replaced on May 19, 2026, requires a capital replacement reserve in the master budget.
Because the three-story triggers are not met, a Matera seller does not wait on an engineer’s report that a taller building would need. The package still has to be complete, the estoppels still have to be ordered, and a buyer will still ask whether a roof or painting project is coming. Those are questions for the minutes and the budget, and we ask them before a buyer does.
A Matera seller owes the condominium resale package under section 718.503, a flood disclosure at or before contract under section 689.302, disclosure of known defects that materially affect value, and the property tax disclosure in the contract. Your closing agent or attorney confirms which duties apply to your parcel.
Data updated: October 2026 (Florida Statutes 718.503, 689.302, 689.261, 553.79, 718.116 and 720.30851 read October 10 and 12, 2026; Lee County Clerk recorded declarations).
This is general information, not legal advice. We gather the right documents before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.
Matera has two legal structures in one deed. Each Matera home is a condominium unit governed by chapter 718, where section 718.503 sets the resale package. Above the condominiums sits Vasari Country Club Master Association, Inc., whose documents the declarations incorporate. Section 720.401 requires a homeowners’ association disclosure summary before a contract on a parcel in a mandatory homeowners’ association, but its subsection (2) says it does not apply to associations governed by chapters 718, 719, 721 or 723. Where a master association mixes with condominiums, we state the fork, name both regimes and route the question to your closing agent or attorney, because we do not give legal advice.
The seller supplies the package described above at the seller’s expense, and the contract carries the 7-day acknowledgment or cancellation clause. We assemble the declaration, bylaws and rules, the budget, the reserve schedule or the statement that no reserve study has been completed, and the state’s question and answer document before the first showing, so the buyer’s 7 days start and end early.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone, so a Zone X seller completes it too. If you do not know whether the home ever took water, say so rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property’s value and are not readily observable to the buyer. For a Matera home that can include past water intrusion, a roof leak reported to the association, an unapproved lanai change or flooring, or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership; 26 of the 128 Matera homes carry a homestead exemption on the county roll. The CDD assessment is a charge on the parcel and carries over to the buyer, who sees it on the November bill.
Section 553.79 bars a local building agency from penalizing an arm’s-length buyer because a previous owner’s permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. Matera is in the City of Bonita Springs, so permits come from the city, and we check the permit history for your address before listing.
The buyer, lender and title company rely on the estoppel certificates, so a late or inaccurate certificate can hold up a closing. We order them early and read them against your own records.
FEMA’s live flood layer returned shaded Zone X, the 0.2 percent annual chance area with no base flood elevation and outside the special flood hazard area, at every Matera building we queried, on panel 12071C0659G effective November 17, 2022. Every point also sits in Lee County evacuation Zone B. A buyer will ask both.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026; Lee County 2018 LiDAR spot elevations).
We queried FEMA’s live National Flood Hazard Layer at one building location in each Matera condominium on October 12, 2026. Each point is a building, not a unit.
| Sample point | FEMA zone | Special flood hazard area | Base flood elevation | FIRM panel (effective) | Lee evacuation zone | Ground elevation, ft NAVD88 |
|---|---|---|---|---|---|---|
| Matera I, Matera Lane | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.4 |
| Matera II, Matera Lane | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.2 |
| Matera III, Altessa Way | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.9 |
| Matera IV, Altessa Way | X, 0.2 percent annual chance (shaded) | No | None | 12071C0659G (November 17, 2022) | B | about 14.6 |
Ground elevations are the mean of the 2018 county LiDAR spot heights within 75 feet of each point. A flood zone on a map is not a determination for an exact address, so confirm the zone for your address on the FEMA Flood Map Service Center before closing.
Shaded Zone X is a moderate flood hazard area, between the 1 percent and 0.2 percent annual chance floodplains. A federally backed lender does not require flood insurance there, and flood insurance is still available. The City of Bonita Springs holds Community Rating System Class 5 in the National Flood Insurance Program, which gives NFIP policyholders in the city a 25 percent premium discount, and Matera is inside the city.
Lee County places every Matera point in evacuation Zone B. The county’s Zone B sheet says, “Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf.†The National Hurricane Center’s SLOSH worst-case envelope at the Matera points shows no inundation for category 1 and 2 storms, up to about 2 feet above ground for category 3, about 8 to 9 feet for category 4 and about 12 to 13 feet for category 5. That is a planning envelope for evacuation, not a forecast.
Hurricane Ian made landfall at category 4 on Cayo Costa on September 28, 2022, and the National Hurricane Center measured inland high-water marks of 5 to 7 feet above ground in Bonita Springs and North Naples. We found no Vasari-specific or Matera-specific damage report in public records. A buyer asks the associations for their claim and repair history, and we ask for it before the listing so your answer is ready.
The county places Matera in the 160 mph design wind speed zone and the wind-borne debris region of the Florida Building Code, which took effect statewide on March 1, 2002, before any Matera building was built. Under each declaration, shutters must meet the board’s specifications. An owner away in hurricane season must clear the lanai and entry of furniture, plants and loose objects and name a person or firm the association accepts to look after the home, a duty in Section 12.9 of each declaration that continues until closing if you sell from out of state.
Each Matera condominium association insures its buildings and common elements on an all-risk form including windstorm. The owner insures the inside, and the declarations say each owner “is expected to carry Homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss Assessment protection.†We do not quote a premium for your home. A wind mitigation inspection on the Uniform Mitigation Verification form can earn insurance credits, and a buyer’s quote is part of the offer.
Matera’s four recorded declarations set rules that decide who can buy and how a buyer can use a Bonita Springs home: no age restriction, whole-home leases of 30 days to one year with a six-lease annual cap, two household pets, carport-only parking and board approval of alterations. A buyer asks about each, so we put the answers in the file.
Data updated: October 2026 (recorded Matera declarations, Sections 12.3, 12.4, 13 and 14, and the village covenants, read October 12, 2026; Vasari Country Club Questions and Answers read October 10, 2026).
All four Matera declarations say, in Section 12.3, “There is no restriction on the ages of occupants of Units,†and the master declaration we read contains no age restriction. Matera is not marketed as a 55-plus community and the buyer pool is not limited by age. The sale still needs the board’s approval under Section 14, applied the same way to every buyer.
A Matera home can be leased, but only the whole home, only to a natural person, only with the condominium association’s approval, for no less than 30 days, no more than six times in a calendar year and no longer than one year per lease. The owner gives written notice at least 20 days before the tenant moves in and the board has 20 days to act, with silence counting as approval. The club adds that a lease covering all of February is accepted despite the short month. Nightly and weekly rentals are not allowed. An investor buyer will ask, and we tell the buyer before the offer.
You can sell a Matera home with an approved tenant in it. A Matera lease runs at most one year, so the remaining term is short, and the buyer takes the home subject to the lease unless the contract and the lease provide otherwise. The buyer’s own approval and any new lease go through the board.
Each declaration allows no more than two commonly accepted household pets such as a dog or cat, no more than two caged birds and reasonable numbers of tropical fish, and bars reptiles, amphibians, poultry and livestock. Pets are carried or leashed outside, never left alone on a lanai and kept at least 25 feet from the village pool, and the master declaration lets the board set breeds and numbers and requires a leash of no more than 15 feet. Service and assistance animals are handled under fair housing law, not the two-pet limit.
Each home has one assigned carport space as a limited common element, and no home may hold more than one. The village covenants limit parking to private cars and passenger vans in carports, driveways or designated spaces and bar on-street and lawn parking. Trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats may be kept only in an enclosed garage with the door closed, and Matera homes have none. A buyer with a second vehicle asks where it goes.
Upper-floor homes must keep wall-to-wall carpet over high-quality padding except in kitchens, baths and laundry rooms; hard flooring needs a sound-absorbent underlayment and the board’s prior written approval. Alterations need board approval and the club’s Architectural Review Committee approval, and shutters must meet the board’s specifications. If you installed tile or wood upstairs, keep the approval and proof of the underlayment, because a buyer’s attorney will ask.
No owner may post For Sale, For Rent or Open House signs without the club reviewer’s written consent, and the village covenants bar realtor signs without village board and ARC permission. Matera homes are marketed online, through a buyer database and by appointment through the gate.
We market a Matera condominium with professional photography, cinematic video, drone footage, a qualified-buyer database and a listing file that answers the club, association and district questions before a showing. Matera has no yard-sign option and is shown by appointment through the gate, so the online presentation does the work a sign would do in Bonita Springs.
Data updated: October 2026 (recorded Matera declarations, Sections 12.6 and 14, read October 12, 2026; Vasari Country Club directions, club marketing, read October 10, 2026).
A Matera buyer is choosing between near-identical floor plans, so the photographs have to show what differs: the lanai and what it faces, the condition of the kitchen and baths, the flooring, the carport and the walk to the village grounds. Drone footage shows the position of your building in the village and the village in the club. We shoot to show the home as it is, and we describe the golf-course land flag on the county roll as a community-level fact and not a promise of a view.
We attach, before the first showing: the recorded declaration for your condominium, the village covenants, the current budget and reserve schedule, the CDD assessment for your building, the FEMA zone and panel at your building, the evacuation zone, your wind mitigation form if you have one, the board approval letter for any flooring or alteration and the estoppel request status. We add the drive times from Matera Lane, measured without traffic on October 10, 2026: Bonita Springs High School 12 minutes, NCH North Hospital 15, Bonita Beach Park 16, Southwest Florida International Airport 28 and downtown Naples 32. Real drive times run longer in season.
We say what the club says, attributed to the club: bundled membership, no initiation fee, no food and beverage minimum, an 18-hole course, tennis, pickleball, bocce, a fitness center and clubhouse dining, with food, events, cart fees, lessons and guest fees billed on use. We do not say the membership raises your price, because the county record does not separate the club’s value from the home’s.
Five things buyers sometimes assume. No garage: every Matera home parks under a carport. No three-bedroom plan: every home is two bedrooms on the roll. No elevator recorded: the buildings are two stories. No new construction: the roll dates every home to 2004 to 2006. Stacked association dues: the 2026 master assessment is $13,601.02 and the quarterly condominium dues are $1,575 to $1,625, and what the condominium dues include is not verified. We put those facts in the listing in plain words, because a buyer who finds them after an offer renegotiates, and a buyer who reads them first does not.
The name decides whether a buyer finds the right home. We write “Matera at Vasari†with the recorded condominium, Matera I, II, III or IV, and the street, and we make clear that this is not “Matera, a Condominium†on Lazio Way in Fort Myers. Because Altessa Way is also the address of other Vasari sections, the recorded condominium name goes beside the street. The MLS label check for whether Matera is entered as one name or four is on our list for the Matrix backfill.
Your listing goes to the MLS, to our team site and to our buyer database, and Marc Comisar’s buyers hear about it directly. Buyers who want a bundled golf club at a condominium price point search by community name, so the Matera at Vasari name leads the listing.
We negotiate a Matera sale from the recorded sales: we show the buyer’s agent the ten latest Matera prices, defend the price through the appraisal, and trade on terms that matter here, namely the board approval timeline, the closing date and any lease or flooring paperwork. Marc Comisar leads negotiation, and Jesse McGreevy stays on every call.
Data updated: October 2026 (Lee County recorded sales, our analysis, September 26, 2025 to September 25, 2026; recorded Matera declarations read October 12, 2026).
A Matera home is two decades old, so a buyer’s inspector will find the age of the air conditioning, the water heater, the windows and the lanai screens. Those are the owner’s items under the declarations, and the association keeps the roof, exterior walls and carports. Knowing which side of the line an item falls on keeps a repair request from becoming a price cut on something the association owns.
With ten sales a year, an appraiser has few comparables and will choose from the same recorded list we use. We give the buyer’s agent the recorded sales by condominium, floor and plan, with the $190,000 outlier explained as one data point, so the appraisal starts from the record and not from a single low sale.
In Matera the terms that matter are the closing date relative to the board’s 20-day notice, a buyer’s plan to lease the home, a request to approve a flooring change and the buyer’s cash or financing position. A slightly lower price with a clean, board-ready buyer can net more than a higher price with an incomplete application, and we show you the net sheet for each.
A buyer weighing Matera against Trieste is comparing the same carport product, the same club and the same Zone X result, and will look at the CDD line first: Matera pays $260.04 more than Trieste for fiscal 2026 and $155.24 more in the fiscal 2027 proposal. We say so before the buyer’s agent does, then point to what Matera offers: the most recent comparable sales of any Vasari section, buildings of eight, and 2004 to 2006 construction.
Commissions are negotiable and no rate is set by law. We agree our fee with you in the listing agreement before we list, along with any buyer-broker compensation you choose to offer, which since August 17, 2024 cannot be advertised on the MLS. We show the effect of each choice on your net sheet.
In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100 of price, and the contract controls. On the $332,500 Matera median that is $2,327.50 in stamps and about $1,737.50 in title premium. Commission, estoppels and prorations are on top and are set in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser recorded sales, our analysis).
| Item | $300,000 | $332,500 (12-month median) | $400,000 (top of the 12-month range) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,100.00 | $2,327.50 | $2,800.00 |
| Owner’s title premium (promulgated rate) | $1,575.00 | $1,737.50 | $2,075.00 |
| Subtotal of the two fixed items | $3,675.00 | $4,065.00 | $4,875.00 |
| Two estoppels at the current base cap of $299 each, if both are charged at the cap | $598.00 | $598.00 | $598.00 |
| Subtotal with the estoppel caps | $4,273.00 | $4,663.00 | $5,473.00 |
These are statutory and promulgated amounts shown as illustrations on recorded prices, not quotes for your home. The commission, the municipal lien search, the settlement fee, title search and any proration are separate and are agreed in writing. An association’s actual estoppel fee may be lower than the cap.
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, on the deed. In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner’s policy premium by rule: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. On $332,500 that is $575.00 on the first $100,000 plus $1,162.50 on the remaining $232,500, or $1,737.50. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy. That is custom, not law, and the contract controls.
The seller customarily pays the estoppel. The Resale Transfer Fee falls on the buyer under the master declaration, and the buyer’s condominium application fee is charged per applicant, the buyer’s side. The seller does not pay a club initiation fee, because Vasari’s bundled membership has none. The association’s 2026 fee schedule lists the master dues at $13,601.02 a year and a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as the transfer fee (our inference), and we confirm both in the estoppel.
Florida taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller’s days of ownership. As an illustration, $4,254.07 of tax on the $332,500 median at the 2026 district 017 rate of 12.7942 mills, with a closing on June 30 and 181 days of seller ownership, credits about $2,110 to the buyer ($4,254.07 x 181 / 365 = $2,109.55), and the fiscal 2026 CDD line of $1,969.38 credits about $977. That is arithmetic on the median, not your bill, and the title company prorates on the actual figures. These are your own share of bills you would owe anyway, not extra costs.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.
Fixed items are fixed, negotiated items are negotiated and items that vary by address are confirmed in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Matera at Vasari and Trieste at Vasari are Vasari Country Club’s two carport condominium sections in Bonita Springs, close in price per square foot. A Matera seller should tell buyers about the newer 2004 to 2006 buildings of eight, the larger Matera III plans and the most recent comparable sales, and be ready for the higher CDD line.
Data updated: October 2026 (Lee County recorded sales and roll through September 25, 2026, our analysis; Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; FEMA NFHL queried October 12, 2026).
| Factor | Matera at Vasari | Trieste at Vasari |
|---|---|---|
| Homes | 128 | 108 |
| Buildings | 16 two-story buildings of 8 | 10 two-story buildings of 8 and 12 |
| Built | 2004 to 2006 | 2002 to 2007 |
| Plans (county heated sq ft) | 1,467 (96 homes); 1,597 and 1,621 (Matera III) | 1,412, 1,450, 1,461, 1,551, 1,603, 1,651, 1,660 |
| Bedrooms on the roll | 2 in every home | 2 in every home |
| Parking | One assigned carport space | Carport |
| Streets | Matera Lane and Altessa Way | Corsia Trieste Way |
| Associations | Village association plus four condominium associations | Village association plus three condominium associations |
| CDD fiscal 2026 / fiscal 2027 proposed | $1,969.38 / $1,619.01 | $1,709.34 / $1,463.77 |
| 12-month recorded sales | 10, median $332,500 | 6 (under 10, no median) |
| 24-month recorded sales | 15, median $345,000 | 10, median $350,000 |
| 60-month recorded sales | 33, median $400,000, $260.80 per sq ft | 33, median $425,000, $263.48 per sq ft |
| FEMA zone at sampled buildings | Shaded Zone X, panel 0659G | Shaded Zone X, panel 0659G |
| Evacuation zone | B | B |
Matera is the larger section, 128 homes against 108, and it traded more often in the latest 12 months, 10 sales against 6. That matters to a seller because a buyer’s agent can see more recent Matera prices than Trieste prices. Say so, and show the list.
On the same 60-month window the two trade about $3 apart per square foot, and the 24-month medians are $345,000 and $350,000. The sections are close, and a buyer will treat them as substitutes. Matera is mostly one plan, 1,467 square feet, so Matera homes compare to each other cleanly, while Trieste spreads across seven plans from 1,412 to 1,660 square feet. The largest Matera homes, Matera III’s 1,621 square foot plan, sit near the top of Trieste’s range.
Both sections carry the master association, a village association and a condominium association, plus the Vasari CDD. Both sections’ dues are in the associations’ 2026 quarterly fee sheet: Matera I is $1,625 a quarter and Matera II, III and IV are $1,575 each, while Trieste I is $1,650, Trieste II is $2,090 and Trieste III is $1,625; what condominium dues include is not verified. The largest difference in the public record is the CDD line, because Matera and Trieste sit in different bond classes (“Condo II†and “Condo Iâ€): Matera pays $260.04 more in fiscal 2026 and $155.24 more in the fiscal 2027 proposal. After the bonds mature in 2027, assuming no new borrowing, both would carry only the operations line, $1,100.00 for every Vasari home in fiscal 2026 and in the fiscal 2027 proposal. Be ready to explain the gap and to show the date it narrows.
Matera fits a buyer whose priorities are a lower entry price in a bundled club, a single well-traded plan with many recent comparable sales, and buildings of eight homes. Trieste at Vasari fits a buyer whose priorities are the lowest CDD line in Vasari, a wider choice of plan sizes and a different side of the community. Both are carport sections with the same club and the same Zone X result. We describe homes, not the people who buy them, and we let the buyer choose.
You can get a free Matera at Vasari home valuation three ways: through our Matera home valuation page, through the valuation form for Matera sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Matera sales, labelled by month and source.
We do not send an automated number. We send the recorded comparables for your condominium, floor and plan, the CDD assessment a buyer will see, your flood map position, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address and condominium (Matera I, II, III or IV), the floor, the closing statement from your purchase, your CDD bill, the association documents you received, any wind mitigation form, the board’s approval for any flooring or alteration, whether you have had any water in the home, and whether the home is leased. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Matera seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you own a single-family home or a larger condominium in the club instead, see how we sell homes across Vasari Country Club. For the wider Bonita Springs picture, see how we sell homes across Bonita Springs.
Most Matera owners net more by listing with an experienced agent, because the board approval, estoppel and club paperwork are what stall a sale, and an agent runs them in parallel. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure and the board’s clock.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Matera condominium specifically, where a buyer needs board approval, the 7-day package and two estoppels, and where the recorded price range is only $190,000 to $400,000.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Board approval of the buyer | Application prepared before the offer, clock started at contract | A cash buyer still needs board approval | Owner runs the 20-day notice alone |
| Condominium resale package (718.503), flood form, estoppels | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flooring, lease and alteration paperwork | Pulled and put in the listing file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Matera sellers | Owners who value speed over price, or homes in poor condition | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home’s value depends on facts a buyer has to be shown: the condominium, the floor, the club, the rules. Choose a cash sale if the home needs work you would rather not do and you accept a lower price for speed. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures and the board notice. If you are unsure, a free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Matera seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.†Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.†Verified Google review
★★★★★ “Marc was wonderful from the start, worried about us as the customer and just always making sure we were happy. Beth was also awesome and kept us informed always with the flow and what we needed to do. This experience was first class and by the way Marc found a buyer in one week!! Crazy good. Will be recommending Domain to everyone we know, we are now 2 for 2 on great experiences with them! Thanks again.†Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Matera owners ask us most, answered from Lee County’s recorded sales, the four recorded Matera declarations, the Vasari Community Development District’s own documents and Florida law. Where a figure is not verified we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Vasari Community Development District FY2026 and FY2027 budgets; FEMA National Flood Hazard Layer, queried October 12, 2026; Florida Statutes read October 10 and 12, 2026).
Your value is set by recorded sales of comparable homes: the same condominium, floor and plan, in a similar condition. Lee County recorded 10 Matera sales from September 26, 2025 to September 25, 2026, at a $332,500 median, and 8 of them fell between $300,000 and $400,000. Request a free Matera at Vasari home valuation and we will build a specific number with the recorded comparables attached.
Start by gathering what a Matera buyer and board will ask for: your declaration and rules, the current budget, the estoppel requests, the wind mitigation form, approval letters for any flooring or alteration and your closing documents. Then price from the county’s recorded sales and list with an agent who puts those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to begin.
No. “Matera, a Condominium†on Lazio Way in Fort Myers is a separate 102-unit condominium on the Florida register with its own association. Matera at Vasari is in the City of Bonita Springs, ZIP 34135, inside the Vasari Country Club gate, and this guide covers only Matera I, II, III and IV at Vasari.
The best listing agent for a Matera condominium is the one who prices from Matera’s own recorded sales and runs the board approval package early. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings, and we are Top 1% Real Estate Agents Nationally Since 2008. Compare us against the criteria in our guide to the best real estate agents in Bonita Springs.
Over 24 months the Southwest Florida MLS (pull of October 21, 2026) shows a median of 128 days on market for Matera closings, and the median hides a wide range. The recorded steps set a floor on the timeline: the board’s approval needs at least 20 days’ notice before closing and can take up to 20 days after a complete application, so we start the application the day the contract is signed.
Over 24 months the Southwest Florida MLS (pull of October 21, 2026) shows a median sold-to-list ratio of 92.9% on 10 Matera closings. The county record shows the closing prices; 8 of the last 10 fell between $300,000 and $400,000, which is the band a typical Matera list price competes in.
In 2026 through September 25, nine recorded Matera sales ranged from $190,000 to $400,000, too few for a calendar-year median; the 12-month median is $332,500 on 10 sales. The four Matera IV sales over the 12 months ran $325,000 to $400,000, the three Matera III sales $310,000 to $330,000, the two Matera I sales $190,000 and $389,000 and the one Matera II sale $352,000.
The 12-month median is $332,500 on 10 sales, the mean of $330,000 and $335,000. The 24-month median is $345,000 on 15 sales, the 36-month median $342,500 on 18 and the 60-month median $400,000 on 33. The windows differ because the 2022 run sits inside the 60-month window.
The $300,000 to $400,000 band holds 8 of the 10 sales in the latest 12 months and 14 of the 33 in 60 months. One sale closed under $200,000 and one between $400,000 and $500,000 in the 12 months.
In the 60 months to September 25, 2026 the highest was $594,300, a ground-floor Matera III home in the 2022 run. In the latest 12 months the highest was $400,000, an upper-floor Matera IV home. Buyers price from the last 12 months, not from the peak.
Over 60 months the ground floor sold at a $405,000 median and the upper floor at $390,000, a small gap. In the last 12 months the highest sale was an upper-floor Matera IV home at $400,000 and the lowest a ground-floor Matera I home at $190,000. Condition and view often outweigh the floor.
Not consistently. A Matera III home of 1,621 square feet set the 2022 high of $594,300, but Matera III’s three 2026 sales closed at $310,000 to $330,000 while 1,467 square foot Matera IV homes closed at $325,000 to $400,000.
Yes. Each Matera declaration says no owner may sell without the board’s prior written approval, with at least 20 days’ notice before closing. The board may interview the buyer and must decide within 20 days of a complete application or 60 days of notice; silence counts as approval.
The board must decide within 20 days after a complete application and any interview, or within 60 days of your notice, whichever comes first. If it does not act in time, the sale is deemed approved. We send the notice and the buyer’s application the day the contract is signed.
Disapproval takes a majority of the whole board. The association must then name an approved buyer at the same price and on substantially the same terms within 30 days, or the original sale is deemed approved.
Membership passes with the title: the buyer becomes a Class A member of the club and you stop being one. The club’s bundled model has no equity or initiation refund to collect.
A buyer pays the master association’s Resale Transfer Fee at closing; the association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), and we confirm it with the association at listing. The club says there is no separate initiation fee for the bundled membership.
They are in the associations’ 2026 fee documents, which sit on a third-party brokerage site and not on the club’s public site. The Master Association assessment is $13,601.02 a year per home ($10,851.02 operating plus $2,750 reserves), and the quarterly dues are $1,625 for Matera I and $1,575 each for Matera II, III and IV; what the condominium dues include is not verified. Your own statements show your dues, and a buyer sees them in the estoppel and the budgets, so we put them in the listing file.
You pay your share of it for the days you owned the home. The fiscal 2026 Matera assessment of $1,969.38 is on the November tax bill, so it is prorated with the property taxes at closing. The proposed fiscal 2027 figure is $1,619.01.
The Series 2012 bonds reach final maturity on May 1, 2027. The fiscal 2027 proposed budget lowers the Matera debt line from $869.38 to $519.01, and assuming no new borrowing no CDD debt assessment is scheduled after the fiscal 2027 bill. The fiscal 2027 adopted budget was not posted when we checked on October 30, 2026.
Yes, a buyer, lender and title company rely on it. A Matera sale usually needs one from the condominium association under section 718.116 and one from the master association under section 720.30851. The current DBPR-adjusted caps are $299, plus $119 if expedited and $179 if delinquent, and an association’s actual fee may be lower.
In Lee County the seller customarily selects the closing agent and pays for the owner’s title policy, and the contract controls. The buyer pays for any lender’s policy. Florida sets the premium by rule, so it is the same at every title company. On a $332,500 sale it is $1,737.50.
The seller customarily pays the deed’s documentary stamp tax of $0.70 per $100, the owner’s title policy, the estoppel certificates, a municipal lien search and any commission agreed in the listing agreement, and credits the buyer for prorated property tax and the CDD assessment. The contract controls, and your net sheet adds each line.
Florida has no state income tax on the gain, and the federal gain on a main home is explained in IRS Publication 523. The county tax proration is credited to the buyer at closing. Your homestead exemption and Save Our Homes cap end with your ownership. Confirm your own position with a tax adviser.
Yes, if the lease was approved. A Matera lease runs at most one year, so the remaining term is short, and the buyer takes the home subject to it unless the contract and the lease provide otherwise. The buyer’s own approval and any new lease still go through the board.
Yes, within the rules: whole home only, a natural-person tenant, association approval, a 30-day minimum, no more than six leases a calendar year and no lease over one year. Nightly and weekly rentals are not allowed. A lease can complicate showings, so plan it with us.
No. All four declarations say, “There is no restriction on the ages of occupants of Units.†We do not market Matera as a 55-plus community. The sale still needs the board’s approval, applied the same way to every buyer.
Buyers with pets ask. Each declaration allows up to two household pets such as a dog or cat, up to two caged birds and reasonable numbers of tropical fish, with pets leashed or carried outside and kept 25 feet from the village pool. We put the rule in the listing file.
FEMA’s layer returned shaded Zone X, no base flood elevation, panel 12071C0659G effective November 17, 2022, at the four Matera buildings we queried on October 12, 2026. Lee County evacuation Zone B applies, which is a separate system. Confirm the zone for your address on the FEMA Flood Map Service Center.
Florida law does not require an elevation certificate to sell. FEMA places the sampled Matera buildings outside the special flood hazard area, so a lender usually does not require flood insurance on the home. An insurer or buyer may still ask for a certificate, and you complete the flood disclosure under section 689.302 either way.
The milestone inspection law and the structural integrity reserve study apply to condominium buildings of three habitable stories or more. The county records all 16 Matera buildings at two stories. A buyer’s lender will still ask about reserves, so we obtain your association’s budget.
Provide the condominium resale package under section 718.503 with the 7-day clause, the flood disclosure under section 689.302, known material defects under Johnson v. Davis, the property tax summary in the contract and any open permits. When in doubt, disclose in writing, and have your closing agent confirm which duties apply to your parcel.
No, not without the club reviewer’s written consent, which the declarations and the village covenants require. Matera homes are marketed online, through our buyer database and by appointment through the gate.
Most Matera homes date to 2004 to 2006, so buyers compare kitchens, baths, flooring, air conditioning age and windows. Every alteration needs board approval, and hard flooring upstairs needs a sound underlayment, so ask us which updates pay before you start.
Your deed, the condominium and village documents as amended, the current budgets and rules, recent association statements, your HO-6 policy, any wind mitigation report, permits for any work and approvals for any flooring or alteration. We order the estoppels and assemble the 718.503 package.
Yes. Much of the process can be handled remotely: a walk-through by video, e-signed documents, a remote closing with the title company and a local contact for access. The board approval, the estoppels and the flood disclosure still apply, and the hurricane-season duty to name a caretaker continues until closing.
Yes, but an as-is contract does not remove your duty to disclose known material defects under Johnson v. Davis. Buyers still inspect, and insurance can still decide the deal. We price an as-is home from the recorded sales and explain the discount in the listing file.
Yes. Furniture is negotiated in the contract or a separate bill of sale; the deed and recorded price cover the real estate.
Yes. An estate sale needs the personal representative’s authority, the title company’s requirements, the board’s approval of the buyer and the estoppels. Certain transfers to an estate are exempt from the Resale Transfer Fee under the master declaration. Basis for an inherited home is a tax question for your adviser.
Possibly. If you buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one. You file with the county Property Appraiser. Confirm the details with your tax adviser.
It may be a question. FDOT’s project widens I-75 from north of Golden Gate Parkway to south of Alico Road, and its September 2026 plot, as drawn, shows an existing privacy wall on Vasari’s side and no proposed noise wall drawn there. We describe the plans as drawn, and we predict no price effect.
The School District of Lee County lookup, run at a Matera Lane building on October 10, 2026, returned elementary zone Q, middle zone GG and high school South Zone 3. The Altessa Way buildings were not tested one by one, so we give buyers the district lookup link and let them verify the exact address.
Compare condominium against condominium on the same window. Matera’s 24-month median was $345,000 on 15 sales and Trieste’s $350,000 on 10, and on 60 months they trade about $3 apart per square foot. Then compare each section’s CDD line, which is $260.04 higher in Matera for fiscal 2026. Our Matera vs Trieste section sets the two side by side.
The record does not say. The county file does not separate the value of the bundled club from the home’s, and we do not claim a premium. We show buyers what the membership includes, with the club’s own statements attributed, and let the recorded sales speak.
Commissions are negotiable and no rate is set by law. We agree our fee with you in the listing agreement before we list, along with any buyer-broker compensation you choose to offer, which since August 17, 2024 cannot be advertised on the MLS. Call Jesse at (239) 898-6072 for a clear, written conversation.
Request a free Matera at Vasari home valuation or call Jesse McGreevy at (239) 898-6072. We will send the recorded comparables for your condominium, floor and plan, the CDD schedule for your building and a net sheet, and set a walk-through. There is no obligation.
A Matera specialist matters because value here turns on details a generalist misses: a board approval step, a bundled club whose membership passes with the deed, a community development district with its own bill, and 128 near-identical homes where the floor, the condominium and the street sort the price. Buyers pay for that certainty.
If you are thinking, “I need someone to sell my Matera at Vasari condo,†McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Matera at Vasari, Bonita Springs, Lee County and the rest of Southwest Florida. Whether you are selling a Matera I condominium on Matera Lane or a Matera IV condominium on Altessa Way, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A Matera buyer is buying a two-bedroom, two-bath condominium in a two-story building of eight homes with a carport, inside a gated, bundled golf club community just east of I-75, with the club’s 18-hole course, racquet courts, fitness center and clubhouse, and a documented drive of 16 minutes to Bonita Beach Park and 28 minutes to Southwest Florida International Airport by our routing estimate. Our Matera at Vasari community guide covers the whole picture, from the declarations to the flood zone and the schools, and it is the same record we use to describe your home to buyers.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Lee County Clerk of the Circuit Court holds the recorded declarations, the Vasari Community Development District publishes its budgets and audits, the Florida Division of Corporations holds the five association filings and the Division of Condominiums holds the condominium register. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Knowing where every record lives is how we answer a buyer’s question in a day instead of a week.
Matera sits inside the City of Bonita Springs, and some of your buyers will be comparing it with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side.
Before any of that, a free Matera at Vasari home valuation tells you what you are working with. If you are also buying, whether moving within Vasari or relocating, see our guide to buying a home in Matera at Vasari and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Matera seller guide is public or member-held. These are the ones a Matera seller actually uses, each linked to the issuing authority’s own copy, so you read the current version. The association budgets, rules and minutes are member records available from each Matera association, not public files.
The 2026 fee schedule and quarterly fee sheet we cite sit on a third-party brokerage site and not on the club’s public site.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Declaration of Condominium, Matera I at Vasari, OR 4445/3769 | Lee County Clerk of Court | Sale approval, leasing, pets and maintenance for Matera I | Open the Clerk image |
| Declaration of Condominium, Matera II at Vasari, OR 4445/3847 | Lee County Clerk of Court | The same rules for Matera II | Open the Clerk image |
| Declaration of Condominium, Matera III at Vasari, OR 4808/1544 | Lee County Clerk of Court | The same rules for Matera III | Open the Clerk image |
| Declaration of Condominium, Matera IV at Vasari, Instrument 2005000157358 | Lee County Clerk of Court | The same rules for Matera IV | Open the Clerk image |
| Declaration of Covenants for Matera at Vasari Village, OR 4445/3734 | Lee County Clerk of Court | The village budget, parking, pets and signs | Open the Clerk image |
| Amended and Restated Declaration, Instrument 2024000237003 | Lee County Clerk of Court | The master rules, club membership, assessments and Resale Transfer Fee | Open the Clerk image |
| Vasari Country Club Questions and Answers | Vasari Country Club | The club’s own statements on membership, fees and rules | Open the club PDF |
| Vasari CDD FY2026 Final Adopted Budget | Vasari Community Development District | The Matera assessment line | Open the FY2026 budget |
| Vasari CDD FY2027 Proposed Budget, June 15, 2026 | Vasari Community Development District | The proposed assessment and the lower debt line | Open the FY2027 proposed budget |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | District 017 millage, printed October 9, 2026 | Open the millage book |
| Evacuation Zone B sheet | Lee County Emergency Management | The evacuation zone a buyer will ask about | Open the Zone B sheet |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 718.116, condominium estoppel certificates | Florida Legislature | What the condominium estoppel must state | Open section 718.116 |
| Section 720.30851, homeowners’ association estoppel certificates | Florida Legislature | What the master association estoppel must state | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | Open the DBPR schedule |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure in this Matera seller guide traces to a primary source below: Lee County Clerk recorded documents, the Florida Division of Corporations and Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, the Vasari CDD, FEMA, the National Hurricane Center, the School District of Lee County and club pages labelled as club marketing.
Recorded-sale figures are our analysis of the Lee County Property Appraiser’s public roll and recorded sales, qualified sales recorded September 26, 2025 to September 25, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Bonita Springs listing team Matera sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 10 recorded Matera sales over the latest 12 months and read the four recorded declarations, the village covenants, the Lee County Property Appraiser’s public roll, the Vasari district’s budgets and bond documents and the state’s corporation and condominium records, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Matera at Vasari or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Matera seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a condominium in Matera at Vasari, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.