Updated September 2026
Fifty-four custom estate homes on Montiano, two MLS sales in a year and no listing on the market. McGreevy and Comisar price from the true resales, settle your golf status and put the flood and fee record in front of buyers before the first showing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
The Peninsula at Treviso Bay is 54 custom estate homes on Montiano Drive, Montiano Court and Montiano Place, a dead-end spit of land ringed by a lake and the TPC Treviso Bay course, and it holds the highest recorded single-family prices inside the Treviso Bay gates. Only two homes closed on the MLS in the last twelve months, so every sale sets the next buyer’s expectations.
This page is written for the owner on Montiano who is weighing a sale. The full record of the neighborhood, the recorded plat, the builders, the golf instruments and every elevation certificate, lives on our guide to The Peninsula at Treviso Bay, and the wider community is covered on our Treviso Bay community guide. If you want a number before a conversation, start with a free Peninsula at Treviso Bay home valuation. If you are also shopping for your next home here, read our Peninsula at Treviso Bay buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my estate home in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling on Montiano Drive, on Corso Bello Drive, on Pavia Court, elsewhere in Treviso Bay, in Fiddler’s Creek or in Lely Resort, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and on a Peninsula listing the two of them run the pricing, the golf paperwork, the marketing and every negotiation themselves. If you are interviewing listing agents across the city first, our guide to the best real estate agents in Naples compares the teams on the public record: reviews, licence history and published production.
Those are career figures earned across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and you can read about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS, from Collier County’s recorded sales and files, or from the Treviso Bay associations’ published documents, with its window and date beside it.
You work with Jesse and Marc directly. Marc Comisar runs the field side: showings through two gates, conversations with buyer agents, inspections, contractors and the walk-through. Jesse McGreevy runs pricing, data, marketing and the paperwork with the Master Association and the Golf Club. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
Selling a Peninsula home differs from any other Treviso Bay sale in five ways: buyers confuse the address with Ponziane and Bella Firenze, most county deeds on Montiano are land prices, golf was an election rather than a bundle, the MLS fee total omits a $3,612.08 district line, and most first floors sit only tenths of a foot above today’s flood elevation.
The Peninsula is the recorded plat MONTIANO, Plat Book 59, Pages 28 to 30, and nothing else. Corso Bello Drive, the road every Peninsula owner drives to get home, is Ponziane at Treviso Bay; Firenze Circle is Bella Firenze at Treviso Bay; La Peninsula is a condominium community on the Isles of Capri. A listing that does not settle this in its first line loses buyers who searched the right name and landed on the wrong street.
Forty-four of the 54 homes left the developer, NTB LLC, as a vacant-lot deed to the end buyer, who then signed a private construction contract with Imperial Homes of Naples or Sunwest Custom Homes. The median lot deed was $725,000. A county record that shows your address selling for about $700,000 in 2020 or 2021 is the land alone, and an automated estimate that reads it as a home sale starts your valuation in the wrong decade.
The 2016 Restrictive Covenant reserved 54 Golf Club memberships for the neighborhood, and Article 14 of the Golf Declaration, recorded in 2017, let each buyer elect one within 30 days of closing for a $2,000 payment. Only Lot 32, today 9829 Montiano Place, carries a recorded golf supplement. Your buyer will ask whether golf conveys, and the answer for your lot comes from the Golf Club and the Master Association estoppel, not from a listing remark.
The MLS “total recurring fees” field on the two 2026 Peninsula listings reads $17,542: the Master Association, the Peninsula lawn line, golf dues and the dining minimum. It leaves out the Wentworth Estates Community Development District charges, $3,612.08 for fiscal 2027, because they arrive on the county tax bill. A golf home’s true community cost is $21,154.08 a year, and a seller who states it first reads as confident rather than caught.
Every Peninsula lot sits in FEMA Zone AE with a base flood elevation of 8 feet on the map effective February 8, 2024. The 48 county-indexed elevation certificates put first floors from 7.84 to 9.5 feet, a median of 0.3 feet above that line, and four of the earliest homes sit just below it. The homes were built well above the 6-foot line in force when they were certified; the 2024 map moved the line, not the houses.
For a well-documented Peninsula home priced to the resales rather than to the 2025 peak, yes: supply is at zero, with no active listing on September 23, 2026 and one pending that went under contract in 9 days. The caution is price, because the two 2026 resales closed at $3,050,000 and $3,100,000, well under the $3,700,000 to $3,960,000 resales of 2022 to 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, subdivision The Peninsula at Treviso Bay, closed 23 Sep 2025 to 23 Sep 2026 and 23 Sep 2021 to 23 Sep 2026, actives and pendings, pulled 23 Sep 2026; Collier County recorded sales matched by parcel and date)
Two closings cannot carry a median, so here they are in full. Window: the 12 months to September 23, 2026.
Closed (MLS) | Address | Beds and baths | Living area (MLS) | Sale price | Price per sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
April 15, 2026 | 9937 Montiano Drive | 4 plus den, 4 full and 1 half | 3,585 sq ft | $3,050,000 | $851 | 201 | 89.8% of $3,395,000 |
July 17, 2026 | 9946 Montiano Drive | 4, 3 full and 1 half | 3,196 sq ft | $3,100,000 | $970 | Not reported, entered after closing | 100%, entered at the sale price |
The two sales total $6,150,000. The July sale was recorded in the MLS after it closed, so it carries no days on market and its list price equals its sale price by construction.
Our rule is to use the shortest window that holds at least ten closings and to name it beside every figure. The Peninsula needs five full years.
Window ending September 23, 2026 | MLS closings | Median published? |
|---|---|---|
12 months | 2 | No, both sales listed above |
24 months | 4 | No |
36 months | 6 | No |
60 months | 15 | Yes: $3,082,000 |
On September 23, 2026 the MLS showed no Peninsula home for sale and one pending: a four-bedroom, 3,515 square foot home asking $3,385,000 that went under contract after 9 days. With nothing active, the next seller does not compete with a neighbor’s price; the next seller competes with the two 2026 closings and with Ponziane’s listings next door.
Across the 60-month window the median Peninsula sale closed at 98.0 percent of its final list price, but that figure is lifted by seven package entries recorded at 100 percent. The resales tell the recent story: 97.5 and 97.6 percent in 2022, 95.4 percent in 2023, 95.0 percent in 2024, 92.9 percent in 2025 and 89.8 percent on the one 2026 resale with a real listing history.
Treviso Bay as a whole recorded 82 closings in the same twelve months at a $570,000 median, with 28 active listings on September 23, 2026. That median blends mid-rise condominiums, coach homes and estate homes. A Peninsula home is priced against Montiano resales first, then against Ponziane and Bella Firenze, and never against the community median.
With no Peninsula listing on the market and the last resale at 201 days, the list price you open at decides whether you are the next 9-day contract or the next 200-day listing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Peninsula at Treviso Bay home valuation, built from Montiano resales and the county record, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Peninsula homes recorded 15 MLS closings in the 60 months to September 23, 2026, at a median of $3,082,000, $845 a square foot and 98.0 percent of list, totaling $48,745,660. Seven were new-construction package entries between $2,590,000 and $3,082,000, and eight were resales of finished homes between $3,050,000 and $3,960,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County recorded sales, 2026 preliminary sales file)
Closed (MLS) | Address | Beds and baths | Living area | Sale price | Days on market | Sale-to-list | Kind of sale |
|---|---|---|---|---|---|---|---|
October 29, 2021 | 9945 Montiano Drive | 4, 4 full and 1 half | 3,660 sq ft | $2,595,000 | 143 | 96.3% | New-construction package |
November 12, 2021 | 9840 Montiano Place | 4, 4 full and 1 half | 3,515 sq ft | $2,763,660 | 147 | 100% | New-construction package |
December 8, 2021 | 9927 Montiano Court | 5, 5 full and 3 half | 5,259 sq ft | $3,082,000 | 169 | 98.0% | New-construction package |
February 24, 2022 | 9881 Montiano Drive | 4 plus den, 4 full and 1 half | 4,644 sq ft | $3,925,000 | Not reported | 100% | Resale |
March 1, 2022 | 9905 Montiano Drive | 4, 4 full and 1 half | 3,660 sq ft | $3,075,000 | 5 | 100% | New-construction package |
May 18, 2022 | 9833 Montiano Place | 4, 4 full and 1 half | 3,515 sq ft | $3,700,000 | 8 | 97.5% | Resale |
December 15, 2022 | 9901 Montiano Drive | 4, 4 full and 1 half | 3,585 sq ft | $3,800,000 | 4 | 97.6% | Resale |
June 20, 2023 | 9928 Montiano Court | 3 plus den, 3 full and 2 half | 3,119 sq ft | $2,590,000 | Not reported | 100% | New-construction package |
August 7, 2023 | 9905 Montiano Drive | 4, 4 full and 1 half | 3,660 sq ft | $3,960,000 | 6 | 95.4% | Resale |
October 23, 2023 | 9893 Montiano Drive | 5, 5 full and 2 half | 4,747 sq ft | $2,745,000 | Not reported | 100% | New-construction package |
November 17, 2023 | 9894 Montiano Drive | 4 plus den, 5 full | 4,157 sq ft | $2,760,000 | Not reported | 100% | New-construction package |
October 1, 2024 | 9937 Montiano Drive | 4, 4 full and 1 half | 3,535 sq ft | $3,700,000 | 0 | 95.0% | Resale |
March 10, 2025 | 9901 Montiano Drive | 4, 4 full and 1 half | 3,585 sq ft | $3,900,000 | 126 | 92.9% | Resale |
April 15, 2026 | 9937 Montiano Drive | 4 plus den, 4 full and 1 half | 3,585 sq ft | $3,050,000 | 201 | 89.8% | Resale |
July 17, 2026 | 9946 Montiano Drive | 4, 3 full and 1 half | 3,196 sq ft | $3,100,000 | Not reported | 100% | Resale |
The median is the eighth of fifteen, $3,082,000. Sale-to-list is our division of the MLS sold price by the list price in the same record, and the median of the individual ratios is 98.0 percent. The 67-day median time on market is of the ten sales that report days.
A package entry is a new home recorded on the MLS at its lot-plus-construction contract price when it was delivered, and on a portal it looks exactly like a resale. The seven package entries ran $2,590,000 to $3,082,000; the eight resales ran $3,050,000 to $3,960,000. Price a finished Peninsula home from the resales, because that is what a buyer compares it with.
The Collier County recorded-sales file shows ten sales of completed Peninsula homes in the same 60 months, at a median of $3,750,000, and two never reached the MLS: 9917 Montiano Drive at $4,400,000 in January 2025 and the developer’s $2,438,000 sale of 9897 Montiano Drive in September 2022. Matched by parcel and date, MLS and county together hold 17 distinct transactions in the window.
9917 Montiano Drive, one of the two Expanded Lot homes created when Lot 11 was divided in 2021, sold for $4,400,000 on January 7, 2025, Official Records Book 6431, Page 372, without appearing on the MLS. The next highest recorded Treviso Bay single-family sales are also on Montiano: $3,960,000, $3,925,000, $3,900,000, $3,800,000 and $3,700,000 twice. A seller should know the ceiling exists and that it was reached privately.
The first finished Peninsula homes sold in 2019 and 2020 at about $1.8 million to $2.2 million, and the 41 standard lots sold for $575,000 to $755,000. By 2022 to early 2025 finished homes resold at $3,700,000 to $4,400,000. That is the arc behind every Montiano price, and it is why a buyer’s agent quoting 2020 numbers is quoting a different market.
Home | First complete-home price | Latest resale | Change |
|---|---|---|---|
9833 Montiano Place | $1,800,000, March 2020 | $3,700,000, May 2022 | +105.6% |
9901 Montiano Drive | $2,233,000, December 2020 | $3,900,000, March 2025 | +74.7% |
9946 Montiano Drive | $1,920,000, October 2020 | $3,100,000, July 2026 | +61.5% |
9905 Montiano Drive | $3,075,000, package entry, March 2022 | $3,960,000, August 2023 | +28.8% |
9873 Montiano Drive | $1,975,000, April 2020 | $2,480,000, June 2021 | +25.6% |
Five homes have a clean before-and-after pair; the arithmetic is ours, from recorded prices.
9901 Montiano Drive sold at $3,800,000 in December 2022 and $3,900,000 in March 2025, up 2.6 percent in about two and a quarter years. 9937 Montiano Drive sold at $3,700,000 in October 2024 and $3,050,000 in April 2026, down 17.6 percent in about eighteen months, after 201 days on the market. Those two pairs are the clearest evidence that the top of the Peninsula market came in 2025 and has since softened.
The recent Peninsula sales that matter most to your price are the resales of homes close to yours in living area and plan, because the neighborhood repeats a handful of Imperial Homes plans on lots that differ mostly in size and view. A buyer’s agent and an appraiser will line your home up against those, then adjust for lot, pool, condition and the golf status.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County recorded sales and 2026 preliminary roll)
The 3,515 to 3,660 square foot one-story homes are the core of the resale record: 9833 Montiano Place at $3,700,000, 9901 Montiano Drive at $3,800,000 and $3,900,000, 9905 Montiano Drive at $3,960,000 and 9937 Montiano Drive at $3,700,000 and $3,050,000. Where a home’s MLS living area equals a published Imperial plan area exactly, the plan is a strong inference: the Burano at 3,515 square feet and the 2020 Burano model at 3,585.
Only one two-story home has resold on the MLS in five years, 9881 Montiano Drive at $3,925,000 in February 2022, 4,644 square feet. The other large homes on the record, 9927 Montiano Court at 5,259 square feet and 9893 Montiano Drive at 4,747, were package entries. A two-story Peninsula home therefore has no recent resale peer on its own street, and its price leans on the one-story resales, adjusted for size.
County lots run from 11,761 to 27,878 square feet, a median of 15,028, and twelve exceed 20,000 square feet where Montiano Drive bends and on the two courts. Fifty-three of 54 lots back onto the lake, with a tee, green or fairway within 100 meters behind 36 of them. The county valued every lot at one flat rate in 2024 and 2025; buyers do not, and the lot adjustment is where a Peninsula price is argued.
All 54 homes have a private pool and 52 a spa, but only 27 pools sit under a screen cage; the other 27 are open-air behind aluminum or glass pool fencing, which the 2016 covenant allows. Some buyers pay for the open-air view and some insist on a cage. We present your pool as the choice it is, with photographs taken from the lanai toward the water.
9937 Montiano Drive sold in October 2024 at $3,700,000 after 0 days on market, 95.0 percent of a $3,895,000 list price. Its next owner listed it again and closed in April 2026 at $3,050,000 after 201 days, 89.8 percent of a final list price of $3,395,000, or $851 a square foot. The same house lost $650,000 in eighteen months, and most of that loss was time on market in a softening season.
The 2021 to 2023 package entries at $2,590,000 to $2,763,660 are the comparables most likely to be quoted against you. They record new homes delivered at their contract prices, some before pools, landscaping or options were finished, and they are not resales. We explain each one in writing, with its lot deed and the implied build cost, so an appraiser does not read them as today’s market.
With two sales in twelve months, an appraiser will widen the search to the Montiano resales of 2024 to 2026, then to Ponziane and Bella Firenze, and possibly to south Naples estate neighborhoods such as Isles of Collier Preserve. We hand the appraiser the resale list, your elevation certificate, your permits and your pool and lot facts, so the adjustments are made from documents rather than distance.
The Peninsula and Ponziane are the two top-priced single-family neighborhoods in Treviso Bay and they share one road, so nearly every Peninsula buyer tours Corso Bello Drive too. Ponziane offers a lower entry price and recorded golf on all 34 lots; The Peninsula offers newer, larger custom homes, lake frontage on 53 of 54 lots and the shortest walk to the TPC clubhouse.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; Collier County Clerk Official Records; Treviso Bay Master Association 2026 fee sheet)
Question | The Peninsula | Ponziane |
|---|---|---|
Streets | Montiano Drive, Court and Place, a dead end | Corso Bello Drive, the through road to Gate House #2 |
Homes and builder | 54 custom homes by Sunwest and Imperial Homes of Naples, 2018 to 2025 | 34 Lennar homes, 2016 and 2017 |
Original price | $2,070,000 median first complete-home sale, 2019 to 2022 | $1,021,650 median original sale |
MLS closings, 60 months | 15, median $3,082,000, $845 per sq ft | 12, median $2,550,000, $837 per sq ft |
MLS closings, 12 months | 2: $3,050,000 and $3,100,000 | 5, from $2,500,000 to $2,865,000 |
Median days on market, 60 months | 67, on ten sales that report days | 20, on eleven |
Median sale-to-list, 60 months | 98.0% | 95.8% |
Golf by recorded document | Elected lot by lot; one lot has a recorded supplement | Recorded on all 34 lots |
Pools | 54 of 54; 27 screened, 27 open-air | 34 of 34, all screened, all with spa |
2026 lawn line on the fee sheet | $4,022 | $3,483 |
Water behind the home | Lake on 53 of 54 lots, golf beyond | Mixed water and non-water lots |
Distance to the TPC clubhouse | 0.10 to 0.43 miles | 0.31 to 0.52 miles |
County value change, 2025 to 2026 preliminary | Median down 9.1% | Roughly one-third down |
First floors below today’s 8-foot base flood elevation | 4 of 48 certified | 13, per our Ponziane research |
A buyer should choose The Peninsula for a newer custom home, water behind almost every lot, the option of an open-air pool, the shortest walk to the clubhouse and a street that carries no through traffic. A buyer should choose Ponziane for a lower price of entry, golf recorded on the deed of every lot and a consistent screened-pool Lennar home that has been selling in weeks rather than months.
Your listing competes with Ponziane’s next listing as much as with any Montiano neighbor. Lead with what Corso Bello cannot offer: a 2018 to 2025 custom build, a lake view, a quieter dead-end street and a smaller 2026 county value cut. Then close the golf gap in writing, because golf certainty is the one line in this table where Ponziane wins outright.
McGreevy and Comisar price a Peninsula home from the Montiano resales of the last five years, weighted toward the 2024 to 2026 sales, then adjust for living area, one or two stories, lot size and view, pool type, golf status, condition and the elevation certificate. The package entries and the lot deeds are explained and set aside, never averaged in.
The 2026 preliminary roll puts the median county just value of the 54 Peninsula parcels at $3,063,376.50, down from $3,339,412 in 2025, and the median for homes built by 2023 fell 9.1 percent. Just value is a tax figure that trails the market, and it valued every lot at one flat land rate in 2024 and 2025. It is a useful cross-check across all 54 homes, not a price.
Before we price a Peninsula home we check six things in this order: the golf status on the Master Association and Golf Club records; the MLS living area against the county base area, which undercounts two-story homes; the lot, the lake width and what lies across the water; the pool enclosure; the elevation certificate and the machinery pads; and the permit history, from generator and shutter permits to any addition.
An automated model sees a county record full of lot deeds at $575,000 to $755,000, seven package entries at $2.6 million to $3.1 million, and one off-MLS sale at $4,400,000 that most portals never received. It averages what it can see and misses what it cannot. The result is an estimate that can land a million dollars from the resale market in either direction.
The first is the lot: size, lake width, sun on the pool and what sits across the water. The second is the build, since two-story homes and one-story homes trade on different measures. The third is the golf status. The fourth is the storm file: generator, shutter system and the machinery height against the 9-foot replacement rule. The fifth is condition, which no public record surveys house by house.
With zero active Peninsula listings on September 23, 2026, the temptation is to price above the last resale and wait for the market to come to you. The 2025 and 2026 records say otherwise: the resales that sat 126 and 201 days closed 7.1 and 10.2 percent below their list prices, while the 2022 and 2023 resales priced close to the market went under contract in 4 to 8 days. We would rather win the first month than chase the market for six.
McGreevy and Comisar market a Peninsula home to the part-year, golf-curious estate buyer who dominates Montiano, through professional photography and video shot from the water side, aerial capture, MLS exposure, direct outreach to the agents who sell south Naples estate homes, and a qualified-buyer database, with the golf status, the elevation certificate and the full fee stack documented before the first showing.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, homestead and owner mailing fields; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Collier County’s 2026 preliminary roll shows 22 of the 54 Peninsula homes with a Florida homestead exemption, so a little under half are full-time residences. Owner mailing addresses are in Florida for 31 homes, with the rest spread across Ontario, Illinois, Michigan, New York, Ohio, New Jersey and other states. The buyer who replaces you is as likely to be touring in February from the Midwest as moving across town.
On a Peninsula showing, buyers walk straight through the house to the lanai, because the lake and the golf beyond it are the product. The builder’s own announcements described homes designed with as much glass as possible across the back. Our photography and video start where the buyer’s eye goes: pool, lanai, water and the fairway beyond, at the hour the light sits right on your lot.
Every showing passes the Treviso Bay gatehouse on US 41 East, and the builder marketed The Peninsula as the only gated neighborhood within the Treviso Bay gates. Signs are governed by the Master Association’s rules. That makes a Peninsula listing an MLS, syndication and agent-to-agent sale, backed by a database of buyers who have asked us for estate homes inside a golf community, and by showings we pre-authorize and attend.
A Peninsula buyer’s first question is whether the home carries a golf membership. We order the Master Association estoppel early and ask for the Golf Club charges to be shown on it, add your Golf Club dues statement to the listing file, and, for Lot 32, cite the recorded supplement at OR 5453 PG 172. A golf home is then marketed as one, and a non-golf home is priced as one, before a buyer’s title agent raises it.
The county record shows that the highest price ever recorded on Montiano, $4,400,000, was a private sale that never reached the MLS. Some owners value that kind of quiet for an estate, a relocation or privacy. We can market agent-to-agent before any public listing; the trade is exposure, and on a thin market less exposure can cost as much as it saves, so we show you both paths with numbers.
A buyer will eventually see the Master Association line, the $4,022 Peninsula lawn line, golf dues, the dining minimum, the CDD charges on the tax bill and a property tax bill in the low $30,000s. We put every one, with its source, in the listing file on the first day, so the carrying-cost conversation happens while the buyer is still falling for the house.
McGreevy and Comisar negotiate every Peninsula contract at partner level and build the golf status, the Master Association estoppel and resale application, the buyer’s insurance quotes and the appraisal into the contract dates, because on a street with two sales a year the first counter and the appraisal carry more weight than they do anywhere else in Treviso Bay.
Jesse McGreevy or Marc Comisar handles every offer, counter, inspection response and appraisal conversation personally. With resale sale-to-list ratios running from 97.6 percent in 2022 to 89.8 percent in 2026, the gap between a buyer’s first number and your list price is wider than it was, and how it closes decides your net.
We write the golf status into the contract as a stated fact backed by the estoppel, not as a listing remark. If your home is a golf home, the buyer’s $7,500 Golf Club capital contribution and the annual golf billing are named; if it is not, the price already reflects that. Either way the question is closed before inspection rather than reopened at the closing table.
A Peninsula inspector will look at the tile roof, the pool and its cage or fence, the air-conditioning and pool equipment, and the generator. County permit files from 2020 to mid-2026 show no roof replacement on any Peninsula home, so every roof is original to its 2017 to 2025 build. Forty-five of 48 certified machinery pads sit below 9.0 feet, the county’s height for replacement equipment, so a buyer may price a raised platform into a future replacement. We answer those items before the inspection.
Every Peninsula home is in the Special Flood Hazard Area, so a financed buyer needs flood coverage. We hand the buyer’s agent your elevation certificate, your wind-mitigation report and your current policies at the first showing, so the homeowners and flood quotes arrive inside the inspection period rather than after it.
A financed buyer’s appraiser has two twelve-month sales to work with. We meet the appraiser with the Montiano resale list, the county’s ten recorded completed-home sales in the 60-month window and the adjustments for your lot and plan, and we flag the package entries so they are not used as resales. An appraisal gap on a $3 million contract is a negotiation of its own, and we plan for it before the offer arrives.
Selling a Peninsula home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the Master Association estoppel, a municipal lien search, and prorated property taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy, and under the 2026 fee sheet the buyer pays the capital contributions.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Florida Statutes 201.02 sets the deed tax at $0.70 per $100 of consideration, and a Florida seller customarily pays it on a resale. On a $3,100,000 sale, the higher of the two 2026 Peninsula closings, that is 31,000 taxable units, or $21,700. At the 60-month MLS median of $3,082,000 it is $21,574, and at the $4,400,000 record it would be $30,800.
In Lee County the seller customarily picks the closing agent and pays the owner’s title policy; in Collier County the custom runs the other way, and the buyer customarily chooses and pays. No statute fixes that allocation, so the contract governs. An owner who has sold before in Bonita Springs or Fort Myers should confirm it in writing rather than assume the habit.
The Peninsula has no neighborhood association of its own, so a Peninsula sale needs one association estoppel, from the Treviso Bay Master Association under Florida Statutes 720.30851, rather than the condominium and master pair a Terrace or Veranda sale needs. The 2026 fee sheet prices it at $299, $418 if rushed, and $179 more if the account is delinquent. We ask for the Golf Club charges and any Expanded Lot multiplier to be shown on it.
The 2026 fee sheet places the $7,500 Master Association capital contribution, the $50 resale application, the $250 Rookery Bay environmental grant fee and the $200 post-closing set-up fee on the buyer, plus the $7,500 Golf Club capital contribution when golf conveys. For a golf home the buyer’s known community charges, estoppel included, total $15,799; for a non-golf home, $8,299. The “$3,750 transfer fee” some summaries show is an artifact of MLS fee fields, not a charge.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and commission is negotiable and not set by law. What you negotiate with us is the listing side; whether to contribute toward the buyer’s agent is a separate decision we make together, off the MLS.
Line, illustrative sale at $3,100,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $21,700 |
Master Association estoppel certificate | Seller, by custom | $299, or $418 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Ad valorem tax proration, closing June 30, on a $31,381 bill | Seller credits buyer | About $15,560 |
CDD and other non-ad valorem charges on the tax bill | Seller credits buyer, prorated | From your bill |
Master, lawn and golf assessments through the closing date | Seller | From the estoppel |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Master and Golf Club capital contributions | Buyer, under the 2026 fee sheet | $15,000 for a golf home |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration is 181 days of $31,381, the median 2026 preliminary ad valorem tax on the Peninsula roll. Your own net sheet uses your price, your bill and your closing date, and we build it with you before you sign anything.
The Wentworth Estates CDD debt is a lien on your parcel that declines as the Series 2021 bonds are repaid, and it is collected on the tax bill. Most sellers leave it for the buyer to carry, which is normal; a seller may pay it off, which rarely returns its cost. Ask the district manager for the current payoff before the contract so the number is not a surprise to either side.
A Peninsula seller must deliver the homeowners association disclosure summary that Florida Statutes 720.401 requires before the buyer signs, give the property tax disclosure summary under Florida Statutes 689.261, and disclose any known fact that materially affects value and is not readily observable. How those duties apply to your specific contract is a question for your closing agent or attorney.
Section 720.401 requires a disclosure summary for a parcel subject to a mandatory homeowners association, and subsection (2) excludes associations regulated under Chapters 718, 719, 721 and 723. The Peninsula’s only association is the Treviso Bay Property Owners Master Association, a Chapter 720 homeowners association, and The Peninsula has no condominium layer, so the exclusion that shapes a Terrace or Veranda sale does not reach a Montiano lot. Treviso Bay mixes both regimes, so confirm the application with your closing agent or attorney. This is information, not legal advice.
The statute puts the timing before the contract is signed, not at closing, and on a resale it is the owner, not the developer, who supplies the summary. The contract must carry the statutory voidability clause in conspicuous type, and if the summary is not delivered first, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first; that right cannot be waived and ends at closing. We deliver the summary with the listing package so the question never arises.
We rely on the statute itself for the disclosure duty and have not found a Peninsula instrument that restates it. The 2016 Restrictive Covenant, the one recorded document that applies only to Montiano, deals with building standards, reserved golf memberships, gas and road terms, and contains no disclosure, leasing, pet or age clause.
Florida Statutes 689.261 requires that a residential buyer receive a summary warning not to rely on the seller’s current taxes. With 22 of 54 Peninsula homes homesteaded, the warning describes a real change: a homestead’s assessed value resets on a change of ownership under Florida Statutes 193.155, so a long-held homestead’s bill says little about your buyer’s.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Peninsula home that means prior water intrusion, roof or pool-cage repairs, insurance claims, and any exterior change made without architectural approval. Your elevation certificate and permits are public records, so we put them in the listing file rather than wait for a buyer to find them.
The 2021 covenant for Lots 10 and 12, today 9917 and 9909 Montiano Drive, sets Master Association assessments at 1.5 times the standard rate, $11,130 in 2026 by our arithmetic, and the CDD assesses operations at 1.5 units. Whether the lawn line and CDD debt line are also multiplied is not stated in any published document, so we ask for your estoppel early and give the buyer the exact figures.
The flood zone shapes the Peninsula buyer’s paperwork rather than the price: every lot sits in FEMA Zone AE with an 8-foot base flood elevation on the map effective February 8, 2024, the 48 indexed elevation certificates put first floors a median of 0.3 feet above it, and a financed buyer must carry flood insurance, so the seller who hands over the certificate first keeps the contract moving.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J effective 8 Feb 2024; FEMA preliminary panel 12021C0603K; Collier County elevation certificate index; Collier County 2026 Flood Protection Newsletter)
All 54 Peninsula lots lie entirely within Zone AE at 8.0 feet on the effective map, and FEMA’s preliminary 2025 panel keeps the same zone and elevation. No letter of map change applies to any Peninsula home. Collier County places Montiano in hurricane evacuation Zone A, and no Peninsula lot is inside the county’s mapped Coastal High Hazard Area.
First floor against today’s 8-foot base flood elevation | Homes |
|---|---|
Below 8.0 feet, by 0.01 to 0.16 feet | 4 |
0.00 to 0.24 feet above | 14 |
0.25 to 0.49 feet above | 12 |
0.50 to 0.99 feet above | 14 |
1.0 foot or more above | 4 |
Forty-six of the 48 certificates were written against the 2012 map, when the base flood elevation here was 6 feet, and builders set first floors 1.84 to 3.5 feet above that line. Only 9953 Montiano Drive, certified in May 2025 at 8.9 feet, and the 2024 addition at 9918 Montiano Drive were certified against today’s map.
9865, 9845, 9946 and 9938 Montiano Drive, permitted in 2017 and 2018, have certified first floors of 7.84 to 7.99 feet, just under today’s line. If you own one of them, lead with the certificate and a flood quote rather than letting a buyer’s insurer find it. Three other certificates read about a foot higher than their neighbors, and one was filed in the older NGVD29 datum, so for those four a fresh certificate is worth ordering before relying on the number.
Collier County requires new or replacement air-conditioning, pool equipment and generators to sit at the base flood elevation plus one foot, 9.0 feet here. Forty-five of the 48 certified machinery pads are below 9.0 feet, so a buyer’s inspector may note that the next replacement needs a raised platform. A renovation or repair costing half or more of the structure’s value triggers full compliance, which is the practical exposure for homes near the line.
Put your elevation certificate, your flood and homeowners declarations, your wind-mitigation report and your generator and shutter permits in the file. Collier County is a Community Rating System Class 5 community, which gives eligible National Flood Insurance Program policies a 25 percent discount, and a buyer’s agent who can quote on the first day keeps the buyer inside the inspection period with confidence.
About 30 Peninsula homes were complete for Hurricane Ian in 2022 and almost all for Helene and Milton in 2024. County permit files from 2020 to mid-2026 show no roof replacement and no storm-repair permit on Montiano. The nearest surveyed Ian marks were 6.38 and 6.39 feet at Henderson Creek, 2.13 miles away. No mark was surveyed on a Montiano street, so we never claim The Peninsula stayed dry.
Your buyer will pay about $21,154 a year in community and district charges for a golf home, or about $15,804 for a non-golf home, before property tax, insurance and utilities: the Master Association, the Peninsula lawn line, golf dues where golf conveys, the dining minimum and the Wentworth Estates CDD charges on the tax bill. The median 2026 preliminary ad valorem tax is $31,381.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026; Collier County Property Appraiser 2025 certified and 2026 preliminary rolls)
Annual line | Golf home | Non-golf home |
|---|---|---|
Master Association, including cable and internet | $7,420.00 | $7,420.00 |
Lawn care, the “Peninsula” line | $4,022.00 | $4,022.00 |
Golf Association dues, reserves and capital | $5,350.00 | $0 |
Food and beverage minimum | $750.00 | $750.00 |
Wentworth Estates CDD, operations and maintenance | $1,499.21 | $1,499.21 |
Wentworth Estates CDD, Series 2021 debt | $2,112.87 | $2,112.87 |
Total, before property tax | $21,154.08 | $15,804.08 |
The total is our arithmetic from the fee sheet and the district budget. Choosing internet-only service instead of cable and internet lowers the Master line by $523.
The $17,542 on the 2026 Peninsula listings equals the Master, lawn, golf and dining lines and stops. The CDD charges come on the county bill, not from the association, so they never enter that field. Older MLS entries sometimes swapped the Master and lawn fields, and package entries show zero in every fee field, which is how the misleading “$3,750” figure arises in some summaries.
The Master Association mows every Peninsula lawn under its own line on the fee sheet: $3,231 in 2024, $3,905 in 2025 and $4,022 in 2026, the highest single-family lawn line on the 2026 sheet, against $3,483 for Corso Bello and $3,401 for Bella Firenze. A buyer comparing the two neighborhoods will see the difference, and it is fair to point out that it buys a larger lot’s upkeep.
The median Peninsula ad valorem tax was $32,538 on the 2025 roll and is $31,381 on the 2026 preliminary roll, with $3,873.99 of non-ad valorem charges on the 2025 bill for a standard lot and $5,680.03 for an Expanded Lot. Twenty-two homes are homesteaded, and a buyer’s first full bill is set on the buyer’s own assessment, so the number that matters is the county’s current just value, not your bill.
The Peninsula rules that affect a sale are the Master Association’s resale application, the leasing limits a tenant-occupied sale must respect, the pet rule your buyer inherits, the 2016 covenant’s building minimums a renovator must meet, and the architectural approvals behind any exterior change you made, all set by the 2021 Master Declaration and the 2016 Restrictive Covenant.
The Florida Division of Corporations lists no association for Montiano or The Peninsula; Peninsula at Treviso Bay LLC was a builder-era company dissolved in 2019. The only right of first refusal ever recorded on these lots was Lennar’s, terminated for all 55 lots on October 25, 2019. Your buyer files the Master Association’s resale application, $50, and no one else has to approve the sale.
Leases must run at least 30 consecutive days, no more than four in any 12-month period, with the lease sent to the Master Association at least 15 days before it starts and a $100 application for each adult. The Peninsula adds no leasing cap of its own. A buyer takes a home subject to an approved lease, and it counts toward the limit, so many owners time a sale for the end of a season.
Section 5.14 of the 2021 Master Declaration allows up to three cats or dogs in total with no weight limit, bans pit bulls and other recognized aggressive breeds, and keeps pets off the golf course. Older summaries quoting two pets under 30 pounds reflect the superseded 2012 text. With no neighborhood association, the master rule is the whole pet rule on Montiano.
The Restrictive Covenant requires at least 2,800 square feet under air, a tile roof at 6/12 pitch or steeper, paver driveways, and colonnade-style screen enclosures or an approved pool fence, and it runs with the land. A buyer who plans a remodel inherits those standards, and a listing that states them answers the architect’s first question.
Awnings, shutters, window coverings, screen enclosures and any visible exterior change need the Master Association’s architectural approval. If you added a cage, a generator, a summer kitchen or new doors and windows, find the approval letter and the county permit before listing, because a buyer’s inspector and title agent will ask for both.
A Peninsula resale took anywhere from 0 to 201 days on market over the 60 months to September 23, 2026, with a median of 67 days across the ten MLS sales that report days, plus a contract period for the estoppel, the resale application, inspections, insurance and, for a financed buyer, the appraisal. Price has decided which end of that range each seller landed on.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026)
The 2022 and 2023 resales went under contract in 4 to 8 days, at 95.4 to 97.6 percent of list. The October 2024 resale took 0 days at 95.0 percent. Then the pattern broke: 126 days at 92.9 percent in March 2025 and 201 days at 89.8 percent in April 2026. The pending home on September 23, 2026 went under contract in 9 days, which shows a well-priced Peninsula home still moves quickly.
With 32 of 54 homes carrying no homestead exemption, most Peninsula buyers are seasonal, and they tour between January and April. A listing live by November has its photographs, video, golf paperwork and elevation certificate in place when that buyer arrives, and room to close before the season ends.
Valuation, estoppel request and document gathering in week one; photography, video and aerial capture in week two; the listing live in week three; contract and the section 720.401 summary delivered at signing; the resale application filed at once; inspections, insurance quotes and the appraisal inside their periods; closing, then the buyer’s gate and club set-up.
Many Peninsula owners sell from the north. Marc handles showings, contractors, inspections and the walk-through in person; Jesse handles the associations, the Golf Club and the paperwork; and the title company arranges a mail-away closing. Every showing is pre-authorized at the gate, which we manage for you.
You get a free Peninsula at Treviso Bay home valuation by requesting one online or by calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the Montiano resales, the county record and your lot, plan, pool and golf status, with your buyer’s full carrying cost beside it. There is no cost and no obligation to list.
You receive the Montiano resales and recorded sales with their dates and sources, the package entries explained and set aside, the Ponziane and Bella Firenze sales a buyer will compare, your elevation certificate and permit record, the fee stack and CDD line your buyer will underwrite, and a recommended list price with a defensible range. Request it through our Peninsula at Treviso Bay home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your golf status, your timeline and the one question you most want answered.
On a street where one resale sat 201 days and the pending home went under contract in 9, the opening price decides the sale. We would rather you see the resale evidence and the number before you commit to anything, and some owners use the valuation to decide between selling this season, leasing for another, or holding.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
More than half of Montiano’s owners live elsewhere for part of the year, and a Peninsula sale has its own moving parts: the golf status, the estoppel, a gate that pre-authorizes every visitor and an appraisal on a thin record.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
When the last two resales closed 10.2 and 7.1 percent under their list prices, pricing judgment is most of the job.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Peninsula specialist matters because the facts that decide a Montiano sale sit in recorded instruments and county files rather than in a listing feed: the plat that separates your street from Corso Bello, the golf election behind your membership, the lot deeds and package entries that distort your comparables, the CDD line the MLS omits and the elevation certificate for your house.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He began in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, data, marketing and the association and club paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gates, buyer agent conversations, inspections, contractors and the on-site work that lets a part-year owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may list your home as “Peninsula on Corso Bello,” price it from a 2023 package entry, write “golf included” without the Golf Club’s confirmation, publish the MLS fee total without the CDD line, miss the $4,400,000 private sale, or learn about your elevation certificate from the buyer’s insurer. Each of those mistakes costs a seller time, money or both.
Most Treviso Bay sellers own mid-rise and low-rise condominiums, coach homes or Lennar single-family homes, with different buyers and different paperwork. Our guide to selling a Treviso Bay home covers the whole community, and our Treviso Bay home valuation page prices every product in it. The Peninsula sits at the top of that range.
Many Peninsula sellers are also buyers, moving to a smaller home inside Treviso Bay, to a condominium with less upkeep, to another Naples golf community or out of the state entirely. McGreevy and Comisar represent both sides of that move on one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the contracts so your estoppel and your buyer’s resale application clear before your purchase closes, or we write the purchase contingent on your sale where the market allows it. Marc runs the buy side and Jesse the sale. Read how we represent buyers in Southwest Florida.
Some Peninsula owners stay inside the gates and move to a coach home or a golf-bundled condominium, and others move across Corso Bello. Our guide to buying a home in Treviso Bay covers the whole community, and our Peninsula at Treviso Bay buyer guide covers the purchase side of this neighborhood in full.
These are the questions Peninsula at Treviso Bay owners ask before they list, answered from the recorded plat, covenant and golf instruments, the Master Association’s published fee sheet, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Confirm your golf status with the Golf Club and the Master Association, gather your elevation certificate and permits, and price against the Montiano resales rather than the package entries. Then list with a team that delivers the section 720.401 summary at signing and orders the estoppel early. Call Jesse McGreevy at (239) 898-6072.
The agent who can separate Montiano resales from package entries, document your golf status and put your elevation certificate and full carrying cost in front of a buyer on day one. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The eight MLS resales of the last five years ran from $3,050,000 to $3,960,000, and the county records one private sale at $4,400,000. The two 2026 closings were $3,050,000 and $3,100,000. Your lot, plan, pool, golf status and condition place you in that range; a free Peninsula at Treviso Bay home valuation gives you the number.
Fifty-four, on 55 platted lots. Lot 11 was divided between Lots 10 and 12 in 2021, creating the two Expanded Lot homes at 9917 and 9909 Montiano Drive.
Two closed on the MLS in the 12 months to September 23, 2026, and fifteen in the 60 months to that date, about three a year. The county adds a handful of sales the MLS did not carry.
Because two sales cannot describe a market. Our rule is to widen the window until it holds ten closings, which for The Peninsula is 60 months, and to list the sales themselves in any window with fewer.
The 60-month median is 67 days across the ten MLS sales that report days, but the range runs from 0 to 201 days. Resales priced near the market in 2022 and 2023 took 4 to 8 days; the 2025 and 2026 resales took 126 and 201.
Supply is at zero, with no active listing on September 23, 2026, which favors a seller. But the recent resales closed 7 to 10 percent under list, which favors a buyer at the negotiating table. A well-documented home priced to the resales has the advantage.
Because the public record behind it is full of vacant-lot deeds at $575,000 to $755,000 and package entries at $2.6 million to $3.1 million, and most portals never saw the $4,400,000 private sale. A model averages what it sees; the resale market is something else.
$4,400,000 for 9917 Montiano Drive on January 7, 2025, an Expanded Lot home sold without appearing on the MLS. It is the highest recorded single-family sale in the Treviso Bay plats we checked.
It sold at $3,700,000 in October 2024 after 0 days and at $3,050,000 in April 2026 after 201 days. The market softened between the two sales and the second listing started high; that combination is what a seller should avoid.
Only if golf was elected for your lot and is still attached. Lot 32, 9829 Montiano Place, has a recorded supplement; for every other lot, the Golf Club’s records and the Master Association estoppel answer the question. Settle it before you list.
Where golf is attached to your lot, it passes to the buyer at closing, and the buyer pays the $7,500 Golf Club capital contribution under the 2026 fee sheet and the $5,350 annual golf billing from then on.
No neighborhood association exists and Lennar’s right of first refusal was terminated in 2019. Your buyer files the Master Association’s resale application with a $50 fee.
One association estoppel, from the Treviso Bay Master Association: $299, $418 if rushed, and $179 more if delinquent under the 2026 fee sheet. We ask for the Golf Club charges to be shown on it.
The Peninsula’s association is a Chapter 720 homeowners association with no condominium layer, so the Chapter 718 exclusion in subsection (2) does not reach your lot. The summary is due before the contract is signed. Confirm the application with your closing agent or attorney; this is information, not legal advice.
The negotiated commission, deed stamps at $0.70 per $100, the estoppel fee, a municipal lien search, and prorated taxes and assessments. On a $3,100,000 sale the deed stamps are $21,700.
By Collier custom the buyer usually picks the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Your buyer, under the 2026 fee sheet: $7,500 to the Master Association and, for a golf home, $7,500 to the Golf Club, plus the $50 application, the $250 Rookery Bay fee and the $200 set-up fee. Unpaid assessments on your estoppel come out of your proceeds.
Yes. Commission is not set by law. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
The Wentworth Estates CDD assesses $1,499.21 for operations and $2,112.87 for Series 2021 debt on a standard Peninsula lot for fiscal 2027, $3,612.08 in all, on the county tax bill. The MLS fee total leaves it out.
A Master Association charge for mowing and lawn care on every Peninsula lot: $4,022 in 2026, up from $3,905 in 2025 and $3,231 in 2024, and the highest single-family lawn line on the 2026 fee sheet.
Your Master Association assessment is 1.5 times the standard rate under the 2021 covenant, $11,130 in 2026 by our arithmetic, and the CDD assesses operations at 1.5 units. Ask the estoppel to state every line so your buyer sees the exact figures.
Yes. Every Peninsula lot is in FEMA Zone AE with an 8-foot base flood elevation on the map effective February 8, 2024, and the 2025 preliminary map keeps it there.
Yes. Four early homes certified at 7.84 to 7.99 feet sit just under today’s line, and the 2024 map, not the house, changed. Lead with the certificate and a flood quote so the buyer’s insurer does not find it first.
If your certificate reads about a foot higher than your neighbors’, was filed in the NGVD29 datum or is not in the county index, yes. Otherwise the indexed certificate is usually enough.
No. Those Florida requirements apply to condominium and cooperative buildings and their associations, and a Peninsula home is a detached single-family house on a subdivision plat.
They reduce a buyer’s questions and can help insurance pricing. Twenty-five Peninsula homes have documented generator evidence and 46 have shutter, door or window permits; no Peninsula roof has been replaced since construction. Put your permits in the listing file.
The county has valued every lot the same, but buyers weigh lake width, what sits across the water and sun on the pool. We price your lot on those facts, not on the county’s flat rate.
Yes. One-story homes of about 3,500 to 3,660 square feet form most of the resale record; two-story homes have only one MLS resale in five years, so their price is argued from size and finish against the one-story sales.
Many Peninsula buyers are part-year residents, so a turnkey sale can widen the pool. Furniture rarely returns its cost in the price, so we list it on a separate inventory to keep the appraisal clean.
Yes. The buyer takes the home subject to the approved lease, which counts toward the four-lease limit in any 12 months. Showings need the tenant’s cooperation, so timing the sale to the end of a lease is often simpler.
It depends on your carrying cost, which runs about $21,154 a year for a golf home before a tax bill in the low $30,000s, your tax position and the market direction. The 30-day minimum rules out short stays. We run both scenarios with you.
Yes. The $4,400,000 sale of 9917 Montiano Drive was private. An off-market sale trades exposure for privacy, and we show you which way that trade lands for your home before you choose.
Every visitor is pre-authorized at the Treviso Bay gatehouse, and we attend showings in person. Buyers walk to the back of the house first, so we prepare the pool, lanai and view before anything else.
Often. The Peninsula is only Montiano Drive, Court and Place. We say so in the first line of the listing and link the recorded plat so a buyer who searched the right name lands on the right street.
Possibly. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence can shelter part of the gain under IRS Publication 523; a second home does not qualify. Talk to your CPA before you sign.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases. Some Peninsula owners mail tax bills to Ontario. Engage a CPA early.
Fall. Most Peninsula buyers are seasonal and tour from January to April, so a listing live by November, with the golf paperwork and elevation certificate ready, meets them when they arrive.
Yes. We sequence both contracts so the estoppel and resale applications clear in order, and Marc runs the purchase while Jesse runs the sale. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
We meet the appraiser with the resale list, the county’s recorded sales and the reasons each package entry is not a resale. A written rebuttal with sources is far more effective than an argument after the report is filed.
Get a written valuation built from Montiano resales, confirm your golf status, and pull your elevation certificate and permits. Request a Peninsula at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Peninsula at Treviso Bay figure on this page traces to a primary source below, listed as of September 26, 2026: recorded Collier County instruments, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies, the builder’s dated announcements and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Peninsula at Treviso Bay seller always opens the official, current copy. The recorded instruments open at the Collier County Clerk, the fee sheet and rules at the Treviso Bay Master Association, and the statutes at the Florida Legislature. We host nothing ourselves.
Document | What it proves for a Peninsula seller | Official authority |
|---|---|---|
MONTIANO plat, Plat Book 59, Pages 28 to 30 (2015) | The lots, roads and tracts that make up The Peninsula | |
Restrictive Covenant, OR 5309 PG 721 (2016) | The building minimums and reserved golf memberships | |
Golf Declaration Article 14, OR 5453 PG 181 (2017) | How a Peninsula buyer elected golf | |
Golf supplement, Lot 32, OR 5453 PG 172 (2017) | The one recorded Peninsula golf supplement | |
Full Release and Termination, OR 5688 PG 2038 (2019) | That Lennar’s right of first refusal is gone | |
Second Amended and Restated Master Declaration, OR 5934 PG 2738 (2021) | Leasing, pets, architectural review and assessments | |
Covenant for Expanded Lots 10 and 12, OR 5958 PG 1120 (2021) | The 1.5-times assessment on 9917 and 9909 Montiano Drive | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, lawn, golf, estoppel and capital contribution charges | |
Master Association Buyers Application | The resale application your buyer files | |
Wentworth Estates CDD FY2027 adopted budget | The $3,612.08 district line on every standard Peninsula tax bill | |
2026 Flood Protection Newsletter | The 9-foot replacement-equipment rule and the Class 5 discount | |
Florida Statutes 720.401, disclosure summary | The summary due before the contract, and its Chapter 718 exclusion | |
Florida Statutes 720.30851, estoppel certificates | The Master Association estoppel and its fee cap | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and The Peninsula at Treviso Bay sits inside the Naples golf-community market they work every week. If you are weighing a sale on Montiano Drive, Montiano Court or Montiano Place, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Over the last 60 months we tracked every Peninsula closing in the Southwest Florida MLS against Collier County’s recorded sales, and every recorded Peninsula home sale back to the first in 2019. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.