Bonita Springs, Florida
How to sell a Toscana at Vasari condo in 2026: recorded sales by plan and floor, the board approval timeline, the 2007 association merger, 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 Toscana at Vasari condominium starts with three facts most listing pages skip: your buyer needs the Toscana association’s written approval, the garage is part of what you own, and your floor decides your bedroom count, so a ground-floor two-bedroom and an upper-floor three-bedroom behave like two different markets. Lee County recorded 12 Toscana sales in the 24 months to September 25, 2026, at a $500,000 median, and 5 of them fell in the last 12 months. 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 Toscana I, II and III. For the full neighborhood picture, from the 2002 declarations to the flood map, start with our Toscana 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 Toscana at Vasari home valuation, or use our Toscana valuation form. We send you the recorded sales we used, labelled by month and source.
To sell a Toscana at Vasari condominium in Bonita Springs in 2026, price it against Toscana’s own Lee County recorded sales for your plan and floor, start the Toscana association’s buyer approval the day the contract is signed, and hand the buyer the club, association and district answers before they ask. The county recorded 12 Toscana sales in 24 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis run October 12, 2026, September 26, 2024 to September 25, 2026, newest recorded sale September 25, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets; recorded Toscana declarations).
Every price opinion we write for this village starts from the county’s record of deeds. In the 24 months to September 25, 2026 the county recorded 12 sales across the 138 Toscana homes, at a median of $500,000 (the middle pair were both $500,000), from $335,000 to $579,000, or $275.04 per square foot of county heated area. Every one was a resale; the buildings date to 2002 to 2005 and the county recorded no builder-direct sale. Twelve months held only five sales, so the 24-month window carries the headline, and we list the five by month. The Southwest Florida MLS carries measures the county file does not, days on market, sale-to-list ratio, months of supply and active inventory, and that record is kept apart from the county deed figures above. In the Southwest Florida MLS, pull of October 21, 2026, Toscana had 5 closings in the last 12 months at a $400,000 median, with 4 active listings priced from $410,000 to $519,900. Twelve months is thin, so the village’s own pace measures use a 24-month window: 11 MLS closings at a $500,000 median, from $335,000 to $579,000, $243 per square foot, a median of 101 days on market and a median sold-to-list ratio of 92.7%. A median hides a wide range, so read it beside your own plan and floor.
Toscana is a large, slow-trading, rule-heavy market. It is three recorded condominiums that have been run by one association since 2007, under a master association and a separate Chapter 190 district, 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 floor and the plan sort these homes more than the finishes do: a 1,648 square foot ground-floor home and a 2,149 square foot upper-floor home share a building and a street and are not comparables for each other.
Five things move a Toscana sale. The first is the plan: ground-floor homes are 1,648 or 1,761 square feet with two bedrooms, and upper-floor homes are 2,083 or 2,149 square feet with three. The second is the floor, because it sets the bedroom count, and over 60 months the 10 upper-floor sales closed at a $646,000 median while the 21 ground-floor sales closed at $520,000. The third is the garage, which the declarations place inside the unit’s recorded boundaries, so it sells with the home. The fourth is the stack of charges that passes with the deed: the master association, the Toscana association, 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 association’s approval of the buyer. Every one of those is a matter of record, and none is visible to an automated estimate.
A Toscana listing competes first with other Toscana listings of the same plan, then with Matera at Vasari and Trieste at Vasari, the two carport sections that trade at lower prices, and, for buyers who stretch, with the six-home garage buildings of Firenze. 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 garage, the plan and the club membership include and what a buyer will pay each year to own the home.
We cover why to list with us, the recorded Toscana market with every one of the 5 latest sales, what each plan has sold for, how we price, what the MLS alone misses, how Toscana benchmarks against Matera, Trieste 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 2007 association merger and the 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 Matera, and more than thirty-five seller questions answered directly.
McGreevy and Comisar price Toscana homes on the records that move them: Lee County’s recorded sales for your plan and floor, the three recorded declarations, the 2007 merger filing, 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, 2024 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 Toscana listing. Our headquarters is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Imperial Parkway entrance to Vasari.
A Toscana 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 three recorded condominiums of 54, 42 and 42 homes whose three associations merged into one on January 31, 2007, 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. Toscana at Bay Colony and Toscana at Tuscany Reserve are Naples condominiums, the Toscana condominiums of Sun City Center and Venice are other places, and the Toscana and Monticello homes on Ravenna Way are in Fort Myers. The Florida condominium register still lists the three old Toscana associations as managing entities even though they have been merged for nearly twenty years, and a buyer’s attorney who reads only the register will ask about it.
Twelve sales in two years is a small market, and a small market is read sale by sale. We split the county record by condominium, 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 Toscana 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. We will not promise a sale date, because the 24-month median of 101 days on market 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 12 Toscana at Vasari sales in the 24 months to September 25, 2026, at a $500,000 median, from $335,000 to $579,000, the first window with ten or more sales. In the last 12 months only 5 closed, from $335,000 to $520,000, too few for a median, and over 60 months the county recorded 31 sales at a $545,000 median.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis run October 12, 2026, September 26, 2021 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 138 Toscana parcels for the 24 months to September 25, 2026: 12 sales, no builder-direct sales and 12 resales. This is the county’s record of deeds, not a listing portal, so it shows what buyers actually paid. The match takes in the recorded legal description of each Toscana condominium, which is how the 138 homes of Toscana I, II and III are separated from the other Vasari sections that share the plat.
| Window | Dates | Sales | Median | Low | High |
|---|---|---|---|---|---|
| 12 months | Sept 26, 2025 to Sept 25, 2026 | 5 | under 10 sales, listed below | $335,000 | $520,000 |
| 24 months | Sept 26, 2024 to Sept 25, 2026 | 12 | $500,000 | $335,000 | $579,000 |
| 36 months | Sept 26, 2023 to Sept 25, 2026 | 16 | $520,000 | $335,000 | $680,000 |
| 60 months | Sept 26, 2021 to Sept 25, 2026 | 31 | $545,000 | $335,000 | $680,000 |
| All recorded history | January 2002 to Sept 25, 2026 | 326 | $311,800 | $165,000 | $680,000 |
The 24-month window is the first with ten or more sales, so it carries the headline, and it works out to $275.04 per square foot of county heated area (the roll’s heated area, not MLS living area). The 60-month median works out to $300.36 per square foot. The county has recorded 326 qualified Toscana sales since January 2002, and the all-history median is low because most of those sales came before the 2022 run. Medians use the mean of the middle pair when the count is even.
Five sales is too few for a reliable median, so we list each one by month, floor and plan, with no unit or owner shown. Here is the full 12-month record, September 26, 2025 to September 25, 2026.
| Month | Floor | County heated sq ft | Bedrooms | Recorded price | Price per heated sq ft |
|---|---|---|---|---|---|
| March 2026 | Ground | 1,648 | 2 | $335,000 | $203.28 |
| May 2026 | Ground | 1,648 | 2 | $347,500 | $210.86 |
| May 2026 | Ground | 1,761 | 2 | $400,000 | $227.14 |
| July 2026 | Upper | 2,149 | 3 | $500,000 | $232.67 |
| August 2026 | Ground | 1,761 | 2 | $520,000 | $295.29 |
The five sales total $2,102,500 in recorded value (arithmetic on the five prices). The two lowest were both the 1,648 square foot plan, the smallest Toscana home, and the highest was a 1,761 square foot ground-floor home at $520,000. The two 1,761 square foot sales were $120,000 apart and three months apart, May and August, and the deed does not say why: condition, position in the building, terms and timing are all invisible in a recorded price. Only one three-bedroom upper-floor home sold in the 12 months.
The seven earlier sales in the 24-month window, from February to August 2025, were $500,000, $579,000, $564,900, $522,500, $520,000, $462,500 and $360,000. Together with the five above they make the twelve, $5,611,400 in recorded value (arithmetic on the twelve prices). Ten of the twelve were two-bedroom ground-floor homes and two were three-bedroom upper-floor homes ($579,000 in March 2025 and $500,000 in July 2026). By condominium, the county’s designator totals for the 24 months are Toscana I with 7 sales from $360,000 to $564,900, Toscana II with 3 ($335,000, $347,500 and $520,000) and Toscana III with 2, at $462,500 and $579,000.
Thirty-one recorded sales in 60 months on 138 homes is about 6.2 sales a year, about 4.5 percent of the homes a year, or about 22 percent of the homes in five years (arithmetic). That is why a Toscana listing is an event: the buyer’s agent has few recent sales to compare, and a seller who prices from the wrong comparable has little other evidence to correct it.
| Calendar year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 7 | under 10 sales | $200,000 | $365,000 |
| 2020 | 12 | $311,750 | $266,000 | $360,000 |
| 2021 | 20 | $325,000 | $245,000 | $370,000 |
| 2022 | 7 | under 10 sales | $495,000 | $595,000 |
| 2023 | 8 | under 10 sales | $488,000 | $675,000 |
| 2024 | 3 | under 10 sales | $540,000 | $680,000 |
| 2025 | 7 | under 10 sales | $360,000 | $579,000 |
| 2026, to September 25 | 5 | under 10 sales | $335,000 | $520,000 |
Toscana’s median rose from $311,750 in 2020 to $325,000 on 20 sales in 2021, the last calendar year with ten or more sales. Every year since has recorded three to eight sales, too few for a median, so we print the count and range: 2023’s eight sales ran from $488,000 to $675,000, and 2026’s five so far from $335,000 to $520,000, leaning toward the smaller ground-floor plans. The year row describes what happened to sell and is not a forecast. A seller who bought in 2022 or 2023 should read this table before choosing a list price, because buyers price from the last 24 months and not from 2023.
| Price band | Sales in 24 months | Sales in 60 months |
|---|---|---|
| $300,000 to $400,000 | 3 | 4 |
| $400,000 to $500,000 | 2 | 4 |
| $500,000 to $750,000 | 7 | 23 |
No Toscana sale in 60 months recorded below $300,000 or above $750,000. The $500,000 to $750,000 band is the heart of the market: 7 of the 12 sales in 24 months and 23 of the 31 in five years. If your home is a 1,648 square foot ground-floor plan you are pricing in the lower bands, and the record for your plan is the one to read.
We pulled every recorded sale in Toscana at Vasari for the 12 months to September 25, 2026, and every one for the 60 months before that date, from the Lee County Property Appraiser roll of October 2026 and the county’s sale file, matched each deed to one of the 138 Toscana parcels by its recorded condominium name, split the sales by condominium, floor and plan, and ran each plan as its own set. That is how this page can say the 1,761 square foot plan traded 13 times in 60 months and the 2,083 square foot plan only three. The appraiser’s own just value for a Toscana home runs from $364,770 to $473,007 with a median of $419,742, $80,258 below the 24-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 floor and plan and read those, not the village median. Second, treat a small subset as an anecdote: the upper-floor three-bedroom homes recorded two sales in 24 months. Third, where fewer than ten sales sit behind a year, read its count and range as a description of what happened to sell, not a forecast; we print no median for it. Days on market and sale-to-list ratio tell you how long a Toscana sale takes and how far from the asking price it closes. In the Southwest Florida MLS, pull of October 21, 2026, Toscana’s 11 closings over 24 months show a median of 101 days on market and a median sold-to-list ratio of 92.7%; we use 24 months because 12 months is thin, and medians hide a wide range.
Toscana at Vasari in Bonita Springs has four plans on two floors: 1,648 and 1,761 square foot two-bedroom ground-floor homes, and 2,083 and 2,149 square foot three-bedroom upper-floor homes. Over 60 months the plans sold from $335,000 for the smallest to $680,000 for the largest, so the plan sets your price before any finish does.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis run October 12, 2026, September 26, 2021 to September 25, 2026; Lee County Property Appraiser parcel layer, read October 12, 2026).
| Plan (county heated sq ft) | Floor and bedrooms | Homes | Sales, 60 months | Median, 60 months | Range, 60 months |
|---|---|---|---|---|---|
| 1,648 | Ground, 2 | 23 | 8 | under 10 sales | $335,000 to $560,000 |
| 1,761 | Ground, 2 | 46 | 13 | $540,000 | $400,000 to $595,000 |
| 2,083 | Upper, 3 | 23 | 3 | listed: $600,000, $642,000, $650,000 | $600,000 to $650,000 |
| 2,149 | Upper, 3 | 46 | 7 | under 10 sales | $500,000 to $680,000 |
The 1,761 square foot plan is the most traded Toscana home, and its 13 sales give a $306.64 per square foot median over 60 months. The 1,648 plan’s 8 sales, from $335,000 to $560,000, are too few for a median, so we read them one by one against the 1,761 plan’s $540,000 median, which is worth knowing before you price one.
The floor split is the biggest price fact in Toscana, because the floor decides the bedroom count. Over 60 months the 69 two-bedroom ground-floor homes recorded 21 sales at a $520,000 median, from $335,000 to $595,000. The 69 three-bedroom upper-floor homes recorded 10 sales at a $646,000 median, from $500,000 to $680,000, or $304.79 per square foot, which is $126,000 above the ground-floor median (arithmetic). On the 24-month window the two-bedroom homes alone recorded 10 sales at a $481,250 median, $282.29 per square foot. In the last 12 months four two-bedroom homes sold, at $335,000, $347,500, $400,000 and $520,000, and one three-bedroom home sold, at $500,000.
Your home is the smallest Toscana plan, and the recent record says buyers have paid for it accordingly: 8 sales in 60 months from $335,000 to $560,000, and two of the five sales in the latest 12 months, at $335,000 and $347,500. Your comparables are the other 1,648 square foot sales first, then the lower end of the 1,761 square foot plan. The garage and the building position are the attributes a buyer will weigh against the plan’s size.
Yours is the most traded plan: 13 sales in 60 months at a $540,000 median, from $400,000 to $595,000. The range is wide. The latest 12 months held two sales of this plan, $400,000 in May 2026 and $520,000 in August 2026, which is why we read each sale before we choose a number.
Upper-floor homes trade rarely. The 2,149 square foot plan recorded 7 sales in 60 months, from $500,000 to $680,000; the 2,083 square foot plan recorded three sales, $600,000, $642,000 and $650,000. Both are too few for a median, so we read the sales themselves. The latest 12 months held one upper-floor sale, $500,000 in July 2026, and the 24 months held two, $500,000 and $579,000. With so little to compare, a pricing opinion on an upper-floor home needs the full record and a visit, and we say plainly where it is an estimate from few sales.
Over 60 months Toscana I recorded 12 sales at a $533,750 median, Toscana II 11 sales at $540,000 and Toscana III 8 sales from $462,500 to $680,000, too few for a median. The three condominiums share the same four plans, so the gap between them is small and moves with which plans happened to sell. Read the condominium medians with their counts beside them, and do not read Toscana III’s higher-priced sales as a premium for the building: the county record does not show one.
All 138 Toscana homes carry a Toscana Way address in ZIP 34135, so the street does not tell you the condominium. The building number does: buildings 1 to 7 are Toscana III at the western end, buildings 8 to 10 and 20 to 23 are Toscana II in the middle, and buildings 11 to 19 are Toscana I at the eastern end, beside the single-family homes of plat Unit Five. We confirm your recorded condominium before we use a comparable.
We price a Toscana condominium from recorded closed sales of the same plan and floor, then adjust for building, garage and door condition, upstairs flooring, lanai view and the flood map. Toscana has four plans, and two 1,761 square foot homes sold $120,000 apart within three months, which a recorded price cannot explain. 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, 2021 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. Toscana’s 24-month median of $500,000 sits between a $335,000 sale of a 1,648 square foot ground-floor home and a $579,000 sale of a 2,149 square foot upper-floor home. Those are the same street, the same club and the same association, and they are $244,000 apart (arithmetic). A median does not tell you which of those two your home resembles.
We start with closed sales, not active listings, in the same plan and floor. For a 1,761 square foot ground-floor home that means the 13 sales recorded in 60 months, from $400,000 to $595,000, with the two latest at $400,000 in May 2026 and $520,000 in August 2026. For a 1,648 square foot home it means 8 sales in 60 months from $335,000 to $560,000, including the two 2026 sales at $335,000 and $347,500. For a 2,149 square foot upper-floor home it means 7 sales in 60 months from $500,000 to $680,000, and for a 2,083 square foot home the three sales at $600,000, $642,000 and $650,000. Where fewer than ten sit behind a plan, we list them and print no median, because a median of three is not a market.
Automated valuation models read the public record. They cannot see your kitchen, your flooring, the age of your air conditioning or your windows, the condition of your garage door and opener, or the view from your lanai. Every ground-floor Toscana home is two bedrooms and two baths on the roll and every upper-floor home is three bedrooms and two baths, so the buyer compares condition, and condition is exactly what a model cannot read. The declarations also make the air conditioning serving the home, the windows and screens, the water heater and the garage opener the owner’s items, so a buyer’s inspector will price their age. We never price from an instant estimate.
A buyer prices your home with the annual cost of ownership in view. At the 24-month median of $500,000, county millage of 12.7942 mills (district 017, 2026) is $6,397.10 before any exemption, the CDD adds $1,883.85 for fiscal 2026 on the Toscana line (proposed for FY2027: $1,567.95), and the Master Association’s 2026 assessment is $13,601.02 a year per home, with Toscana dues of $1,780 a quarter for Toscana I and $1,770 for Toscana II and III 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 building, 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 building layer and a visit. The appraiser flags every Toscana 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 also put the FEMA result for your building in the listing file: eight of the 23 Toscana buildings are shaded Zone X and fifteen are unshaded, and buildings 11 to 20 sit on an older flood map panel than the rest.
We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. Because Toscana’s 24-month median of 101 days on market hides a wide range, we do not quote a timeline promise. We build one backward from the date you need to close, and the Toscana association’s approval step sets the floor on it.
We walk a Toscana seller through four documents before we talk about paint. First, your condominium declaration and the 2007 plan of merger, 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 Toscana line. Third, the flood file: the FEMA zone and panel 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.
Toscana recorded 12 sales in the latest 24 months and 7 of them closed between $500,000 and $750,000, so the first thing we do for a seller here is price your home against the full county record for your own floor and plan, not against a portal estimate. Request a free Toscana 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 Toscana at Vasari and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
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 Toscana at Vasari we lead with the county record and show the MLS measures beside it, labelled as a separate record.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2024 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 Toscana, the Southwest Florida MLS, pull of October 21, 2026, shows 5 closings and a $400,000 median over the last 12 months with 4 active listings, priced from $410,000 to $519,900. Over 24 months it shows 11 closings at a $500,000 median, from $335,000 to $579,000, $243 per square foot, a median of 101 days on market and a median sold-to-list ratio of 92.7%. Twelve months is thin, so the 24-month window carries the pace figures, and medians hide a wide range. We do not carry figures 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 12 sales in the latest 24 months were resales, that none was a builder’s first sale, and that the four plans split into 69 two-bedroom and 69 three-bedroom 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 where the MLS fields are unavailable we tell you so. The MLS also does not say which of three 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 Toscana homes for sale, see Domain Realty Group’s Toscana at Vasari page.
Toscana at Vasari is Vasari Country Club’s largest condominium section and sits in the middle on price: $275.04 per square foot over 24 months, above the carport sections Matera and Trieste and below the garage sections Firenze, Cassia and Altessa, with a $1,883.85 fiscal 2026 CDD line in the middle of six sections. Windows differ by section.
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. Toscana is the largest section by home count, 138 of the community’s 572 condominium homes.
| Section | Recorded sales, 60 months to September 25, 2026 | Median | Per county sq ft |
|---|---|---|---|
| Toscana | 31 | $545,000 | $300.36 |
| Matera | 33 | $400,000 | $260.80 |
| Trieste | 33 | $425,000 | $263.48 |
| Firenze | 18 | $650,000 | $311.54 |
| Cassia | 22 | $716,250 | $302.84 |
On the same 60-month window Toscana trades about $37 to $40 a square foot above Matera and Trieste (arithmetic on the per-square-foot medians) and about $2 below Cassia, which is why a buyer who wants a garage and a lower entry price than the four-home sections looks at Toscana first. Toscana’s 31 sales in 60 months exceed Cassia’s 22 and Firenze’s 18.
Toscana’s numbers say two things to a seller. The village is the garage section with the most homes, so a Toscana buyer is weighing the garage, the plan and the cost of ownership more than the finishes. And it trades slowly, about 6.2 sales a year, which makes a Toscana price harder to support from recent sales than a price in Matera, where ten sales closed in the 12 months. A seller should expect the buyer to compare the garage, the CDD line and the lease rules against Matera and Trieste before anything else, and should have the Toscana record ready for that conversation.
A Toscana owner who sells in order to buy a larger or newer garage home usually looks first at Firenze, whose 60-month median of $650,000 sits $105,000 above Toscana’s $545,000 (arithmetic), and then at Cassia and Altessa, which run higher still. 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 Toscana at Vasari for the buy side of the same record. For the whole club, our guide to selling a home in Vasari Country Club covers every section.
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 Toscana listing this fall: few recorded sales and 2026 prices below 2023’s, the CDD’s final bond payment on May 1, 2027, Citizens Property Insurance’s flood requirement from January 1, 2027, and the public hearings FDOT scheduled for October 27 and 28, 2026 on the I-75 widening. Count backward from your closing date.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, pull of October 21, 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 5 Toscana sales in 2026 through September 25 against 7 in all of 2025 and 3 in 2024, so turnover is steady and thin. Prices tell a different story: the five sales of 2026 ran from $335,000 to $520,000 against $488,000 to $675,000 for the eight of 2023, though the 2026 sales lean toward the smaller ground-floor plans, so the comparison mixes plans. Both years are too small for a median. The MLS record is separate: the Southwest Florida MLS, pull of October 21, 2026, shows 5 Toscana closings in the last 12 months and 4 active listings. 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 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 Toscana line from $1,883.85 to $1,567.95. 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 its side of I-75 and no proposed noise wall drawn on that side. We describe the plot as drawn for the community as a whole, say nothing about how it reads at any one Toscana building 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 Toscana’s 24-month median of 101 days on market (Southwest Florida MLS, pull of October 21, 2026) hides a wide range, we do not quote a sale timeline. We work backward from your target closing date: the association’s approval and the estoppels requested early, the flood and wind file assembled before the first showing, and a price that matches the recorded sales. The approval step alone needs at least 20 days between the notice and the closing.
Club membership passes with your Toscana condominium. Every Toscana 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 Toscana declarations read October 12, 2026).
Each Toscana 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.
The master declaration lists a pool among the Club Facilities, and the Toscana village covenants keep a rule for the swimming pool, but the county building layer shows no pool or cabana building inside Toscana’s own 12.77-acre common area. We do not write that Toscana has its own pool. We tell a buyer what the club lists, and we ask the association which pool its rule refers to before the listing goes live.
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 Toscana only in an enclosed garage with the door closed, and every Toscana home has a garage inside the unit, so a buyer with a boat on a trailer or a cart keeps it there or elsewhere. We say that in the listing so it does not surface after an offer.
A Toscana at Vasari buyer in Bonita Springs pays the master association’s club and community dues, the Toscana association’s dues for the buyer’s condominium, the Vasari CDD’s $1,883.85 fiscal 2026 assessment and county property tax. The CDD line and the millage are public, and the association figures below come from the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet.
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, 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 per home ($10,851.02 operating plus $2,750 reserves) | Master board | Billed by the master association |
| Toscana association, your condominium’s budget | $1,780 a quarter for Toscana I, $1,770 a quarter for Toscana II and III | Toscana board, a separate budget for each condominium | Your share is 1/54 of Toscana I’s common expenses, or 1/42 of Toscana II’s or III’s |
| Vasari CDD, Toscana (“Six-plex Iâ€) | $1,883.85 (operations $1,100.00, debt $783.85) | 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. 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. Toscana dues are quarterly, per the associations’ 2026 quarterly fee sheet: Toscana I $1,780 and Toscana II and III $1,770 each. What a condominium’s dues include (building insurance, water, sewer or reserves) differs by association and we have not verified it, so ask for the association’s budget and the estoppel. Our fixed carry arithmetic, the $13,601.02 master assessment plus four times the quarterly dues plus the CDD assessment, is $22,604.87 a year for Toscana I ($1,883.74 a month) and $22,564.87 for Toscana II and III ($1,880.41 a month) with the fiscal 2026 CDD, and $22,288.97 and $22,248.97 with the fiscal 2027 proposed CDD; it excludes property tax, insurance, utilities, food and beverage, cart fees and any assessment balance. The only dues figures in the three recorded declarations are the developer’s guarantees, which cap common-expense assessments at $559.00 a quarter for Toscana I to December 31, 2003 and $643.00 after, $630.00 for Toscana II to December 31, 2004 and $720.00 after, and $770.00 for Toscana III to December 31, 2005 and $885.00 after. Those are history and not current fees. 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.
| Basis | Property tax at 12.7942 mills (2026) | CDD fiscal 2026 | Subtotal before dues | With fiscal 2027 proposed CDD |
|---|---|---|---|---|
| $400,000 (a May 2026 sale) | $5,117.68 | $1,883.85 | $7,001.53 | $6,685.63 |
| $500,000 (24-month median) | $6,397.10 | $1,883.85 | $8,280.95 | $7,965.05 |
| $650,000 (an April 2023 sale, 2,149 square foot plan) | $8,316.23 | $1,883.85 | $10,200.08 | $9,884.18 |
Master and Toscana association dues are not in the table; they are set out above. 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. The 2026 components include Lee County, 3.7623, school local, 2.2480, school state, 3.0230, and the City of Bonita Springs, 0.8411, its rolled-back rate adopted September 23, 2026 (Resolution 26-027). The November 2026 bill uses the 2026 millage with the district’s fiscal 2027 assessment, so the last column is the one to read, and it is proposed. Treat the tax figure as an illustration on the price shown and not as your bill. A homestead owner’s taxable value is usually lower than the sale price, as the roll’s just value median of $419,742 for a Toscana home suggests, and a buyer’s first-year tax resets with the sale. Homestead exemptions appear on 47 of the 138 Toscana homes, about one in three.
The master declaration levies a Resale Transfer Fee on the buyer at closing, in an amount the board sets from time to time. 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 a rental processing fee of $532.50. Each association that issues an estoppel certificate may charge up to the statutory cap: a $250 base under section 718.116(8), with a current DBPR-adjusted cap of $299, plus $119 for delivery within three business days and $179 if the account is delinquent; an association’s actual fee may be lower.
The club says there are no planned assessments at this time. The Toscana association may levy special assessments for unbudgeted common expenses under the declarations, and a buyer is jointly liable with the seller for any unpaid assessments, which is why the estoppel matters. Because the 2007 merger keeps a claim that arose before the merger with the condominium that incurred it, the estoppel for a Toscana I home and the estoppel for a Toscana III home can differ.
The Vasari Community Development District’s Series 2012 bonds reach final maturity on May 1, 2027, and the fiscal 2027 proposed budget lowers the Toscana line from $1,883.85 to $1,567.95. 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 district’s documents page checked October 30, 2026).
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. Toscana is labelled “Six-plex I†in the budget, which is why its fiscal 2026 total of $1,883.85 sits $85.53 below Matera’s $1,969.38 and $174.51 above Trieste’s $1,709.34 even though all three pay the same $1,100.00 operations line (arithmetic on the budget lines). For Toscana, $783.85 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 $467.95 and the total to $1,567.95, a drop of $315.90. 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 Toscana 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 Toscana line of $1,883.85 prorates to about $934 for the seller’s share (arithmetic only, not your bill), and the closing agent works the real figure from the actual bill.
A Toscana sale touches one corporation, Toscana at Vasari Village Association, Inc., which absorbed the three Toscana condominium associations in a merger filed January 31, 2007 and now operates Toscana I, II and III as one multi-condominium association with a separate budget for each. Dues are $1,780 a quarter for Toscana I and $1,770 for Toscana II and III in 2026, and the association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari.
Data updated: October 2026 (Florida Division of Corporations detail pages and Articles of Merger read October 12, 2026; Lee County Clerk recorded declarations; Florida Statutes sections 617.1105, 718.116 and 720.30851 read October 12, 2026; the associations’ 2026 quarterly fee sheet and the association’s 2026 fee schedule, October 30, 2026).
| Entity | Florida document number | Filed | Status (read October 12, 2026) |
|---|---|---|---|
| Toscana at Vasari Village Association, Inc. | N02000001919 | March 18, 2002 | Active; last event corporate merger filed January 31, 2007; 2026 annual report filed March 30, 2026 |
| Toscana I at Vasari Condominium Association, Inc. | N02000001918 | March 18, 2002 | Inactive, merged January 31, 2007 |
| Toscana II at Vasari Condominium Association, Inc. | N03000004376 | May 23, 2003 | Inactive, merged January 31, 2007 |
| Toscana III at Vasari Condominium Association, Inc. | N03000004373 | May 23, 2003 | Inactive, merged January 31, 2007 |
The village association lists five officers and directors and one management company as its registered agent. 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 plan of merger gave the surviving association “all of the rights, powers, duties and functions†of the three Toscana condominium associations and said it “shall operate as a multi-condominium association as required under Chapter 718 Florida Statutes,†keeping “separate books and records and budgets for each of the respective Condominiums.†Three things follow for a seller. First, there is one board to approve your buyer and one association to order the estoppel from, not three. Second, each condominium still has its own declaration, its own common elements and its own budget, so a Toscana I owner’s share is figured on Toscana I’s budget and a Toscana II or III owner’s on theirs. Third, the plan says a claim that arose before the merger “shall be assessed only against the properties or units which were under the pre-merger Association which incurred the loss, claim or liability,†so the estoppel for your home should say whether any open claim or assessment is limited to your condominium.
The Articles of Merger record that the village association had 138 members entitled to vote, Toscana I had 54, Toscana II 42 and Toscana III 42, and that each plan was adopted by written consent of the members. We cite the filing and not a summary, because a buyer’s attorney will ask for the instrument.
The plan of merger set a five-director board: “each Condominium entitled to at least one (1) representative on the Board of Directors.†Each condominium elects its own director for a two-year term, counted only on that condominium’s votes, and the other two seats are elected at large by all members for one-year terms. Whether the bylaws have changed since 2007 is a question for the current documents, and we ask for them when we take the listing.
The Florida condominium register still names the three old condominium associations as the managing entities of Toscana I, II and III, at the current manager’s address, although the Division of Corporations shows them merged since 2007. We read that as a register that was never updated and not as a second operator. Each of the three projects shows “Recorded†in its secondary status, which means the state annual fee is shown paid. A buyer’s attorney who reads only the register may ask who the association is, and the answer is the village association.
The village covenants, recorded October 7, 2002, make the village responsible for the common areas and all landscaped areas, including the landscaped parts of each condominium’s common elements, the lawns, sprinklers and sidewalks, and set the village budget by unit count, billed quarterly in advance by the tenth day, with a member association’s assessment capped at a 15 percent rise a year without two-thirds of the village directors. The Toscana association maintains the roofs, exterior walls with painting, waterproofing and caulking, the garage exteriors, overhead doors and structure, and the pipes and wiring up to the point they enter the home. The owner keeps windows, glass and screens, the entry door interior, appliances, the water heater, all air conditioning and heating serving the home, floor coverings, shower pans, the garage interior, door hardware and opener. A buyer asks where the line falls, and the answer is in the declaration, Sections 11.1 and 11.2.
An estoppel certificate states what an owner owes the association at the time of sale. A Toscana sale usually needs two: one from the Toscana association, which is 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 and financial reports, on a website or app within 30 days of receiving or creating them. Each Toscana condominium has 42 or 54 units, so that duty applies to each. We did not find a public address for the Toscana portal, so we ask the manager for the owner-portal location and the current documents when we take the listing.
Every Toscana declaration requires the association 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, whichever comes first. In practice the approval sets the shortest realistic timeline of a Bonita Springs Toscana sale.
Data updated: October 2026 (recorded Toscana 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. Approval is issued in a Certificate of Approval. A disapproval needs a majority of the whole board, and the association must then furnish an approved buyer at the same price and terms within 30 days.
| 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 |
| Approval | Certificate of Approval issued | Before closing |
| Disapproval | A majority of the whole board disapproves | The association must furnish a buyer at the same price and terms within 30 days |
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: the declaration text allows a fee up to the legal maximum, and section 718.112(2)(k) today says it may not exceed $150 per applicant.
A Toscana home may be owned by one person, by two or more people, or in a trust, corporation, partnership or other entity, subject to the declaration’s rules on who occupies it. 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. The buyer is jointly and severally liable with the seller for unpaid assessments, “regardless of when incurred,†which is why the estoppel matters at closing.
Before 2007 a seller might have needed approval from the board of Toscana I, II or III. Since the merger, one five-seat board approves every Toscana sale, with each condominium holding at least one seat. 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 Toscana 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 23 Toscana buildings at two stories. Confirm your building’s status with your association.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.111, 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 three Toscana projects as approved, with the secondary status “Recordedâ€: Toscana I (PR1G026353) with 54 units, Toscana II (PR69291) with 42 and Toscana III (PR69868) with 42. The developer of all three was Taylor Woodrow Communities at Vasari, L.L.C. The county’s building footprint layer classes all 23 Toscana buildings as “Condominium, Low Rise, 1 to 3 Floors,†six homes and two stories each.
Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height,†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, one for each condominium.
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, the state’s Frequently Asked Questions and Answers document, and a governance form the Division prepares. The contract must carry, in conspicuous type, either an acknowledgment that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause letting the buyer cancel within 7 such days after signing and receipt, with any purported waiver of no effect and the right ending at closing. For contracts made after December 31, 2024 the statute adds a conspicuous statement of whether the association is required to have a milestone inspection or a structural integrity reserve study. On the county record, Toscana’s two-story buildings are not required to have either, and your closing agent confirms the exact wording for your contract.
The two-story exemption covers the structural integrity reserve study; it does not remove the association’s general budget and reserve rules under section 718.112. Because the Toscana association keeps a separate budget for each of the three condominiums, a buyer should read the reserve schedule for the specific condominium. Whether each condominium 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 Toscana 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 Toscana 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.
Toscana has two legal structures in one deed. Each Toscana 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 complete and give the buyer a flood disclosure at or before the time the sales contract is signed. It carries a notice that homeowners’ insurance does not cover floods and asks whether the seller knows of flooding that damaged the property, whether the seller filed a flood insurance claim and whether the seller received assistance for flood damage. 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 Toscana home that can include past water intrusion, a roof leak reported to the association, an unapproved lanai change or upstairs 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; 47 of the 138 Toscana 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. Toscana 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, including the question of whether any claim is limited to your condominium under the merger plan.
FEMA’s live flood layer returned Zone X, outside the special flood hazard area and with no base flood elevation, at all 23 Toscana buildings we queried: eight are shaded Zone X (0.2 percent annual chance) and fifteen are unshaded. Every building 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 the center of every Toscana building on October 12, 2026, with Lee County’s evacuation layer and 2018 LiDAR ground elevations. Each point is a building, not a unit.
| Condominium | Buildings | Flood zone result | FEMA panel (effective) | Evacuation zone | Ground elevation, ft NAVD88 (building means) |
|---|---|---|---|---|---|
| Toscana III | 1, 2, 6, 7 | Zone X, shaded (0.2 percent annual chance), no BFE | 12071C0659G (November 17, 2022) | B | 14.5 to 15.1 |
| Toscana III | 3, 4, 5 | Zone X, minimal hazard, no BFE | 12071C0659G (November 17, 2022) | B | 14.5 to 15.3 |
| Toscana II | 8, 21, 23 | Zone X, shaded (0.2 percent), no BFE | 12071C0659G (November 17, 2022) | B | 14.4 to 14.6 |
| Toscana II | 9, 10, 22 | Zone X, minimal hazard, no BFE | 12071C0659G (November 17, 2022) | B | 14.5 to 15.3 |
| Toscana II | 20 | Zone X, shaded (0.2 percent), no BFE | 12071C0678F (August 28, 2008) | B | 14.8 |
| Toscana I | 11 to 19 | Zone X, minimal hazard, no BFE | 12071C0678F (August 28, 2008) | B | 14.5 to 15.1 |
Every building agrees on Zone X and on Zone B, so we can say it of Toscana as a whole; the shaded and unshaded split, and the panel, depend on the building. The 54 homes of Toscana I and building 20 sit on the older 2008 panel, the rest on the 2022 panel. 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, and expect a lender’s flood determination to be made for the exact home.
Zone X, shaded or not, is outside FEMA’s special flood hazard area, so a federally backed mortgage does not require flood insurance on the building. Shaded Zone X marks the 0.2 percent annual chance flood area. The association insures the building; an owner’s flood coverage choices are a separate question. 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 Toscana is inside the city.
Lee County places every Toscana building 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 Toscana 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 Toscana-specific damage report in public records. A buyer asks the association for its claim and repair history by building, and we ask for it before the listing so your answer is ready.
The county places Toscana 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. Six Toscana I buildings date to 2002, the first year of the statewide code, and the rest to 2003 and 2004, so a wind mitigation inspector checks each building’s permit date against that line. 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.
The Toscana association insures the 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.
Toscana’s recorded declarations and village covenants 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, garage parking with vehicles kept inside and board approval of alterations. We put each answer in the file.
Data updated: October 2026 (recorded Toscana declarations, Sections 11, 12 and 13, and the village covenants, read October 12, 2026; Vasari Country Club Questions and Answers read October 10, 2026).
All three Toscana 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. Toscana 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 Toscana home can be leased, but only the whole home, only to a natural person, only with the 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 Toscana home with an approved tenant in it. A Toscana 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 swimming 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 Toscana home has a garage inside the unit’s recorded boundaries. The village covenants limit parking to private cars and passenger vans in garages, driveways or designated spaces and bar on-street and lawn parking. Trucks, commercial vehicles, recreational vehicles, trailers, motorcycles, mopeds, golf carts and boats may be kept only in an enclosed garage with the door closed, so the garage is the answer for a buyer with a cart or a motorcycle. The association keeps the garage exterior, overhead door and structure; the owner keeps the interior, the door hardware and the opener.
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. Lanais are limited common elements, and none may be carpeted, covered or enclosed without the board’s 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 the board’s written consent. Toscana homes are marketed online, through a buyer database and by appointment through the gate.
We market a Toscana condominium with professional photography, cinematic video, drone footage, a qualified-buyer database and a listing file that answers the garage, association, club and district questions before a showing. Toscana is shown by appointment through the gate and carries no yard-sign option, so the online presentation does the work a sign would do.
Data updated: October 2026 (recorded Toscana declarations, Sections 11, 12 and 14, and the village covenants, read October 12, 2026; Vasari Country Club directions, club marketing, read October 10, 2026; OSRM routing from Toscana Way, October 10, 2026).
A Toscana buyer is choosing between four plans and two floors, so the photographs have to show what differs: the garage as part of the home, the lanai and what it faces, the kitchen and baths, the flooring and, upstairs, the third bedroom. Drone footage shows where your building sits among the 23 buildings of Toscana Way and where Toscana sits in the club. We shoot the home as it is, and we describe the golf tag on the county land record as a community-level fact and not a promise of a view from your lanai.
We attach, before the first showing: the recorded declaration for your condominium (Toscana I, II or III), the village covenants, the current budget and reserve schedule for your condominium, the Vasari 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 drive times from Toscana Way, routed without traffic on October 10, 2026: Bonita Springs High School 11 minutes, NCH North Hospital 14, Bonita Beach Park 15, Southwest Florida International Airport 26 and downtown Naples 30. Real drive times run longer in season, and Lee County has closed or is closing the Bonita Beach Park, Little Hickory Island Beach Park and Beach Access #1 lots for repairs in the fall of 2026, so we check the county’s pages before we quote a beach day to a buyer.
The garage is the Toscana feature the carport sections cannot offer, so we market it exactly as the declarations record it: it lies inside the unit’s boundaries, it sells with the home, and the owner keeps its interior, door hardware and opener while the association keeps its exterior, overhead door and structure. We also say what the village covenants say, that trucks, recreational vehicles, trailers, motorcycles, golf carts and boats are kept only in an enclosed garage with the door closed, because a buyer with a cart or a motorcycle is asking whether the garage fits the life, and the answer is in the document.
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. Dues are not on the club’s public site: the association’s 2026 fee schedule lists the master assessment, the associations’ 2026 quarterly fee sheet lists the Toscana dues, and an estoppel confirms both for an address. No new construction: the roll dates every home to 2002 to 2005. No elevator on the building record and no third story: the buildings are two stories of six homes. No age restriction and no 55-plus rule: the declarations say so in plain words. No pool inside Toscana’s own common area on the county layer: the master declaration lists a pool among the Club Facilities, and we tell a buyer which one the village rule refers to only once the association tells us. 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 “Toscana at Vasari†with the recorded condominium, Toscana I, II or III, and the building on Toscana Way, so a search by community name, by condominium name or by street finds the listing. The MLS label check, whether Toscana is entered as one subdivision or as three condominiums, is on our list for the Matrix backfill, and we mark it as open until it is read from the system.
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 garage, a third bedroom and a bundled golf club at a condominium price point search by community name, so the Toscana at Vasari name leads the listing, and our Toscana at Vasari community guide is the page we send them to for the record behind it.
We negotiate a Toscana sale from the recorded sales: we show the buyer’s agent the latest Toscana prices by plan and floor, defend the price through the appraisal, and trade on terms that matter here, namely the association 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, 2024 to September 25, 2026; recorded Toscana declarations read October 12, 2026).
A Toscana 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. Under the declarations those are the owner’s items, along with the garage interior and the door opener, while the association keeps the roof, the exterior walls and the garage exteriors. 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 five sales in the latest 12 months, an appraiser has few comparables and will reach back, so the 24-month record of 12 sales and the 60-month record of 31 are what the appraisal rests on. We give the buyer’s agent the recorded sales by condominium, floor and plan, and we explain the two 1,761 square foot sales that closed $120,000 apart in May and August 2026 as two data points whose reasons the deed does not show, so the appraisal starts from the whole record and not from a single low sale.
In Toscana 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 Toscana against Matera or Trieste is comparing a garage with a carport, and will look at the CDD line next: Toscana pays $85.53 less than Matera and $174.51 more than Trieste for fiscal 2026, and all three carry the same $1,100.00 operations line. We say so before the buyer’s agent does, then point to what Toscana offers: the garage inside the unit, the three-bedroom upper floors and a single association since 2007.
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 $500,000 Toscana 24-month median that is $3,500 in stamps and about $2,575 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; Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026).
| Item | $400,000 (a May 2026 sale) | $500,000 (24-month median) | $650,000 (an April 2023 sale, 2,149 square foot plan) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,800.00 | $3,500.00 | $4,550.00 |
| Owner’s title premium (promulgated rate) | $2,075.00 | $2,575.00 | $3,325.00 |
| Subtotal of the two fixed items | $4,875.00 | $6,075.00 | $7,875.00 |
| 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 | $5,473.00 | $6,673.00 | $8,473.00 |
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 $500,000 that is $575.00 on the first $100,000 plus $2,000.00 on the remaining $400,000, or $2,575.00. 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 application fee for the association’s approval is the buyer’s side, capped at $150 per applicant under section 718.112(2)(k). The seller does not pay a club initiation fee, because Vasari’s bundled membership has none. The association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as the master transfer fee (our inference), so we confirm the amount with the association in writing.
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, $6,397.10 of tax on the $500,000 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 $3,172 to the buyer, and the fiscal 2026 CDD line of $1,883.85 credits about $934. 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 association items are obtained 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.
Toscana at Vasari and Matera at Vasari are Vasari Country Club’s two largest condominium sections in Bonita Springs, and they differ in four ways that set the price. A Toscana seller should tell buyers about the garage, the three-bedroom upper floors, the six-home buildings and the single association, and be ready for a higher price per square foot.
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; the associations’ 2026 quarterly fee sheet, October 30, 2026; FEMA NFHL queried October 12, 2026).
| Factor | Toscana at Vasari | Matera at Vasari |
|---|---|---|
| Homes | 138 | 128 |
| Buildings | 23 two-story buildings of 6 | 16 two-story buildings of 8 |
| Built | 2002 to 2005 | 2004 to 2006 |
| Plans (county heated sq ft) | 1,648 and 1,761 (ground, 2 bedrooms); 2,083 and 2,149 (upper, 3 bedrooms) | 1,467 (96 homes); 1,597 and 1,621 (Matera III) |
| Bedrooms on the roll | 2 on the ground floor, 3 upstairs | 2 in every home |
| Parking | Garage inside each unit | One assigned carport space |
| Streets | Toscana Way | Matera Lane and Altessa Way |
| Associations | Village association plus one multi-condominium association since 2007 | Village association plus four condominium associations |
| CDD fiscal 2026 / fiscal 2027 proposed | $1,883.85 / $1,567.95 | $1,969.38 / $1,619.01 |
| 12-month recorded sales | 5 (under 10, no headline median) | 10, median $332,500 |
| 24-month recorded sales | 12, median $500,000 | 15, median $345,000 |
| 60-month recorded sales | 31, median $545,000, $300.36 per sq ft | 33, median $400,000, $260.80 per sq ft |
| FEMA zone at sampled buildings | Zone X at all 23 (8 shaded, 15 unshaded) | Shaded Zone X, panel 0659G |
| Evacuation zone | B | B |
Toscana is the larger section, 138 homes against 128, but it traded less often in the latest 12 months, 5 sales against 10. That matters to a seller because a buyer’s agent can see more recent Matera prices than Toscana prices, so a Toscana price has to be supported by the plan-by-plan record and not by the village headline. Say so, and show the list.
On the same 60-month window Toscana trades about $37 to $40 a square foot above Matera and Trieste, and its 24-month median is $500,000 against $345,000 for Matera. Much of the gap is more house: Toscana’s smallest plan, 1,648 square feet, is larger than any Matera plan, and Toscana’s upper floors are three-bedroom homes that Matera does not build. Matera is mostly one plan, so its homes compare to each other cleanly, while Toscana spreads across four plans and two floors that must be read separately.
Both sections carry the master association, a village association and a condominium association layer, plus the Vasari CDD. The associations’ 2026 quarterly fee sheet lists the dues: Toscana I $1,780 and Toscana II and III $1,770 each, against Matera I $1,625 and Matera II, III and IV $1,575 each, and the master assessment is $13,601.02 a year per home in both. What condominium dues include is not verified. The one published difference is the CDD line, because Toscana and Matera sit in different bond classes (“Six-plex I†and “Condo IIâ€): Toscana pays $85.53 less in fiscal 2026 and $51.06 less 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.
Toscana at Vasari fits a buyer whose priorities are an enclosed garage, a three-bedroom plan, a six-home building and a single association running the building and grounds. Matera at Vasari fits a buyer whose priorities are the lowest entry price in Vasari, a two-bedroom plan, carport parking and the most recent comparable sales. Both carry the same lease limits, the same club and no recorded age restriction. We describe homes, not the people who buy them, and we let the buyer choose.
You can get a free Toscana at Vasari home valuation three ways: through our Toscana home valuation page, through the valuation form for Toscana sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Toscana 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 (Toscana I, II or III), the building and 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 direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Toscana 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.
Most Toscana 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 Toscana condominium specifically, where a buyer needs board approval, the 7-day resale package and two estoppels, and where the recorded price range over five years runs from $335,000 to $680,000, so a discount for speed is measured in tens of thousands of dollars.
| 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 by plan and floor 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 Toscana 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 garage, the plan, 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 Toscana 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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.†Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!†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 direct at (239) 898-6072.
These are the questions Toscana owners ask us most, answered from Lee County’s recorded sales, the three recorded Toscana declarations, the Vasari Community Development District’s own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, Call Jesse direct at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2021 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 plan and floor, in a similar condition. Over 60 months the 1,761 square foot plan recorded 13 sales at a $540,000 median, the 1,648 plan 8 from $335,000 to $560,000, the 2,149 plan 7 from $500,000 to $680,000 and the 2,083 plan three sales between $600,000 and $650,000. Request a free Toscana at Vasari home valuation and we build a specific number with the recorded comparables attached.
Start by gathering what a Toscana 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 direct at (239) 898-6072 to begin.
Three. The Lee County Clerk’s records and the state condominium register show Toscana I with 54 units, Toscana II with 42 and Toscana III with 42, 138 homes in all. Since the merger filed January 31, 2007, one association, Toscana at Vasari Village Association, Inc., operates all three with a separate budget for each.
The best listing agent for a Toscana condominium is the one who prices from Toscana’s own recorded sales by plan and floor 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. Ask any agent you interview for the Toscana sales they will price from.
Over 24 months, Toscana’s 11 MLS closings show a median of 101 days on market (Southwest Florida MLS, pull of October 21, 2026); we use 24 months because 12 months is thin, and a 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 the same 24 months the median sold-to-list ratio was 92.7% (Southwest Florida MLS, pull of October 21, 2026). The county record shows the closing prices; 7 of the last 12 recorded sales fell between $500,000 and $750,000, the band a typical upper-floor or 1,761 square foot list price competes in.
The five recorded sales of the 12 months to September 25, 2026 were $335,000 and $347,500 (both 1,648 square foot ground-floor homes), $400,000 (a 1,761 ground-floor home), $500,000 (a 2,149 square foot upper-floor home) and $520,000 (a 1,761 ground-floor home). The seven before them, back to February 2025, ran from $360,000 to $579,000.
The 12 months held 5 sales, from $335,000 to $520,000, too few for a median. The 24-month median is $500,000 on 12 sales, the 36-month median $520,000 on 16 and the 60-month median $545,000 on 31. The windows differ because the 2022 and 2023 run sits inside the longer windows.
The $500,000 to $750,000 band holds 7 of the 12 sales in 24 months and 23 of the 31 in 60 months. Three of the 12 closed between $300,000 and $400,000 and two between $400,000 and $500,000. No Toscana sale in 60 months recorded below $300,000 or above $750,000.
In the 60 months to September 25, 2026 the highest was $680,000, in the range of the 2,149 square foot upper-floor plan. In the latest 12 months the highest was $520,000, a 1,761 square foot ground-floor home. Buyers price from the last 24 months, not from 2023.
Yes, because the floor sets your bedrooms. Over 60 months the 69 two-bedroom ground-floor homes recorded 21 sales at a $520,000 median and the 69 three-bedroom upper-floor homes recorded 10 sales at a $646,000 median, $126,000 higher. Compare your home with its own floor first.
Mostly: over 60 months the 1,648 plan’s 8 sales ran from $335,000 to $560,000, too few for a median, against a $540,000 median on the 1,761 plan’s 13 sales, a difference 113 square feet does not explain by itself. Condition, position and timing account for part of it, and we show buyers the sales by plan.
Very little. The three share the same plans, and over 60 months Toscana I’s median was $533,750 on 12 sales and II’s $540,000 on 11, while III’s 8 sales ran from $462,500 to $680,000, moving with which plans happened to sell. We compare by plan and floor, then check your condominium’s own sales.
Yes. Each Toscana declaration says no owner may sell or give away a unit 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.
It simplified it. Before 2007 a sale might have gone to the board of Toscana I, II or III. Since January 31, 2007 one five-seat board approves every Toscana sale and one association issues the estoppel, though each condominium keeps its own declaration and budget, and a claim that arose before the merger stays with its own condominium.
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, in an amount the board sets; the association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), so we confirm it with the association at listing. The club says there is no separate initiation fee for the bundled membership.
Toscana I is $1,780 a quarter and Toscana II and III are $1,770 each, per the associations’ 2026 quarterly fee sheet, and the master assessment is $13,601.02 a year per home in 2026. 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 Toscana assessment of $1,883.85 is on the November tax bill, so it is prorated with the property taxes at closing. The proposed fiscal 2027 figure is $1,567.95.
The Series 2012 bonds reach final maturity on May 1, 2027. The fiscal 2027 proposed budget lowers the Toscana debt line from $783.85 to $467.95, 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 Toscana sale usually needs one from the Toscana 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 $500,000 sale it is $2,575.00.
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 Toscana 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 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 three declarations say, “There is no restriction on the ages of occupants of Units.†We do not market Toscana 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 commonly accepted 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 pool. We put the rule in the listing file.
FEMA’s layer returned Zone X with no base flood elevation at all 23 Toscana buildings we queried on October 12, 2026: eight are shaded Zone X and fifteen unshaded. 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 Toscana 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 23 Toscana buildings at two stories. A buyer’s lender will still ask about reserves, so we obtain your association’s budget for your condominium.
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. Toscana homes are marketed online, through our buyer database and by appointment through the gate.
Most Toscana homes date to 2002 to 2005, 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. Call Jesse direct at (239) 898-6072.
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 may be exempt from the Resale Transfer Fee under the master declaration, which your closing agent confirms. 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.
The record does not price it separately, but it sets Toscana apart. A garage inside the unit’s boundaries is a feature the carport sections do not offer, and the village rules send boats, trailers, motorcycles and golf carts into an enclosed garage. We market it as part of your home and let the sales speak.
It can. The association insures the buildings and common elements, and the owner insures the inside, so a buyer’s HO-6 quote and any wind mitigation credits are part of the offer. A Uniform Mitigation Verification inspection can earn credits, and we do not quote a premium for your home.
Compare condominium against condominium on the same window. Toscana’s 60-month median was $545,000 on 31 sales and Matera’s $400,000 on 33, which is about $37 to $40 more per square foot for Toscana, and Toscana’s CDD line is $85.53 lower for fiscal 2026. Our Toscana vs Matera 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 direct at (239) 898-6072 for a clear, written conversation.
Request a free Toscana at Vasari home valuation or Call Jesse direct 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 Toscana specialist matters because value here turns on details a generalist misses: a board approval step, a garage that belongs to the unit, a club membership that passes with the deed, a district with its own bill and four plans on two floors that sort the price. Buyers pay for that certainty.
If you are thinking, “I need someone to sell my Toscana at Vasari condo,†McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Toscana at Vasari, Bonita Springs, Lee County and the rest of Southwest Florida. Whether you are selling a ground-floor two-bedroom condominium or an upper-floor three-bedroom condominium in Toscana I, II or III, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A Toscana buyer is buying a two-bedroom or three-bedroom condominium with its own garage, in a two-story building of six homes, inside a gated, bundled golf club community in Bonita Springs, with the club’s 18-hole course, racquet courts, fitness center and clubhouse, and a documented drive of 15 minutes to Bonita Beach Park and 26 minutes to Southwest Florida International Airport by our routing estimate. Our Toscana 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 association filings and the 2007 Articles of Merger, 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.
Toscana 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 Toscana 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 Toscana 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 Toscana seller guide is public or member-held. These are the ones a Toscana 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 the Toscana association, not public files.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Declaration of Condominium, Toscana I at Vasari, OR 3760/3154 | Lee County Clerk of Court | Sale approval, leasing, pets and maintenance for Toscana I | Open the Clerk image |
| Declaration of Condominium, Toscana II at Vasari, OR 4129/538 | Lee County Clerk of Court | The same rules for Toscana II | Open the Clerk image |
| Declaration of Condominium, Toscana III at Vasari, OR 4419/2769 | Lee County Clerk of Court | The same rules for Toscana III | Open the Clerk image |
| Declaration of Covenants for Toscana at Vasari Village, OR 3760/3117 | Lee County Clerk of Court | The village budget, parking, pets and signs | Open the Clerk image |
| Articles of Merger of the Toscana associations, filed January 31, 2007 | Florida Division of Corporations | The plan that made one association run all three condominiums | Open the merger filing |
| 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 Toscana 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 Toscana 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 through September 25, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Bonita Springs listing team Toscana 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 every recorded Toscana sale over the latest 24 months, 12 in all, and read the three recorded declarations, the village covenants, the Articles of Merger, 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 Toscana 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 direct at (239) 898-6072, or start with the Toscana 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 Toscana 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.