Sell Your Home in Trieste at Vasari, FL

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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.

Updated October 2026

Selling a Trieste at Vasari condominium starts with three facts most listing pages skip: your buyer needs your condominium board’s written approval, your home is one of 108 two-bedroom condominiums in seven plan sizes, and every owner holds a membership in one bundled golf club. Lee County recorded 10 Trieste sales in the 24 months to September 25, 2026, at a $350,000 median, and 6 of them closed in the latest 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 Trieste I, II and III. For the full picture, from the 2002 village covenants to the flood map, start with our Trieste 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 direct at (239) 898-6072, request a free Trieste at Vasari home valuation, or use our Trieste valuation form. We send you the recorded sales we used, labelled by month and source.

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Table of Contents

• How Do I Sell My Trieste at Vasari Condo in 2026?
• Why List Your Trieste at Vasari Home With McGreevy and Comisar?
• What Is the Trieste at Vasari Market Doing for Sellers Right Now?
• How Do We Price a Trieste at Vasari Condo?
• What Does the MLS Alone Miss About Trieste Sales?
• How Does Trieste Benchmark Against Matera, Toscana and the Rest of Vasari?
• Is Now a Good Time to Sell a Trieste Condo?
• What Does the Club Membership Mean When You Sell a Trieste Condo?
• What Does a Buyer Pay Each Year to Own a Trieste Condo?
• What Does the Vasari CDD Bond Payoff Mean for a Trieste Seller?
• Who Governs Trieste, and Which Association Paperwork Surfaces When You Sell?
• How Does Board Approval Shape a Trieste Sale?
• Does Florida Condominium Law Change How You Sell in Trieste?
• What Disclosures Does a Trieste Seller Owe?
• What Will a Buyer Ask About Flood, Storms and Insurance in Trieste?
• Which Trieste Rules Shape Your Buyer Pool?
• How Do We Market a Trieste at Vasari Condo?
• How Do We Negotiate a Trieste Sale on Your Behalf?
• What Does It Cost to Sell a Trieste at Vasari Condo?
• Trieste at Vasari vs Matera at Vasari: What Should Sellers Tell Buyers?
• How Do I Get a Free Trieste at Vasari Home Valuation?
• Should I List, Sell for Cash or Sell by Owner in Trieste at Vasari?
• What Do Trieste at Vasari Sellers Say About Working With Us?
• Frequently Asked Questions, Seller Edition
• Why Does a Trieste Specialist Matter When You Sell?
• Downloadable Documents
• Sources and Authoritative References
• Your Local Real Estate Experts

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How Do I Sell My Trieste at Vasari Condo in 2026?

To sell a Trieste at Vasari condominium in Bonita Springs in 2026, price it against Trieste’s own Lee County recorded sales by plan, condominium and floor, start the condominium board’s buyer approval the day the contract is signed, and hand a buyer the club, association and district answers before they ask. The county recorded 10 Trieste 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 Trieste declarations; Southwest Florida MLS, pull of October 21, 2026).

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 10 sales across the 108 Trieste homes, at a median of $350,000 (the mean of the middle pair, $340,000 and $360,000), from $272,500 to $405,000, or $230.09 per square foot of county heated area. Every one was a resale; the buildings date to 2002 to 2007 and the county recorded no builder-direct sale. Six of the ten closed in the latest 12 months, which is fewer than the ten it takes to print a 12-month median, so we list those six sale by sale further down. 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 we print them from a separate record, the Southwest Florida MLS pull of October 21, 2026, and keep them apart from the county figures. The MLS shows 11 Trieste closings in the 24 months, at a $340,000 median, from $255,000 to $405,000, $203 per square foot, a median 64 days on market and a median sale-to-list ratio of 94.3%. We use that 24-month window because 12 months is thin: 6 MLS closings at a $340,000 median. On October 21, 2026, 3 Trieste condominiums were active, listed from $329,000 to $425,000. Medians hide a wide range, so read them with the plan-by-plan record below.

Trieste is a small, rule-heavy market. It is three recorded condominiums, each with its own association, under one village association and one master association, and every sale and lease passes through a board. A seller who treats it like a single-family listing loses weeks to paperwork that was avoidable. A seller who treats it like a commodity condominium prices off the wrong comparables, because the plan, the condominium and the floor sort these homes more than the finishes do, and there are seven plans, not one.

The five facts that price a Trieste home

Five things move a Trieste sale. The first is the plan: county heated area runs 1,412, 1,450, 1,461, 1,551, 1,603, 1,651 and 1,660 square feet, every home two bedrooms and two baths, and the 24-month record shows a $132,500 spread between the lowest and highest sale. The second is the condominium, because Trieste III was built in 2007 and Trieste I and II in 2002 to 2004. The third is the floor, because half the homes are ground floor and half upper floor. The fourth is the stack of charges that passes with the deed: the master association, the village, the condominium, the Vasari Community Development District bill and a Resale Transfer Fee that falls on the buyer. The fifth is the paperwork, which here includes the board’s approval of the buyer. Every one of those is a matter of record, and none is visible to an automated estimate.

What a Trieste seller competes with

A Trieste listing competes first with other Trieste listings, then with Matera at Vasari, the other carport section, which traded at a $345,000 median over the same 24 months, and at the top of Trieste’s range with the smaller homes in Toscana at Vasari. No builder is selling new homes inside Vasari. The competition is other resales, so the listing that wins is the one that explains, with documents, what the club membership includes and what a buyer will pay each year to own the home.

What this seller guide covers

We cover why to list with us, the recorded Trieste market with every one of the 10 latest sales, how we price, what the MLS alone misses, how Trieste benchmarks against Matera, Toscana and the rest of Vasari, whether now is a good time to sell, how the club membership passes with the home, the annual cost a buyer will weigh, the community development district bond payoff, the four associations and the board approval step, Florida condominium law, the disclosures a seller owes, flood and insurance, the rules that shape your buyer pool, how we market and negotiate, the cost to sell, the comparison with Matera, and more than thirty-five seller questions answered directly.

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Why List Your Trieste at Vasari Home With McGreevy and Comisar?

McGreevy and Comisar price Trieste homes on the records that move them: Lee County’s recorded sales for your plan and condominium, the three recorded declarations, the CDD bill for your building and the flood map at your building. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.

Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 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:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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 Trieste listing. Our headquarters is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Imperial Parkway entrance to Vasari.

A Trieste specialist, not a generalist with a Bonita Springs sign

A Trieste listing agent has to know that the village sits inside the City of Bonita Springs (tax district 017 on all 108 parcels) and not in unincorporated Lee County, that it is three separate recorded condominiums of 40, 44 and 24 homes, that four Florida not-for-profit corporations govern it, and that Vasari Country Club Master Association, Inc. sits above all of them with a separate Chapter 190 district beside it. We also know the name traps. Trieste Preserve is a newer single-family street off Divot Drive elsewhere in Bonita Springs, and Trieste at Bay Colony is a different condominium in Naples. Neither is this village, and a buyer or an appraiser who mixes them up pulls the wrong comparables.

Why the county record matters more here than almost anywhere

Ten sales in two years is a small market, and a small market is read sale by sale. We split the county record by plan, condominium, floor and month, 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.

Why a team of partners sells differently

Jesse McGreevy leads our listing and seller strategy and Marc Comisar leads negotiation. A Trieste 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.

What we will not do

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 MLS median of 64 days over 24 months hides a wide range, and we will not tell you the CDD bond payoff raises your price, because the county record does not say it does. We will show you the evidence, name the documents and let the market answer.

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What Is the Trieste at Vasari Market Doing for Sellers Right Now?

Lee County recorded 10 Trieste at Vasari sales in the 24 months to September 25, 2026, at a $350,000 median, from $272,500 to $405,000, and 6 of them closed in the latest 12 months. Over 60 months the county recorded 33 sales at a $425,000 median, $263.48 per square foot.

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; Lee County Property Appraiser parcel layer, read October 12, 2026).

We pulled every recorded sale for the 108 Trieste parcels for the 24 months to September 25, 2026: 10 sales, no builder-direct sales and 10 resales. This is the county’s record of deeds, not a listing portal, so it shows what buyers actually paid. The match takes every parcel whose recorded legal description names Trieste I, II or III at Vasari, and it returns 108, the number the three declarations, the village covenants and the Florida condominium register all give.

The county record, by window

The 24-month window is the first with ten or more sales, so it carries the headline. The 60-month window reaches back to the 2022 and 2023 peak and carries its prices, which is why its median sits $75,000 above the 24-month median. The county has recorded 259 qualified Trieste sales since July 2002, and the 60-month window works out to $263.48 per square foot of county heated area (the roll’s heated area, not MLS living area). The 24-month median is the mean of $340,000 and $360,000.

Every recorded sale of the latest 12 months

Six sales is too few for a median, so we list each one by month, condominium, floor, plan and price. Here is the full 12-month record, September 26, 2025 to September 25, 2026.

The six sales total $1,991,500 in recorded value (arithmetic on the six prices). Four were in Trieste II and two in Trieste III, five on the ground floor and one upstairs, and all six were on Corsia Trieste Way, because every Trieste home is. Three of the six closed at exactly $340,000. The $127,500 gap between the highest and lowest of the six, $400,000 and $272,500, is the reason a single village median would mislead a seller here: those were different plans, in different condominiums, in different condition.

The four sales before that

The 24-month record adds four sales from December 2024 to August 2025, all before the 12-month window opened. Together with the six above they make the full ten, listed here by month, condominium, floor, plan and year built.

The ten sales total $3,531,500 in recorded value (arithmetic on the ten prices). Eight of the ten fell between $299,000 and $400,000. The $405,000 sale in August 2025, an upper-floor 1,603 square foot home in Trieste III, was the highest of the 24 months, and the $272,500 sale in August 2026, a ground-floor 1,461 square foot Trieste III home, was the lowest. A sale that far below its neighbors can reflect condition, terms or circumstances the deed does not show, so we read it as one data point, not a price level. It sits $77,500 below the 24-month median (arithmetic: $350,000 minus $272,500).

Ground floor and upper floor

Over 60 months, 14 upper-floor Trieste homes sold at a $457,500 median ($280.12 per square foot) and 19 ground-floor homes at a $390,000 median, which runs against the usual assumption that upstairs sells for less. Much of that gap is timing: most upper-floor sales closed in the 2022 and 2023 peak, including the record $555,000 in March 2023. In the last 24 months only three upper-floor homes sold, at $340,000, $375,000 and $405,000, against seven ground-floor sales from $272,500 to $400,000. Over 36 months, the first window with ten ground-floor sales, 11 ground-floor homes sold at a $385,000 median, $248.23 per square foot. Both recent samples are small, so a Trieste price is set from the plan and condition first and the floor second.

By condominium: Trieste I, II and III

Over 60 months only Trieste II reaches ten sales, 17 for its 44 homes at a $400,000 median, while Trieste I recorded only 7 for its 40, from $339,000 to $555,000. Trieste I has turned over least, and Trieste II most. Trieste III’s three recent sales are a $132,500 spread on a village’s newest buildings, which is why we never quote a Trieste III price from Trieste I and II sales, or the other way around.

Sales by plan

Because there are seven plans, we also sort the 24 months by plan. Where only one or two homes of a plan sold, the table lists the prices and prints no median.

The three highest sales of the 24 months, $405,000 and two at $400,000, were 1,603 and 1,660 square foot homes, the larger plans. Four of the seven plans recorded one sale in two years, which is why we say plainly when a plan has no recent comparable and widen to the next size up and down instead.

The price path, year by year

Trieste’s calendar median rose from $238,250 in 2020 to $252,500 in 2021, the last years with ten or more sales. Since then each year has recorded four to eight sales, too few for a median: 2022’s eight ran from $339,000 to $550,000, 2025’s five from $340,000 to $405,000, and 2026’s four, to September 25, from $272,500 to $340,000. Every calendar row below ten sales describes what happened to sell, not a forecast. A seller who bought in 2022 or 2023 near $500,000 should read this table before choosing a list price, because buyers price from the last 24 months and not from the peak.

Where the sales landed by price

A sale at exactly $400,000 is counted in the $400,000 to $500,000 band. The $300,000 to $400,000 band is the heart of the recent market: 5 of the last 10 sales, with 3 more between $400,000 and $405,000. If your home sits above $405,000 you are pricing above every sale in the last two years, and your price needs more care.

We pulled every recorded sale in Trieste at Vasari

We pulled every recorded sale in Trieste at Vasari for the 24 months to September 25, 2026 from the Lee County Property Appraiser roll of October 2026 and the county’s sale file, matched each deed to one of the 108 Trieste parcels by its recorded condominium name, split the sales by condominium, floor and plan, and checked the floor split against the full 60 months. The appraiser’s own just value for a Trieste home runs from $286,193 to $339,417 with a median of $316,177, about $34,000 below the 24-month sales median; just value is the tax roll’s mass-appraisal estimate and not a sale price.

How a seller should read these numbers

Three rules. First, find the sales that match your plan, condominium and floor and read those, not the village median. Second, treat a one-sale subset as an anecdote: four of the seven plans recorded a single sale in the last 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 are the two numbers that tell you how long a Trieste sale takes and how far from the asking price it closes: the Southwest Florida MLS pull of October 21, 2026 shows a 64-day median and a 94.3% median sale-to-list ratio across 11 Trieste closings in 24 months, a window we use because 12 months is thin. Medians hide a wide range.

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How Do We Price a Trieste at Vasari Condo?

We price a Trieste at Vasari condominium in Bonita Springs from recorded closed sales of the same plan in the same condominium, then adjust for floor, condition, lanai view and the flood map. Trieste has seven plans, so homes that look alike sold up to $127,500 apart in the latest 12 months, and the difference is plan, condition and timing.

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; Vasari Community Development District FY2026 and FY2027 budgets; FEMA National Flood Hazard Layer, queried October 12, 2026; Southwest Florida MLS, pull of October 21, 2026).

The most common pricing mistake in a village like this is treating a median as the price of a home. Trieste’s 24-month median of $350,000 sits between a $272,500 ground-floor sale and a $405,000 upper-floor sale, a $132,500 range on homes that share a carport, a club and a flood zone. A median does not tell you which of those two your home resembles, and a village with seven plans can hide three or four different markets inside one number.

Step one: the right comparables

We start with closed sales, not active listings, and we start with your plan. For a 1,603 square foot Trieste III home that means the two recorded sales of that plan in the 24 months, $405,000 for an upper-floor home in August 2025 and $400,000 for a ground-floor home in October 2025, and then Trieste III’s third sale, the 1,461 square foot plan at $272,500, as the boundary on the low side. For a 1,660 square foot Trieste II home it means the $400,000 ground-floor sale of May 2025 and the $340,000 upper-floor sale of March 2026. For a 1,450 square foot home it means $360,000 in Trieste I and $299,000 in Trieste II. For a 1,412, 1,551 or 1,651 square foot home, each of which recorded a single sale in two years, we widen to the next plan up and down in the same condominium and say so. A comparable with a different plan is a bracket, not a match, and we label it that way.

Step two: the attributes an automated estimate cannot see

Automated valuation models read the public record. They cannot see your kitchen, your flooring, the age of your air conditioning or your windows, or the view from your lanai. Every Trieste home is two bedrooms and two baths on the roll, so the buyer compares condition, and condition is exactly what a model cannot read. Most Trieste homes date to 2002 to 2004, so a buyer’s inspector will also read the age of the air conditioning and water heater, which are the owner’s items under the declarations. We never price from an instant estimate.

Step three: the charges a buyer will add to your price

A buyer prices your home with the annual cost of ownership in view. At the 24-month median of $350,000, county millage of 12.7942 mills (district 017, 2026) is $4,477.97 before any exemption, and the CDD adds $1,709.34 for fiscal 2026 ($1,463.77 proposed for fiscal 2027) on the Trieste line, the lowest of any Vasari neighborhood. The association’s 2026 fee schedule lists a Master Association assessment of $13,601.02 a year, and Trieste’s quarterly dues are $1,650 (Trieste I), $2,090 (Trieste II) and $1,625 (Trieste III); what condominium dues include is not verified. We run that stack for your building before we quote a number, and the annual cost section below shows how.

Step four: your building and its position

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. The county numbers the ten Trieste buildings 1 to 10: Trieste III holds Buildings 1 and 2 at the west end of Corsia Trieste Way, Trieste I holds Buildings 3 to 6 in the middle and Trieste II holds Buildings 7 to 10 at the east end. Seven buildings hold twelve homes and three, Buildings 4, 5 and 10, hold eight. We read position from the parcel map and a visit. The appraiser flags every Trieste 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.

Step five: price for the buyers who are looking now

We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. Because the MLS median of 64 days over 24 months hides a wide range, we do not quote a timeline promise. We build one backward from the date you need to close, and the board approval step sets the floor on it.

Thinking of Selling in Trieste at Vasari This Year?

Trieste recorded 10 sales in the latest 24 months and 8 of them closed between $299,000 and $400,000, so the first thing we do for a seller here is price your home against the full county record for your own plan, condominium and floor, not against a portal estimate. Request a free Trieste 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 Trieste at Vasari and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.

The first-hand note: four documents before the kitchen

We walk a Trieste seller through four documents before we talk about paint. First, your condominium declaration, because the approval, leasing and flooring rules a buyer inherits sit there and not in a brochure. Second, the CDD bill for your building, which sets the Trieste line. Third, the flood file: the FEMA zone at your building and any wind mitigation form. Fourth, the closing statement from your own purchase and the plan for the sale. Those four answers move price and timing more than the finishes do.

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What Does the MLS Alone Miss About Trieste Sales?

The MLS measures days on market, sale-to-list ratio and active inventory, and the county deed record measures what the MLS cannot: every recorded sale, its price, year built and heated area in one public file. For Trieste at Vasari in Bonita Springs we lead with the county record and print the MLS fields from the October 21, 2026 pull.

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).

What the MLS measures well

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 Trieste, the Southwest Florida MLS pull of October 21, 2026 shows, over 24 months, 11 closings, a median 64 days on market and a median sale-to-list ratio of 94.3%. We use 24 months because the 12-month count is thin: 6 MLS closings at a $340,000 median. On October 21, 2026, 3 Trieste condominiums were active, listed from $329,000 to $425,000, which is 6.0 months of supply at the 12-month MLS pace (3 / (6/12)). Medians hide a wide range. We do not carry figures over from another community.

What the county record shows that the MLS cannot

The county file shows every recorded sale, including sales that never touched the MLS. It carries the heated area from the roll, the year built, the bedroom and bathroom count and the recorded price. It lets us see that all 10 sales in the 24 months were resales, that none was a builder’s first sale, and that seven different plan sizes describe the 108 homes. A listing portal’s estimate is a model of the same data and cannot do that.

Why this matters to a Trieste seller

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, and it can file Trieste under a different label than the county does, which is one more reason we sort the sales by recorded condominium name and keep Trieste Preserve and Trieste at Bay Colony out of the comparables.

How we use the county record on your listing

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 Trieste homes for sale, see Domain Realty Group’s Trieste at Vasari page.

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How Does Trieste Benchmark Against Matera, Toscana and the Rest of Vasari?

Trieste at Vasari is one of the two lowest-priced condominium sections in Vasari Country Club and carries the lowest CDD line: its $350,000 24-month median sits just above Matera’s and well below Toscana’s, and its $1,709.34 fiscal 2026 assessment is the least in the community. Windows differ by section, so read the table as a ranking.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Vasari CDD fiscal 2026 adopted budget; county roll).

The six condominium sections on one yardstick

Each section is shown at its own shortest window with ten or more sales, so the medians span different periods. In the latest 12 months Trieste recorded 6 sales, against 10 in Matera.

The same 60 months, side by side

On the same 60-month window Trieste and Matera trade at almost the same price per square foot, about $3 apart, with Trieste’s median $25,000 higher, and Toscana’s garage buildings run about $37 a square foot higher than Trieste.

Reading the benchmark as a seller

Trieste’s numbers say three things to a seller. The village is an entry point to the club, so its buyers are weighing cost of ownership and the club more than finishes. It has the lowest CDD line in Vasari, which is a documented cost advantage and worth stating in the listing. And it has fewer recent comparable sales than Matera, 6 in 12 months against 10, so a Trieste price rests on a shorter list, which makes the plan-by-plan record more important, not less. A seller should expect the buyer to compare the CDD line, the carport and the lease rules against Matera before anything else.

Moving up inside Vasari

A Trieste owner who sells in order to buy a garage home usually looks first at Toscana, whose 24-month median of $500,000 sits $150,000 above Trieste’s $350,000, and then at Altessa, Cassia and Firenze, which run at roughly double Trieste’s price. That is a second reason to list with a team that also represents buyers: we can plan the sale and the next purchase together, and you can see our guide to buying a home in Trieste at Vasari for the buy side of the same record.

What the benchmark cannot tell you

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.

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Is Now a Good Time to Sell a Trieste Condo?

Four dated items bear on a Trieste listing this fall: six recorded sales in the latest 12 months against four in the 12 before, the CDD’s final bond payment on May 1, 2027, Citizens Property Insurance’s flood requirement from January 1, 2027, and the I-75 widening nearby. Count backward from the date you need to close.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Vasari Community Development District FY2027 proposed budget of June 15, 2026; Citizens Property Insurance flood page read October 10, 2026; Florida Department of Transportation project 452544-1 as read October 10, 2026).

What the sales pace shows

The county recorded 6 Trieste sales in the latest 12 months and 4 in the 12 months before that (arithmetic on the 10 sales of the 24-month window), and by calendar year 4 in 2026 through September 25 against 5 in 2025 and 5 in 2024. Prices tell a different story: 2026’s four sales ran from $272,500 to $340,000 against $339,000 to $550,000 for 2022’s eight, and 2025’s five still ran from $340,000 to $405,000. Each of those years is too small for a median. Whether to sell now depends on your plans and your carrying costs, not on a forecast we cannot make. What we can do is show you the ten sales a buyer will compare against your home.

The CDD bond ends in 2027

The Series 2012 bonds have a final maturity of May 1, 2027, and the district’s fiscal 2027 proposed budget lowers the Trieste line from $1,709.34 to $1,463.77, a $245.56 cut per the budget’s printed difference. 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.

Insurance rules that touch a sale

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.

What is going up around the community

The Florida Department of Transportation’s project 452544-1 widens I-75 from north of Golden Gate Parkway to south of Alico Road, with construction anticipated to start in fall 2026. On FDOT’s September 2026 plot, as drawn, Vasari appears on the Exit 116 sheet with an existing privacy wall along I-75. We describe the plot as drawn and predict nothing from it. Closer to the gate, Midtown at Bonita on Bonita Beach Road has opened its 400 apartments with retail to follow. Convenience nearby can help a listing, and construction nearby can be a question. We prepare for both.

The city ballot item buyers ask about

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.

Timing counts back from the date you need to close

Because the MLS median of 64 days over 24 months hides a wide range, we do not quote a sale timeline. We work backward from your target closing date: board approval and estoppels requested early, the flood and wind file assembled before the first showing, and a price that matches the recorded sales. The board approval step alone needs at least 20 days between the notice and the closing. If the dates matter, a seller with a Trieste II home should also order every estoppel the day the contract is signed, for a reason the governance section explains.

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What Does the Club Membership Mean When You Sell a Trieste Condo?

Club membership passes with your Trieste condominium. Every Trieste 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 Trieste declarations read October 12, 2026).

What bundled means in the documents

Each Trieste 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.

What a buyer receives

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.

What happens to the membership when you sell

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.

Golf and tee times a buyer asks about

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 village grounds a buyer sees first

Trieste also has its own village tract on Corsia Trieste Way, 9.79 acres on the county roll, deeded by the developer to the village association in December 2006. The appraiser’s parcel layer flags a pool and a 589 square foot restroom building built in 2005 on that tract, and the village covenants set rules for the swimming pool. Read together, the record points to a village pool area; its layout and current condition are confirmed on a showing, and we say “the record points to” until a document describes it.

Special assessments, and what the club says today

The club’s Questions and Answers sheet says, “At this time, there are no planned assessments,” and that some owners have paid an earlier assessment in full while others carry a balance that the estoppel shows. Under the master declaration a special assessment above 24 percent of that year’s base assessment needs member approval, with listed exceptions. We ask for the estoppel early so your balance, if any, is on the table before a buyer asks.

No marina, dock or boat storage

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 Trieste only in an enclosed garage, and Trieste homes have carports, so a buyer with a boat or cart keeps it elsewhere. We say that in the listing so it does not surface after an offer.

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What Does a Buyer Pay Each Year to Own a Trieste Condo?

A Trieste at Vasari buyer in Bonita Springs pays the master association’s club and community dues, a share of the Trieste village budget, the condominium association’s dues, the Vasari CDD’s $1,709.34 fiscal 2026 assessment, the lowest in Vasari, and county property tax. The CDD line, the millage and the association dues are all in documents, set out below.

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 quarterly fee sheet, read October 30, 2026; recorded declarations read October 12, 2026).

The stack, line by line

What the association documents say

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. A capital contribution of $12,000 applies to a buyer new to Vasari and $6,000 to an existing member, and the rental processing fee is $532.50. The 2024 restated declaration lets the board set a Resale Transfer Fee paid by the buyer at closing, which reads as that contribution (our inference). The budget page nets a $258 surplus credit to $13,343; which figure is billed is settled only by the estoppel or a Master Association statement. The association’s 2026 quarterly fee sheet lists Trieste I at $1,650, Trieste II at $2,090 and Trieste III at $1,625 a quarter. Whether condominium dues include building insurance, water, sewer or reserves differs by association and is not verified, so the estoppel certificates are the documents that confirm them for your address. The older dues figures on the public record for Trieste are the developer’s 2002 and 2007 guarantees for condominium common expenses, which are history and not current fees: $720 a quarter for Trieste I and II through 2003, then $828, and $955 a quarter for Trieste III through 2007, then $1,098. 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.

The annual stack, worked

The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026 in district 017, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025 (Lee County Property Appraiser, 2026 Taxing District Millage Book). The 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 on September 23, 2026 (Resolution 26-027). Every tax figure above is the price times 12.7942 divided by 1,000, before any exemption, added to the district’s printed CDD lines. The November 2026 bill carries the 2026 millage with the district’s fiscal 2027 assessment, so the fiscal 2027 proposed row is the nearer guide, and it is labelled proposed. Treat each figure as an illustration on a price and not as your bill. The fixed carry, which excludes tax, insurance, utilities, food and beverage, cart fees and any assessment balance, is the master fee plus four quarters of dues plus the CDD line, arithmetic and not a bill: Trieste I $21,910.36 ($1,825.86 a month; $21,664.79 with the fiscal 2027 proposed CDD), Trieste II $23,670.36 ($1,972.53 a month; $23,424.79 proposed) and Trieste III $21,810.36 ($1,817.53 a month; $21,564.79 proposed). A homestead owner’s taxable value is usually lower than the sale price, as the roll’s just value of about $316,177 for a typical Trieste home suggests, and a buyer’s first-year tax resets with the sale. The roll shows a homestead exemption on 31 of the 108 homes.

The Resale Transfer Fee and the estoppel

The master declaration lets the board set a Resale Transfer Fee paid by the buyer at closing; 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 contribution (our inference). Each association that issues an estoppel certificate may charge up to the statutory cap: Florida law sets a $250 base in section 718.116(8), and the current DBPR-adjusted caps are $299, plus $119 for expedited delivery within three business days and $179 if the account is delinquent; an association’s actual fee may be lower.

Special assessments

The club says there are no planned assessments at this time. Each Trieste condominium may levy special assessments for unbudgeted common expenses under its declaration, and under each declaration a buyer is jointly and severally liable with the seller for any unpaid assessments, which is why the estoppel matters.

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What Does the Vasari CDD Bond Payoff Mean for a Trieste Seller?

The Vasari Community Development District’s Series 2012 bonds reach final maturity on May 1, 2027, and the fiscal 2027 proposed budget lowers the Trieste line from $1,709.34 to $1,463.77. 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; district documents page checked October 30, 2026).

What the district is

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.

What Trieste pays and why it differs

The district bills by neighborhood label, and Trieste sits in the “Condo I” bond class. Its fiscal 2026 total of $1,709.34 is $1,100.00 for operations, the same for all 766 Vasari homes, plus $609.34 of debt service on the Series 2012 refunding bonds, the smallest debt share of the ten Vasari neighborhood lines. That is why Trieste pays $260.04 less than Matera (“Condo II”) for fiscal 2026 and $174.51 less than Toscana, even though all three pay the same operations line. The June 15, 2026 proposed budget lowers Trieste’s debt line to $363.77 and the total to $1,463.77, which narrows the Matera gap to $155.24. The fiscal 2027 adopted budget was not posted when we checked on October 30, 2026; the district’s documents page lists only the proposed budget of June 15, 2026.

The operations line stays

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.

What we say to buyers, and what we do not

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 Trieste 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.

How the CDD is handled at closing

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. As an illustration only, on a June 30 closing with 181 days of seller ownership, the fiscal 2026 Trieste line of $1,709.34 prorates to about $847.65 for the seller’s share, and tax of $4,477.97 on the $350,000 median at the 2026 rate prorates to about $2,220.58 (arithmetic only: the annual figure times 181 over 365, not your bill). The closing agent works the real figures from the actual bills.

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Who Governs Trieste, and Which Association Paperwork Surfaces When You Sell?

A Trieste sale surfaces four Florida not-for-profit corporations: the village association and three condominium associations, plus the master association above them. Each one holds a document or a rule a buyer asks about, and we confirm the dues and the Resale Transfer Fee contribution by estoppel before the listing goes live.

Data updated: October 2026 (Florida Division of Corporations detail pages read October 12, 2026; Lee County Clerk recorded declarations; Florida Statutes sections 718.116 and 720.30851 read October 12, 2026; the association’s 2026 fee schedule, read October 30, 2026).

The four associations on the state record

None shows a merger or name change. The Florida condominium register approves all three Trieste projects, PR1U026189 for Trieste I (40 homes), PR1U026555 for Trieste II (44) and PR73866 for Trieste III (24), each with the secondary status “Recorded”.

Two management offices on the record

The village association, Trieste I and Trieste III list one management company in Fort Myers as registered agent and principal address. Trieste II lists a different registered agent and, since April 10, 2026, a different Fort Myers principal address with a Temple Terrace mailing address, and the Florida condominium register shows the same split. For a Trieste II seller, that means the condominium estoppel and approval package may come from a different office than the village’s, so we order every estoppel the day the contract is signed. 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.

How the layers fit together

The village association’s members are the three condominium associations, one vote for every home each represents, so 108 votes in all. The village board adopts a budget and divides it by unit count, 40/108 to Trieste I, 44/108 to Trieste II and 24/108 to Trieste III, billed quarterly in advance by the tenth day of each quarter. A condominium’s village assessment may not rise more than 15 percent over the prior year without two-thirds of the village directors. After turnover, the president of each condominium association sits as a village director, so the village board is the three condominium presidents. Each condominium passes its share to owners as a common expense, and each owner holds an equal undivided share: one-fortieth in Trieste I, one-forty-fourth in Trieste II and one-twenty-fourth in Trieste III.

What each layer maintains

The village keeps the common-area lawns, landscaping, sprinklers, sidewalks, drives, parking areas, entry features and recreational facilities on its tract. The condominium association insures the buildings, keeps the roofs, exterior walls, painting, waterproofing and caulking and the carports, and pays pest control. The owner keeps windows, glass and screens, the entry door, appliances, the water heater, all air conditioning and heating equipment serving the home and floor coverings. A buyer asks where the line falls, and the answer is in the declaration, Sections 10.1, 11.1 and 11.2.

The estoppel certificates

An estoppel certificate states what an owner owes the association at the time of sale. A Trieste sale usually needs two: one from the condominium association under section 718.116 and one from the master association under section 720.30851. The statutes state a $250 base fee, plus $100 if expedited and $150 if the account is delinquent, adjusted every five years by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due 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.

Open balances and past work

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.

Where owners find records

Florida law requires an association managing a condominium of 25 or more units to post listed official records, including the declaration, bylaws, rules, budgets, financial reports and inspection reports, on a website or app within 30 days of receiving or creating them. Trieste I has 40 units and Trieste II has 44, so that duty applies to both. Trieste III has 24 units, one under the threshold, so the statute’s website duty does not reach it by unit count, though every owner keeps the right to inspect the official records. We found no public Trieste association website in our search, so we ask each manager for the owner-portal location and the current documents when we take the listing, and a Trieste III seller should expect to assemble the package from the manager directly.

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How Does Board Approval Shape a Trieste Sale?

Every Trieste declaration requires the condominium board’s prior written approval of a sale, with at least 20 days’ notice before closing. The board decides within 20 days of a complete application or within 60 days of the notice, whichever comes first, and in practice the approval sets the shortest realistic timeline of a Bonita Springs Trieste sale.

Data updated: October 2026 (recorded Trieste declarations, Section 14, read October 12, 2026; Florida Statutes section 718.112 read October 12, 2026).

What the declaration says

Each Trieste declaration requires the board’s prior written approval before an owner sells or gives away a unit. The seller gives the board written notice at least 20 days before the intended closing, with the contract. The board may interview the buyer, and it must decide within 20 days of the notice and any information or interview it requests, or within 60 days of the notice, whichever comes first. Approval is issued as a recordable Certificate of Approval. How the declaration treats a board that does not act in time is a point we read in your own condominium’s Section 14 with you before the notice goes out, because the three Trieste declarations were made in 2002, 2003 and 2007 and a later recorded amendment, if any, controls over the text we quote.

The timeline, step by step

What this means for your closing date

Never set a closing date less than 20 days after the notice, and send the notice the day the contract is signed. We prepare the buyer’s application before the offer arrives, so the clock starts with the contract and not a week later. The application fee is the buyer’s side: it may not exceed $150 per applicant under section 718.112(2)(k), with a married couple counted as one applicant. Because Trieste is three condominiums, there are three boards and three sets of paperwork, and a Trieste II sale may reach a different management office than a Trieste I or Trieste III sale.

If the board says no

If the board disapproves, the declaration requires it to deliver, within 30 days, the name of an approved buyer who will purchase at the same price and on substantially the same terms, or at an appraised fair market value if there was no contract. 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.

Why the approval is part of the price conversation

A buyer who learns of the board step after signing has lost a week of the 20 days. A buyer who reads it in the listing file, with the timeline above and the application ready, does not. We put the approval step in the listing so the buyer’s agent and lender plan around it, and so a cash buyer and a financed buyer are on the same calendar.

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Does Florida Condominium Law Change How You Sell in Trieste?

For a Trieste 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 ten Trieste buildings at two stories. Confirm your building’s status with your association.

Data updated: October 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503 read October 12, 2026; Lee County building footprint layer and Florida DBPR condominium register, read October 12, 2026).

What Trieste’s condominiums are

The Florida Division of Condominiums register, downloaded October 12, 2026, lists the three Trieste projects as approved, with the secondary status “Recorded”. The developer of all three was Taylor Woodrow Communities at Vasari, L.L.C. The county’s building footprint layer classes all ten Trieste buildings as “Condominium, Low Rise, 1 to 3 Floors,” two stories each, seven of them with twelve homes and three with eight. The register spells the Trieste II association “Triesta II” and gives Trieste III a 34155 ZIP; both are typing errors on the state record, and both projects are on Corsia Trieste Way, 34135. If your buyer’s lender or title company sees either one, that is why.

Milestone inspections and structural integrity reserve studies

Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height” by December 31 of the year it reaches 30 years from its certificate of occupancy, and section 718.112(2)(g) requires a structural integrity reserve study for “each building on the condominium property that is three habitable stories or higher in height.” On this record neither trigger is met. A buyer’s lender will still ask about reserves, so we obtain your association’s budget and reserve schedule.

The condominium resale package

Under section 718.503(2), a non-developer owner who sells a unit provides the buyer, at the seller’s expense, the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, the turnover inspection report where it applies, and the state’s Frequently Asked Questions and Answers document. The contract must carry, in conspicuous type, either an acknowledgment that the buyer received the documents more than 7 days before signing or a clause letting the buyer cancel within 7 days after signing and receipt, excluding Saturdays, Sundays and legal holidays. A purported waiver of that right has no effect, and the right ends at closing. For contracts made after December 31, 2024 the statute adds conspicuous statements about milestone inspections, turnover inspection reports and structural integrity reserve studies, including a statement that no milestone inspection or reserve study is required where that is the case.

Reserves, records and a buyer’s lender

Every Florida condominium budget must include reserves for roof replacement, building painting and pavement resurfacing, though a unit-owner-controlled association may vote to reduce or waive them, and the board must send owners the proposed annual budget at least 14 days before the budget meeting. Whether each Trieste association funds or waives reserves is in its budget and minutes, which are member records. Trieste I and II date to 2002 to 2004, so roof and painting reserves are the line a buyer reads first, and we pull them before the listing goes live.

Two stories change the questions, not the paperwork

Because the three-story triggers are not met, a Trieste 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.

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What Disclosures Does a Trieste Seller Owe?

A Trieste 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 and 689.302 read October 12, 2026; 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.

The fork: a condominium under chapter 718, a master association under chapter 720

Trieste has two legal structures in one deed. Each Trieste 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 condominium resale package under section 718.503

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.

The flood disclosure under section 689.302

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed. It asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller filed a flood insurance claim, including through the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from the Federal Emergency Management Agency. 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.

Known defects: the Johnson v. Davis duty

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 Trieste home that can include past water intrusion, a roof leak reported to the association, an unapproved lanai change or flooring, or an open permit. When in doubt, disclose, and put it in writing.

Property taxes: the buyer should not rely on yours

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; 31 of the 108 Trieste 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.

Open permits

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. Trieste 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 estoppel certificates

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.

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What Will a Buyer Ask About Flood, Storms and Insurance in Trieste?

FEMA’s live flood layer returned shaded Zone X, the 0.2 percent annual chance area with no base flood elevation and outside the special flood hazard area, at every Trieste building we queried, on panel 12071C0659G effective November 17, 2022. Every point also sits in Lee County evacuation Zone B. A buyer will ask both.

Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation layer queried October 12, 2026; Lee County 2018 LiDAR spot elevations).

Five buildings, one answer

We queried FEMA’s live National Flood Hazard Layer at five Trieste buildings on October 12, 2026, from the west end of Corsia Trieste Way to the east. Each point is a building, not a unit.

All five agree, and the Vasari community research found the same shaded Zone X at six more Trieste points on October 10, 2026. Ground elevations are the mean of the 2018 county LiDAR spot heights within 75 feet of each building. 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.

What shaded Zone X means for a loan

Shaded Zone X is a moderate flood hazard area, between the 1 percent and 0.2 percent annual chance floodplains. A federally backed lender does not require flood insurance there, and flood insurance is still available. The City of Bonita Springs’ 50 percent substantial-improvement rule applies only in a mapped special flood hazard area. The City 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 Trieste is inside the city.

Evacuation Zone B and storm surge

Lee County places every Trieste point in evacuation Zone B (surge zone 2). 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 Trieste points shows no inundation for category 1 and 2 storms, about 2 to 3 feet above ground for category 3, about 9 to 10 feet for category 4 and about 13 to 14 feet for category 5. That is a planning envelope for evacuation, not a forecast, and it runs about a foot higher at Trieste than at Matera.

The storm record, stated carefully

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. Irma’s final landfall near Marco Island was at category 3 on September 10, 2017. We found no Vasari-specific or Trieste-specific damage report in public records. A buyer asks the associations for their claim and repair history, and we ask for it before the listing so your answer is ready.

Wind design, shutters and the hurricane-season duty

The county places Trieste 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, a few months before the first Trieste buildings went up. 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 responsible firm or individual satisfactory to the Association” 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.

Insurance: the structure, not the premium

Each Trieste condominium association insures its buildings and common elements on an all-risk form including windstorm, in amounts the board sets each year. 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.” Loss assessment coverage matters because an uninsured building loss can be passed to owners as a special assessment shared by the 40, 44 or 24 homes in that condominium. 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.

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Which Trieste Rules Shape Your Buyer Pool?

Trieste’s three recorded declarations set rules that decide who can buy and how a buyer can use a Bonita Springs home: no age restriction, whole-home leases of 30 days to one year with a six-lease annual cap, two household pets, carport-only parking and board approval of alterations. A buyer asks about each, so we put the answers in the file.

Data updated: October 2026 (recorded Trieste declarations, Sections 12.3, 12.4, 13 and 14, and the village covenants, read October 12, 2026; Vasari Country Club Questions and Answers read October 10, 2026).

Age: no restriction

All three Trieste 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. Occupants under 18 must be closely supervised by an adult. Trieste 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.

Leasing

A Trieste home can be leased, but only with the condominium association’s approval, for no less than 30 days, no more than six times in a calendar year and no longer than one year per lease. The owner gives written notice at least 20 days before the tenant moves in. 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.

Selling with a tenant in place

You can sell a Trieste home with an approved tenant in it. A Trieste 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. The declarations treat a guest as someone staying without paying, on a temporary basis of no more than 60 days in a calendar year, so a stay for money is a lease and needs approval.

Pets

Each declaration allows no more than two commonly accepted household pets such as a dog or cat, no more than two caged birds and reasonable numbers of tropical fish, and bars reptiles, amphibians, poultry and livestock. Pets are carried or leashed outside, never left alone on a lanai and kept at least 25 feet from the village pool, and the master declaration lets the board set breeds and numbers and requires a leash of no more than 15 feet. Service and assistance animals are handled under fair housing law, not the two-pet limit.

Parking and vehicles

Each home has one assigned carport space as a limited common element, and no home may hold more than one. The village covenants limit parking to private cars and passenger vans and bar on-street and lawn parking. Trucks, commercial vehicles, RVs, trailers, motorcycles, mopeds, golf carts and boats may be kept only in an enclosed garage with the door closed, and Trieste homes have none. A buyer with a second vehicle asks where it goes.

Floors, lanais and alterations

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. A lanai may not be carpeted, covered or enclosed without board approval, and window coverings visible from outside must be neutral in color. 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.

Signs

No owner may post For Sale, For Rent or Open House signs without the club reviewer’s written consent, and the village covenants bar realtor signs without village board and ARC permission. Trieste homes are marketed online, through a buyer database and by appointment through the gate.

How Do We Market a Trieste at Vasari Condo?

We market a Trieste condominium with professional photography, cinematic video, drone footage, a qualified-buyer database and a listing file that answers the club, association and district questions before a showing. Trieste has no yard-sign option and is shown by appointment through the gate, so the online presentation does the work a sign would do elsewhere in Bonita Springs.

Data updated: October 2026 (recorded Trieste declarations read October 12, 2026; Vasari Country Club directions and club marketing read October 10, 2026; drive times measured October 10, 2026).

Photography, video and aerial footage that shows the setting

A Trieste buyer is choosing among seven plan sizes of two-bedroom condominiums, so the photographs have to show what differs: the lanai and what it faces, the condition of the kitchen and baths, the flooring, the carport and the walk to the village grounds and pool area. Drone footage shows the position of your building among the ten on Corsia Trieste Way and the village inside the club. We shoot to show the home as it is, and we describe the golf-course land flag on the county roll as a community-level fact and not a promise of a view.

The listing file buyers actually want

We attach, before the first showing, the recorded declaration for your condominium, the village covenants, the current budget and reserve schedule, the CDD assessment for your building, the FEMA zone and panel at your building, the evacuation zone, your wind mitigation form if you have one, the board approval letter for any flooring or alteration and the estoppel request status. We add the drive times from the five Vasari sample points, measured without traffic on October 10, 2026:

These are ranges across five points inside Vasari Country Club, not a Trieste-only measurement, and real drive times run longer in season.

What we say about the club

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.

What Trieste does not have, and how we say it

Five things buyers sometimes assume. No garage: every Trieste home parks under a carport. No three-bedroom plan: every home is two bedrooms on the roll. No elevator recorded: the buildings are two stories. No new construction: the roll dates every home to 2002 to 2007. No published association dues: the CDD line is public, the master, village and condominium dues are not. 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.

Getting the Trieste name right in your listing

The name decides whether a buyer finds the right home. We write “Trieste at Vasari” with the recorded condominium, Trieste I, II or III, and the street, Corsia Trieste Way, and we make clear that this is not Trieste Preserve, a single-family street elsewhere in Bonita Springs, and not Trieste at Bay Colony in Naples. The MLS label check for whether Trieste is entered as one name or three is on our list for the Matrix backfill.

Reaching buyers beyond the MLS

Your listing goes to the MLS, to our team site, to the Domain Realty Group Trieste at Vasari page and to our buyer database, and Marc Comisar’s buyers hear about it directly. Buyers who want a bundled golf club at a condominium price point search by community name, so the Trieste at Vasari name leads the listing. Our Trieste at Vasari neighborhood guide answers the questions those buyers bring, which shortens the path from a search to a showing.

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How Do We Negotiate a Trieste Sale on Your Behalf?

We negotiate a Trieste sale from the recorded sales: we show the buyer’s agent the latest Trieste prices, defend the price through the appraisal, and trade on terms that matter here, namely the board approval timeline, the closing date and any lease or flooring paperwork. Marc Comisar leads negotiation, and Jesse McGreevy stays on every call.

Data updated: October 2026 (Lee County recorded sales, our analysis, September 26, 2024 to September 25, 2026; recorded Trieste declarations read October 12, 2026).

Inspection and repair negotiations

A Trieste home is between nineteen and twenty-four years old, so a buyer’s inspector will find the age of the air conditioning, the water heater, the windows and the lanai screens. Those are the owner’s items under the declarations, and the association keeps the roof, exterior walls and carports. Knowing which side of the line an item falls on keeps a repair request from becoming a price cut on something the association owns.

Appraisals built on the full record

With six sales in the latest 12 months and ten in 24, an appraiser has few comparables and will choose from the same recorded list we use. We give the buyer’s agent the recorded sales by condominium, floor and plan, with the $272,500 Trieste III ground-floor sale shown as the lowest of the ten and one data point and not the market, so the appraisal starts from the record and not from a single sale.

Offers are more than price

In Trieste 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.

When the buyer is comparing Trieste with Matera

A buyer weighing Trieste against Matera at Vasari is comparing the same carport product, the same club and the same Zone X result, and will look at the CDD line first. That works in a Trieste seller’s favor: Trieste pays $260.04 less than Matera for fiscal 2026 and $155.24 less in the fiscal 2027 proposal. We say so first, then point to what Trieste offers: seven plan sizes, including some of the largest carport homes in the club, and one street of its own.

Commission and buyer-broker compensation after the NAR settlement

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.

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What Does It Cost to Sell a Trieste at Vasari Condo?

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 $350,000 Trieste 24-month median that is $2,450.00 in stamps and about $1,825.00 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).

Statutory and fee costs at three Trieste price points

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.

Documentary stamp tax

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.

Title insurance: the premium is fixed, the payer is negotiated

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 $350,000 that is $575.00 on the first $100,000 plus $1,250.00 on the remaining $250,000, or $1,825.00. 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.

Estoppel and association fees

The seller customarily pays the estoppel. The Resale Transfer Fee falls on the buyer under the master declaration, and the buyer’s condominium application fee is charged per applicant, the buyer’s side. The seller does not pay a club initiation fee, because Vasari’s bundled membership has none. The association’s 2026 fee schedule lists the master assessment at $13,601.02 and a $12,000 capital contribution for a buyer new to Vasari ($6,000 for an existing member), and we confirm both for your address by estoppel or a Master Association statement. The estoppel is due within 10 business days of a written request.

Property tax and CDD at closing

Florida taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller’s days of ownership. As an illustration, $4,477.97 of tax on the $350,000 median at the 2026 district 017 rate of 12.7942 mills, with a closing on June 30 and 181 days of seller ownership ($4,477.97 x 181 / 365 = $2,220.58), credits about $2,221 to the buyer, and the fiscal 2026 CDD line of $1,709.34 credits about $848. 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 and portability

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.

How to read the cost stack as a seller

Fixed items are fixed, negotiated items are negotiated and items that vary by address are confirmed in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.

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Trieste at Vasari vs Matera at Vasari: What Should Sellers Tell Buyers?

Trieste at Vasari and Matera at Vasari are Vasari Country Club’s two carport condominium sections in Bonita Springs, close in price per square foot. A Trieste seller should tell buyers about the lowest CDD line in Vasari, the choice of seven plan sizes and the single-street village, and be ready for the thinner run of recent sales.

Data updated: October 2026 (Lee County recorded sales and roll through September 25, 2026, our analysis; Vasari CDD fiscal 2026 adopted and fiscal 2027 proposed budgets; FEMA NFHL queried October 12, 2026).

The decision table

Scale and what a Trieste seller should say about it

Matera is the larger section, 128 homes against 108, and it traded more often in the latest 12 months, 10 sales against 6. That matters to a seller because a buyer’s agent can see more recent Matera prices than Trieste prices. Say so, and show the list: the six Trieste sales are named above by month, condominium, floor and plan, and the four before them complete the 24-month record.

The evidence behind each section

On the same 60-month window the two trade about $3 apart per square foot, and the 24-month medians are $350,000 for Trieste and $345,000 for Matera. The sections are close, and a buyer will treat them as substitutes. Trieste spreads across seven plans from 1,412 to 1,660 square feet, which gives a buyer more size choices and a seller fewer exact comparables. Trieste’s 1,603, 1,651 and 1,660 square foot plans, 56 homes in all, are larger than anything in Matera except Matera III’s 1,621.

Fees: three layers on each side

Both sections carry the master association, a village association and a condominium association, plus the Vasari CDD. The associations’ 2026 quarterly fee sheet lists Matera I at $1,625, Matera II to IV at $1,575 each, Trieste I at $1,650, Trieste II at $2,090 and Trieste III at $1,625; what condominium dues include is not verified. The master assessment is the same $13,601.02 for both. The difference we can state exactly is the CDD line, because Trieste and Matera sit in different bond classes (“Condo I” and “Condo II”): Trieste pays $260.04 less in fiscal 2026 and $155.24 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 show the date the gap closes, because a buyer who sees a lower line today will ask what it becomes.

Which fits which buyer’s priorities

Trieste fits a buyer whose priorities are the lowest CDD line in Vasari, a choice among seven plan sizes including some of the larger carport homes, and a single-street village. Matera at Vasari fits a buyer whose priorities are a slightly lower recent median, a single well-traded plan with many recent comparable sales, and 2004 to 2006 buildings of eight homes. Both are carport sections with the same club and the same Zone X result. If the buyer’s priorities lean toward a garage, Toscana at Vasari is a garage section and trades about $37 a square foot higher on the 60-month window. We describe homes, not the people who buy them, and we let the buyer choose.

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How Do I Get a Free Trieste at Vasari Home Valuation?

You can get a free Trieste at Vasari home valuation three ways: through our Trieste home valuation page, through the valuation form for Trieste sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Trieste 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.

What we need from you

Your address and condominium (Trieste I, II or III), the floor, the closing statement from your purchase, your CDD bill, the association documents you received, any wind mitigation form, the board’s approval for any flooring or alteration, whether you have had any water in the home, and whether the home is leased. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.

Talk to us before you list

Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Trieste seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you own a single-family home or a larger condominium in the club instead, see how we sell homes across Vasari Country Club. For the wider Bonita Springs picture, see how we sell homes across Bonita Springs, start with the Bonita Springs home valuation, or, if you are moving up or out, read how we help buyers in Bonita Springs and how we help buyers in Trieste at Vasari.

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Should I List, Sell for Cash or Sell by Owner in Trieste at Vasari?

Most Trieste 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 Trieste condominium specifically, where a buyer needs board approval, the resale package and two estoppels, and where the recorded 24-month price range runs from $272,500 to $405,000.

The decision table

Who should choose which

Choose a listing if your home’s value depends on facts a buyer has to be shown: the condominium, the floor, the club, the rules. Choose a cash sale if the home needs work you would rather not do and you accept a lower price for speed. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures and the board notice. If you are unsure, a free valuation shows you what each route would likely net.

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What Do Trieste at Vasari Sellers Say About Working With Us?

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 Trieste seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.

★★★★★ “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

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review

★★★★★ “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

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.

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Frequently Asked Questions, Seller Edition

These are the questions Trieste owners in Bonita Springs ask us most, answered from Lee County’s recorded sales, the three Trieste declarations, the village covenants, the Vasari CDD’s documents and Florida law. Where a figure varies by address 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, through 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).

How much is my Trieste at Vasari home worth?

Your value is set by recorded sales of comparable homes: the same condominium, floor and plan, in a similar condition. Lee County recorded 10 Trieste sales in the 24 months to September 25, 2026, at a $350,000 median, from $272,500 to $405,000. Request a free Trieste at Vasari home valuation and we will build a specific number with the recorded comparables attached.

What have Trieste homes sold for in the last 12 months?

Six recorded sales closed in the 12 months to September 25, 2026: $340,000 and $400,000 in October 2025, $299,000 in February 2026, $340,000 twice in March 2026 and $272,500 in August 2026. With fewer than ten sales we list them and publish no 12-month median.

How many Trieste homes sell in a year?

Six in the latest 12 months and ten in 24 months, out of 108 homes. Calendar years since 2019 ran from 4 recorded sales (2026 to September 25) to 19 (2021), and the county shows 33 sales over 60 months. A seller should plan for a thin comparable set and a buyer pool that includes both Trieste and Matera shoppers.

How fast do Trieste homes sell?

The Southwest Florida MLS pull of October 21, 2026 shows a median of 64 days on market across 11 Trieste closings in 24 months, a window we use because 12 months is thin (6 MLS closings). Medians hide a wide range, so read 64 days as a midpoint, not a promise. The board approval process adds its own time to any contract, at least 20 days’ notice before closing, so we plan the calendar from the day the contract is signed.

Will I get my asking price?

The Southwest Florida MLS pull of October 21, 2026 shows a median sale-to-list ratio of 94.3% across 11 Trieste closings in 24 months, a window we use because 12 months is thin. Medians hide a wide range. The county record shows closing prices, and eight of the ten sales in 24 months fell between $299,000 and $400,000. We price inside the band the recorded sales support and show you the net sheet at three prices.

How much inventory is for sale in Trieste right now?

On October 21, 2026, the Southwest Florida MLS showed 3 active Trieste condominiums, listed from $329,000 to $425,000. At the 12-month MLS pace of 6 closings, that is 6.0 months of supply (3 / (6/12)). Both figures come from the MLS, not from the county record, and we pull the live count for your condominium and plan when we prepare your pricing conversation.

Is now a good time to sell a Trieste condo?

2026’s four sales, to September 25, ran from $272,500 to $340,000, against $339,000 to $550,000 for 2022’s eight; both years are too small for a median. Whether to sell now depends on your plans and carrying costs, not on a prediction; we lay out the recorded numbers and the net sheet and let you decide.

I bought near the 2022 peak. Will buyers pay what I paid?

Buyers price from the last 24 months, not from 2022. If you bought near $500,000 you face a market whose recent sales top out at $405,000, so we show you the comparables, the net sheet and the cost of waiting before you set a price. Carrying costs, including the CDD line and association dues, are part of that arithmetic.

Does the floor change my price?

The 60-month record favors the upper floor, but most upper-floor sales fell in the peak. In the last 24 months the three upper-floor sales were $405,000, $375,000 and $340,000, and the seven ground-floor sales ran $272,500 to $400,000. We compare your floor with the same floor first.

Does my plan size change my price?

Usually. Trieste has seven county-recorded plans from 1,412 to 1,660 square feet. The 24-month sales include 1,603 square foot homes at $405,000 and $400,000, a 1,660 at $400,000 and a 1,461 at $272,500. Plan, floor, condition and timing work together, so we compare your home with its own plan before looking wider.

Is Trieste III priced differently from Trieste I and II?

Trieste III’s 2007 buildings are the newest and carry their own two plans. Its three sales in the last 24 months were $405,000, $400,000 and $272,500. Over 60 months its nine sales ran from $272,500 to $540,000, too few for a median, against Trieste II’s $400,000 median on 17 sales.

Who are my competitors as a Trieste seller?

Other Trieste listings first, then Matera at Vasari, the other carport section, which recorded 10 sales and a $332,500 median over 12 months, and the garage homes of Toscana at Vasari for buyers who stretch their budget. We position your listing against all three.

What does it cost to sell my Trieste home?

Florida deed stamps at $0.70 per $100, about $2,450.00 on a $350,000 sale, the owner’s title policy by Lee County custom, any estoppel charges the contract assigns, prorations and the listing commission agreed with the brokerage. The table above works it at three prices.

How much is the owner’s title policy?

The promulgated premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1,000,000, so $1,825.00 on $350,000. In Lee County the seller customarily pays it, and the contract controls.

Who pays the Resale Transfer Fee?

The buyer. The master declaration lets the board set a Resale Transfer Fee paid by the buyer at closing; 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). We confirm the amount for your address with the master association at listing.

Who pays for the estoppel certificates?

The contract decides. Each association may charge up to the statutory cap: a $250 base under section 718.116(8), now $299 under DBPR’s adjustment, plus $119 for expedited delivery and $179 if delinquent. An association may charge less, and the certificate is due within 10 business days of a written request.

Why might my estoppels come from two different offices?

On the state records, the village association, Trieste I and Trieste III share one management company, while Trieste II lists a different registered agent and office as of April 2026. A Trieste II seller’s condominium estoppel may come from one office and the village’s from another, so we order both at once.

Do I need the board’s approval to sell?

Yes. Each declaration requires the condominium board’s prior written approval of every sale, with at least 20 days’ notice before closing.

How long does board approval take?

The board must decide within 20 days after your notice and any information or interview it requests, or within 60 days of your notice, whichever comes first. We prepare the buyer’s application before the offer so the clock starts at contract.

What happens if the board disapproves my buyer?

The board must then deliver, within 30 days, the name of an approved buyer who will purchase at the same price and on substantially the same terms, or at an appraised fair market value if there was no contract.

Can I sell to a buyer who will rent the home?

Yes. The buyer’s leases will need approval and must meet the 30-day minimum, six-lease yearly cap and one-year maximum, so we share those rules with investor buyers up front.

Can I sell with a tenant in place?

Yes, if the lease was approved. A Trieste lease cannot run more than one year, so the remaining term is short, and the buyer takes the home subject to it unless the contract and lease provide otherwise.

Can I put a For Sale sign on my Trieste condo?

No, not without the club reviewer’s written consent, which the declarations require, and the village covenants bar realtor signs without the village board’s consent and ARC permission. Trieste homes are marketed online, through our buyer database and by appointment through the gate.

What documents should I gather before listing?

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.

Should I update my Trieste condo before selling?

Updates that buyers compare, such as flooring, kitchen and bath finishes and air conditioning, can help, but every alteration needs board approval and upstairs hard floors need a sound underlayment. Ask us which updates pay before you start.

Does my upstairs hard floor need paperwork?

Yes. If you installed tile or wood upstairs, keep the board’s written approval and proof of the sound underlayment. Without approval, the declaration lets the board require carpet over it or removal, which a buyer’s attorney will ask about.

Do I need a permit history?

Buyers and their inspectors ask for permits on air conditioning, water heater, windows and doors. Trieste is in the City of Bonita Springs, so permits come from the city; we pull the history for your address before listing.

How do I describe my square footage?

We quote the county heated area beside the listing figure: 1,412, 1,450, 1,551, 1,651 or 1,660 square feet in Trieste I and II, and 1,461 or 1,603 in Trieste III. Trieste buyers compare these exact plans.

Does my flood zone help my sale?

FEMA’s layer returned shaded Zone X, panel 12071C0659G effective November 17, 2022, at every sampled Trieste building, and lenders do not require flood insurance in that zone. We state the zone and panel in the listing and give buyers the flood disclosure form Florida requires at or before contract.

What flood disclosure do I owe the buyer?

Florida’s section 689.302 requires a residential seller to give the buyer a flood disclosure at or before the contract. We prepare it from your own history, including any claim, and we ask you about water in the home before we write a word of it.

Do the condo safety laws affect my sale?

Trieste’s two-story buildings are outside the milestone inspection and SIRS triggers, which apply at three habitable stories. Buyers still ask about reserves, roofs and painting on the 2002 to 2004 buildings, so we request the association’s budget and reserve schedule early.

What happens to my club membership when I sell?

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.

How do I handle the CDD at closing?

The fiscal 2026 Trieste CDD assessment of $1,709.34 is on the November tax bill, so it is prorated with the property taxes at closing. The proposed fiscal 2027 figure is $1,463.77, and buyers like hearing that the debt line is scheduled to end when the bonds mature on May 1, 2027.

Why is Trieste’s CDD line lower than Matera’s?

Trieste sits in the “Condo I” bond class and Matera in “Condo II.” In fiscal 2026 Trieste pays $260.04 less, and in the fiscal 2027 proposal $155.24 less. After the bonds mature, both carry only the $1,100.00 operations line, assuming no new borrowing.

Can I sell my Trieste home furnished?

Yes. Furniture is negotiated in the contract or a separate bill of sale; the deed and recorded price cover the real estate.

Can I sell my Trieste home while living out of state?

Yes. The board approval, estoppels and closing can be handled remotely, and the hurricane-season duty to name a caretaker continues until closing, so keep that arrangement in place.

How do I make sure buyers find the right Trieste?

We list it as Trieste at Vasari with the recorded condominium and Corsia Trieste Way, because the name is shared by other places. Trieste Preserve is a single-family street elsewhere in Bonita Springs and Trieste at Bay Colony is in Naples.

What do I owe in taxes when I sell?

Florida has no state income tax on the gain from a home sale. Federal capital gains rules and the main-home exclusion are in IRS Publication 523, and portability can carry up to $500,000 of your Save Our Homes difference to a new Florida homestead. Confirm both with your tax adviser or closing agent.

Who should list my Trieste at Vasari home?

A team that prices from Trieste’s own sales plan by plan and runs the approval package early. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group from Bonita Springs; read how we help Trieste buyers too, or Call Jesse direct at (239) 898-6072.

What is the first step to sell?

Ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a valuation built from Trieste’s recorded sales and your home’s plan, floor and condition. Start with a free home valuation or Call Jesse direct at (239) 898-6072.

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Why Does a Trieste Specialist Matter When You Sell?

A Trieste specialist matters because value here turns on details a generalist misses: a board approval step, a bundled club whose membership passes with the deed, a community development district with its own bill, and 108 near-identical two-bedroom homes where the floor, the condominium and the plan sort the price. Buyers pay for that certainty.

If you are thinking, “I need someone to sell my Trieste at Vasari condo,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Trieste at Vasari, Bonita Springs, Lee County and the rest of Southwest Florida. Whether you are selling a Trieste I, II or III condominium on Corsia Trieste Way, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

The life buyers are buying

A Trieste buyer is buying a two-bedroom condominium in a two-story building of eight or twelve homes with a carport, inside a gated, bundled golf club community just east of I-75, with the club’s 18-hole course, racquet courts, fitness center and clubhouse, and a measured drive of 13 to 16 minutes to Bonita Beach Park and 24 to 28 minutes to Southwest Florida International Airport. Our Trieste 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.

Where the records live

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 four association filings and the Division of Condominiums holds the condominium register. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Knowing where every record lives is how we answer a buyer’s question in a day instead of a week.

The wider Bonita Springs picture

Trieste 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.

If you are buying your next home too

Before any of that, a free Trieste 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 Trieste at Vasari and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.

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Downloadable Documents

Every document behind the rules and figures in this Trieste seller guide is public or member-held. These are the ones a Trieste seller actually uses, each linked to the issuing authority’s own copy, so you read the current version. The association budgets, rules and minutes are member records available from each Trieste association, not public files.

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Sources and Authoritative References

Every fact on this Trieste at Vasari seller guide for Bonita Springs traces to a primary record below: Clerk documents, state registers and statutes, Lee County and City records, the Vasari CDD, FEMA, the National Hurricane Center, the school district and the club’s own pages, labelled as club marketing. The MLS figures come from a Southwest Florida MLS pull of October 21, 2026, labelled as MLS and kept apart from the county record, and the association fee schedules are cited in plain text. No listing portal or IDX feed is cited.

1. Lee County Clerk, Declaration of Condominium of Trieste I at Vasari, OR 3682/2470 (accessed October 12, 2026)
2. Lee County Clerk, Declaration of Condominium of Trieste II at Vasari, OR 3926/563 (accessed October 12, 2026)
3. Lee County Clerk, Declaration of Condominium of Trieste III at Vasari, Instrument 2007000243296 (accessed October 12, 2026)
4. Lee County Clerk, Declaration of Covenants for Trieste at Vasari Village, OR 3682/2434 (accessed October 12, 2026)
5. Lee County Clerk, Declaration of Covenants for Trieste at Vasari Village, second recording, OR 3695/1500 (accessed October 12, 2026)
6. Lee County Clerk, Supplemental Declaration designating Trieste at Vasari Village, OR 3682/2429 (accessed October 12, 2026)
7. Lee County Clerk, Second Amendment to the Trieste I Declaration, OR 3767/2889 (accessed October 12, 2026)
8. Lee County Clerk, Third Amendment to the Trieste I Declaration, OR 3786/384 (accessed October 12, 2026)
9. Lee County Clerk, First Amendment to the Trieste II Declaration, OR 3967/4865 (accessed October 12, 2026)
10. Lee County Clerk, Quitclaim Deed of the Trieste village common areas, Instrument 2006000468102 (accessed October 12, 2026)
11. Lee County Clerk, Amended and Restated Declaration for Vasari Country Club, Instrument 2024000237003 (accessed October 10, 2026)
12. Lee County Clerk, Master Declaration for Vasari Country Club, OR 3635/4554 (accessed October 10, 2026)
13. Florida Division of Corporations, Trieste at Vasari Village Association, Inc., N01000008225 (accessed October 12, 2026)
14. Florida Division of Corporations, Trieste I at Vasari Condominium Association, Inc., N01000008216 (accessed October 12, 2026)
15. Florida Division of Corporations, Trieste II at Vasari Condominium Association, Inc., N02000005519 (accessed October 12, 2026)
16. Florida Division of Corporations, Trieste III at Vasari Condominium Association, Inc., N06000012887 (accessed October 12, 2026)
17. Florida Division of Corporations, name search VASARI (accessed October 10, 2026)
18. Florida DBPR, condominium register extract, Trieste I to III projects (accessed October 12, 2026)
19. Florida DBPR, condominiums, timeshares and mobile homes public records (accessed October 12, 2026)
20. Florida DBPR, condominium and cooperative SIRS reporting (accessed October 12, 2026)
21. Florida DBPR, condominiums and cooperatives (accessed October 12, 2026)
22. Florida Statutes, section 718.111, official records and website posting (2026, accessed October 12, 2026)
23. Florida Statutes, section 718.112, budgets, reserves, SIRS and transfer fees (2026, accessed October 12, 2026)
24. Florida Statutes, section 718.116, condominium estoppel certificates (accessed October 12, 2026)
25. Florida Statutes, section 553.899, milestone inspections (2026, accessed October 12, 2026)
26. Florida Statutes, section 720.30851, HOA estoppel certificates (accessed October 10, 2026)
27. Florida Statutes, section 190.048, CDD sales disclosure (accessed October 10, 2026)
28. Stewart Title, Florida underwriting bulletin FL2022001, DBPR estoppel fee adjustment (September 8, 2022, accessed October 12, 2026)
29. Lee County GIS, parcel layer, Trieste at Vasari parcels and village tract (accessed October 12, 2026)
30. Lee County GIS, building footprints, Trieste I to III buildings (accessed October 12, 2026)
31. Lee County GIS, 2018 LiDAR spot elevations (accessed October 12, 2026)
32. Lee County Property Appraiser (accessed October 12, 2026)
33. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (accessed October 30, 2026)
34. Lee County Property Appraiser, hazards and wind layers (accessed October 10, 2026)
35. FEMA National Flood Hazard Layer, layers 3 and 28 (queried October 12, 2026)
36. FEMA Flood Map Service Center (accessed October 10, 2026)
37. Lee County evacuation zones layer (queried October 12, 2026)
38. Lee County Emergency Management, Evacuation Zone B sheet (accessed October 10, 2026)
39. NHC SLOSH maximum of maximums via University of Florida GeoPlan (data acquired February 17, 2026, accessed October 10, 2026)
40. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (accessed October 10, 2026)
41. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (accessed October 10, 2026)
42. City of Bonita Springs, FEMA Community Rating System (accessed October 10, 2026)
43. City of Bonita Springs Community Development, FEMA flood zone information (accessed October 10, 2026)
44. Citizens Property Insurance, flood insurance requirement (accessed October 10, 2026)
45. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (accessed October 10, 2026)
46. My Safe Florida Condo Pilot Program (accessed October 10, 2026)
47. Vasari Community Development District (accessed October 10, 2026)
48. Vasari CDD, fiscal 2026 final adopted budget (accessed October 10, 2026)
49. Vasari CDD, fiscal 2027 proposed budget, June 15, 2026 update (accessed October 10, 2026)
50. Vasari CDD, documents (accessed October 10 and October 30, 2026)
51. City of Bonita Springs, Ordinance 01-09 establishing the Vasari CDD (accessed October 10, 2026)
52. Florida Auditor General, Vasari CDD fiscal 2025 audit (accessed October 10, 2026)
53. City of Bonita Springs, Zoning Ordinance 04-11 (August 23, 2004) (accessed October 10, 2026)
54. City of Bonita Springs, Zoning Ordinance 01-23 (July 30, 2001) (accessed October 10, 2026)
55. Vasari Country Club, Questions and Answers, club marketing (accessed October 10, 2026)
56. Vasari Country Club, golf, club marketing (accessed October 10, 2026)
57. Vasari Country Club, lifestyle, club marketing (accessed October 10, 2026)
58. Vasari Country Club, guest information and house rules, club marketing (accessed October 10, 2026)
59. Vasari Country Club, directions, club marketing (accessed October 10, 2026)
60. Vasari Country Club, real estate, club marketing (accessed October 10, 2026)
61. GOLF.com Course Finder, Vasari Country Club (accessed October 10, 2026)
62. Club + Resort Business, Vasari CC announces $6.1M Renaissance Project (press, accessed October 10, 2026)
63. School District of Lee County, zone lookup (queried October 12, 2026)
64. School District of Lee County, school zones (accessed October 10, 2026)
65. School District of Lee County, transportation optimization (accessed October 10, 2026)
66. Florida Department of Education, 2025-26 school grades (as of September 1, 2026, accessed October 10, 2026)
67. NCH, emergency services (accessed October 10, 2026)
68. Lee Health, Coconut Point Emergency Department (accessed October 10, 2026)
69. Physicians Regional Medical Center, Pine Ridge (accessed October 10, 2026)
70. Lee County Parks, Bonita Beach Park (accessed October 10, 2026)
71. Lee County Parks, Bonita Beach Access #1 (accessed October 10, 2026)
72. Florida State Parks, Lovers Key State Park (accessed October 10, 2026)
73. Bonita Springs Fire Control and Rescue District, Station Four headquarters (accessed October 10, 2026)
74. FDOT District One, project 452544-1, I-75 Golden Gate Parkway to Alico Road (accessed October 10, 2026)
75. FDOT, I-75 Golden Gate to Alico noise wall presentation, September 2026 (accessed October 10, 2026)
76. Business Observer, Midtown at Bonita (August 31, 2026, press, accessed October 10, 2026)
77. HUD, assistance animals (accessed October 12, 2026)
78. Florida Department of Revenue, documentary stamp tax (accessed October 12, 2026)
79. Florida Statutes, section 718.503, condominium resale disclosure (accessed October 12, 2026)
80. Florida Statutes, section 689.302, flood disclosure in residential sales (accessed October 12, 2026)
81. Florida Statutes, section 689.261, property tax disclosure summary (accessed October 12, 2026)
82. Florida Statutes, section 720.401, disclosure for associations that require membership (accessed October 12, 2026)
83. Florida Statutes, section 201.02, tax on deeds and other instruments relating to real property (accessed October 12, 2026)
84. Florida Administrative Code, rule 69O-186.003, title insurance premium rates (accessed October 12, 2026)
85. Florida DBPR, estoppel certificate fee schedule (accessed October 12, 2026)
86. Internal Revenue Service, Publication 523, Selling Your Home (accessed October 12, 2026)
87. Florida Statutes, section 193.155, homestead assessments and portability (accessed October 12, 2026)
88. National Association of REALTORS, settlement FAQs on buyer-broker compensation (accessed October 12, 2026)
89. Lee County Property Appraiser, 2026 tax roll (parcel data file of October 2026): the 108 Trieste parcels, year built, bedrooms, baths, county heated area, building and recorded legal description.
90. Lee County recorded sales, DOR-qualified, all years on file through September 25, 2026, as carried in the county sale data file, matched to the 108 Trieste parcels and analyzed October 12, 2026.
91. The association’s 2026 fee schedule and quarterly fee sheet, Vasari Country Club Master Association and the village and condominium associations (read October 30, 2026).
92. Southwest Florida MLS, Matrix, Development VASARI, Trieste condominium closings and active listings, pull of October 21, 2026 (read October 30, 2026).

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Your Local Real Estate Experts

McGreevy and Comisar are the Bonita Springs listing team Trieste 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.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

For this seller guide we tracked all 10 recorded Trieste sales over the latest 24 months and read the three recorded declarations, the village covenants, the Lee County Property Appraiser’s public roll, the Vasari district’s budgets and bond documents and the state’s corporation and condominium records, so the figures here come from public records rather than estimates.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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 Trieste at Vasari or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873. You can also see the village on the Domain Realty Group Trieste at Vasari page.

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 Trieste 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 Trieste at Vasari, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually.

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Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Trieste at Vasari. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.