Bonita Springs, Florida
Recorded sales by product and section, the club membership that passes with the deed, the CDD bond payoff and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Vasari Country Club starts with a fact most listing pages blur: this is two markets behind one gate, a $352,000 median condominium market and a seven-figure single-family market, and the club membership, the master association, a village association and a community development district all travel with your deed. Lee County recorded 35 sales in Vasari in the 12 months to September 25, 2026. 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 built this seller guide for owners of the 766 homes in this gated, bundled golf club community off Imperial Parkway in Bonita Springs, ZIP 34135. For the full community picture, from the 2001 zoning to the flood map and the schools, start with our Vasari Country Club community guide; for the city around it, see our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Vasari home valuation, or use our Vasari valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Vasari Country Club home in 2026, price it against the Lee County recorded sales for your own product and section, not against the blended community figure, and hand a buyer the club, association and district answers before they ask. The county recorded 35 sales in 12 months, 29 of them condominiums.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets; Vasari Country Club Master Association recorded documents and the association’s 2026 fee schedule).
Every price opinion we write for this community starts from the county record of deeds. In the 12 months to September 25, 2026 the county recorded 35 sales across the 766 homes, at a median of $400,000, from $190,000 to $1,750,000, or $249.53 per square foot of county heated area. None of those sales was a builder’s first sale of a new home; every one was a resale. The Southwest Florida MLS carries measures the county file does not, and its pull of October 21, 2026 gives them for Vasari: over the last 12 months, 28 MLS-marketed closings with a median of 86 days on market and a median sale at 93.6 percent of the last list price. That median hides a wide range, from 16 days to 270 days across the size bands, and the MLS and county files do not match one for one, so we name the record behind every figure and never blend them.
The community is not one market. Of the 766 homes, 194 are single-family homes and 572 are condominium units in 15 recorded condominium projects and 95 two-story buildings. In the latest 12 months, 29 of the 35 sales were condominiums, at a $352,000 median, and 6 were single-family homes, priced from $850,000 to $1,750,000. A seller who prices a condominium off the $400,000 community median, or a single-family home off the same number, has started from a figure that describes neither home.
Five things move a Vasari sale more than finishes do. The first is the product and the section: a single-family home on Pienza Court or Via D Arezzo Drive and a condominium in Matera, Trieste, Toscana, Altessa, Cassia or Firenze are different markets with different medians. The second is the year built, which runs from 2002 to 2007 across the roll, so every buyer is comparing a home that is now about two decades old. The third is the stack of charges that passes with the deed: the Master Association dues, the village or condominium association, the Vasari Community Development District bill and a Resale Transfer Fee that falls on the buyer. The fourth is the paperwork, which for a condominium is one set of Florida statutes and for a single-family home is another. The fifth is the flood and insurance file for the exact home. Every one of those is a matter of record, and none of them is visible to an automated estimate.
A Vasari home competes with the other bundled golf communities a few miles away, chiefly Worthington Country Club, with Bonita National and with Highland Woods. No builder is selling new homes inside Vasari; the community was built from 2002 to 2007, and the county recorded no builder-direct sale in the latest 12 months. The competition is other resales, so the listing that wins is the one that explains, with documents, what the club membership includes and what a buyer will pay each year to own the home.
We cover why to list with us, the recorded market by product and section with every one of the 35 latest sales, how we price, what the MLS and the county record each show, how Vasari benchmarks against its neighbors, whether now is a good time to sell, how the club membership passes with the home, the fee stack and the CDD bond payoff, the association and estoppel paperwork, the condominium law that applies to two-story buildings, flood and insurance, the disclosures a seller owes, how we market and negotiate, the cost to sell at three price points, the comparison with Worthington and more than thirty-five seller questions answered directly.
McGreevy and Comisar price Vasari homes on the records that move them: Lee County’s recorded sales for your product and section, the club’s recorded declaration, the CDD bill for your address and the flood map at your home site. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets; Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Vasari listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Imperial Parkway entrance.
A Vasari listing agent has to know that the community sits inside the City of Bonita Springs and not in unincorporated Lee County, that 194 of the 766 homes are single-family and 572 are condominium units, that the Vasari Country Club Master Association, Inc. is the master association, that four village associations and nine condominium associations sit beneath it, and that the Vasari Community Development District is a separate Chapter 190 district with its own bill. Those are the facts buyers, lenders and title companies raise, and we put them in front of buyers first. We also know the name traps: the 2001 and 2004 zoning ordinances call the project Livingston Oaks, and the county roll spells one condominium section Materra in the district’s budget and Matera everywhere else.
The county recorded 35 Vasari sales in the latest 12 months, and 29 of them were condominiums. A median built on a sample that mixes a $190,000 condominium and a $1,750,000 single-family home describes neither. We split the record by product, by section and by street, list the individual sales where a sample is thin, and print no median where fewer than ten sales sit behind it. That is the difference between an opinion and a number a buyer’s appraiser will accept.
Jesse McGreevy leads our listing and seller strategy and Marc Comisar leads negotiation. A Vasari 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 condominium buyer’s lender asks for a question and answer sheet or a single-family buyer asks about the district bond, the person who answers is a partner who already read the document.
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 86 days runs from 16 days to 270 days across Vasari’s size bands, and we will not tell you the CDD bond payoff raises your price, because the county record does not say it does. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 35 Vasari sales in the 12 months to September 25, 2026, at a median of $400,000, but the blended figure hides two markets: 29 condominium sales at a $352,000 median and 6 single-family sales between $850,000 and $1,750,000. Price your home against its own product and section.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Lee County Property Appraiser public roll of October 4, 2026; Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
We pulled every recorded sale for the 766 home parcels in Vasari Country Club for the 12 months to September 25, 2026: 35 sales, no builder-direct sales and 35 resales. This is the county’s record of deeds, not a listing portal, so it shows what buyers actually paid.
| Window | Dates | Sales | Median | Low | High |
|---|---|---|---|---|---|
| 12 months | Sept 26, 2025 to Sept 25, 2026 | 35 | $400,000 | $190,000 | $1,750,000 |
| 24 months | Sept 26, 2024 to Sept 25, 2026 | 62 | $500,000 | $190,000 | $2,120,000 |
| 36 months | Sept 26, 2023 to Sept 25, 2026 | 93 | $545,000 | $190,000 | $2,120,000 |
| 60 months | Sept 26, 2021 to Sept 25, 2026 | 191 | $599,900 | $190,000 | $2,120,000 |
The windows show a median that falls as the window shortens, from $599,900 over five years to $400,000 over one. That is partly a change in what sold, and we say so below, because the mix of condominiums and single-family homes changes the median more than the market does. The 12-month median of $400,000 works out to $249.53 per square foot of county heated area (the roll’s heated area, not MLS living area).
The Southwest Florida MLS is a different record from the county deed file. It counts only marketed closings, and it adds days on market and the ratio of the sale price to the last list price. In its pull of October 21, 2026 (Matrix, Development VASARI), the last 12 months show 28 MLS-marketed closings at a median sold price of $400,000, from $190,000 to $1,750,000, a median of $213 per square foot of MLS living area, a median of 86 days on market and a median sale at 93.6 percent of the last list price. Three more seller-direct entries are not in those medians. The county file recorded 35 sales in a slightly earlier 12-month window, so the two files do not match one for one, and we do not blend them.
| MLS window | Closings | Median sold | Median per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 28 | $400,000 | $213 | 86 | 93.6% |
| 24 months | 54 | $500,000 | $257 | 86 | 93.2% |
| 36 months | 83 | $564,900 | $273 | 71 | 94.1% |
| 60 months | 163 | $594,300 | $289 | 31 | 95.0% |
The 24-month range is $190,000 to $2,120,000. The median days on market is longer in the shorter windows, 86 days against 31 over 60 months, and none of the medians says how long your home will take.
| Product | Window | Sales | Median | Range |
|---|---|---|---|---|
| Condominium | 12 months | 29 | $352,000 | $190,000 to $910,000 |
| Condominium, per square foot | 12 months | 29 | $232.67 per sq ft | county heated area |
| Single-family | 24 months | 13 | $1,125,000 | $850,000 to $2,120,000 |
| Single-family, per square foot | 24 months | 13 | $412.90 per sq ft | county heated area |
Only 6 single-family homes sold in the latest 12 months, so we use the 24-month window for the median and list the six by street: Pienza Court three sales (the three prices were $850,000, $995,000 and $1,129,000), Via D Arezzo Drive two sales ($1,125,000 and $1,750,000) and Via Cercina Drive one sale ($900,000). The single-family 24-month median of $1,125,000 is about 3.2 times the condominium 12-month median of $352,000, and the two windows are named because they differ.
Over 24 months the single-family streets show the same spread. Pienza Court recorded 5 sales from $850,000 to $1,135,000, Via D Arezzo Drive 4 sales from $1,125,000 to $2,120,000, Altessa Way two single-family sales at $1,050,000 and $1,114,750, and Via Cercina Drive two sales at $900,000 and $1,130,000. Under ten sales we print the range or the prices, never a median.
| Price band | Sales in 12 months |
|---|---|
| Under $200,000 | 1 |
| $200,000 to $300,000 | 2 |
| $300,000 to $400,000 | 13 |
| $400,000 to $500,000 | 3 |
| $500,000 to $750,000 | 5 |
| $750,000 to $1,000,000 | 8 |
| $1,000,000 and up | 3 |
The $300,000 to $400,000 band is the heart of the condominium market, with 13 of the 35 sales. The eight sales between $750,000 and $1,000,000 and the three at $1,000,000 and up are the larger condominium floor plans and the single-family homes. If your home sits in the middle of the table, between $400,000 and $750,000, your buyer has fewer recorded comparables to lean on, and your price needs more care.
| Year | Sales | Median |
|---|---|---|
| 2019 | 44 | $304,352 |
| 2020 | 54 | $316,200 |
| 2021 | 101 | $349,900 |
| 2022 | 55 | $595,000 |
| 2023 | 39 | $650,000 |
| 2024 | 31 | $730,000 |
| 2025 | 28 | $500,000 |
| 2026 to September 25 | 29 | $400,000 |
The median rose from $349,900 in 2021 to $730,000 in 2024 and fell to $400,000 in 2026. Read that as a change in mix as much as a change in price. In 2022, 9 of the 55 sales were single-family homes; in 2026 so far, 4 of the 29 were. Single-family calendar years since 2021 are each under ten sales, so they read as ranges: 9 sales from $975,000 to $1,700,000 in 2022, 5 from $1,125,000 to $1,925,000 in 2023, 9 from $1,050,000 to $2,120,000 in 2024, 6 from $900,000 to $1,400,000 in 2025 and 4 from $850,000 to $1,750,000 in 2026 to date. A seller who reads the community median as a trend in his own price is reading the wrong number.
| Section | Homes | Window | Sales | Median | Range | Per sq ft |
|---|---|---|---|---|---|---|
| Altessa | 88 | 36 months | 11 | $749,000 | $610,000 to $910,000 | $316.52 |
| Cassia | 68 | 60 months | 22 | $716,250 | $620,000 to $905,000 | $302.84 |
| Firenze | 42 | 60 months | 18 | $650,000 | $280,000 to $770,000 | $311.54 |
| Matera | 128 | 12 months | 10 | $332,500 | $190,000 to $400,000 | $224.95 |
| Toscana | 138 | 24 months | 12 | $500,000 | $335,000 to $579,000 | $275.04 |
| Trieste | 108 | 24 months | 10 | $350,000 | $272,500 to $405,000 | $230.09 |
Each section uses the shortest window that reached ten sales, which is why the windows differ. In the latest 12 months Altessa recorded 4 sales, Cassia 3 ($800,000, $815,000 and $820,000), Firenze 1 ($570,000), Toscana 5 and Trieste 6. The peak years were Altessa’s 2023 (2 sales, $749,900 and $1,000,000), Cassia’s 2024 (3 sales, $755,000 to $905,000), Matera’s 2022 (a $532,050 median on 10 sales), Toscana’s 2023 (8 sales, $488,000 to $675,000) and Trieste’s 2022 (8 sales, $339,000 to $550,000); only Matera’s peak year reached ten sales. A Matera owner and an Altessa owner share a gate and a golf course, and sell in markets whose medians sit more than $400,000 apart (different windows, named above).
The highest recorded sale of the 12 months was $1,750,000 on Via D Arezzo Drive on August 24, 2026, for a 2006 home with 3,526 square feet of county heated area. The lowest was $190,000 on Matera Lane on July 6, 2026. We show streets, not house numbers, throughout this guide.
Here are all 35 recorded sales from September 26, 2025 to September 25, 2026, by date, with the street, the year built and the county heated area. The same street name can serve more than one section, so we compare by price and size, not by street name alone.
| Date recorded | Price | Street | Year built | County heated sq ft | Beds | Baths |
|---|---|---|---|---|---|---|
| October 6, 2025 | $900,000 | Via Cercina Dr | 2005 | 2,543 | 3 | 2.0 |
| October 15, 2025 | $340,000 | Corsia Trieste Way | 2004 | 1,551 | 2 | 2.0 |
| October 29, 2025 | $400,000 | Corsia Trieste Way | 2007 | 1,603 | 2 | 2.0 |
| November 3, 2025 | $389,000 | Matera Ln | 2004 | 1,467 | 2 | 2.0 |
| November 11, 2025 | $1,125,000 | Via D Arezzo Dr | 2004 | 3,003 | 3 | 3.0 |
| December 3, 2025 | $800,000 | Altessa Way | 2006 | 2,716 | 3 | 2.0 |
| January 28, 2026 | $400,000 | Altessa Way | 2006 | 1,467 | 2 | 2.0 |
| February 24, 2026 | $299,000 | Corsia Trieste Way | 2003 | 1,450 | 2 | 2.0 |
| February 25, 2026 | $820,000 | Altessa Way | 2005 | 2,875 | 3 | 2.0 |
| February 26, 2026 | $570,000 | Firenze Way | 2006 | 1,608 | 2 | 2.0 |
| March 13, 2026 | $340,000 | Corsia Trieste Way | 2003 | 1,660 | 2 | 2.0 |
| March 13, 2026 | $815,000 | Altessa Way | 2006 | 2,716 | 3 | 2.0 |
| March 23, 2026 | $325,000 | Altessa Way | 2006 | 1,467 | 2 | 2.0 |
| March 23, 2026 | $340,000 | Corsia Trieste Way | 2003 | 1,651 | 2 | 2.0 |
| March 30, 2026 | $1,129,000 | Pienza Ct | 2004 | 2,543 | 3 | 2.0 |
| March 30, 2026 | $335,000 | Toscana Way | 2004 | 1,648 | 2 | 2.0 |
| March 30, 2026 | $995,000 | Pienza Ct | 2003 | 2,543 | 3 | 2.0 |
| April 6, 2026 | $850,000 | Pienza Ct | 2005 | 2,538 | 3 | 2.0 |
| April 16, 2026 | $345,000 | Altessa Way | 2006 | 1,467 | 2 | 2.0 |
| April 30, 2026 | $312,000 | Altessa Way | 2005 | 1,597 | 2 | 2.0 |
| May 4, 2026 | $347,500 | Toscana Way | 2004 | 1,648 | 2 | 2.0 |
| May 6, 2026 | $352,000 | Matera Ln | 2005 | 1,467 | 2 | 2.0 |
| May 7, 2026 | $400,000 | Toscana Way | 2002 | 1,761 | 2 | 2.0 |
| May 14, 2026 | $310,000 | Altessa Way | 2005 | 1,597 | 2 | 2.0 |
| May 14, 2026 | $330,000 | Altessa Way | 2005 | 1,597 | 2 | 2.0 |
| July 1, 2026 | $820,000 | Altessa Way | 2006 | 2,716 | 3 | 2.0 |
| July 6, 2026 | $190,000 | Matera Ln | 2004 | 1,467 | 2 | 2.0 |
| July 8, 2026 | $620,000 | Altessa Way | 2005 | 2,040 | 2 | 2.0 |
| July 23, 2026 | $683,500 | Altessa Way | 2002 | 2,040 | 2 | 2.0 |
| July 27, 2026 | $500,000 | Toscana Way | 2003 | 2,149 | 3 | 2.0 |
| July 30, 2026 | $910,000 | Altessa Way | 2002 | 2,875 | 3 | 2.0 |
| August 18, 2026 | $272,500 | Corsia Trieste Way | 2007 | 1,461 | 2 | 2.0 |
| August 20, 2026 | $520,000 | Toscana Way | 2003 | 1,761 | 2 | 2.0 |
| August 24, 2026 | $1,750,000 | Via D Arezzo Dr | 2006 | 3,526 | 3 | 4.0 |
| August 26, 2026 | $335,000 | Altessa Way | 2006 | 1,467 | 2 | 2.0 |
Three rules. First, find the sales that match your product, size and year built, and read those, not the community median. Second, treat a one-sale window as an anecdote: Firenze recorded a single sale in the latest 12 months, and a single sale does not set a price. Third, treat any calendar median with fewer than ten sales behind it as a description of what happened to sell, not a forecast. Days on market and sale-to-list ratio are the two numbers that tell you how long and how far from the asking price, and the MLS section below gives them for Vasari: a median of 86 days and 93.6 percent of the last list price over 12 months, with size changing both.
We price a Vasari home from recorded closed sales of comparable homes in the same product and section, matched by size and year built, then adjust for your unit or lot, your upgrades and the flood map. We never anchor to an automated estimate, because it cannot see what a buyer’s inspection and lender will.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026; Vasari Community Development District FY2026 and FY2027 budgets; FEMA National Flood Hazard Layer, queried October 10, 2026; Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; the association’s 2026 fee schedule).
The most common pricing mistake in a community like this is treating a median as the price of a house. Vasari’s 12-month median of $400,000 blends a $190,000 Matera condominium, a $620,000 condominium on Altessa Way and a $1,750,000 Via D Arezzo home. Those are different products that happen to share a gate and a name.
We start with closed sales, not active listings, in the same product and the same size band. For a condominium that means the same section and floor plan where the record allows: the county file shows 1,467 square feet for a two-bedroom unit that sold at prices from $190,000 to $400,000 on Matera Lane and Altessa Way in the latest 12 months, and 2,716 to 2,875 square feet for the three-bedroom units that sold from $800,000 to $910,000. For a single-family home we use the 13 single-family sales in the latest 24 months and narrow by street, because Pienza Court and Via D Arezzo Drive sit more than $500,000 apart at the median.
Automated valuation models read the public record. They cannot see your kitchen, your lanai, the view over a lake or a fairway, your roof’s age or whether you hold a current wind mitigation form. They cannot read the club’s rules, either. We never price from an instant estimate.
A buyer prices your home with the annual cost of ownership in view. At the $400,000 community median, county millage of 12.7942 mills (district 017, 2026) is $5,117.68 before any exemption, the CDD adds $1,709.34 to $2,578.52 for fiscal year 2026 (proposed for FY2027: $1,463.77 to $1,982.66) depending on the neighborhood label, and the Master Association’s 2026 assessment is $13,601.02 a year per home, with village or condominium dues on top. We run that stack for your address before we quote a number, and the section below on annual cost shows how.
A lake, a fairway or the I-75 side of the community changes what a buyer sees from the front door, and the roll cannot show it. We read it from the parcel map and a visit. We also test the flood map across the whole lot, because a lot is a polygon and not a point.
We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. The MLS median of 86 days on market is a guide and not a promise, because it runs from 16 days to 270 days across Vasari’s size bands. We build your timeline backward from the date you need to close.
Vasari recorded 35 sales in the latest 12 months, and 13 of them closed between $300,000 and $400,000, so the first thing we do for a seller here is price your home against the full county record for your own product and section, not against a portal estimate. Request a free Vasari home valuation or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded comparables with the date 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 Vasari and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
We walk a Vasari seller through four documents before we talk about paint. First, the CDD bill for the address, because the neighborhood label sets the figure and the budget publishes it by label. Second, the recorded Master Declaration, restated August 23, 2024, and the village or condominium declaration, because the rules a buyer inherits sit there and not in a brochure. Third, the flood file: the FEMA zone for the whole lot and any wind mitigation form. Fourth, the closing statement from your own purchase and the plan for the sale. Those four answers move price more than the finishes do.
The Southwest Florida MLS and the Lee County deed record answer different questions about Vasari. In the MLS pull of October 21, 2026, 28 marketed closings in 12 months had a median of 86 days on market and sold at 93.6 percent of the last list price, while the county file anchors the price. We use both.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026).
The MLS records how long a home was on the market, the ratio of the sale price to the last list price, the homes now active and the months of supply. The 12-month and longer-window medians are in the market section above. On October 21, 2026, 20 listings were active, from $272,000 to $1,999,000 with a median list price of $487,450, and 1 was pending. At the 12-month pace of 28 closings, which is 2.33 a month, 20 active listings is 8.6 months of supply (20 divided by 28 over 12). A new listing sits beside about eight and a half months of other homes for sale, so the price and the first impression have to carry it.
The 12-month MLS closings split by MLS living area, not the county’s heated area:
| MLS living area | Closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| Under 1,600 sq ft | 4 | $305,500 | 75 | 92.4% |
| 1,600 to 1,999 sq ft | 15 | $340,000 | 101 | 92.9% |
| 2,000 to 2,499 sq ft | 1 | $500,000 | 270 | 95.2% |
| 2,500 to 2,999 sq ft | 4 | $905,000 | 88.5 | 92.8% |
| 3,000 sq ft and up | 4 | $1,017,500 | 16 | 94.5% |
Read the days column with care. The 2,000 to 2,499 band is one closing, so its 270 days is an anecdote and not a trend. Among the bands with four or more closings, the median runs from 75 days under 1,600 square feet to 101 days at 1,600 to 1,999, 88.5 days at 2,500 to 2,999 and 16 days at 3,000 and up. Price your home against its own band, and plan its time on market from that band and not from the 86-day community median.
| MLS village | Closings, 12 months | Median sold | Active October 21, 2026 |
|---|---|---|---|
| Toscana | 5 | $400,000 | 4 |
| Matera | 7 | $330,000 | 4 |
| Trieste | 6 | $340,000 | 3 |
| Cassia | 2 | $736,500 | 2 |
| Altessa | 2 | $865,000 | 1 |
| Pienza | 2 | $1,062,000 | 0 |
| Firenze | 1 | $570,000 | 1 |
Eleven of the active listings sit in Toscana, Matera and Trieste, the three villages where the closings are most frequent. A seller there is competing with several neighbors at once, while a seller in Altessa, Cassia, Firenze or Pienza faces at most two. These rows do not add up to the 28 closings and 20 listings above, because not every record carries one of these labels, and a median under ten closings describes what happened to sell.
| MLS phase | Closings, 24 months | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| Altessa | 5 | $875,000 | 59 | 94.8% |
| Cassia | 2 | $736,500 | 112.5 | 96.5% |
| Firenze | 2 | $535,000 | 77 | 89.8% |
| Matera | 10 | $343,500 | 128 | 92.9% |
| Toscana | 11 | $500,000 | 101 | 92.7% |
| Trieste | 11 | $340,000 | 64 | 94.3% |
| Unit Five single-family (Via Cercina) | 3 | $900,000 | 33 | 92.3% |
| Unit One single-family (Pienza Ct, Via D Arezzo) | 8 | $1,132,000 | 18.5 | 92.8% |
| Unit Six single-family (Altessa Way) | 2 | $1,082,375 | 151.5 | 88.7% |
Phases with two or three closings are anecdotes. Among the larger samples, Matera took a median of 128 days, Toscana 101, Trieste 64 and the single-family homes of Unit One 18.5. That spread is why we quote your phase and size band and not the community figure.
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 35 sales in the latest 12 months were resales, that none was a builder’s first sale, and that the heated area of the three-bedroom Altessa-style units clusters at 2,716 to 2,875 square feet. A listing portal’s estimate is built from a model of the same data and cannot do that.
A seller who relies on one measure inherits that measure’s blind spots. The MLS cannot tell you what the unit next door sold for off-market, and it counts fewer closings than the county records. The county record cannot tell you whether the unit sat for four months. We use the county record to anchor the price and the MLS to test the strategy, and we say which record each figure comes from.
We attach the recorded comparables, with their dates and sources, and the MLS days on market and sold-to-list for your size band 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.
Vasari’s single-family homes sold at a $1,125,000 median over 24 months, above Worthington’s $600,000 and Bonita National’s $989,000 single-family medians for the latest 12 months, while its condominiums sold at $352,000. The benchmark uses recorded sales, with each window named, because the neighbors differ in age and product.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026; benchmark runs of the same method for each community).
| Community | Homes | Built | Window | Sales | Median | Range | Per sq ft |
|---|---|---|---|---|---|---|---|
| Vasari, all homes | 766 | 2002 to 2007 | 12 months | 35 | $400,000 | $190,000 to $1,750,000 | $249.53 |
| Vasari, single-family | 194 | 2002 to 2006 | 24 months | 13 | $1,125,000 | $850,000 to $2,120,000 | $412.90 |
| Vasari, condominium | 572 | 2002 to 2007 | 12 months | 29 | $352,000 | $190,000 to $910,000 | $232.67 |
| Worthington, single-family | 279 | 1990 to 2009 | 12 months | 21 | $600,000 | $360,000 to $945,000 | $327.13 |
| Bonita National, all homes | 1,458 | 2015 to 2022 | 12 months | 109 | $690,000 | $320,000 to $1,640,000 | $347.63 |
| Bonita National, single-family | 656 | 2015 to 2022 | 12 months | 53 | $989,000 | $725,000 to $1,640,000 | not run |
| Highland Woods, all homes | 352 | 1996 to 2001 | 12 months | 15 | $500,000 | $250,000 to $1,100,000 | $322.58 |
The table compares like with unlike on purpose. Bonita National is newer by more than a decade, so its buyers pay for a different age of home. Worthington’s single-family count excludes its 520 condominium units. Highland Woods is older than Vasari by roughly six years, and its sample of 15 sales is small. A Vasari single-family seller is selling against homes the benchmark puts well above Worthington’s single-family median, and a Vasari condominium seller is selling against a market that has no direct counterpart in the single-family tables.
Worthington is the nearest bundled golf community and the one a buyer is most likely to put beside yours. It has 799 residences, 279 single-family and villa lots plus 520 condominium units, and it describes itself as a member-owned bundled golf community. Its 2026 master association dues are $13,058 a year, with a $1,000 food and beverage minimum, according to Worthington’s own published schedule. Vasari’s 2026 master assessment is $13,601.02 a year per home with no food and beverage minimum, per the club’s questions and answers, and the figure comes from the association’s 2026 fee schedule. The comparison section below sets the two side by side.
Bonita National is the newer, larger neighbor, built from 2015 to 2022, and Highland Woods is the older one, built from 1996 to 2001. A buyer who tours all three is comparing age, size and carrying cost in one weekend. We tell a Vasari seller where the home sits in that field, and we name the documents that support the claim.
It cannot tell you which community a particular buyer will prefer, how long your own home will take to sell, since the MLS medians above hide a wide range by size, or what a buyer will pay for a lake view. Those need a walk through your home.
Timing matters less than preparation, but three dated items bear on a Vasari listing: the I-75 widening work FDOT anticipates beginning in fall 2026, the CDD’s final bond payment on May 1, 2027 and Citizens Property Insurance’s flood requirement from January 1, 2027. Count backward from the date you need to close.
Data updated: October 2026 (Florida Department of Transportation project 452544-1 as read October 10, 2026; Vasari Community Development District FY2027 proposed budget of June 15, 2026; Citizens Property Insurance flood page read October 10, 2026; Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026).
The Florida Department of Transportation’s project 452544-1 widens I-75 for 21 miles from north of Golden Gate Parkway to south of Alico Road. The current phase began in mid-2026, and the first work is accelerated congestion relief lanes in both directions between Immokalee Road and Bonita Beach Road. FDOT scheduled public hearings for October 27, 2026 in person and October 28, 2026 online, and said they would not include noise wall information. I-75 Exit 116 at Bonita Beach Road is about 0.28 mile from the nearest Vasari parcel.
On FDOT’s September 1, 2026 plot, as drawn, Vasari is labelled on the Exit 116 sheet, an existing privacy wall runs along Vasari’s side of I-75 and no new noise wall is drawn on that side. We describe the plot as drawn and predict nothing from it. A buyer will ask, and the honest answer is to point to the project page.
The county and the city show several projects within a mile: Bonita 75, 252 apartments about 0.34 mile away with a Lee County development order issued October 9, 2025; Midtown at Bonita, a 68-acre site off Bonita Beach Road with 400 apartments open and retail opening later in 2026, about 0.54 mile away; and a Heartland Dental case under city review about 0.35 mile away. Horizon Park’s four commercial lots on Hunters Ridge Boulevard and Trade Center Drive were vacant on the October 4, 2026 roll. A state budget line of $600,000 for the Bonita Beach Road and Imperial Parkway gateway was vetoed in the budget signed June 29, 2026. Convenience nearby can help a listing, and construction nearby can be a question. We prepare for both.
The Series 2012 bonds have a final maturity of May 1, 2027, and the district’s FY2027 proposed budget lowers every debt line. A buyer who reads the district’s documents sees an assessment that is scheduled to fall. We cover this in its own section below, and we do not claim it raises your price.
Citizens says most new and renewing personal residential policies with wind coverage must carry flood insurance by January 1, 2027, regardless of dwelling value, for homes outside the special flood hazard area; condominium unit-owner policies are not required to. The Florida Building Code’s 9th edition takes effect December 31, 2026. A buyer’s insurance quote is part of their offer, so we ask for yours before we list.
The county tax bill arrives in November, and the seller’s share of the year is credited to the buyer at closing. Two Vasari CDD board seats, 3 and 5, are on the November 2026 ballot. The board meets on the second Tuesday of the month at 9:00 a.m. at the clubhouse.
The MLS shows a median of 86 days on market for Vasari closings over the last 12 months and over 24 months, 71 days over 36 months and 31 days over 60 months, and that median hides a wide range, from 16 days to 270 days across the size bands. We do not quote a sale timeline as a promise. We work backward from your target closing date: estoppels and association documents requested early, the flood and wind file assembled before the first showing, and a price that matches the recorded sales. A seller who waits should expect the same questions.
The club membership passes with the home. Vasari is a bundled community: every lot or unit owner is automatically a member of the Master Association, and membership cannot be sold, conveyed or assigned apart from the unit. A buyer of your home acquires the golf and amenity access you have, and you sell no separate membership.
Data updated: October 2026 (Vasari Country Club Master Association Amended and Restated Declaration, Instrument 2024000237003; Vasari Country Club questions and answers, read October 10, 2026).
The recorded declarations make every owner a Class A member, and the 2002 and the condominium declarations say membership cannot be separated from ownership. The club’s own question-and-answer sheet says that because Vasari is a bundled community, club membership and amenities are included with ownership, with no separate initiation fee, no additional club membership purchase and no food and beverage minimum. That is the club’s marketing statement, and we attribute it to the club.
The Club Facilities in the restated declaration are the golf course, practice area, racquet courts, pool, exercise, restaurant and social facilities. The club names an 18-hole course, a driving range, tennis, pickleball, bocce, a clubhouse, dining, a fitness center and a pool area. Dues cover community operations and maintenance, a 24-hour manned gatehouse, cable and internet services and club amenities. Food and beverage, events, golf cart fees where they apply, lessons, clinics, personal services, certain guest fees and optional upgrades are billed separately when used.
An owner has access for self and immediate family. An entity or multiple owners may be limited to one family or two unmarried individuals, with a redesignation fee of up to 25 percent of the Base Assessment. An owner who leases assigns the right to enjoy the facilities to the tenant. The rules may also allow non-members to use the facilities on a daily, short or long term basis.
The course is an 18-hole, par 72 layout. Golf directories credit Gordon G. Lewis in 2002 with a 2010 update by Billy Fuller; the club itself does not name an architect. The Florida State Golf Association lists a championship tee rating of 72.4 and slope of 143, and a third-party scorecard lists about 6,657 yards from the longest tees. Tee times run on an online point system with requests up to 30 days ahead. Guest golf starts at noon or later January through March, with no guest play on Fridays January through April, and any time on weekends.
The club announced a $6.1 million Renaissance Project in 2019 and 2020, with a Grill and Bar expansion, a lower-level Piazza with a kitchen and covered bar, a new golf shop building and a covered terrace. South Florida Water Management District permits issued in 2019 cover the pro shop addition and the clubhouse expansion. The club’s golf shop won a 2022 Association of Golf Merchandisers Platinum Award. A buyer touring the clubhouse sees those improvements, and you can point to them.
The club’s question-and-answer sheet says that 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. The restated declaration requires a majority membership vote for special assessments above 24 percent of that year’s Base Assessment, with stated exceptions, and Section 12.9, replaced on May 19, 2026, requires a capital replacement reserve in the budget. We ask for the estoppel early so your balance, if any, is on the table before a buyer asks.
No marina, dock or boat storage appears in the club, county roll or district records we read. A buyer who asks about boating is directed to the Imperial River boat ramp, 5.3 miles from the club. Vasari Cares Foundation, founded in 2017, reports $484,000 invested in 17 local nonprofits on its own page.
A Vasari buyer pays four annual charges: county property tax, the Vasari CDD assessment, the Master Association’s $13,601.02 assessment and a village or condominium assessment. Before property tax and insurance, the fixed carry for 2026 runs from $17,785.21 in Pienza to $25,448.28 in Altessa I, our arithmetic from the associations’ own fee documents.
Data updated: October 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; Vasari Community Development District FY2026 adopted and FY2027 proposed budgets; the association’s 2026 fee schedule and the associations’ 2026 quarterly fee sheet; Vasari Country Club Master Association recorded declaration).
The association’s 2026 fee schedule, which sits on a third-party brokerage site and not on the club’s public site, lists a Master Association assessment of $13,601.02 per home for 2026, made up of $10,851.02 for operations and $2,750 for reserves, up from $12,905.98 in 2025. It is the same for every product, from a Matera condominium to a Pienza Court home. A capital contribution of $12,000 applies to a buyer new to Vasari and $6,000 to an existing member, and the rental processing fee is $532.50. The 2024 restated declaration lets the board set a Resale Transfer Fee paid by the buyer at closing, which reads as that contribution (our inference). The budget page nets a $258 surplus credit to $13,343; which figure is billed is settled only by the estoppel or a Master Association statement.
Village and condominium dues are quarterly, per the associations’ 2026 quarterly fee sheet: Arezzo $588.50, Pienza $466.72, Cercina $531.91 and Bellino $528.02 (these four are landscape dues); Altessa I $2,415, II $2,375 and III $2,405; Cassia $1,900; Firenze $1,789; Matera I $1,625 and Matera II, III and IV $1,575 each; Toscana I $1,780 and II and III $1,770 each; and Trieste I $1,650, II $2,090 and III $1,625. Whether a condominium’s dues include building insurance, water, sewer or reserves differs by association and we have not verified it, so ask for each association’s budget and the estoppel. Put the fee schedule, the quarterly sheet and the estoppel in the listing package from day one.
The district bills each neighborhood label a total that adds a $1,100.00 operations and maintenance assessment per unit to a debt line. The adopted FY2026 totals and the proposed FY2027 totals, which the district’s June 15, 2026 budget update shows, are:
| Neighborhood label | Units | FY2026 total | FY2027 proposed total |
|---|---|---|---|
| Arezzo (lots 62 to 106) | 45 | $2,578.52 | $1,982.66 |
| Pienza (lots 1 to 61) | 61 | $2,317.31 | $1,826.72 |
| Cercina (lots 142 to 181) | 40 | $2,491.82 | $1,930.91 |
| Bellino (lots 182 to 229) | 48 | $2,491.82 | $1,930.91 |
| Altessa | 88 | $2,187.26 | $1,749.08 |
| Cassia | 68 | $2,187.26 | $1,749.08 |
| Firenze | 42 | $2,056.07 | $1,670.77 |
| Materra (the district’s spelling) | 128 | $1,969.38 | $1,619.01 |
| Toscana | 138 | $1,883.85 | $1,567.95 |
| Trieste | 108 | $1,709.34 | $1,463.77 |
Ten units have prepaid their bond assessment and owe operations and maintenance only. The FY2027 budget is a proposed one, and the district’s documents page lists only the FY2027 proposed budget of June 15, 2026, and the adopted FY2027 budget was not posted when we checked on October 30, 2026. Arezzo’s proposed total falls by $595.85 and Trieste’s by $245.56, the budget’s printed differences.
Add the Master Association assessment, four quarterly payments to the village or condominium association and the CDD, and the fixed annual carry runs from $17,785.21 in Pienza to $25,448.28 in Altessa I with the FY2026 CDD, and from $17,294.62 to $25,010.10 with the FY2027 proposed CDD. The November 2026 bill carries the FY2027 assessment, so both are shown.
Arithmetic, not a bill: the $13,601.02 master assessment plus four times the quarterly dues plus the CDD assessment. It excludes property tax, insurance, utilities, food and beverage, cart fees and any assessment balance. FY2027 CDD figures are proposed.
| Neighborhood | Quarterly dues | Dues per year | CDD FY2026 | All-in with FY2026 CDD | Per month | CDD FY2027 proposed | All-in with FY2027 proposed CDD |
|---|---|---|---|---|---|---|---|
| Arezzo (landscape dues) | $588.50 | $2,354.00 | $2,578.52 | $18,533.54 | $1,544.46 | $1,982.66 | $17,937.68 |
| Pienza (landscape dues) | $466.72 | $1,866.88 | $2,317.31 | $17,785.21 | $1,482.10 | $1,826.72 | $17,294.62 |
| Cercina (landscape dues) | $531.91 | $2,127.64 | $2,491.82 | $18,220.48 | $1,518.37 | $1,930.91 | $17,659.57 |
| Bellino (landscape dues) | $528.02 | $2,112.08 | $2,491.82 | $18,204.92 | $1,517.08 | $1,930.91 | $17,644.01 |
| Altessa I | $2,415.00 | $9,660.00 | $2,187.26 | $25,448.28 | $2,120.69 | $1,749.08 | $25,010.10 |
| Altessa II | $2,375.00 | $9,500.00 | $2,187.26 | $25,288.28 | $2,107.36 | $1,749.08 | $24,850.10 |
| Altessa III | $2,405.00 | $9,620.00 | $2,187.26 | $25,408.28 | $2,117.36 | $1,749.08 | $24,970.10 |
| Cassia | $1,900.00 | $7,600.00 | $2,187.26 | $23,388.28 | $1,949.02 | $1,749.08 | $22,950.10 |
| Firenze | $1,789.00 | $7,156.00 | $2,056.07 | $22,813.09 | $1,901.09 | $1,670.77 | $22,427.79 |
| Matera I | $1,625.00 | $6,500.00 | $1,969.38 | $22,070.40 | $1,839.20 | $1,619.01 | $21,720.03 |
| Matera II, III, IV each | $1,575.00 | $6,300.00 | $1,969.38 | $21,870.40 | $1,822.53 | $1,619.01 | $21,520.03 |
| Toscana I | $1,780.00 | $7,120.00 | $1,883.85 | $22,604.87 | $1,883.74 | $1,567.95 | $22,288.97 |
| Toscana II, III each | $1,770.00 | $7,080.00 | $1,883.85 | $22,564.87 | $1,880.41 | $1,567.95 | $22,248.97 |
| Trieste I | $1,650.00 | $6,600.00 | $1,709.34 | $21,910.36 | $1,825.86 | $1,463.77 | $21,664.79 |
| Trieste II | $2,090.00 | $8,360.00 | $1,709.34 | $23,670.36 | $1,972.53 | $1,463.77 | $23,424.79 |
| Trieste III | $1,625.00 | $6,500.00 | $1,709.34 | $21,810.36 | $1,817.53 | $1,463.77 | $21,564.79 |
County property tax uses district 017, which covers the City of Bonita Springs and Bonita Springs Fire. The Property Appraiser’s 2026 Taxing District Millage Book, printed October 9, 2026, applies 12.7942 mills for 2026, against 12.8217 proposed in August, a rollback rate of 12.7874 and 12.7970 for 2025 (Lee County Property Appraiser, 2026 Taxing District Millage Book). The 2026 components add up to 12.7942 mills: Lee County, 3.7623. School local, 2.2480, and school state, 3.0230. City of Bonita Springs, 0.8411, its rolled-back rate, adopted on September 23, 2026 (Resolution 26-027). Separately, 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 (City of Bonita Springs Ordinance 26-05). Library, 0.4218. South Florida Water Management District, 0.0948, 0.0327 and 0.1026. Bonita Springs Fire, 1.9999. Hyacinth control, 0.0190; mosquito control, 0.2096; inland navigation, 0.0394. The figures below apply the 2026 millage to a value equal to the median sale price, before any exemption, and are illustrations and not a tax bill. The November 2026 bill pairs the 2026 millage with the district’s FY2027 assessment, so each row shows the CDD both ways, and the FY2027 column is proposed.
| Illustration | Value used | Tax at 12.7942 mills (2026) | Plus CDD FY2026 | Total with FY2026 CDD | Plus CDD FY2027 proposed | Total with FY2027 proposed CDD |
|---|---|---|---|---|---|---|
| Whole community | $400,000 | $5,117.68 | $1,709.34 to $2,578.52 | $6,827.02 to $7,696.20 | $1,463.77 to $1,982.66 | $6,581.45 to $7,100.34 |
| Trieste | $350,000 | $4,477.97 | $1,709.34 | $6,187.31 | $1,463.77 | $5,941.74 |
| Matera | $332,500 | $4,254.07 | $1,969.38 | $6,223.45 | $1,619.01 | $5,873.08 |
| Toscana | $500,000 | $6,397.10 | $1,883.85 | $8,280.95 | $1,567.95 | $7,965.05 |
| Single-family (Arezzo label) | $1,125,000 | $14,393.48 | $2,578.52 | $16,972.00 | $1,982.66 | $16,376.14 |
| All condominiums | $352,000 | $4,503.56 | not applied | not applied | not applied | not applied |
Those totals are before the Master Association assessment, village or condominium dues, insurance and any exemption, so a buyer’s real annual cost is higher; the fixed-carry table above adds the first two. A new owner is reassessed to the sale price, a point the statutory property tax disclosure makes. A City of Bonita Springs stormwater assessment also appears on the bill: $20 for residential structures with under 1,800 square feet of impervious surface and $50 above, per a 2019 council action; we did not read the current-year resolution. We do not name the water and sewer provider here because the records we read conflict, and we confirm it for each address.
Show the buyer the stack before the buyer finds it. A buyer who sees a $352,000 condominium and then discovers its true annual cost on a lender’s worksheet is a buyer who renegotiates. A buyer who saw the CDD schedule, the tax illustration and the association’s estoppel in the listing package on day one does not. Confirm the numbers early and hand them over: the estoppel confirms the fee figures for your address.
The Vasari Community Development District’s Series 2012 bonds reach final maturity on May 1, 2027, and the district’s FY2027 proposed budget lowers every debt line by 40.3 percent. Assuming no new borrowing, no CDD debt assessment is scheduled after the FY2027 bill. That is a recorded fact a buyer can weigh, and we do not promise a price effect.
Data updated: October 2026 (Vasari Community Development District FY2026 adopted budget, FY2027 proposed budget of June 15, 2026, FY2025 audit by the Florida Auditor General; City of Bonita Springs Ordinance 01-09).
The Vasari Community Development District is a Chapter 190 special district established by City of Bonita Springs Ordinance 01-09, passed June 20, 2001, on a petition from the developer, Taylor Woodrow Communities at Vasari, L.L.C., for 375.83 acres. Five supervisors, elected by qualified electors, govern it. The district handles the stormwater system of 25 lakes, preserves, the perimeter wall and buffer landscaping, and the irrigation pump house and mains. It does not run the golf course or the clubhouse, which belong to the Master Association.
The Capital Improvement Revenue Refunding Bonds, Series 2012, were issued August 15, 2012 at a fixed 2.79 percent, in an original principal of $8,655,000, with final maturity on May 1, 2027. The balance after the May 1, 2026 payment was $695,000. At September 30, 2025 the district reported $1,370,000 outstanding and a net position of $16,056,436 in its audit. The FY2027 proposed budget lowers every debt line by 40.3 percent, and totals fall by 14.4 percent in Trieste to 23.1 percent in Arezzo.
The operations and maintenance assessment is $1,100.00 per unit for all 766 units in FY2025, FY2026 and the proposed FY2027, up from $800.00 in FY2023 and FY2024. The board sets that line each year. It also carries a capital line for lake bank erosion of $332,163 in FY2026 and FY2027 (proposed), of which $201,449, or 60.65 percent, had been spent through August 31, 2026. The district adopted Stormwater Management Rules by Resolution 2026-02. The assessments are collected on the November county tax bill with the statutory early-payment discount of up to 4 percent.
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 O&M line will stay at $1,100.00. 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.
Section 190.048, Florida Statutes, requires a bold, conspicuous district disclosure in a contract for the initial sale of a parcel or residential unit in a community development district. A Vasari resale is not an initial sale, so the statute does not prescribe that wording for your contract. What a resale buyer is owed in practice is the truth about the district: we attach the district’s current budget, the assessment for the address and the statute, and we tell the buyer the district exists before the buyer finds it on the tax bill.
A Vasari sale surfaces the Master Association’s declaration and rules, a village or condominium association’s documents, an estoppel certificate and the buyer-paid Resale Transfer Fee. The association’s 2026 fee schedule lists a $13,601.02 annual assessment and a $12,000 capital contribution for a buyer new to Vasari, and the estoppel confirms the figures for your address.
Data updated: October 2026 (Florida Division of Corporations records; Lee County Clerk recorded declarations; Florida Statutes sections 720.30851 and 718.116 read October 10, 2026; the association’s 2026 fee schedule).
The Vasari Country Club Master Association, Inc. (Sunbiz N00000007068) was filed October 23, 2000 and is active, with its 2026 annual report filed February 12, 2026. Beneath it sit four village associations (Altessa, Matera, Toscana and Trieste) and nine condominium associations (Matera I to IV, Trieste I to III, Cassia and Firenze). The Altessa I to III condominium associations merged into the village association in 2018, and Toscana I to III in 2007. The single-family homes have no separate association on Sunbiz. Owners took control of the master board on or about December 19, 2006, according to the restated declaration.
The Master Declaration was recorded May 1, 2002, restated August 23, 2024 and amended May 19, 2026 to replace Section 12.9. The 2024 restatement was approved by 529 of 766 possible votes, 69 percent, on June 21, 2024. The documents say the rules cover leasing, pets, parking and home business use, and that village documents may be stricter. The master instruments are listed in our sources. The village and condominium documents for your section are the next layer, and we read them for your address before we list.
Leasing: lots are rented only in their entirety, for a minimum of 30 days, with no more than six leases per lot per calendar year, and village documents may be stricter. The club says a lease covering all of February is accepted. Pets: usual household pets in a reasonable number set by the board, on a leash of no more than 15 feet. Parking: no commercial vehicles, campers, boats or trailers except in garages or club-designated spaces. Home business use is allowed if it is not apparent from outside. The declaration includes an errant golf ball easement and assumption of risk. As we read the master documents there is no age restriction; village and condominium documents are read per section.
The restated declaration lets the board set a Resale Transfer Fee, levied on the buyer at closing, effective at least 90 days after it is published. Exemptions cover transfers to an estate, surviving spouse, heirs, spouse, trust or wholly owned entity for planning, and transfers to the Club by foreclosure. The original 2002 declaration set a resale contribution of six months of assessments, and the restatement replaced it. The association’s 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), so we confirm the amount and the effective date with the association in writing and in the estoppel.
An estoppel certificate states what an owner owes the association at the time of sale. Florida’s homeowners’ association statute and its condominium statute set deadlines and a fee cap: the statute states a $250 base fee, plus $100 if expedited and $150 if the account is delinquent, adjusted every five years by the Department of Business and Professional Regulation; the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if delinquent, with the next adjustment due by July 1, 2027, and an association’s actual fee may be lower (DBPR estoppel certificate fee schedule). The certificate is due within 10 business days of a written request. In Lee County the seller customarily pays for the estoppel. Request it as early as the contract allows, because the certificate has a limited validity period.
If you carry a balance from an earlier assessment, the estoppel shows it. If you changed anything on the exterior, a buyer will ask whether the association approved it. Gather approval letters and permits before the first showing.
For a Vasari condominium, Florida’s resale disclosure 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 every one of Vasari’s 95 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 10, 2026; Lee County Property Appraiser building footprints; Florida DBPR condominium register extract).
The Florida Department of Business and Professional Regulation lists 15 Vasari condominium projects with 572 units, and the developer of all 15 was Taylor Woodrow Communities at Vasari, L.L.C. The county’s footprint layer records all 95 buildings at two stories, labelled low rise, and unit numbers run only in the 100s and 200s.
Section 553.899 (milestone inspections) and section 718.112(2)(g) (the structural integrity reserve study) apply to condominium buildings of three habitable stories or more. The 2001 zoning ordinance allowed multi-family buildings up to 55 feet and three stories, but the county records the buildings as built at two. We describe that as the county records it and do not guess from a photo.
For a condominium resale, section 718.503(2) requires the unit owner to give the buyer, at the owner’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, any inspection or reserve study records and the state’s question and answer sheet. The contract must carry either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void. Section 718.116 governs the condominium estoppel. We gather the declaration, bylaws, rules, budget, the question and answer sheet and the estoppel for your association before the first showing.
A buyer’s lender will ask about the association’s reserves, its budget and any pending special assessment. The Master Association’s restated Section 12.9 requires a capital replacement reserve in the budget, and the annual schedule may include a third-party reserve study. My Safe Florida Condo Pilot lets associations within 15 miles of the coast apply by board vote. These are questions for your association, and we ask them before a buyer does.
A single-family seller reads one set of statutes and a condominium seller reads another. Both sit in the same gated community with the same club. A condominium is also priced in a section with its own median and its own association, so we do not carry a single-family comparable into a condominium listing or the reverse.
A Vasari buyer will ask about flood zone, evacuation zone, storm history and the cost to insure. The federal flood layer places every Vasari sample point in Zone X, Lee County places the community in evacuation Zone B, and the buyer’s insurance quote, not a map, decides what the home costs to carry. We assemble the file before the first showing.
Data updated: October 2026 (FEMA National Flood Hazard Layer, queried October 10, 2026; Lee County evacuation zones; National Hurricane Center SLOSH model and tropical cyclone reports; Citizens Property Insurance flood requirement, read October 10, 2026).
We queried FEMA’s National Flood Hazard Layer at 40 sample points across the community: all 40 are in Zone X, 33 of them in the shaded 0.2 percent annual chance area and 7 in minimal hazard, with no base flood elevation and no special flood hazard area. A second test used the centroid of each of the 766 home parcels: 664 fall in shaded Zone X, 102 in unshaded Zone X and none in Zone A, AE, AH or V. About 689 centroids sit on panel 12071C0659G (effective November 17, 2022) and 77 on the eastern edge on panel 12071C0678F (effective August 28, 2008), which covers 54 parcels of Toscana I, 17 of Unit Five and 6 of Toscana II. The Lee County map update effective March 2, 2027 revises other panels, not these two.
A buyer’s lender makes its own flood determination, and an insurer prices a specific structure. The map tells you where the federal layer places the home today, and we say that and nothing more. The city’s 50 percent rule applies to buildings in a mapped special flood hazard area, so it does not reach a Zone X home on the map as it stands.
Lee County places Vasari in evacuation Zone B at all 40 points. The county’s Zone B sheet states that Zone B is very vulnerable and will experience significant impacts from land-falling storms, and that evacuation will often be required for a hurricane coming from the Gulf. The National Hurricane Center’s worst-case SLOSH envelope at the 40 points shows no inundation for Category 1 and 2 storms, 0 to 4 feet above ground for Category 3, 7 to 11 feet for Category 4 and 12 to 15 feet for Category 5. That is a planning envelope, not a forecast. Evacuation zones and flood zones are different systems, and we say so whenever a buyer conflates them.
Ground elevation runs from 13.2 to 15.9 feet NAVD88 across the 40 points, from 2018 LiDAR averaged within 75 feet. The Florida Building Code design wind speed is 160 mph for Risk Category II with a wind-borne debris region at all 40 points. The watershed is Oak Creek in the Estero Bay basin. The CDD maintains the 25-lake stormwater system and adopted Stormwater Management Rules by Resolution 2026-02; a buyer who asks about drainage is pointed to the district’s documents.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022; the National Hurricane Center reports inland high water marks of 5 to 7 feet above ground in Bonita and North Naples and coastal inundation of 8 to 12 feet in Estero, Bonita Beach, Bonita Springs and North Naples. Irma’s final landfall was near Marco Island as a category 3 storm on September 10, 2017. Helene and Milton in 2024 brought 3 to 5 feet of surge inundation from Bonita Beach southward. Charley came ashore near Cayo Costa on August 13, 2004. We found no Vasari-specific storm damage record in the sources we read, and we do not infer one.
The City of Bonita Springs holds a Community Rating System Class 5 rating and maintains a 25 percent National Flood Insurance Program discount. The Florida Building Code’s first edition replaced local codes on March 1, 2002, the 8th edition took effect December 31, 2023 and the 9th takes effect December 31, 2026. On the uniform mitigation form OIR-B1-1802, homes built in 2002 or 2003 show a permit application dated after March 1, 2002 to claim Florida Building Code credit, and Vasari’s first homes are from that window. My Safe Florida Home offers a free wind mitigation inspection and potential grants of up to $10,000. A current wind mitigation form belongs in your listing file.
We do not print premiums, because a premium belongs to a specific home, roof and insurer. We tell a buyer what the insurer will ask: roof age and covering, opening protection, the wind mitigation form and, from January 1, 2027, flood coverage on most new and renewing Citizens wind policies outside the special flood hazard area. A condominium unit-owner policy is not subject to that requirement, and a condominium association carries its own master policy, which the estoppel and budget describe.
A Vasari seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners’ association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which duties apply to your parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79 and 720.30851 read October 10, 2026; Florida Division of Corporations records; Lee County Clerk recorded declarations).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. 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.
Vasari has two legal structures under one master association. A single-family home is a lot governed by the master declaration, where the homeowners’ association statute, chapter 720, is the likely regime. A condominium unit is governed by chapter 718, where section 718.503 sets the resale package. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723. We state the fork and let your closing agent confirm your parcel, because the buyer’s cancellation rights differ.
For a lot or house in a community with a mandatory homeowners’ association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it. The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, inspection or reserve study records where they exist and the state’s question and answer sheet, at the owner’s expense. The contract carries an acknowledgment of delivery more than seven days before signing or a seven-day cancellation clause, and waivers are void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone, so a Zone X seller completes it too. If you do not know whether the home ever took water, say so rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property’s value and are not readily observable to the buyer. For a Vasari home that can include past water intrusion, a roof leak, an unpermitted lanai enclosure, an unapproved exterior change or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership. The CDD assessment is a charge on the parcel and carries over to the buyer, who sees it on the November bill.
Section 553.79 bars a local building agency from penalizing an arm’s-length buyer because a previous owner’s permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. We check the permit record before listing, because permit history is not in the public roll files we analyze.
Section 720.30851 governs the homeowners’ association estoppel certificate and section 718.116 the condominium certificate. The buyer, lender and title company rely on them, so a late or inaccurate certificate can hold up a closing. We order it early and read it against your own records.
We market a Vasari home with professional photography, cinematic video and drone footage, a listing file that answers the club, association, district and flood questions, and a qualified-buyer database, and we keep a sale quiet when discretion matters. The marketing explains the bundled club accurately and does not oversell it.
Data updated: October 2026 (Vasari Country Club questions and answers, read October 10, 2026; Lee County Property Appraiser public roll; Vasari Community Development District FY2027 proposed budget).
Photography shows a gated entrance, the lake and fairway setting and the clubhouse, and a drone shows how the home sits within 375.83 acres of lakes, golf and homes. For a condominium the film shows the building, the parking and the unit; for a single-family home it shows the lot, the lanai and the view.
A Vasari buyer wants the declaration, the CDD schedule, the estoppel, the wind mitigation form and the flood facts, and a lender wants the condominium documents. We publish them in the file so the buyer’s agent does not have to ask. A file that answers questions in advance shortens the inspection period.
We describe the bundled membership as the club describes it and attribute the statements to the club: membership included with ownership, no separate initiation fee and no food and beverage minimum. We say what is billed separately. We state the master assessment as the association’s 2026 fee schedule lists it, and we do not promise a golf experience the rules do not give.
No marina, dock or boat storage appears in the club, county or district records we read, and the club does not name a course architect. We say those things plainly and point the boater to the Imperial River boat ramp and the golfer to the course’s published rating and slope.
Buyers search Vasari, Vasari Country Club and Vasari Bonita Springs, and the older zoning records call the project Livingston Oaks. We list the community under the name buyers type, use the section name for a condominium, and keep the street, not the house number, in public copy.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced single-family home we offer a confidential, off-market conversation before a public launch when the owner wants one.
We negotiate a Vasari sale as the partners who priced it, with the county record in hand. That means answering club, association, district, flood and insurance questions with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis; Florida Statutes 718.503 and 720.30851; NAR settlement terms effective August 17, 2024).
Most renegotiations come after the inspection, over an item the inspector flags, a roof question or the buyer’s insurance quote. When the listing file already answers them, the buyer’s leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold. In a community built from 2002 to 2007, roof age and air conditioning age come up first.
A buyer’s lender orders an appraisal, and the appraiser values the home on the comparables available. A condominium with a thin section record, such as Firenze with one sale in the latest 12 months, gives an appraiser little to use, so we give the appraiser the county record by parcel and date and explain how sections differ. We do not promise that an appraisal will meet the contract price.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each.
Buyers sometimes carry Worthington’s published fees to the table. We respond with documents: the recorded sales, the club’s published statements and the charges on each side, labelled by source and date. We never argue that one must be cheaper than the other, because the records do not say so.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer’s broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still choose to offer buyer-broker compensation or a concession toward the buyer’s costs. We walk through what is typical in the current market before you list, and the listing agreement, which holds our fee, is negotiated with you.
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 a $400,000 sale that is $2,800 in stamps and about $2,075 in title premium. Commission, estoppel and prorations are on top and are set in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser recorded sales, our analysis).
| Item | Condominium median ($352,000) | Community median ($400,000) | Single-family 24-month median ($1,125,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,464.00 | $2,800.00 | $7,875.00 |
| Owner’s title premium (promulgated rate) | $1,835.00 | $2,075.00 | $5,387.50 |
| Subtotal of the two fixed items | $4,299.00 | $4,875.00 | $13,262.50 |
These are statutory and promulgated amounts shown as illustrations on the recorded medians, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, title search and any proration are separate and are agreed in writing.
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, on the deed. In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner’s policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy. That is custom, not law, and the contract controls.
The seller customarily pays the estoppel. The Resale Transfer Fee falls on the buyer: 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). The estoppel is due within 10 business days of a written request, and the department’s current estoppel fee schedule is linked in our documents list.
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, a $400,000 value at the 2026 district 017 rate of 12.7942 mills is $5,117.68 before exemptions, and a closing on June 30 with 181 days of seller ownership credits about $2,538 to the buyer ($5,117.68 times 181 divided by 365). That is arithmetic on the median, not your bill, and the title company prorates on the actual tax figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.
Fixed items are fixed, negotiated items are negotiated and items that vary by address are confirmed in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Vasari and Worthington are the two nearest bundled golf communities. Vasari has 766 homes built 2002 to 2007 and a 2026 master assessment of $13,601.02 a year; Worthington has 799 residences built 1990 to 2009 and $13,058. Both figures sit in documents, and an estoppel confirms the number for an address. Neither is better.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis; Worthington Country Club published 2026 fee schedules and purchaser’s packet, read September 26, 2026; Vasari Country Club Master Association recorded declaration and the association’s 2026 fee schedule and quarterly fee sheet).
Worthington Country Club is the comparison a Vasari buyer raises most. The table below sets out what each community’s documents say, with the source and the date. Worthington’s figures are Worthington’s published numbers, and we do not adjust them.
| What a buyer weighs | Vasari Country Club | Worthington Country Club |
|---|---|---|
| Homes | 766: 194 single-family, 572 condominium | 799: 279 single-family and villa lots, 520 condominium units |
| Built | 2002 to 2007 | 1990 to 2009 (single-family) |
| Club model | Bundled; membership included with ownership, per the club | Member-owned bundled golf community, per the club |
| Master association dues | $13,601.02 a year per home (2026 fee schedule) | $13,058 a year (2026 schedule) |
| Food and beverage minimum | None, per the club’s questions and answers | $1,000 (2026 schedule) |
| Fee on a sale | Resale Transfer Fee on the buyer; the 2026 fee schedule lists a capital contribution of $12,000 for a buyer new to Vasari and $6,000 for an existing member (our inference) | One-time capital contribution: $12,500 for a buyer new to Worthington, $1,306 for an existing owner |
| Neighborhood association dues | $466.72 to $2,415 a quarter, $1,866.88 to $9,660 a year (2026 quarterly fee sheet) | $2,612 to $7,712 a year (2026 schedule) |
| District charge | Vasari CDD: $1,709.34 to $2,578.52 in FY2026 by neighborhood label | Not compared here |
| Course | 18 holes, par 72, championship tee rating 72.4 and slope 143 | 18 holes, par 72, six tee sets from 4,574 to 6,730 yards; 2018 Ron Garl renovation |
| Flood and evacuation | FEMA Zone X at all 40 sample points; Lee evacuation Zone B | FEMA Zone X on panel 12071C0678F; Lee evacuation Zone C |
| Sales approval, leasing and pets | Leases of at least 30 days; usual household pets in a reasonable number set by the board | Sales require the HOA’s Certificate of Approval; 25-pound pet limit |
| Recorded sales, latest 12 months | 35 sales, median $400,000; single-family 24-month median $1,125,000 | Single-family: 21 sales, median $600,000 |
Vasari is slightly smaller than Worthington and was built in a narrower window, so a buyer sees a more uniform stock of 2002 to 2007 homes. A seller should say that plainly and let the buyer decide whether uniformity is a feature.
The Vasari figures come from the recorded declaration, the district’s budgets, the association’s 2026 fee schedule and quarterly fee sheet, the FEMA layer and the county record. The fee schedule and the quarterly sheet sit on a third-party brokerage site and not on the club’s public site, so an estoppel confirms them for an address. The Worthington figures come from Worthington’s own 2026 fee schedules and purchaser’s packet, which are image PDFs we read on September 26, 2026, and from the county record for its single-family homes. We attribute every number to its source.
Each community has a master layer, a neighborhood layer and a sale-time layer. On Vasari’s side the master layer is $13,601.02 a year, the neighborhood layer is $466.72 to $2,415 a quarter by section, and the sale-time layer is a $12,000 capital contribution for a buyer new to Vasari. Worthington’s are $13,058 a year, $2,612 to $7,712 a year and a $12,500 capital contribution for a buyer new to Worthington. Both sets are in documents, so a Vasari seller who wants to answer a Worthington-minded buyer confirms the numbers early and hands over the estoppel and the association’s budget. We do not call either a bargain.
A buyer who wants a certificate-of-approval process on sales may lean toward Worthington. A buyer who wants a newer-built, 2002 to 2007 stock, a condominium market with a median of $352,000 or a single-family home on the Pienza Court or Via D Arezzo streets may lean toward Vasari. A seller helps a buyer choose by handing over the documents, not by running the other community down.
You can get a free Vasari home valuation three ways: through our Vasari home valuation page, through the valuation form for Vasari sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales, labelled by date and source.
We do not send an automated number. We send the recorded comparables from the county file for your product and section, the CDD assessment a buyer will see, your flood map position, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address and section, the unit type or lot, your closing statement from the purchase, your CDD bill, the association documents you received, any wind mitigation form or flood determination, whether any exterior work lacks an approval letter, and whether you have had any water in the home. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Vasari 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 are buying your next home too, see our guide to buying a home in Vasari. For the wider Bonita Springs picture, see how we sell homes across Bonita Springs.
Most Vasari owners net more by listing with an experienced agent, because the club, association and district paperwork and the flood file are what stall a sale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Vasari home specifically, where a buyer is weighing the club, the carrying costs and a neighbor community, and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Club and association questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Condominium or HOA paperwork (718.503 package, 720.401 summary, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Vasari sellers, especially single-family and larger condominium owners | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home’s value depends on facts a buyer has to be shown: the section, the finish, the club, the flood file. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. 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. If you are unsure, a free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Vasari seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “Marc was wonderful from the start, worried about us as the customer and just always making sure we were happy. Beth was also awesome and kept us informed always with the flow and what we needed to do. This experience was first class and by the way Marc found a buyer in one week!! Crazy good. Will be recommending Domain to everyone we know, we are now 2 for 2 on great experiences with them! Thanks again.” Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Vasari owners ask us most, answered from Lee County’s recorded sales, the Vasari Community Development District’s own documents, the recorded declarations and Florida law. Where a figure comes from a document or the MLS and not the county record, we name it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Vasari Community Development District FY2026 and FY2027 budgets; FEMA National Flood Hazard Layer, queried October 10, 2026; Florida Statutes read October 10, 2026; Southwest Florida MLS Matrix, Development VASARI, pull of October 21, 2026; the association’s 2026 fee schedule).
Your value is set by recorded sales of comparable homes: the same product, the same section, a similar size and the same position on the flood map. Lee County recorded 35 Vasari sales from September 26, 2025 to September 25, 2026, and 13 of them fell between $300,000 and $400,000. Request a free Vasari home valuation and we will build a specific number with the recorded comparables attached.
Start by gathering what a Vasari buyer will ask for: the estoppel request, the recorded declarations for your section, the CDD bill, any approval letters, the wind mitigation form and your closing documents. Then price from the county’s recorded sales and list with an agent who puts those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to begin.
The best listing agent is the one who prices from the recorded record, knows the club’s documents and answers a buyer’s questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents using the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
The Southwest Florida MLS median is 86 days on market for Vasari closings over the last 12 months, 28 homes in the pull of October 21, 2026, and also 86 days over 24 months. The median hides a wide range, from 16 days for homes of 3,000 square feet and up to 270 days for the one closing at 2,000 to 2,499 square feet. We build your timeline backward from the date you need to close, and a price that matches the recorded sales is the best predictor of speed.
The median is 86 days across 28 MLS-marketed closings in the 12 months before the October 21, 2026 pull, 71 days over 36 months and 31 days over 60 months. We quote the median because a few slow sales pull an average up. By size, the 12-month median runs from 75 days under 1,600 square feet to 101 days at 1,600 to 1,999 and 16 days at 3,000 and up. The county record shows the sale date and price, not the listing date, so these figures come from the MLS.
The median Vasari sale closed at 93.6 percent of the last list price over the 12 months before the October 21, 2026 MLS pull, across 28 closings. It was 93.2 percent over 24 months, 94.1 percent over 36 months and 95.0 percent over 60 months. By size the 12-month median ran from 92.4 percent under 1,600 square feet to 95.2 percent for the single closing at 2,000 to 2,499 square feet. The county file records the price paid and not the asking price, so this ratio comes from the MLS.
The 35 recorded sales from September 26, 2025 to September 25, 2026 ran from $190,000 for a Matera Lane condominium on July 6, 2026 to $1,750,000 for a Via D Arezzo Drive home on August 24, 2026. The full table of all 35 is in the market section above, with the street, year built and heated area for each.
The 12-month median is $400,000 across 35 sales, or $249.53 per square foot of county heated area. Condominiums had a $352,000 median over 29 sales, and single-family homes had a $1,125,000 median over 13 sales in 24 months. The blended figure describes neither product well.
The $300,000 to $400,000 band had 13 of the 35 sales, the most of any band. Eight sales fell between $750,000 and $1,000,000, five between $500,000 and $750,000, three between $400,000 and $500,000, three at $1,000,000 and up, two between $200,000 and $300,000 and one under $200,000.
The highest recorded sale in the latest 12 months was $1,750,000 on Via D Arezzo Drive on August 24, 2026, a 2006 home with 3,526 square feet of county heated area. The highest in the 24-month window was $2,120,000.
Yes. Condominiums made up 29 of the 35 latest sales at a $352,000 median, while single-family homes sold at a $1,125,000 median over 24 months, about 3.2 times higher. They also carry different documents: a single-family home sits under the master declaration, and a condominium adds a declaration of condominium and the resale package under section 718.503.
Yes. Membership in the Master Association comes with ownership and cannot be sold, conveyed or assigned separately from the unit. The club says membership and amenities are included with ownership, with no separate initiation fee and no food and beverage minimum. The buyer becomes a member at closing.
The restated declaration lets the board set a Resale Transfer Fee paid by the buyer at closing, with exemptions for certain family, trust and estate transfers. The association’s 2026 fee schedule lists a $12,000 capital contribution for a buyer new to Vasari and $6,000 for an existing member, which reads as that fee (our inference), so confirm it in the estoppel. The club says there is no separate initiation fee. You, as the seller, do not pay the Resale Transfer Fee.
The association’s 2026 fee schedule lists dues of $13,601.02 per home, made up of $10,851.02 for operations and $2,750 for reserves, up from $12,905.98 in 2025, and the same for every product. The fee schedule sits on a third-party brokerage site and not on the club’s public site, so the estoppel or a Master Association statement confirms the figure billed for your home. We put it in your listing file before the first showing.
The CDD assessment is collected on the November county tax bill, and it is a charge on the parcel. At closing the title company prorates it with the other tax-bill items under your contract, so you pay your share of the year and the buyer takes the rest. The FY2026 assessment runs from $1,709.34 to $2,578.52 by neighborhood label.
The district’s Series 2012 refunding bonds had a balance of $695,000 after the May 1, 2026 payment, with final maturity on May 1, 2027. The debt is paid through the debt line of the assessment, so a buyer pays it in the assessment on the tax bill until the bonds mature. Ten units prepaid their bond assessment and owe operations and maintenance only.
The Series 2012 bonds reach final maturity on May 1, 2027. Assuming no new borrowing, no CDD debt assessment is scheduled after the FY2027 bill. The FY2027 proposed budget lowers every debt line by 40.3 percent, and the adopted budget was not posted when we checked on October 30, 2026.
Yes, the buyer, lender and title company rely on it. It states what you owe the association and any open assessments. Florida’s homeowners’ association and condominium statutes set deadlines and a fee cap: a $250 statutory base, now $299 as adjusted by the Department of Business and Professional Regulation, plus $119 if expedited and $179 if delinquent, and an association’s actual fee may be lower. The certificate is due within 10 business days of a written request. In Lee County the seller customarily pays for the estoppel.
Ask your association or its management company for an estoppel certificate, or check your last statement. The club says some owners paid an earlier assessment in full and others carry a balance that the estoppel shows. If you are unsure, order the estoppel early.
In Lee County the seller customarily selects the closing agent and pays for the owner’s title policy, and the contract controls. The buyer pays for any lender’s policy. Florida sets the premium by rule, so it is the same at every title company. On a $400,000 sale it is about $2,075.
The seller customarily pays the deed’s documentary stamp tax of $0.70 per $100, the owner’s title policy, the estoppel certificate, a municipal lien search and any commission agreed in the listing agreement, and credits the buyer for prorated property tax. The contract controls, and your net sheet adds each line.
Florida has no state income tax on the gain, and the federal gain on a main home is explained in IRS Publication 523. The county tax proration is credited to the buyer at closing. Your homestead exemption and Save Our Homes cap end with your ownership. Confirm your own position with a tax adviser.
Florida law does not require an elevation certificate to sell. FEMA places every Vasari sample point in Zone X, so a lender usually does not require flood insurance on the home. An insurer or buyer may still ask for a certificate, and you complete the flood disclosure under section 689.302 either way.
All 40 sample points we queried are in FEMA Zone X, 33 in the shaded 0.2 percent annual chance area and 7 in minimal hazard. Of 766 home parcels, none has its centroid in Zone A, AE, AH or V. Lee County evacuation Zone B applies, which is a separate system.
A buyer’s insurance quote is part of the offer. Roof age, opening protection and the wind mitigation form move that quote. From January 1, 2027, Citizens requires flood coverage on most new and renewing wind policies outside the special flood hazard area. We ask for your policy information before we list, so no one is surprised at contract.
Disclose the flood history under section 689.302, known material defects under Johnson v. Davis, the property tax summary in the contract, the homeowners’ association summary under section 720.401 for a house or the condominium package under section 718.503 for a unit, and any open permits. When in doubt, disclose in writing.
The milestone inspection law and the structural integrity reserve study apply to condominium buildings of three habitable stories or more. The county records all 95 Vasari buildings at two stories. A buyer’s lender will still ask about reserves, so we obtain your association’s budget.
Yes, within the rules. Lots are rented only in their entirety for at least 30 days, with no more than six leases per lot per calendar year, and village documents may be stricter. A tenant takes the right to enjoy the club facilities in place of the owner. A lease can complicate a showing schedule, so plan it with us.
No age restriction appears in the master declaration as we read it. The village and condominium documents are read per section, so confirm yours. We do not market Vasari as a 55-plus community.
The declaration allows usual household pets in a reasonable number set by the board, with the board able to set breeds and numbers by residence size or type, and a leash no longer than 15 feet. Under the club’s guest rules, pets are barred from club facilities except service dogs. Buyers with pets ask, so we put the rule in the file.
It may be a question. FDOT’s project widens I-75 for 21 miles, and its September 1, 2026 plot, as drawn, shows an existing privacy wall on Vasari’s side and no new noise wall drawn there. FDOT scheduled public hearings for October 27 and 28, 2026. We describe the plans as drawn, and we predict no price effect.
The School District of Lee County lookup returned elementary zone Q, middle zone GG and high school South Zone 3 for the Vasari addresses we tested. Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Zones limit transportation, not school choice. We give buyers the district lookup link and the state’s grades and let them verify.
Compare product against product. Worthington’s single-family median was $600,000 over 21 sales in the latest 12 months, and Vasari’s single-family median was $1,125,000 over 13 sales in 24 months, so the windows differ. Then compare each community’s fees from its documents: Vasari’s 2026 master assessment is $13,601.02 and Worthington’s is $13,058, and an estoppel confirms the number for an address. Our Vasari vs Worthington section sets the two side by side.
The record does not say. The county file does not separate the value of the bundled club from the home’s, and we do not claim a premium. We show buyers what the membership includes, with the club’s own statements attributed, and let the recorded sales speak.
Commissions are negotiable and no rate is set by law. We agree our fee with you in the listing agreement before we list, along with any buyer-broker compensation you choose to offer, which since August 17, 2024 cannot be advertised on the MLS. Call Jesse at (239) 898-6072 for a clear, written conversation.
Request a free Vasari home valuation or call Jesse McGreevy at (239) 898-6072. We will send the recorded comparables for your product and section, the CDD schedule for your address and a net sheet, and set a walk-through. There is no obligation.
Yes. Much of the process can be handled remotely: a walk-through by video, e-signed documents, a remote closing with the title company and a local contact for access. The estoppel, the flood disclosure and the association paperwork still apply. Call Jesse at (239) 898-6072 to plan the sequence.
Yes, but an as-is contract does not remove your duty to disclose known material defects under Johnson v. Davis. Buyers still inspect, and insurance can still decide the deal. We price an as-is home from the recorded sales and explain the discount in the listing file.
Yes. An estate sale needs the personal representative’s authority and the title company’s requirements, and the association’s estoppel. Certain transfers to an estate are exempt from the Resale Transfer Fee. Basis for an inherited home is a tax question for your adviser. Call us and we will outline the sequence.
Possibly. If you buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one. You file with the county Property Appraiser. Confirm the details with your tax adviser or closing agent.
Under the Foreign Investment in Real Property Tax Act, a buyer generally must withhold part of the amount realized when the seller is a foreign person, with exemptions and reduced rates in some cases. The IRS explains the rules. Tell us early if you are a foreign seller so your closing agent can plan.
Yes. For some higher-priced single-family homes a confidential, off-market conversation is possible, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off with you before deciding.
A Vasari specialist matters because value here turns on details a generalist misses: a bundled club whose membership passes with the deed, a community development district with its own bill, a master association above village and condominium associations, and a market split between condominiums and single-family homes. Buyers pay for that certainty, and a specialist supplies it.
If you are thinking, “I need someone to sell my house in Vasari Country Club,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Vasari, Bonita Springs, Lee County and the rest of Southwest Florida. Whether you are selling a Matera condominium, an Altessa residence or a single-family home on Pienza Court, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Vasari buyers are buying a gated, bundled golf club community of 766 homes just west of I-75, with an 18-hole course, a driving range, tennis, pickleball, bocce and a clubhouse, and a documented drive of 8 to 11 minutes to Bonita Springs City Hall and 24 to 28 minutes to Southwest Florida International Airport by our routing estimate. Our Vasari community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your home to buyers.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Lee County Clerk of the Circuit Court holds the recorded declarations and plats, the Vasari Community Development District publishes its budgets, minutes and audits, and the Vasari Country Club Master Association, Inc. appears in the state’s corporation records. 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.
Vasari 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, and our Bonita Springs area guide covers the neighborhoods around it.
Before any of that, a free 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 Vasari and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Vasari seller guide is public. These are the ones a Vasari seller actually uses, each linked to the issuing authority’s own copy, so you read the current version.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Amended and Restated Declaration, Instrument 2024000237003 | Lee County Clerk of Court | The master rules, club membership, assessments and Resale Transfer Fee | Open the Clerk image |
| Certificate of Amendment replacing Section 12.9, Instrument 2026000132285 | Lee County Clerk of Court | The reserve requirement as replaced May 19, 2026 | Open the Clerk image |
| Original Master Declaration, OR 3635/4554 | Lee County Clerk of Court | The 2002 instrument the restatement replaced | Open the Clerk image |
| Vasari Country Club Questions and Answers | Vasari Country Club | The club’s own statements on membership, fees and rules | Open the club PDF |
| Vasari CDD FY2026 Final Adopted Budget | Vasari Community Development District | The assessment per unit by neighborhood label | Open the FY2026 budget |
| Vasari CDD FY2027 Proposed Budget, June 15, 2026 | Vasari Community Development District | The proposed assessment and the lower debt lines | Open the FY2027 proposed budget |
| Vasari CDD documents page | Vasari Community Development District | Agendas, budgets and audits in one place | Open the documents page |
| Vasari CDD FY2025 audit | Florida Auditor General | Bonds outstanding and the district’s net position | Open the audit |
| Ordinance 01-09 establishing the Vasari CDD | City of Bonita Springs (district copy) | The ordinance that created the district | Open the ordinance |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | District 017 millage, printed October 9, 2026 | Open the millage book |
| Evacuation Zone B sheet | Lee County Emergency Management | The evacuation zone a buyer will ask about | Open the Zone B sheet |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| National Flood Hazard Layer | Federal Emergency Management Agency | The current federal flood zone layer | Open the flood layer |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| I-75 Golden Gate to Alico noise wall presentation | FDOT District One | The September 2026 plans near Exit 116 | Open the presentation |
| Section 720.401, homeowners’ association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 720.30851, homeowners’ association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | Open the DBPR schedule |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure in this Vasari seller guide traces to one of the primary sources below: Lee County and its Property Appraiser, the Vasari Community Development District, the City of Bonita Springs, the Lee County Clerk, Florida statutes and agencies, federal agencies, newspapers of record and our own published guides.
Recorded-sale figures are our analysis of the Lee County Property Appraiser’s public roll and recorded sales, qualified sales recorded September 26, 2025 to September 25, 2026. Club and Worthington pages are marketing and are labelled as such. No listing portal or valuation aggregator was used for any figure. Days on market, sold-to-list, active inventory and months of supply come from the Southwest Florida MLS Matrix pull of October 21, 2026. The association’s fee schedule and quarterly fee sheet sit on a third-party brokerage site.
Vasari Community Development District and Florida Auditor General
Vasari Country Club (club marketing)
Golf and club trade sources
Lee County Clerk of Court Official Records (Lee County Clerk image)
Florida Division of Corporations and corporate filings
Lee County zoning, Property Appraiser and GIS
Flood, storm and insurance
Florida Statutes and state condominium regulation
Schools and healthcare
Parks, beaches and lifestyle
Civic pipeline and utilities
Comparison sources (Worthington Country Club first-party documents)
Method sources
Florida statutes, rules and federal references for sellers
Our own published guides and records
Association fee documents and MLS (plain-text citations)
McGreevy and Comisar are the Bonita Springs listing team Vasari sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 35 recorded sales in Vasari over the latest 12 months and read the Lee County Property Appraiser’s public roll, the Vasari district’s budgets and bond documents, the recorded declarations and the state’s corporation records, so the figures here come from public records, the association’s fee documents and an MLS pull rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Vasari or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Vasari 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 home in Vasari Country Club, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.