Updated September 2026
Sixty two-story Lennar condos, one listing on the street and a recorded golf line that splits the price by building. McGreevy and Comisar price from the sales on your own side of that line and build the golf, flood and fee file before the first showing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Venezia at Treviso Bay is sixty two-story Lennar condominiums on one loop road, and a recorded declaration splits them into two markets: 36 units carry a deeded TPC Treviso Bay golf membership and 24 do not. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your unit inside its own recorded side of that line.
This page is for the Venezia owner who is thinking about selling. The neighborhood itself, from the declaration and the elevation certificates to the pool parcel and the Lennar price lists, is documented on our Venezia at Treviso Bay guide, and the community around it on our Treviso Bay community guide. If you would like a number before a conversation, request a free Venezia at Treviso Bay home valuation. If you plan to buy again inside the gate, our Venezia at Treviso Bay buyer guide covers the purchase side. Jesse McGreevy takes calls direct at (239) 898-6072.
If you are thinking, “I need someone to sell my Venezia condo in Naples, Florida,” McGreevy and Comisar helps owners price, prepare, market and close with a local plan built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether your unit sits on Venezia Circle, on Avellino Way, elsewhere inside Treviso Bay, in Lely Resort or along the US 41 East corridor, our team brings local market judgment, full listing exposure and a written plan so you can sell with confidence.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they run a Venezia listing themselves: the tier-matched pricing, the golf proof, the marketing build, every counteroffer and the two association estoppels. Before you sign with anyone, compare the best real estate agents in Naples on the public record, including reviews, licence history and published production.
These are career figures earned across Lee and Collier County, and they describe the team rather than one street. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; the wider team is introduced at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Jesse McGreevy handles pricing, data, marketing and the paperwork for three bodies: the Veranda I association, the Treviso Bay Master Association and, on a golf unit, the Golf Club. Marc Comisar handles the field: showings cleared through the Treviso Bay gatehouse, buyer agents, inspectors and vendors. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
Selling a Venezia condominium differs from every other Treviso Bay sale because the price starts with a building address: Section 10.1 of the recorded Veranda I declaration gives golf membership to 9844, 9840 and 9836 Venezia Circle and withholds it from 9832 and 9828. Add detached garages, a private pool, two-story construction and a district charge the MLS omits.
The five buildings share three Lennar floor plans, yet recorded sales sort cleanly by building. Since September 2023 every MLS closing in the three golf buildings has landed between $695,000 and $834,000, while every closing in the two non-golf buildings has landed between $565,000 and $600,000. No other Treviso Bay condominium carries two price bands on one street.
Lennar recorded a supplemental declaration in March 2013, corrected on 1 April 2013 at OR 4902 PG 823, withdrawing Phases 3 and 4 of Veranda I from the Golf Club. The condominium was declared four months later, in July 2013. No owner in 9832 or 9828 ever held golf and lost it, which is why a buyer cannot argue the membership back onto those units.
Florida’s milestone inspection law and its structural integrity reserve study requirement reach condominium buildings of three or more habitable stories. Venezia’s five buildings have two, and Collier County’s milestone registry lists none of them. That is a genuine selling point against the four-story Terrace condominiums a buyer will tour the same week.
Each unit holds the exclusive use of one assigned one-car garage in a detached garage building under Declaration Section 3.14.2, and the Veranda I association owns an 800 square foot pool on its own parcel at 9848 Venezia Circle. Buyers comparing Venezia with the Terrace blocks notice both immediately.
The MLS fee total for Venezia adds condo dues, the $7,420 master assessment, the $5,350 golf charge where it applies and the $750 dining minimum. It leaves out the Wentworth Estates Community Development District’s $2,441.75 for fiscal 2027, collected on the county tax bill. A buyer who budgets from the MLS alone comes up short by exactly that figure.
Every Venezia building sits in FEMA Zone AE with an 8.0 foot base flood elevation on the panel effective 8 February 2024. The county-filed elevation certificates put four first floors 0.01 to 0.26 feet below that line and the fifth, at 9828, 0.14 feet above it. A buyer’s insurance agent will read the certificate, so your listing file should carry it first.
For a Venezia unit priced inside its own building’s band and listed with its documents ready, yes. The Southwest Florida MLS counts 14 Venezia closings in the 36 months to September 23, 2026 at a $760,000 median, only one listing was active that day, and nothing was pending, so a well-prepared seller faces very little direct competition.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium VENEZIA, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026; each closing matched to its recorded Collier County deed)
Venezia has sixty units and trades three to five times a year on the MLS. The trailing twelve months hold five closings and the trailing twenty-four hold six, too few for a median that means anything. Thirty-six months is the first window with ten or more sales, so it carries the median, and every sale in it is listed below so you can see what the median is made of.
All fourteen are two bedrooms plus a den with two baths. Square feet are the county roll’s figure for the plan.
Closed | Building | Side | Plan, county sq ft | Floor | Sold | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
September 2023 | 9844 Venezia Cir | Golf | Bromelia, 1,414 | 2 | $740,000 | 148 | 94.9% |
December 2023 | 9840 Venezia Cir | Golf | Arabella, 1,661 | 1 | $750,000 | 0 | 100.0% |
February 2024 | 9832 Venezia Cir | Non-golf | Diangelo, 1,454 | 2 | $565,000 | 136 | 95.9% |
March 2024 | 9828 Venezia Cir | Non-golf | Diangelo, 1,454 | 2 | $565,000 | 27 | 97.6% |
April 2024 | 9832 Venezia Cir | Non-golf | Arabella, 1,661 | 2 | $570,000 | 51 | 98.3% |
May 2024 | 9844 Venezia Cir | Golf | Diangelo, 1,454 | 2 | $780,000 | 3 | 97.6% |
May 2024 | 9840 Venezia Cir | Golf | Diangelo, 1,454 | 2 | $778,000 | 1 | 97.9% |
June 2024 | 9832 Venezia Cir | Non-golf | Bromelia, 1,414 | 1 | $600,000 | 3 | 101.9% |
November 2024 | 9844 Venezia Cir | Golf | Diangelo, 1,454 | 1 | $770,000 | 90 | 97.6% |
October 2025 | 9840 Venezia Cir | Golf | Bromelia, 1,414 | 2 | $800,000 | Not reported | 100.0% |
December 2025 | 9840 Venezia Cir | Golf | Diangelo, 1,454 | 2 | $805,000 | 0 | 100.0% |
April 2026 | 9844 Venezia Cir | Golf | Arabella, 1,661 | 1 | $834,000 | 22 | 98.6% |
August 2026 | 9844 Venezia Cir | Golf | Diangelo, 1,454 | 1 | $695,000 | 75 | 95.9% |
September 2026 | 9844 Venezia Cir | Golf | Arabella, 1,661 | 2 | $775,000 | 94 | 93.5% |
Window: 23 September 2023 to 23 September 2026. Fourteen sales, even count, so the $760,000 median is the mean of the seventh and eighth sales, $750,000 and $770,000. Total volume $10,027,000. Median sale-to-list 97.7 percent; median price per square foot $490 on the MLS living area. The October 2025 sale was entered in the MLS as a sold-data record with no marketing period, so the 27-day median is of thirteen.
The ten golf-building sales carry a $776,500 median, $532 a square foot on the MLS living area and 22 median days on market. The four non-golf sales are too few for a median, so read them directly: $565,000, $565,000, $570,000 and $600,000, all in the first half of 2024. The gap between the two sides is roughly $175,000 to $210,000 on the same floor plans.
Collier County’s recorded, qualified sales add two Venezia resales in the same window that never appeared on the MLS: a first-floor Arabella in 9832 at $560,000 in February 2024, and a first-floor Arabella in 9836 at $810,000 in July 2024. Counted together with the fourteen MLS sales, deduplicated by parcel and date, the sixteen-sale median is still $760,000. The county also records a $875,000 deed at 9836 in March 2025 that it classifies as not qualified, so it sits outside every median on this page.
The five MLS closings between September 23, 2025 and September 23, 2026 were all golf units: $800,000, $805,000, $834,000, $695,000 and $775,000, a $3,909,000 total. Five sales are below our ten-sale bar, so we list them rather than headline their median. None of the five was in 9832 or 9828.
On September 23, 2026 the MLS showed a single Venezia listing: a non-golf, second-floor Bromelia of 1,414 county square feet asking $525,000 after 14 days, with no pending sale anywhere on Venezia Circle. Against five closings in twelve months that is about 2.4 months of supply, and none of it on the golf side.
Three golf closings in 2026 slid from 98.6 percent of list at 22 days, to 95.9 percent at 75 days, to 93.5 percent at 94 days. Three sales cannot prove a trend, but they point one way: golf buyers are negotiating harder than they did in 2024 and 2025. A golf seller who prices to the April 2026 high should expect a longer wait.
With one listing on the street and buyers pushing on price, the number you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; request a free Venezia at Treviso Bay home valuation priced against your own side of the golf line, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Venezia condos recorded 17 MLS closings in the five years to September 23, 2026 at a $740,000 median, $478 a square foot and 98.3 percent of list. The yearly medians swing with the mix of golf and non-golf sales far more than with the market, so the five-year arc is best read building by building rather than as one line.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2021 to 23 Sep 2026, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales)
Year closed | MLS sales | What sold |
|---|---|---|
2021, from September 23 | 1 | One golf Arabella at $650,000 |
2022 | 2 | Golf $720,000; non-golf $585,000 |
2023 | 2 | Golf $740,000 and $750,000 |
2024 | 7 | Golf $770,000 to $780,000 three times; non-golf $565,000 to $600,000 four times |
2025 | 2 | Golf $800,000 and $805,000 |
2026, to September 23 | 3 | Golf $834,000, $695,000 and $775,000 |
Each year holds fewer than ten sales, so we show the sales rather than a yearly median. The 2024 row looks soft only because four of its seven sales were in the non-golf buildings.
The county roll carries all sixty original Lennar closings, from July 2013 to March 2015, at a $277,500 median. Golf-building units closed at a $305,000 median and non-golf units at $244,200. The earliest golf buyers at 9844 paid as little as $246,300 because they contracted at Lennar’s 2012 launch prices, before the golf plans were repriced upward.
Measured from each unit’s Lennar price to its most recent qualified resale dated 2024 or later, the seven golf units gained a median 176 percent and the five non-golf units 146 percent. The only recorded loss in the county file is a non-golf first-floor Bromelia bought new in 2014 and resold in April 2020, 16.1 percent under its original price.
An owner who bought from Lennar or resold before 2022 holds a large gain on paper. An owner who bought in 2024 paid close to today’s levels on either side of the golf line. Before you list, compare your own purchase price with the recent sales in your own building group, not with the Venezia-wide median.
Of the sixty units, 41 have recorded at least one priced resale since Lennar and 19 never have. Owners hold for years: 45 of the 60 units carry no homestead exemption on the 2026 preliminary roll, so most Venezia condos are second homes that sell when a life plan changes, not when the market moves.
Golf and non-golf Venezia units price as two separate products. Collier County’s 2026 preliminary roll values every golf unit exactly $110,000 above the same plan and floor in a non-golf building, and MLS buyers have paid roughly $175,000 to $210,000 more, because the golf buildings hold the only Veranda-plan golf memberships in Treviso Bay.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and 2021 to 2025 certified rolls; Southwest Florida MLS Matrix, pulled 23 Sep 2026; recorded Veranda I declaration)
On the 2026 preliminary roll a golf-building Bromelia is valued at $527,990 on the first floor and a non-golf Bromelia at $417,990; a golf Arabella at $561,860 and a non-golf Arabella at $451,860. The step is the same $110,000 for every plan, it was $90,000 in most earlier years, and it falls exactly on the Section 10.1 building line. The second floor adds $5,000 on both sides.
Since September 2023 the ten golf MLS sales ran $695,000 to $834,000 and the four non-golf sales $565,000 to $600,000. Part of that gap is the membership itself, part is the $7,500 Golf Club capital contribution a golf buyer pays at closing, and part is outlook, since the golf buildings face the lake and course. No record separates those shares, so we show the gap rather than a formula.
The Master Association’s 2025 FAQ says no additional golf memberships are available in Treviso Bay, and Avellino’s 144 Veranda units carry none. A buyer who wants golf in this floor plan inside the gate has exactly 36 doors to choose from, and on September 23, 2026 none of them was listed.
A 9832 or 9828 unit is not a discounted golf unit. It is a social unit with the full clubhouse, dining, Villa Rilassare and racket privileges every Treviso Bay owner holds, its own neighborhood pool, a detached garage and a preserve outlook. Priced against Avellino and the non-golf sales, it competes; priced against the golf sales, it sits.
Venezia and Avellino are Treviso Bay’s only Veranda condominiums, built from the same three Lennar plans in twelve-unit, two-story buildings, so almost every Venezia buyer tours both. Venezia offers deeded golf in three buildings, its own pool and the clubhouse on its doorstep; Avellino offers more choice, a lower entry price and no pet weight limit.
Data updated: September 2026 (Southwest Florida MLS, closed 23 Sep 2025 to 23 Sep 2026 unless noted; Collier County Property Appraiser 2026 preliminary roll; recorded Veranda declarations; county-filed elevation certificates; Treviso Bay Master Association 2026 Annual Fee Sheet)
Question | Venezia (Veranda I) | Avellino (Veranda II, III and IV) |
|---|---|---|
Units and buildings | 60 in 5, Venezia Circle | 144 in 12, Avellino Way |
Built, county roll | 2013 and 2014 | 2015 to 2017 |
Golf by recorded document | 36 units golf (9844, 9840, 9836); 24 units none | None in any building |
Trailing 12-month MLS closings | 5, all golf, $695,000 to $834,000 | 7, median $560,000 |
Median price per sq ft, trailing 12 months | $502 | $367 |
Median days on market, trailing 12 months | 48.5 | 32 |
Listings on September 23, 2026 | 1 | 5, plus 1 pending |
County value against the identical Avellino unit, 2026 | Golf about $80,000 higher; non-golf about $30,000 lower | The reference |
Carrying cost before tax and insurance | About $22,654 golf; $17,304 non-golf | About $16,600 to $16,900 |
Pets under the condominium declaration | Two cats or dogs combined, each 25 lb or less | Two or three by association, no weight limit |
First floors against today’s 8.0 ft base flood elevation | 4 of 5 buildings below, by 0.01 to 0.26 ft | 4 of 12 buildings below |
Pool nearest the door | Veranda I’s own pool at 9848 Venezia Circle | Master Association satellite pool on Avellino Way |
Distance to the TPC clubhouse | 0.30 to 0.39 mi | 1.20 to 1.37 mi |
Distance to Villa Rilassare | 1.58 to 1.68 mi | 0.26 to 0.53 mi |
A buyer should choose a Venezia golf unit to own one of the only Veranda-plan golf memberships in Treviso Bay, a short walk from the clubhouse, with a pet under 25 pounds. A buyer should choose Avellino for a larger dog, a wider choice of buildings, the sports campus nearby and the lowest price for the plan. A Venezia non-golf unit suits a buyer who wants Avellino’s price per foot with Venezia’s own pool and quieter preserve side.
If your unit is in 9832 or 9828, your buyer is standing in Avellino’s five listings too, so your price has to make sense beside them, and your edge is the private pool, the clubhouse walk and the preserve outlook. If your unit is in a golf building, Avellino is not your competition at all: your comparables are the other golf sales, and the only substitute a golf buyer has is a four-story Giaveno condominium next door.
McGreevy and Comisar price a Venezia condo by reading the building number first, then the plan and floor from the unit number, then testing the result against recorded sales on the same side of the golf line, the single live listing and Avellino’s listings. Condition, outlook, air conditioning age and the fee stack adjust the number from there.
A Venezia unit number is the county building number, the floor and the position along the building. Buildings 7, 8 and 9 are the golf buildings at 9844, 9840 and 9836; buildings 10 and 11 are 9832 and 9828. Positions 1 and 6 are 1,661 square foot Arabella end units, 2 and 5 are 1,414 square foot Bromelias, and 3 and 4 are 1,454 square foot Diangelos. Unit 1025 is building 10, second floor, a Bromelia.
First, the golf side, from Declaration Section 10.1 and, for 9832 or 9828, the phase amendment. Second, the plan and floor. Third, the building’s elevation certificate and the unit’s air conditioning permit history. Fourth, the recorded sales on the same side, including county sales the MLS missed. Fifth, the live competition in Venezia and Avellino on the day we list.
Automated models blend all sixty units, and Venezia’s all-unit median mixes two price bands $175,000 apart. A model trained on the golf sales overprices a non-golf unit; one trained on Avellino underprices a golf unit. The county roll does not help either, because its flat grid values a renovated unit exactly like an original one.
Inside the golf buildings, plan matters less than you might expect: since 2023 golf Bromelias, Diangelos and Arabellas have all traded in a band of about $740,000 to $834,000, which is why the smallest plan carries the highest price per square foot. What separates them is floor, outlook over the lake, condition, air conditioning age and timing.
With a single listing on Venezia Circle, and none on the golf side, the live comparison for a golf unit is the recent golf sales and nothing else. For a non-golf unit it is the $525,000 listing and Avellino’s listings. We set a list price that wins the first thirty days against that field, because the 2026 golf sales that sat longest also sold furthest below list.
McGreevy and Comisar market a Venezia condo to a seasonal, largely out-of-state buyer through professional photography, video and aerial capture, full MLS syndication, direct agent outreach and our buyer database, with the recorded golf status, the full fee stack, the elevation certificate and the association documents assembled before the first showing through the gate.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, homestead and owner mailing fields; Southwest Florida MLS Matrix, pulled 23 Sep 2026)
Only 15 of the 60 Venezia units carry a homestead exemption on the 2026 preliminary roll. By owner mailing address, 24 units are owned from Florida, five each from Massachusetts, Ohio and New York, four each from Pennsylvania and Ontario, three each from Illinois and Connecticut and two from New Jersey. Four owners mail to Canada and one to Germany. The next buyer is most likely a seasonal owner, and the marketing calendar follows that.
On the golf side the pictures lead with the lake and course outlook and the few minutes’ walk to the TPC clubhouse. On the non-golf side they lead with the preserve and wetland behind 9832 and 9828, the pool inside the loop and the quiet of a street no one drives through. Video lets a buyer who is still up north walk the plan and the garage before booking a flight.
Declaration Section 18.16 prohibits signs on the condominium, and the Master rules limit for-sale signage to Treviso Bay’s own open-house signs. A Venezia listing is sold through the MLS and its syndication, direct outreach to the agents who work Treviso Bay, and our database of buyers looking for a two-story condominium with a garage. Every showing is authorized at the gatehouse.
Listings on this street have mislabeled golf in both directions. Ours attaches Declaration Section 10.1, OR 4948 PG 1337, and, for a non-golf unit, the phase amendment, and asks the Master Association estoppel to show the Golf Club charges. The buyer’s title agent then has nothing to question.
Some owners prefer privacy in a twelve-unit building, for an estate, a health change or simply discretion. We can introduce a Venezia unit agent to agent before it reaches the MLS. Less exposure can mean a lower price, and we tell you plainly which way that trade lands for your unit.
A Venezia buyer will carry condo dues, the master assessment, the golf charge on a golf unit, the dining minimum and the CDD line on the tax bill. We put every line, with its source, into the listing file on the first day, so the carrying-cost conversation happens before a contract rather than in underwriting.
McGreevy and Comisar negotiate every Venezia offer, counter and inspection response at partner level, with the recorded golf status, the tier-matched sales, the building’s elevation certificate and the association package already in hand, so the condominium review period, both estoppels and the buyer’s insurance quote run inside the contract dates instead of reopening the price.
Jesse McGreevy or Marc Comisar handles every offer personally. With 2026 golf sales closing between 93.5 and 98.6 percent of list, the first counter sets the tone, and the buyer’s agent will usually arrive with the same recent sales we have.
Florida Statutes 718.503 gives a resale buyer a cancellation right for a set period after signing and receiving the condominium documents. We ask Tropical Isles Management Services for the Veranda I package on the day you list, so it goes to the buyer with the contract and the clock starts at once.
Venezia owners pulled 27 air conditioning replacement permits between 2020 and 2026, and every A/C pad sits between 7.60 and 8.0 feet, below the county’s standard of one foot above the base flood elevation for replacement machinery. A buyer’s inspector will price an original condenser, so knowing its age and permit before listing removes an easy credit.
A financed buyer needs flood coverage in Zone AE and an HO-6 quote on a building with first floors at or near the base flood elevation. We hand the buyer’s agent the elevation certificate and the association’s insurance declarations at the first showing, so quotes arrive inside the inspection period.
On a golf unit the buyer faces two $7,500 capital contributions at closing, one to the Master Association and one to the Golf Club. We settle in the offer who pays which charge, rather than leaving a $15,000 surprise for the closing statement.
Selling a Venezia condominium costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the Veranda I and Master Association estoppel certificates, a municipal lien search, and prorated taxes and assessments. By Collier County custom the buyer usually pays the owner’s title policy, and the 2026 fee sheet places the capital contributions on the buyer.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
Florida Statutes 201.02 taxes a deed at $0.70 per $100 of consideration, and a Florida seller customarily pays it. At the 36-month Venezia median of $760,000 that is $5,320; at a non-golf sale of $565,000 it is $3,955. The September 2026 golf sale at $775,000 recorded exactly $5,425 in stamps, which is the arithmetic in practice.
A seller moving between counties should know the custom flips at the county line. In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy; in Collier County the buyer customarily does. No statute fixes the split, so the contract governs, and we write it in rather than assume it.
A Venezia closing needs a Veranda I estoppel under Florida Statutes 718.116(8), ordered through Tropical Isles Management Services, and a Treviso Bay Master Association estoppel under Florida Statutes 720.30851. The 2026 fee sheet prices the master estoppel at $299, or $418 for a rush, with $179 more on a delinquent account. The Veranda I fee is not published; Declaration Section 14.12 allows a reasonable fee and Florida law caps it.
The 2026 fee sheet assigns the resale buyer a $7,500 Master Association capital contribution, a $50 resale application, a $250 Rookery Bay Environmental Grant fee and a $200 post-closing set-up fee, and on a golf unit a second $7,500 capital contribution to the Golf Club. That is $15,500 of Treviso Bay charges on a golf unit and $8,000 on a non-golf unit, before any estoppel fee the contract assigns.
Since August 17, 2024, offers of buyer broker compensation cannot appear in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and set by agreement rather than by law. We negotiate the listing side with you, and decide together, off the MLS, whether to offer anything toward a buyer’s agent.
Line, illustrative golf-side sale at $760,000 closing June 30 | Who pays, by custom or fee sheet | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller | $5,320 |
Veranda I estoppel certificate | Seller | Not published; capped by statute |
Master Association estoppel certificate | Seller | $299, or $418 rushed |
Municipal lien search | Seller | Set by the title company |
Property tax proration on a $5,481.70 bill, 181 days | Seller credits buyer | About $2,718 |
Condo, master and golf assessment prorations | Seller, to closing | From the two estoppels |
Owner’s title insurance policy | Buyer, Collier custom | Buyer’s cost |
Master and Golf Club capital contributions | Buyer, 2026 fee sheet | $15,000 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The $5,481.70 bill is the median 2026 preliminary tax figure for the three golf buildings; the non-golf median is $4,212.30, which prorates to about $2,089 over the same 181 days. Your own net sheet uses your price, your bill and your closing date, and we build it with you before you sign anything.
A Venezia seller owes the buyer the condominium document package required by Florida Statutes 718.503, the property tax disclosure summary under Section 689.261, and any known fact that materially affects value and is not readily observable. Because a Chapter 718 condominium sits under a Chapter 720 master association, the homeowners disclosure question needs your closing agent’s answer.
Section 720.401 of the Florida Statutes requires a homeowners association disclosure summary before a contract, and the same section says it does not apply to associations regulated under Chapter 718. Veranda I at Treviso Bay Association is a Chapter 718 condominium association; the Treviso Bay Property Owners Master Association above it is a Chapter 720 homeowners association. How the two regimes apply to your contract is for your closing agent or attorney to confirm. This is information, not legal advice.
The buyer receives the declaration with its articles, bylaws and rules, the current budget and most recent financial report, and the frequently asked questions and answers sheet. Veranda I’s budget, reserve schedule and insurance declarations are owner documents that the association does not publish, so we request the full set from the manager before your listing goes live.
Because Venezia’s buildings are two stories, no milestone inspection summary or structural integrity reserve study exists to hand over. That shortens the package, but it does not remove the association’s general budgeting and reserve disclosures, which a careful buyer will read.
Section 718.503 lets a resale buyer cancel within a set period after both signing and receiving the required documents, with weekends and legal holidays excluded. A late package only extends the window in which the buyer can walk away. Deliver it with the contract and let your closing agent confirm the current period on your form.
Florida Statutes 689.261 requires a warning that the buyer should not rely on the seller’s current taxes. At Venezia that warning is concrete: the 2026 preliminary median tax figure is $5,481.70 in the golf buildings and $4,212.30 in the non-golf buildings, and a long-held homestead bill can be far lower than either.
Under Johnson v. Davis, a Florida seller who knows of hidden facts materially affecting value must disclose them: prior leaks, claims, unpermitted work, any assessment you know is levied or proposed. The public record also shows six roofing contractor lien filings at 9828 in December 2018, $5,506.12 in distinct amounts, all released in February 2019. They are not a title issue today, and we explain them accurately if a buyer asks.
Venezia’s buildings sit outside Florida’s milestone inspection law and its structural integrity reserve study requirement because both apply only to condominium buildings of three or more habitable stories, and every Venezia building has two. Collier County’s milestone registry, which lists every four-story Terrace building in Treviso Bay, lists no Venezia building.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County milestone registry and Milestone Buildings by Year; Collier County monthly building permit reports, January 2020 to August 2026)
Section 553.899 reaches condominium buildings three habitable stories or more in height, and Collier County’s Ordinance 2023-41 moved its first inspection to 25 years near salt water. Section 718.112(2)(g) requires a structural integrity reserve study for each building three habitable stories or higher and says the paragraph does not apply to buildings under three stories. Every Venezia elevation certificate shows two floors and nothing above.
Buyers touring Treviso Bay in 2026 will also see the four-story Terrace condominiums, where milestone deadlines and reserve studies are part of the purchase. Venezia’s buyer has neither to read. We say so in the listing, and we also say what still applies, so the point cannot be turned against you.
Florida’s general condominium reserve rules, official records duties and the 2024 and 2025 governance reforms apply to Veranda I regardless of height, and Declaration Section 13.5 defers to the statute on reserves. Whether the association funds full reserves or has waived them in a given year is in its budget, which your buyer will read.
The county’s permit files show 70 permits on Venezia Circle from January 2020 to August 2026, every one inside an individual unit: air conditioning, water heaters, radon mitigation, shutters and interior work. None is a roof, structural or storm-repair permit, so the roofs on record are the 2013 and 2014 originals. Ask the board about its roof plan and reserve before a buyer does.
The flood zone shapes who can buy a Venezia condo and how quickly rather than capping its price. All five buildings are in FEMA Zone AE with an 8.0 foot base flood elevation on panel 12021C0603J, effective 8 February 2024, so every financed buyer needs flood coverage, and the seller who hands over the elevation certificate first keeps the deal on schedule.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0603J; FEMA preliminary panel 12021C0603K; county-filed elevation certificates; Collier County 2026 Flood Protection Newsletter)
Building | Side | Top of first floor | A/C pads | Against the 2012 elevation of 6.0 ft | Against today’s 8.0 ft |
|---|---|---|---|---|---|
9844 Venezia Cir | Golf | 7.99 ft | 7.9 ft | +1.99 ft | -0.01 ft |
9840 Venezia Cir | Golf | 7.94 ft | 7.80 ft | +1.94 ft | -0.06 ft |
9836 Venezia Cir | Golf | 7.74 ft | 7.60 ft | +1.74 ft | -0.26 ft |
9832 Venezia Cir | Non-golf | 7.74 ft | 7.60 ft | +1.74 ft | -0.26 ft |
9828 Venezia Cir | Non-golf | 8.14 ft | 8.0 ft | +2.14 ft | +0.14 ft |
When Stantec certified the buildings in 2013 and 2014, the effective base flood elevation was 6.0 feet and every Venezia first floor cleared it by 1.74 to 2.14 feet. The 2024 map raised the line to 8.0 feet. FEMA’s preliminary 2025 panel keeps Venezia in Zone AE at 8 feet, so no change is scheduled; re-check at closing.
The ten detached garage buildings were certified separately, and eight of them have slabs between 7.21 and 7.81 feet. Every A/C pad sits below the county’s 9.0 foot standard for new machinery, so a replacement condenser may need a raised stand. Confirm with Collier County Floodplain Management before you price one into a repair credit.
Declaration Section 15.3 requires the association to insure the buildings at full replacement value and leaves flood and windstorm coverage to the Board’s election; Section 15.9 makes each owner insure the unit’s interior, the garage and the storage space, with at least $2,000 of special-assessment coverage. Collier County’s Community Rating System Class 5 gives eligible flood policies a 25 percent discount.
No roof, structural or flood-repair permit appears on any Venezia building from 2020 to August 2026. The nearest surveyed Hurricane Ian high-water marks were 6.38 and 6.39 feet at Henderson Creek, about two miles away, below Venezia’s first floors but close to its lowest ground. No mark was surveyed on Venezia Circle, so we never claim the street stayed dry.
A Venezia buyer will pay about $22,654 a year on the golf side and about $17,304 on the non-golf side in condo dues, master and golf charges, the Wentworth Estates CDD line and the $750 dining minimum, before property tax and insurance. The difference between the two is exactly the $5,350 Golf Association charge.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget, 14 May 2026; 2026 Venezia MLS listings for condo dues)
Annual line | Golf buildings, 9844, 9840, 9836 | Non-golf buildings, 9832, 9828 |
|---|---|---|
Veranda I condo dues, $1,673 a quarter per 2026 MLS listings | $6,692.00 | $6,692.00 |
Master Association assessment | $7,420.00 | $7,420.00 |
Golf Association charge | $5,350.00 | $0 |
Wentworth Estates CDD, operations and maintenance | $1,499.21 | $1,499.21 |
Wentworth Estates CDD, debt service | $942.54 | $942.54 |
Food and beverage minimum | $750.00 | $750.00 |
Annual total | $22,653.75 | $17,303.75 |
The condo dues are agent-entered MLS figures, identical across the 2026 records because every unit holds an equal one-sixtieth share. The Veranda I estoppel is the binding figure for a specific unit on a specific date.
The 2026 MLS “total annual recurring fees” field reads $20,212 on golf-building records and $14,862 on non-golf records. Both reconcile to the dollar with the dues, master, golf and dining lines, and both leave out the $2,441.75 CDD line collected on the county tax bill. Declaration Sections 6.3 and 6.4 disclose the district and state that the homestead exemption does not apply to it.
On the MLS, Venezia’s quarterly condo dues ran $890 in 2021 and 2022, $1,175 in 2023, $1,597 in 2024 and 2025 and $1,673 in 2026, an 88 percent rise since 2021. A buyer will see that history, so we show it with the association’s budget rather than let it surface in underwriting.
The 2026 preliminary median ad valorem figure is $5,481.70 in the golf buildings and $4,212.30 in the non-golf buildings. Save Our Homes holds down a long-held homestead, and the cap does not transfer, so a buyer estimates taxes from the purchase price. The CDD’s $942.54 debt line runs to the 2037 maturity of its refunding bonds.
The Venezia rules that affect a sale come from the recorded Veranda I declaration and the 2021 restated Master Declaration: no condominium sale approval, a Master resale application, a 30-day lease minimum with four leases a year, a two-pet and 25-pound limit, flooring and slab restrictions, a grill ban, and a garage that cannot be sold apart from the unit.
A full-text reading of the Veranda I declaration found no right of first refusal and no clause requiring the association to approve a sale. The Treviso Bay Master Association still requires a buyer’s resale application with a $50 fee, so we file it the week the contract is signed.
Declaration Section 18.9 requires leases of the whole unit for at least 30 days, no more than four in any twelve months, with no subleasing, and the Master Declaration sets the same four-lease cap. A buyer takes the unit subject to an approved lease, and it counts toward the cap, so many sellers time a sale for the end of a seasonal tenancy.
Section 18.13 allows up to two domestic cats or dogs combined, each 25 pounds or less, and bars pit bulls and other aggressive breeds whatever their size. The Master Declaration is looser, at three animals with no weight limit, but the stricter Veranda I rule governs. A buyer with a larger dog belongs at Avellino, and we tell such buyers early.
Hard flooring above the ground floor needs Board approval with sound padding under Section 18.19, the post-tensioned slabs may not be drilled under Section 18.14, and alterations need written approval under Section 11.2, deemed disapproved after 45 days of silence. If your second-floor unit has tile or wood, find the approval letter before listing.
“Barbecue grills are prohibited on any portion of the Condominium” under Section 18.3, bicycles may not be visible from outside, and signs are prohibited. Only non-commercial automobiles may park outside a garage; boats, trailers and campers must be garaged. With one garage bay per unit, a second car lives on the driveway.
Section 3.14.2 makes the assigned one-car garage an appurtenance that may not be conveyed, assigned or encumbered apart from the unit. Your buyer receives your garage assignment, so confirm which bay is yours on the association’s records before you list.
A Venezia sale took a median of 27 days on market across the 13 closings with a recorded period in the 36 months to September 23, 2026, and 22 days on the golf side, but the three 2026 golf sales took 22, 75 and 94 days. Add a contract period for the document review, both estoppels, the Master application and insurance.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026)
With three quarters of units owned as second homes and owners mailing from New England, New York, the Midwest and Ontario, Venezia’s buyer is usually seasonal. A listing that is live, photographed and documented by November meets the January-to-April buyer pool while it is in Naples.
Week one, valuation and the document request to Tropical Isles. Week two, photography, video and the golf proof. Week three, live on the MLS. Then contract, package delivery and the review period; the Master application filed at once; both estoppels ordered on the first business day; inspection and insurance quotes; closing and the buyer’s gate, club and pool registration.
Most Venezia sellers are not in Naples when their unit sells. Marc handles showings, inspections and vendors in person, Jesse handles the documents and both associations, and the title company arranges a mail-away closing. We clear every visitor at the gatehouse for you.
You get a free Venezia at Treviso Bay home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. The valuation is a written opinion of value built from the recorded sales on your own side of the golf line, adjusted for your plan, floor, condition and outlook, with your buyer’s full fee stack beside it and no obligation to list.
The recorded MLS and county sales on your side of Section 10.1, with dates and sources; the live competition in Venezia and Avellino; the fee stack and CDD line your buyer will underwrite; your building’s elevation certificate and permit record; and a recommended list price with a range you can defend. Request it on our Venezia at Treviso Bay home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected], or call Marc Comisar at (239) 287-5873. The McGreevy and Comisar office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building number, your unit number and your timeline.
On a street with one listing and two price bands, the opening price decides the sale. We would rather you see the tier-matched evidence and our number before committing to anything, and many Venezia owners use the valuation to decide whether to list this season, lease another winter or wait.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. The full set is on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
Most Venezia owners live elsewhere for much of the year, and a Venezia sale has three associations’ paperwork, a golf transfer on half the street and a gate that clears every visitor.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
On a street where the same floor plan sells $175,000 apart depending on the building, pricing judgment is most of the job.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Venezia specialist matters because the facts that set a Venezia price sit in recorded instruments and county files that a listing feed never shows: the Section 10.1 golf line, the 2013 withdrawal of Phases 3 and 4, the building’s elevation certificate, the CDD line the MLS omits, the county sales the MLS missed and the plan hidden in your unit number.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He began in Southwest Florida real estate in October 2004 and founded his team in October 2008. He leads pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072 or read his Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He leads the field side: showings through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Venezia owner sell without flying down. Reach him at (239) 287-5873 or read his Marc Comisar agent page.
A general agent may quote the all-Venezia median for a non-golf unit, advertise golf on a 9832 unit or social membership on a 9836 unit, price a golf unit off Avellino, publish the MLS fee total without the CDD, miss the two county-only sales, or describe the garage as attached. Each mistake costs a seller time, money or credibility.
Treviso Bay sellers own Terrace condominiums, coach homes and estate homes as well as Veranda units, with different buyers and paperwork. Our guide to selling a Treviso Bay home covers the whole community, and our Treviso Bay home valuation page prices every product in it. Venezia’s golf side sits at the top of the Veranda market.
Many Venezia sellers are also buyers, moving to a coach home or single-family home inside Treviso Bay, to another Naples golf community, or to something smaller and closer to family. McGreevy and Comisar represent both sides of that move on one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Venezia estoppels and the Master application clear before the purchase closes, or write the purchase contingent on the sale where the market allows it. Marc runs the purchase; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some Venezia owners move from a non-golf unit to a golf unit, and others trade up to a coach home at Di Napoli or a single-family street. Our guide to buying a home in Treviso Bay covers the whole community, and our Venezia at Treviso Bay buyer guide covers the purchase side of this street.
These are the questions Venezia at Treviso Bay owners ask before they list, answered from the recorded Veranda I and Golf Club documents, the Master Association’s published fee sheet, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Confirm your side of the golf line from your building number, request the Veranda I document package, and price against recorded sales on your own side. Then list with a team that files the Master application and both estoppels the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The agent who prices your unit against sales in its own recorded golf or non-golf group, proves that status from Declaration Section 10.1, and delivers the condominium package with the contract. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
It depends first on your building. Since September 2023, golf-building sales ran $695,000 to $834,000 and non-golf sales $565,000 to $600,000. Your plan, floor and condition place you inside your band; a free Venezia at Treviso Bay home valuation gives you the number.
Sixty, in five two-story buildings of twelve at 9828, 9832, 9836, 9840 and 9844 Venezia Circle, recorded as Veranda I at Treviso Bay, a Phase Condominium.
Three to five on the MLS in a typical year: 17 closings in the five years to September 23, 2026, 14 in the last 36 months and five in the last twelve.
9844, 9840 and 9836 Venezia Circle, buildings 7, 8 and 9, 36 units in all, under Declaration Section 10.1. 9832 and 9828, buildings 10 and 11, carry no golf membership.
Cite Declaration Section 10.1 at OR 4948 PG 1337 and, for 9832 or 9828, the phase amendment’s paragraph 6, and have the Master Association estoppel show the Golf Club charges. Those documents settle the question; a listing remark does not.
No. The Master Association’s 2025 FAQ says no additional golf memberships are available in Treviso Bay. Market the unit for what it is: a social unit with full clubhouse and amenity privileges, its own pool and a garage.
The county values each golf unit $110,000 above the same plan and floor in a non-golf building. On the MLS since September 2023, golf sales ran about $175,000 to $210,000 above the four non-golf sales.
Only if your unit is in 9832 or 9828, where Avellino’s same plans are fair secondary comparables. A golf unit in 9844, 9840 or 9836 should never be priced off Avellino, which carries no golf in any building.
Yes. The county records two qualified resales in the last 36 months that never reached the MLS, at $560,000 and $810,000, plus an $875,000 deed in 2025 that the county classifies as not qualified. We check the county record for every comparable.
Across the last 36 months the median was 27 days on market, 22 on the golf side, but the three 2026 golf sales took 22, 75 and 94 days as buyers negotiated harder.
For a unit priced to its own side’s recent sales, yes: one listing on the street and nothing pending means little competition. The 2026 golf sales closed at 93.5 to 98.6 percent of list, so pricing to the April 2026 high invites a wait.
On September 23, 2026, one: a non-golf second-floor unit asking $525,000. No golf unit was listed and nothing was pending.
Less than you might expect on the golf side, where Bromelias, Diangelos and Arabellas have all traded between about $740,000 and $834,000 since 2023. The county adds about $34,000 from the smallest plan to the largest.
The county adds $5,000 for the second floor. Resale data are too thin to measure a market premium, but ground-floor units avoid the stairs, since the buildings have no elevator, and some buyers pay for that.
The negotiated commission, documentary stamp tax at $0.70 per $100, the two estoppel fees, a municipal lien search, and prorated taxes and assessments. At the 36-month median of $760,000 the deed stamps are $5,320.
The 2026 fee sheet places the $7,500 Master Association contribution, and on a golf unit the $7,500 Golf Club contribution, on the resale buyer. Who actually pays is a contract term, so we settle it in the offer.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, which is the reverse of the Lee County custom. The contract controls.
Two: the Veranda I estoppel through Tropical Isles Management Services, and the Treviso Bay Master Association estoppel at $299, or $418 for a rush, which should also show the Golf Club charges on a golf unit.
A full-text reading of the Veranda I declaration found no sale approval clause and no right of first refusal. The Master Association’s resale application, with a $50 fee, is still required of your buyer.
Under Florida Statutes 718.503: the declaration, articles, bylaws and rules, the current budget and financial report, and the frequently asked questions sheet. Request them from the association before you list.
Section 720.401 does not apply to associations regulated under Chapter 718, which Veranda I is, but the Treviso Bay Master Association is a Chapter 720 association. Ask your closing agent or attorney how both regimes apply to your contract; this is information, not legal advice.
No. Both laws reach buildings of three or more habitable stories, and Venezia’s buildings have two. Collier County’s milestone registry lists no Venezia building.
Yes. All five buildings are in FEMA Zone AE with an 8.0 foot base flood elevation on the panel effective February 8, 2024. First floors range from 7.74 feet at 9836 and 9832 to 8.14 feet at 9828.
Your building’s elevation certificate is a public record and your buyer’s insurer will see it. Florida sellers must disclose known facts that materially affect value and are not readily observable, so we include the certificate and explain the 2024 map change.
They are public record: six filings at 9828 in December 2018 totaling $5,506.12 in distinct amounts, all released in February 2019. They are not a title issue today, and we explain them accurately if a buyer asks.
The Clerk’s index shows no recorded special assessment instrument for Veranda I, but boards adopt assessments without recording them. Your estoppel states whether one is levied, and a buyer will read the recent minutes.
No. Declaration Section 18.16 prohibits signs, and the Master rules allow only Treviso Bay’s own open-house signs. We sell through the MLS, agent outreach and gate-authorized showings.
Yes. The buyer takes the unit subject to the approved lease, which counts toward the four-leases-a-year cap. Showings need the tenant’s cooperation, and many owners time a sale for the end of a seasonal lease.
It depends on your carrying cost of about $22,654 a year on the golf side or $17,304 on the non-golf side before tax and insurance, the 30-day minimum and the market direction. We run both scenarios with you.
Yes, and seasonal buyers often want turnkey units. Furniture is personal property, so we list it on a separate inventory to keep the appraisal and the lender clean.
If it is original, a buyer’s inspector will price it. Venezia owners pulled 27 replacement permits from 2020 to 2026, and every A/C pad sits below the county’s replacement standard, so ask the county whether a new unit must be raised.
Very likely, if you hold a homestead exemption. The 2026 preliminary medians are $5,481.70 in the golf buildings and $4,212.30 in the non-golf buildings, and a buyer’s assessment resets after purchase.
Possibly. Florida has no personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter part of the gain; a second home generally does not qualify. Speak with your CPA before listing.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases. Four Venezia owners mail tax bills to Canada. Engage a CPA early.
Confirm your building’s golf status, request the Veranda I package and both estoppel figures, and get a written valuation from your side’s recorded sales. Request a Venezia at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Venezia at Treviso Bay figure on this page traces to a primary source listed below as of September 26, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Treviso Bay Master Association’s and Golf Club’s published documents, the Wentworth Estates CDD, Collier County and state records, federal agencies and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Venezia at Treviso Bay seller always opens the official, current copy rather than a stale scan. The recorded declaration, its amendments and the golf withdrawal are Collier County official records identified above by instrument, book and page. We host nothing ourselves.
Document | What it proves for a Venezia seller | Official authority |
|---|---|---|
Declaration of Condominium for Veranda I at Treviso Bay, OR 4948 PG 1320 | Section 10.1 golf line, garage, pets, leasing, insurance, flooring | |
Phase 3 amendment, 9832 Venezia Circle, no golf | Paragraph 6: no golf membership in building 10 | |
Phase 4 amendment, 9828 Venezia Circle, no golf | Paragraph 6: no golf membership in building 11 | |
Corrective Supplemental Declaration, golf withdrawal, OR 4902 PG 823 | Phases 3 and 4 withdrawn from the Golf Club in 2013 | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, golf, capital contribution, estoppel and transfer charges | |
Master Association FAQ, 2025 | No additional golf memberships available | |
Master Association buyer’s application | The resale application your buyer files | |
Master Rules and Regulations, February 2025 | Signs, guests, vehicles and enforcement | |
Wentworth Estates CDD FY2027 adopted budget | The $2,441.75 district line on every Venezia tax bill | |
Collier County 2026 Flood Protection Newsletter | The replacement-equipment elevation rule and the 50 percent rule | |
Milestone Buildings by Year | No Venezia building on the county’s milestone list | |
Florida Statutes 718.503, disclosure prior to sale | The condominium document package | |
Florida Statutes 718.116, assessments and estoppel certificates | The Veranda I estoppel and its fee cap | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
NAR settlement frequently asked questions | Commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Venezia at Treviso Bay sits inside the Naples golf-community market the team works every week. If you are weighing a sale on Venezia Circle, on either side of the golf line, the first conversation costs nothing and often saves a seller more than any later decision.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Return to the valuation section to request your number. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. In the last 12 months we tracked every Venezia closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every Venezia sale since Lennar’s first closing in July 2013 through the county roll. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.